Land east of A650, Wakefield, West Yorkshire, WF1 2UZ

the erection of a builder’s merchants (storage, distribution, trade counter, offices and ancillary retail sale), car parking, servicing and other associated works

Authority: Wakefield Metropolitan District Council
Appeal type: major · Planning Appeal
Procedure: Written Representations
Development: employment-industrial · Major retail and services
Inspector: Worthington E

Main issues, as the Inspector framed them

The effect of the proposal on the character and appearance of the surrounding area

What decided it

The economic benefits of the proposal in terms of new jobs and investment were sufficient to outweigh the limited conflict with Local Plan Policy SPA1, in the absence of any other harm arising from the proposal.

The limited conflict with Local Plan Policy SPA1 in terms of use was outweighed by the economic benefits of new jobs and investment and the absence of any other material harm to character, appearance, living conditions, highway safety, drainage or heritage assets.

Framework references: 11, 92, 112, 113, 126, 134, 157

Plan policies cited: Policy SPA1, Policy CS10, Policy D9, Policy D14, Policy D15, Policy D27, Policy D28, Policy CS14

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.