Hebs, 105A Oak Avenue, TODMORDEN, OL14 5PE

4 HMO 1 bedroom flat extension to existing retail unit and residential property

Authority: Calderdale Metropolitan Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Moulton E

Main issues, as the Inspector framed them

The effect of the proposal on flood risk, in particular with regard to the application of the sequential test
Whether the proposal makes adequate provision for cycle storage

What decided it

The failure to demonstrate that the sequential test for flood risk had been satisfied, combined with inadequate cycle storage provision, meant the proposal conflicted with the development plan with no material considerations to justify approval.

Framework references: 168, 174, 108, 14

Plan policies cited: Policy CC3, Policy CC2, Policy HS1, Policy IM5

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.

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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.
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