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Dismissed22 October 20253370217

12 Birklands Road, Shipley, BD18 3BY

Planning appeal 3370217 at 12 Birklands Road, Shipley, BD18 3BY (City of Bradford Metropolitan District Council) was dismissed on 22 October 2025 by Inspector Heron E, by written representations. The main issue, as the Inspector framed it: whether future occupiers would experience acceptable living conditions with particular regard to outlook, daylight and communal facilities.

the change of use from a single dwelling to a 7 bed House in Multiple Occupation (HMO)

Authority
City of Bradford Metropolitan District Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Change of use
Inspector
Heron E
Postcode
BD18 3BY

Main issues, as the Inspector framed them

  • whether future occupiers would experience acceptable living conditions with particular regard to outlook, daylight and communal facilities
  • the effect of the proposed development on the living conditions of neighbouring occupiers with particular regard to noise and disturbance
  • the effect of the proposal on highway safety with particular regard to parking

What decided it

The combination of poor outlook and daylight for basement occupiers and the harmful effect on highway safety from the absence of car parking in an area with restricted parking controls outweighed the benefits of housing delivery.

What the Inspector cited

Development plan policies
Policy DS5Policy HO9Policy TR2Policy DS4
National Planning Policy Framework
Paragraph 116

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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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.