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

Planning appeal 3352517 at Land Adjacent Clarence Hotel, Lister Lane, Halifax, HX1 5DX (Calderdale Metropolitan Borough Council) was dismissed on 3 June 2025 by Inspector Duff N, by written representations. The main issue, as the Inspector framed it: 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).

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
Postcode: HX1 5DX

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.

What the Inspector cited

Development plan policies: Policy EE1Policy BT1Policy BT2
National Planning Policy Framework: Paragraph 125

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

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The decision letter

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More decisions in Calderdale

The authority’s record since 2016 · every decision in 2025

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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.