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Dismissed11 December 20253363422

Former Box Trees Mill, Boy Lane, Wheatley , Halifax, HX3 5AF

Planning appeal 3363422 at Former Box Trees Mill, Boy Lane, Wheatley , Halifax, HX3 5AF (Calderdale Metropolitan Borough Council) was dismissed on 11 December 2025 by Inspector Clark J, by written representations. The main issue, as the Inspector framed it: the effect of the proposed dwelling on the character and appearance of the area with regard to the loss of trees.

erection of 1no. dwelling with associated landscaping and external works

Authority
Calderdale Metropolitan Borough Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Clark J
Postcode
HX3 5AF

Main issues, as the Inspector framed them

  • the effect of the proposed dwelling on the character and appearance of the area with regard to the loss of trees
  • the living conditions of future occupiers of the proposed dwelling with regard to overshadowing and amenity space
  • biodiversity
  • highway and pedestrian safety

What decided it

The cumulative effect of unacceptable tree loss without adequate replacement, poor living conditions due to overshadowing and site dominance, unresolved biodiversity concerns, and highway safety conflicts arising from the constrained location on a narrow lane and bridleway.

What the Inspector cited

Development plan policies
Policy GN5Policy BT3Policy GN3Policy BT1Policy HS1Policy BT2Policy BT4Policy IM4Policy IM5
National Planning Policy Framework
Paragraph 11

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

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More decisions in Calderdale

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

  1. Dismissed26 October 20266012560
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  2. Allowed23 October 20266011566
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  3. Dismissed22 October 20266012724
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  4. Dismissed16 October 20266012287
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  5. Allowed12 October 20266009576
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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.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.