37 Darrington Road, East Hardwick, PONTEFRACT, WF8 3DS

for the change of use of vacant paddock land into residential garden

Authority: Wakefield Metropolitan District Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Change of use
Inspector: Spataru A

Main issues, as the Inspector framed them

Whether the proposed development would be inappropriate development in the Green Belt for the purposes of the Framework and the development plan policy
The effect of the proposal on the setting of St Stephen's Church
If the development would be inappropriate, whether the harm to the Green Belt by way of inappropriateness and any other harm, would be clearly outweighed by other considerations so as to amount to the very special circumstances necessary to justify it

What decided it

The proposal would be inappropriate development in the Green Belt that would harm openness and encroach on countryside, and would adversely affect the setting of a non-designated heritage asset, with no very special circumstances to justify it.

Framework references: 11, 143, 155

Plan policies cited: Policy CS 1, Policy D19

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.