®Planning appeal decision
Wagtail House , Blackshawhead, Hebden Bridge, West Yorks, HX7 7JP
change of use from garage building to new dwelling
- Authority
- Calderdale Metropolitan Borough Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Wallace J
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.
Framework references: 11
Plan policies cited: UDP Saved Policy NE 8, UDP Saved Policy GP1, UDP Saved Policy BE6, UDP Saved Policy H9, UDP Saved Policy BE 5, UDP Saved Policy BE 1
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.