2 Willow Garth Avenue, Cross Hills, KEIGHLEY, BD20 7DY

Authority: Craven District Council *
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Change of use
Inspector: Rafferty C

Main issues, as the Inspector framed them

Whether Conditions 3 and 4 would be reasonable and necessary having regard to the effect of the development on the character and appearance of the surrounding area, including the Green Wedge
Whether Condition 4 is reasonable and necessary having regard to the effect of the development on flood risk

What decided it

Condition 3 was unreasonable on character and appearance grounds given the existing varied character of surrounding rear gardens, but Condition 4 remained necessary because the Flood Risk Assessment failed to assess the implications of hardstanding and built form at the site.

Framework references: 124, 126, 130, 159, 167, 168

Plan policies cited: Policy ENV1, Policy ENV3, Policy ENV13, Policy ENV6

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.

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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.
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