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

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

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.

Framework references: 153, 154

Plan policies cited: Policy GN4, Policy GN3, Policy GB1

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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