16 Hebers Ghyll Drive , Ilkley, LS29 9QH

demolition of Hollycroft Care Home and erection of new build care home together with associated car parking, landscaping and amenity space provision

Authority: City of Bradford Metropolitan District Council
Appeal type: major · Planning Appeal
Procedure: Written Representations
Development: community-institutional · Other Major Developments
Inspector: Walker R

Main issues, as the Inspector framed them

The effects of the proposed development on the significance of designated and non-designated heritage assets

What decided it

The harm to the significance of designated and non-designated heritage assets, which carries considerable importance and weight, outweighs the public benefits of the development and provides a clear reason for refusal under Framework heritage policies.

The less-than-substantial harm to the conservation area and the loss of the non-designated heritage asset, carrying considerable weight, outweighed the high public benefits of specialist housing delivery and modest economic benefits, resulting in dismissal

Framework references: 11, 202, 205

Plan policies cited: 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.