®Planning appeal decision
'Woodend Farm', Off Branch Road, Barkisland, West Yorkshire, HX4 0AA
Planning appeal 3267457 at 'Woodend Farm', Off Branch Road, Barkisland, West Yorkshire, HX4 0AA (Calderdale Metropolitan Borough Council) was dismissed on 7 June 2021 by Inspector Rann J, by written representations. The main issue, as the Inspector framed it: whether the proposal would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework and any relevant development plan policies.
2no new detached dwellings
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Rann J
- Postcode
- HX4 0AA
Main issues, as the Inspector framed them
- whether the proposal would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework and any relevant development plan policies
- the effect of the proposed development on the character and appearance of the appeal site and its surroundings
- the effect of the proposed development on biodiversity, with regard to a protected species (bats)
- whether the harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations so as to amount to the very special circumstances required to justify the proposal
What decided it
The proposal is inappropriate development in the Green Belt with no very special circumstances to justify it, and Green Belt protection policies provide a clear reason for refusal notwithstanding the Council's housing land supply shortfall.
the limited benefits of family accommodation, modest housing supply contribution, construction employment and energy efficiency measures did not clearly outweigh the substantial harm to the Green Belt by reason of inappropriateness, harm to openness, harm to character and appearance, and unacceptable likelihood of harm to protected species
What the Inspector cited
- Development plan policies
- Policy GNE1Policy BE1Policy NE16
- National Planning Policy Framework
- Paragraph 145Paragraph 79Paragraph 11
- Judgments
- Harrow Meeting Room Trustees v S.O.S & Another (21/03/1994)
How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.
See how each was appliedThe decision letter
Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.
With an account
What an account adds to this decision
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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.