Pickwood Barn, Pickwood Lane, Sowerby Bridge, HX6 3RA

Planning appeal 6003984 at Pickwood Barn, Pickwood Lane, Sowerby Bridge, HX6 3RA (Calderdale) was dismissed on 3 June 2026 by Inspector J Hobbs, by written representations. The main issue, as the Inspector framed it: Whether the proposal would be suitably located, having particular regard to development plan policies concerning the accessibility of the appeal site.

demolition of existing outbuilding and erection of new self-build dwelling

Authority: Calderdale
Appeal type: Planning
Procedure: Written
Development: residential
Inspector: J Hobbs
Postcode: HX6 3RA

Main issues, as the Inspector framed them

Whether the proposal would be suitably located, having particular regard to development plan policies concerning the accessibility of the appeal site

What decided it

The proposal would locate residential development outside a settlement and away from facilities and public transport, requiring reliance on private motor vehicles, which causes significant harm that outweighs the moderate benefits of housing supply and self-build development even under the tilted balance.

The benefits of housing delivery, self-build housing, brownfield reuse, energy efficiency measures, and economic benefits (ascribed moderate weight) were outweighed by the significant harm of locating development away from settlements and sustainable transport modes, resulting in the adverse impacts significantly and demonstrably outweighing the benefits when assessed against the Framework as a whole.

What the Inspector cited

Development plan policies: Policy HS1Policy CC1Policy IM5Policy IM4Policy BT4
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.

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The decision letter

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More decisions in Calderdale

The authority’s record since 2016 · every decision in 2026

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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.