Rose Cottage Ryburn Lane, Ripponden, Sowerby Bridge, HX6 4AQ

Planning appeal 3361143 at Rose Cottage Ryburn Lane, Ripponden, Sowerby Bridge, HX6 4AQ (Calderdale Metropolitan Borough Council) was dismissed on 21 October 2025 by Inspector Veevers A, by written representations. The main issue, as the Inspector framed it: whether the proposed development and works would preserve the Grade II listed building, Rose Cottage, or any features of special architectural or historic interest which it possesses.

side and rear extension including internal alterations

Authority: Calderdale Metropolitan Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Other minor developments
Inspector: Veevers A
Postcode: HX6 4AQ

Main issues, as the Inspector framed them

whether the proposed development and works would preserve the Grade II listed building, Rose Cottage, or any features of special architectural or historic interest which it possesses
the effect of the proposed development on the character and appearance of the host building and the landscape character of the area

What decided it

The identified less than substantial harm to the significance of the listed building, when weighed against the limited public benefits of the proposal, was not justified by clear and convincing justification as required by paragraph 200 of the Framework.

What the Inspector cited

Development plan policies: Policy HE1Policy BT1Policy GN4
National Planning Policy Framework: Paragraph 200Paragraph 212Paragraph 213Paragraph 215Paragraph 167

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 applied

The 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.

Appeals plan, £15 a month

With an account

What an account adds to this decision

36 other decided appeals within two kilometres of this site. In the app every dot opens its decision, and its letter wherever one was published, and you can draw your own site to see what has been decided around it.AllowedDismissedSplitThis decision

An appeal decision in the app, with the main issues, policies and judgments cited picked out beside the letter — Every letter, there to read. We pick out the main issues, the policies and the judgments cited, so you can work through the letter faster.

Searching the full text of appeal decision letters in the app — Search inside every letter. By words or by meaning, filtered by authority, outcome, appeal type and procedure, with every locatable decision on the map and the Inspector named on each.

Start your free trial

More decisions in Calderdale

The authority’s record since 2016 · every decision in 2025

Dismissed26 October 20266012560
1 Ivy Cottages, Barkisland, Sowerby Bridge, HX4 0DQ
Allowed23 October 20266011566
Hollin House, Hollin Lane, Sowerby Bridge, HX6 4LH
Dismissed22 October 20266012724
Mona Cottage, 1 Dewsbury Road, Elland, HX5 9JU
Dismissed16 October 20266012287
19 Norton Drive, Halifax, HX2 7RA
Allowed12 October 20266009576
29 Syke Lane, Lightcliffe, Brighouse, HX3 8SY

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.