71 Darrington Road, East Hardwick, Pontefract, WF8 3DS

replacement garage

Authority: Wakefield Metropolitan District Council
Appeal type: householder · Planning Appeal
Procedure: Written Representations
Development: other · Householder developments
Inspector: Cooper P

Main issues, as the Inspector framed them

Whether or not the proposal would be inappropriate development within 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
If the proposal would 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 material increase in size of the proposed garage (approximately 750mm greater width and 850mm greater height) means it cannot qualify as a replacement building exception under NPPF paragraph 149(d), and the resulting substantial harm to Green Belt openness is not outweighed by the modest benefits claimed as very special circumstances.

Framework references: 137, 147, 149

Plan policies cited: Policy D23

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.

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