6 Dean House, Luddenden, Halifax, West Yorks, HX2 6TP

the change of use from agricultural land to garden area including the construction of a raised terrace

Authority: Calderdale Metropolitan Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Change of use
Inspector: Rafiq F

Main issues, as the Inspector framed them

whether the proposal is inappropriate development in the Green Belt, having regard to the development plan and the National Planning Policy Framework
the effect of the proposal on the character and appearance of the area
the effect of the proposal on the setting of listed buildings
if the proposal is inappropriate development, whether the 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 development

What decided it

The substantial weight given to Green Belt harm and harm to character and appearance is not clearly outweighed by the appellant's need for an enlarged garden area, and therefore very special circumstances do not exist to justify inappropriate development.

Framework references: 155, 152, 135, 195

Plan policies cited: Policy GB1, Policy GN4, 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.

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