®Planning appeal decision
Garage Near 22, Hays Lane, Mixenden, Halifax, HX2 8UL
Planning appeal 3306344 at Garage Near 22, Hays Lane, Mixenden, Halifax, HX2 8UL (Calderdale Metropolitan Borough Council) was dismissed on 11 January 2023 by Inspector Clowes M, by written representations. The main issue, as the Inspector framed it: Whether the proposal would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework and any relevant development plan policies.
demolition of existing outbuilding, conversion & extension of workshop to form single dwelling
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Other minor developments
- Inspector
- Clowes M
- Postcode
- HX2 8UL
Main issues, as the Inspector framed them
- Whether the proposal would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework and any relevant development plan policies
- Whether the appeal site is a suitable location for the development proposed
- The effect on highway safety, with particular regard to visibility splays
- 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 required to justify the proposal
What decided it
The proposal would result in inappropriate development in the Green Belt with a materially greater impact on openness through a 72% volume extension, and this substantial harm was not clearly outweighed by any other considerations to justify very special circumstances.
The substantial weight given to Green Belt harm combined with the identified harm from an unsuitable location for residential development was not clearly outweighed by any other considerations, and the very special circumstances necessary to justify the proposal do not exist.
What the Inspector cited
- Development plan policies
- Policy NE4Policy GP1Policy H9Policy BE5Policy BE6
- National Planning Policy Framework
- Paragraph 11Paragraph 105Paragraph 110Paragraph 111Paragraph 148Paragraph 150
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
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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.