1 Ivy Cottages, Barkisland, HALIFAX, HX4 0DQ

Demolition of existing buildings to facilitate development of one detached dwelling

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

Main issues, as the Inspector framed them

Whether the proposed development constitutes inappropriate development within the Green Belt
The effect on the openness and purposes of the Green Belt
The effect of the proposed development on highway safety
The effect of the proposed development on the character and appearance of the area, with particular regard to the Special Landscape Area

What decided it

The intensification of use of the narrow, angled access with poor visibility would unacceptably increase the risk of accidents at the point of access onto Stainland Road and impede emergency vehicle access, contrary to policy BT4 and NPPF paragraph 116.

Framework references: 154, 116

Plan policies cited: Policy GB1, Policy BT4, Policy GN4, Policy BT1

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.

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