Westercroft Barn, Westercroft Lane, Halifax, HX3 7SG

small scale extensions to detached property

Authority: Calderdale Metropolitan Borough Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Robbie G

Main issues, as the Inspector framed them

Whether or not the proposal would amount to inappropriate development in the Green Belt, having regard to the National Planning Policy Framework and relevant development plan policies
The effect of the proposed development on the openness of the Green Belt
The effect of the proposed development on the character and appearance of the host building and the surrounding 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 ground floor and balcony extension constitutes inappropriate development in the Green Belt with additional harm to character and appearance that is not clearly outweighed by other considerations, whereas the modest porch element benefits from sufficient very special circumstances to justify approval.

Framework references: 11, 153, 154

Plan policies cited: Policy GB1, Policy BT1

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.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

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