Bullcliff Farm Cottage, Denby Dale Road, Bretton , Wakefield , WF4 4JN

Planning appeal 3369277 at Bullcliff Farm Cottage, Denby Dale Road, Bretton , Wakefield , WF4 4JN (Wakefield Metropolitan District Council) was allowed on 21 August 2025 by Inspector Eggleton P, by written representations. The main issue, as the Inspector framed it: Whether the proposal would amount to inappropriate development within the Green Belt.

the conversion of an outbuilding and construction of cedar-clad extension to replace the existing pergola to form an annex and garden room to the main dwelling house

Authority: Wakefield Metropolitan District Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Eggleton P
Postcode: WF4 4JN

Main issues, as the Inspector framed them

Whether the proposal would amount to inappropriate development within the Green Belt
Whether there would be any other harm to the Green Belt
Whether it would result in harm to the setting of heritage assets
Whether the 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 necessary to justify the development

What decided it

The proposal does not represent inappropriate development within the Green Belt as the extension to the main house results in only a 7% volume increase, which is not disproportionate, and the design is of a high standard with no harm to heritage assets or character.

What the Inspector cited

Development plan policies: Policy LP62(2)(a)Policy SP23Policy LP56Policy LP63Policy LP64Policy LP65

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.

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The decision letter

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

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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.