Land at Gawthorpe Lane, Kirkhamgate, Wakefield, WF2 0SR

the erection of 2 dwellings with all matters reserved except for access and layout

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

Main issues, as the Inspector framed them

Whether the proposal would be inappropriate development in the Green Belt
The effect of the proposal on the openness of the Green Belt
The effect of the proposal on the character and appearance of the area
Whether the proposal would provide suitable living conditions for prospective future occupiers
The effects of the proposal on highway safety
Whether the harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations and if so, whether this would amount to the very special circumstances required to justify the proposal

What decided it

The proposal fails to demonstrate that very special circumstances exist to justify inappropriate Green Belt development, as the identified harms to openness, character, living conditions and highway safety substantially outweigh the limited material benefits of two additional dwellings.

Framework references: 137, 148, 149, 150, 110, 112, 130, 147, 151

Plan policies cited: CS1, CS3, CS10, D9, 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.