Lower Crimsworth Farm House, Pecket Well, HEBDEN BRIDGE, HX7 8RB

a two storey side extension

Authority: Calderdale Metropolitan Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Other minor developments
Inspector: Radcliffe I

Main issues, as the Inspector framed them

whether the proposed development is inappropriate development in the Green Belt for the purposes of development plan policy and the National Planning Policy Framework
whether the proposal would preserve the Grade II listed building, Lower Crimsworth Farmhouse, or any features of special architectural or historic interest which it possesses
whether the proposed development would preserve the setting of other nearby listed buildings
if the development is inappropriate, whether the harm by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations, so as to amount to very special circumstances necessary to justify the development

What decided it

The proposal would constitute inappropriate development in the Green Belt causing substantial harm, combined with less than substantial harm to the listed building and its setting, with insufficient public benefits to outweigh these harms.

Framework references: 152, 154, 195, 205, 206, 208, 148

Plan policies cited: Policy GB1, Policy BT1, Policy HE1

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.