Land East of Library , Hollins Mill Lane, Sowerby Bridge, Calderdale, HX6 2QD

an office & one 2 bedroom flat to ground floor, one 1 bedroom flat & one 2 bedroom flat to first and second floors

Authority: Calderdale Metropolitan Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Hendley D

Main issues, as the Inspector framed them

Whether the proposal would preserve or enhance the character or appearance of the Sowerby Bridge Conservation Area
Whether it would preserve the settings of nearby listed buildings
The effect on the living conditions of the occupiers of the nearest residential properties by way of privacy
The effect on flood risk
The effect on biodiversity interests

What decided it

The harm to the conservation area and listed building setting, combined with unacceptable privacy impacts and flood risk concerns, outweighed the benefits of development on previously developed land.

Framework references: 202, 30, 31, 32

Plan policies cited: BE1, BE18, BE15, BE2, NE15, NE16, NE17, EP15

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.