Stables South East of Ridgeways, Hey Lane, Outlane, Elland, HX4 9LQ

demolition of existing stables to facilitate a detached dwelling

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

Main issues, as the Inspector framed them

whether the proposal would be inappropriate development in the Green Belt considering the effect of the proposal on the openness of the Green Belt, and having regard to the Framework and any relevant development plan policies
whether the proposed development would provide a suitable location for housing with respect to the accessibility of local facilities and sustainable modes of transport
the effect of the proposal on the character and appearance of the area, with particular regard to the Barkisland-Holwell Green Landscape Character Area and the Ringstone Edge and Norland Moor Fringes Special Landscape Area
whether any harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations so as to amount to the very special circumstances necessary to justify the development

What decided it

The substantial harm to Green Belt openness and inappropriateness of the development, combined with moderate harm to character and appearance and the unsustainable location, are not clearly outweighed by other considerations, meaning very special circumstances do not exist to justify the development.

Framework references: 11, 84, 153, 154, 232

Plan policies cited: Policy GB1, Policy CC1, Policy IM4, Policy IM5, Policy GN4

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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