®Planning appeal decision
Wagtail House , Blackshawhead, Hebden Bridge, West Yorks, HX7 7JP
Planning appeal 3304234 at Wagtail House , Blackshawhead, Hebden Bridge, West Yorks, HX7 7JP (Calderdale Metropolitan Borough Council) was dismissed on 30 November 2022 by Inspector Wallace J, by written representations. The main issue, as the Inspector framed it: Whether the proposal is a suitable form of development having regard to the provisions of the development plan and with particular regard to whether occupants of the proposed development would have reasonable access to shops, services and public transport.
change of use from garage building to new dwelling
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Wallace J
- Postcode
- HX7 7JP
Main issues, as the Inspector framed them
- Whether the proposal is a suitable form of development having regard to the provisions of the development plan and with particular regard to whether occupants of the proposed development would have reasonable access to shops, services and public transport
- The effect on highway safety
- The effect on the character and appearance of the area
What decided it
The combination of unacceptable highway safety impacts from restricted visibility at the junction, lack of reasonable access to services and public transport, and design harm to character and appearance outweighed the limited housing supply benefit.
The harm to highway safety (moderate weight), design quality (moderate weight), and countryside location (limited weight) significantly and demonstrably outweighed the limited contribution to housing supply (moderate weight given the shortfall), such that the presumption in favour of sustainable development did not apply.
What the Inspector cited
- Development plan policies
- UDP Saved Policy NE 8UDP Saved Policy GP1UDP Saved Policy BE6UDP Saved Policy H9UDP Saved Policy BE 5UDP Saved Policy BE 1
- National Planning Policy Framework
- Paragraph 11
How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.
See how each was appliedThe decision letter
Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.
With an account
What an account adds to this decision
More decisions in Calderdale
The authority’s record since 2016 · every decision in 2022
- Dismissed26 October 202660125601 Ivy Cottages, Barkisland, Sowerby Bridge, HX4 0DQ
- Allowed23 October 20266011566Hollin House, Hollin Lane, Sowerby Bridge, HX6 4LH
- Dismissed22 October 20266012724Mona Cottage, 1 Dewsbury Road, Elland, HX5 9JU
- Dismissed16 October 2026601228719 Norton Drive, Halifax, HX2 7RA
- Allowed12 October 2026600957629 Syke Lane, Lightcliffe, Brighouse, HX3 8SY
The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.