Land North of Helm Farm Cottages, Helm Lane, Triangle, Sowerby Bridge, HX6 3DU

Main issues, as the Inspector framed them

• whether the proposal would be inappropriate development in the Green Belt having regard to the Framework and relevant development plan policies, including any relevant effects on the openness of the Green Belt
• whether the site would be a suitable location for the proposed dwelling, having regard to its countryside location, accessibility to services and facilities, opportunities for travel by sustainable modes of transport, and the development plan strategy for housing on non-allocated sites
• the effect of the proposal on highway safety, with particular regard to the suitability of the site access and visibility for users of the highway
• whether satisfactory foul and surface water drainage, and an adequate potable water supply, can be secured for the development
• 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 required to justify the proposal

What decided it

The absence of demonstrated essential need for a rural worker to live permanently at the holding, combined with substantial harm to Green Belt openness, unsuitable location, highway safety concerns, and unresolved drainage and water supply issues, means the very special circumstances required to justify the proposal have not been established.

The limited weight attached to the benefits of supporting the rural enterprise, livestock welfare, temporary nature and security considerations does not clearly outweigh the substantial harm to the Green Belt, the harm to openness, the unsuitability of the location, the unacceptable effect on highway safety, and uncertainty surrounding drainage and water supply.