®Planning appeal decision
9 Sunny Vale Gardens, Hipperholme, Halifax, West Yorkshire, HX3 8PS
Planning appeal 3361888 at 9 Sunny Vale Gardens, Hipperholme, Halifax, West Yorkshire, HX3 8PS (Calderdale Metropolitan Borough Council) was dismissed on 23 July 2025 by Inspector Hobbs J, by written representations. The main issue, as the Inspector framed it: whether the proposal would be inappropriate development in the Green Belt, having regard to the National Planning Policy Framework and relevant development plan policies.
The building was originally a two-storey ticket office for Sunny Bunces and later Sunny Vale Stock Car Racing. Since the 1990´s, the second floor has collapsed, was a danger to the public and was full of debris and rubbish thrown by bypasses. The renovated building is one-storey and has no services (water, electricity, etc) and it is to be used as a non-residential house, just a lookout point for wildlife. The purpose of the restoration was to tidy up the entrance to Sunny Vale Gardens
- Appeal type
- householder · Planning Appeal
- Procedure
- Written Representations
- Development
- other · Householder developments
- Inspector
- Hobbs J
- Postcode
- HX3 8PS
Main issues, as the Inspector framed them
- whether the proposal would be inappropriate development in the Green Belt, having regard to the National Planning Policy Framework and relevant development plan policies
- the effect of the proposal on the openness and purposes of the Green Belt
- the effect of the proposal on the character and appearance of the 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 required to justify the proposal
What decided it
The substantial harm to the Green Belt by reason of inappropriateness, combined with harm to openness and character and appearance, is not clearly outweighed by the modest benefits of the proposal.
What the Inspector cited
- Development plan policies
- Policy GB1Policy BT1Policy GN4
- National Planning Policy Framework
- Paragraph 142Paragraph 143Paragraph 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.
See how each was appliedThe decision letter
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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.