Lower Swain Royd Farm, Wilsden Road, Bradford, BD15 9AD

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 proposal on the openness of the Green Belt and the purposes of including land within it
• the effect of the proposal on (i) the grade II listed Lower Swain Royd Farmhouse and integral barn, (ii) the living conditions of the occupiers of neighbouring properties with particular regard to outlook, and (iii) highway safety
• if the proposal is inappropriate development, whether harm by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations so as to amount to the very special circumstances necessary to justify the development

What decided it

The proposal is inappropriate development in the Green Belt that would cause substantial harm through loss of openness and would also cause less than substantial harm to heritage assets and residential amenity, which together are not clearly outweighed by the moderate benefits of housing delivery in the context of a shortfall in housing land supply.

The moderate positive weight given to housing delivery and limited positive weight to economic and social benefits and personal circumstances do not clearly outweigh the substantial weight given to harm to the Green Belt by reason of inappropriateness, loss of openness, and other harm to heritage assets and residential amenity.