Brook House Stables, Lane Head Lane, Halifax, West Yorkshire, HX2 8XN

addition of new first floor to existing bungalow, erection of new detached garage, and installation of new vehicular and pedestrian access gates

Authority: Calderdale Metropolitan Borough Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Chukwujekwu I

Main issues, as the Inspector framed them

Whether the development would be inappropriate development in the Green Belt for the purposes of the National Planning Policy Framework and development plan policy
The effect of the development on openness of the Green Belt
The effect of the development on the character and appearance of the surrounding area
If the development is inappropriate, is the harm by reason of inappropriateness, and any other harm, clearly outweighed by other considerations, and if so does this amount to the very special circumstances required to justify the development

What decided it

The cumulative 241 percent increase in volume from the proposed extension and garage, combined with the existing 75 percent extension, constitutes a disproportionate addition that cannot be justified by very special circumstances in the Green Belt.

Framework references: 142, 152, 154, 155

Plan policies cited: Policy GB1 of the Replacement Calderdale Unitary Development Plan (2006) (as amended 3 August 2009), Policy BT1 of the Replacement Calderdale Unitary Development Plan (2006) (as amended 3 August 2009)

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.

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