Cross Pipes House , Penistone Road, Birds Edge , Huddersfield , HD8 8XW

application to erect a single bungalow with garden space

Authority: Kirklees Metropolitan Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Skelly C

Main issues, as the Inspector framed them

whether the proposal would be inappropriate development in the Green Belt for the purposes of the development plan and the National Planning Policy Framework
the effect of the proposal on the openness of the Green Belt
the effect of the proposal on the character and appearance of the area
whether any harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations amounting to the very special circumstances required to justify the proposal

What decided it

The proposal constitutes inappropriate development in the Green Belt causing substantial harm to openness and significant harm to character and appearance, which is not clearly outweighed by the modest benefits claimed, and the Green Belt provides a strong reason for refusal notwithstanding the lack of a five-year housing land supply.

The substantial weight given to Green Belt harm and significant weight given to character and appearance harm were not clearly outweighed by the modest benefits of providing a home suited to the appellant's health needs and a minor contribution to housing supply.

Framework references: 142, 153, 154

Plan policies cited: Policy LP59, Policy LP24

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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