Roseneath, Stainland Road, Barkisland, Halifax, HX4 0AG

Planning appeal 3358598 at Roseneath, Stainland Road, Barkisland, Halifax, HX4 0AG (Calderdale Metropolitan Borough Council) was dismissed on 18 August 2025 by Inspector Smith J, by written representations. The main issue, as the Inspector framed it: the effect of the development upon the Hollywell Green and Barkisland Landscape Character Area and the Special Landscape Area.

demolition of existing dwelling and erection of new detached dwelling and associated landscaping works

Authority: Calderdale Metropolitan Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Smith J
Postcode: HX4 0AG

Main issues, as the Inspector framed them

the effect of the development upon the Hollywell Green and Barkisland Landscape Character Area and the Special Landscape Area
the effect of the development upon Biodiversity Net Gain
whether the proposal is inappropriate development in the Green Belt, having regard to the Framework and any development plan policies, including any relevant effects on the openness of the Green Belt
if inappropriate, whether any harm by reason of inappropriateness would be clearly outweighed by other considerations so as to amount to the very special circumstances required to justify the proposal

What decided it

The development is inappropriate in the Green Belt causing substantial harm to openness and landscape character, with no very special circumstances demonstrated to justify the proposal.

What the Inspector cited

Development plan policies: Policy GN4Policy GN3Policy GB1
National Planning Policy Framework: Paragraph 153Paragraph 154

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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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.