Land to the rear of Grime Lane, Sharlston Common, WAKEFIELD, WF4 1EJ

‘retrospective planning for a garden room, with storage, on a piece of land that is garden to the property but is not within curtilage of the house’

Authority: Wakefield Metropolitan District Council
Appeal type: enforcement · Enforcement Notice
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Gray E

Main issues, as the Inspector framed them

whether the development amounts to inappropriate development in the Green Belt, having regard to the National Planning Policy Framework (NPPF) and any relevant development plan policies
The effect on the openness of the Green Belt
The effect of the development on the character and appearance of the area
Whether the 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 development is inappropriate development in the Green Belt that causes harm to openness, and the appellant has failed to demonstrate very special circumstances that clearly outweigh this harm.

Framework references: 137, 147, 148, 149

Plan policies cited: Policy CS1, Policy CS10

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.

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