208 Brow Foot Gate Lane, HALIFAX, HX2 7LS

alterations and extensions to an existing garage to form a dwelling

Authority: Calderdale Metropolitan Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Tweddle J

Main issues, as the Inspector framed them

The effect of the development on the character and appearance of the surrounding area
The effect of the development on highway safety, with particular regard to the proposed access arrangements
Whether the development is required to provide a biodiversity net gain and, if so, whether this would be secured

What decided it

The development would be harmful to character and appearance, pose an unacceptable risk to highway safety via a substandard access, and fail to secure the required biodiversity net gain, with no material considerations of sufficient weight to justify approval contrary to the development plan.

Plan policies cited: Policy BT1, Policy BT4, Policy HS1, Policy IM2, Policy GN3

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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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