Norcroft Grange, 214 Barnsley Road, Denby Dale, Huddersfield, HD8 8TU

Replacement link between house and poolhouse extending kitchen, poolhouse conversion to additional living accommodation, removal of conservatory to create secondary entrance, and creation of new detached garage and garden room outbuilding within Permitted Development criteria

Authority: Kirklees Metropolitan Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Rafferty C

Main issues, as the Inspector framed them

Whether the proposal would constitute inappropriate development in the Green Belt, having regard to the National Planning Policy Framework
The effect of the development on the openness of the Green Belt
If found to be inappropriate development, 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 necessary to justify the proposal

What decided it

The proposal would result in disproportionate additions to the original dwelling when combined with earlier alterations, constituting inappropriate development in the Green Belt, and the design and other benefits do not clearly outweigh this substantial harm.

Framework references: 149

Plan policies cited: LP57(a), LP24, LP32

Read the decision letter on the Inspectorate’s site

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What an account adds

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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.

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