®Planning appeal decision
2 Beeston Hurst Rochdale Road, Ripponden, Sowerby Bridge, HX6 4LP
Planning appeal 3359318 at 2 Beeston Hurst Rochdale Road, Ripponden, Sowerby Bridge, HX6 4LP (Calderdale Metropolitan Borough Council) was dismissed on 30 September 2025 by Inspector Duff N, by written representations. The main issue, as the Inspector framed it: Whether the proposed development would be inappropriate development in the Green Belt.
construction of detached dwelling
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Duff N
- Postcode
- HX6 4LP
Main issues, as the Inspector framed them
- Whether the proposed development would be inappropriate development in the Green Belt
- The effect on the openness of the Green Belt
- The effect of the proposed development on the character and appearance of the area
- Whether any harm by reasons of inappropriateness, and any other harm, 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 substantial harm to the openness of the Green Belt caused by the height, depth, bulk and massing of the proposed dwelling, combined with harm to the character and appearance of the rural area, was not outweighed by the limited weight of other considerations, and very special circumstances did not exist.
The substantial weight given to harm to the Green Belt by reason of inappropriateness and the harm to character and appearance was not outweighed by the limited weight of other considerations including self-build provision, removal of deteriorating structures, and previous approvals, therefore very special circumstances did not exist to justify the development.
What the Inspector cited
- Development plan policies
- Policy GB1Policy BT1Policy GN4Policy BT2Policy BT4Policy HE1
- National Planning Policy Framework
- Paragraph 154Paragraph 155Paragraph 143Paragraph 61Paragraph 73
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.
See how each was appliedThe decision letter
Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.
With an account
What an account adds to this decision
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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.