Ivy Cottage, Hob Cote Lane, Oakworth, Keighley, BD22 0RW

Authority: City of Bradford Metropolitan District Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: other · Other minor developments
Inspector: Harrison F

Main issues, as the Inspector framed them

whether or not the appeal scheme is inappropriate development in the Green Belt, having regard to the National Planning Policy Framework and any relevant development plan policies
the effect of the appeal scheme on the openness of the Green Belt
the effect of the appeal scheme on the Worth and North Beck Valleys landscape character area
the effect of the appeal scheme on the setting of the listed buildings
whether any 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 appeal scheme

What decided it

The appeal scheme constitutes inappropriate development in the Green Belt causing substantial harm to openness and the character of the landscape and setting of a listed building, with no other considerations of sufficient weight to justify very special circumstances.

Framework references: 133, 147, 149

Plan policies cited: Policy EN4, Policy DS3, Policy SC1, Policy EN3

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.