Land adjacent Clarence Hotel, Lister Lane, Halifax, HX1 5DX

Construction of one dwelling (revised scheme to application number 21/00485/FUL)

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 appeal site is a suitable location for the development having particular regard to the Council's approach to development in Primary Employment Areas (PEA)
The effect of the proposal on the character and appearance of the area
The effect of the proposal on the living conditions of future and nearby residents, with particular regard to outlook, daylight and sunlight, privacy and garden area

What decided it

The failure to satisfy the criteria in Policy EE1 of the Calderdale Local Plan for development within a Primary Employment Area, combined with the harmful effects on character and appearance and living conditions, meant the proposal conflicted with the development plan with no material considerations to outweigh this.

Framework references: 125

Plan policies cited: Policy EE1, Policy BT1, Policy BT2

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.