Land off Westfield Grove, Ackworth, West Yorkshire

the ‘variation to condition no.10 (surfacing / completion of surfacing) of permission 17/00518/OUT (residential development for the erection of 4 detached dwellings) (outline application for access and scale) (resubmission of application 15/01694/OUT) dated 15th December 2017’ without complying with a condition attached to planning permission Ref 17/00518/S7301 dated 19 March 2020

Authority: Wakefield Metropolitan District Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Rafiq F

Main issues, as the Inspector framed them

The effect of the alternative material on the character and appearance of the development and the area

What decided it

The alternative tarmac material would not be visually harmful to the character and appearance of the development or area given the mixed material palette of the locality and would better integrate with the main road surface finish.

Framework references: 135

Plan policies cited: Policy D9, Policy D14

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.

The judgement stays yours. The tool gathers the material and dates it.