Land Off Old Bank Road, Mirfield, West Yorkshire WF HX

‘an outline application for a residential development to the site north of Old Bank Road, Mirfield. As part of the application we will seek to demolish 2no. dwellings to Old Bank Road, to allow a proposed access road to the site’

Authority: Kirklees Metropolitan Council
Appeal type: minor · Planning Appeal
Procedure: Hearing
Development: residential · Minor Dwellings
Inspector: Hitchcock R

Main issues, as the Inspector framed them

whether or not the extent of land and groundwater contamination has been adequately assessed to demonstrate that the site can be safely developed for housing

What decided it

the failure to adequately assess and establish a baseline for land and groundwater contamination, meaning the site's safe development could not be demonstrated

the benefits of housing delivery and affordable housing did not outweigh the potential harm from inadequately assessed contamination and stability risks, and the proposal conflicted with the development plan as a whole

Framework references: 174, 183

Plan policies cited: Policy LP53

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.

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