5 Acacia Park Drive, Rawdon, Bradford, BD10 0PL

construction of retaining wall, alterations to driveway/ garden, and installation of gates (retrospective)

Authority: Leeds City Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: other · Householder developments
Inspector: Caines A

Main issues, as the Inspector framed them

Whether the proposal is inappropriate development in the Green Belt
Whether the development has preserved or enhanced the character or appearance of the Rawdon-Cragg Wood Conservation Area and surrounding landscape
If the proposal is inappropriate development, whether harm by reason of inappropriateness and any other harm is clearly outweighed by other considerations so as to amount to the very special circumstances necessary to justify the proposal

What decided it

The proposal constitutes inappropriate development in the Green Belt that fails to preserve openness, and causes harm to the Conservation Area that is not outweighed by the limited benefits offered.

Framework references: 155, 154, 12, 15, 16

Plan policies cited: Policy N33, Policy P10, Policy P11, Policy P12, Policy GP5, Policy N19, Policy N37

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.