®Planning appeal decision
Land at Brookfield Farm, Woodhouse Road, Todmorden, OL14 6BL
Planning appeal 6006032 at Land at Brookfield Farm, Woodhouse Road, Todmorden, OL14 6BL (Calderdale) was dismissed on 12 August 2026 by Inspector Richard Gilbert, by written representations. The main issue, as the Inspector framed it: Whether occupiers of the proposed development would have reasonable and safe pedestrian access to local facilities and public transport.
for conversion of existing structure to a new dwelling
- Authority
- Calderdale
- Appeal type
- minor · Planning
- Procedure
- Written
- Development
- residential
- Inspector
- Richard Gilbert
- Postcode
- OL14 6BL
Main issues, as the Inspector framed them
- Whether occupiers of the proposed development would have reasonable and safe pedestrian access to local facilities and public transport
- The effect of the proposed access on the safety of drivers of private vehicles and users of the public footpath
- Whether or not adequate arrangements can be made for the disposal of foul and surface water from the site
What decided it
The significant harm arising from poor pedestrian access to local facilities and public transport, combined with unacceptable highway safety impacts and unresolved drainage concerns, substantially and demonstrably outweighed the minimal housing supply contribution and limited personal benefits, such that the presumption in favour of sustainable development did not apply.
The adverse impacts of poor accessibility, highway safety harm and unresolved drainage significantly and demonstrably outweighed the benefits of one additional dwelling, building reuse, and limited personal and economic benefits, such that the presumption in favour of sustainable development did not apply.
What the Inspector cited
- Development plan policies
- Policy BT4Policy IM5Policy HS1Policy IM4Policy CC2Policy H.7 of the Todmorden Neighbourhood Plan
- National Planning Policy Framework
- Paragraph 11Paragraph 181
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 appliedThe decision letter
Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.
With an account
What an account adds to this decision
More decisions in Calderdale
The authority’s record since 2016 · every decision in 2026
- Dismissed3 September 20266008062Land North of Helm Farm Cottages, Helm Lane, Triangle, Sowerby Bridge, HX6 3DU
- Allowed10 June 20266004191Land Adjacent 18 South Parade, Stainland, Elland, Halifax, HX4 9HW
- Dismissed3 June 20266006604Land Opposite Lower Bentley Royd, Sowerby Bridge, HX6 1EE
- Dismissed3 June 20266003984Pickwood Barn, Pickwood Lane, Sowerby Bridge, HX6 3RA
- Allowed27 May 20266002812Car Park Opposite Triangle Inn, Rochdale Road, Triangle, Sowerby Bridge, West Yorkshire, HX6 3NE
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.