Planning Inspector dismisses appeal over plans to build Calderdale care home

A Planning Inspector has dismissed a developer’s appeal against Calderdale Council’s refusal to grant it permission to demolish a former school and build a care home on the site.
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The inspector, T. J. Burnham, was considering the appeal lodged by Torsion Care Ltd.

The council rejected the company’s proposals to demolish the former Hipperholme Grammar Junior School at Wakefield Road, Lightcliffe, and build the 66-bed home last December.

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It had received almost 140 letters of objection about the plans, and a community objection submitted on behalf of 23 residents.

Residents who were against the care home plans in HipperholmeResidents who were against the care home plans in Hipperholme
Residents who were against the care home plans in Hipperholme

The inspector said the main issues were the effect the proposals would have on neighbours particularly adjacent gardens and its effect on the character and appearance of the area, concluding it would impact on properties close by although it was felt the design did meet planning guidance.

It was then a case of which carried most weight, the benefit of the building or the detriment it might cause.

Inspector Burnham said: “The (planning) framework offers support for new housing in sustainable locations that represents an efficient use of previously developed land, including provision of housing for the elderly.

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“I do afford a large degree of weight to the benefits that would arise from the proposal in these respects and in terms of contribution to housing supply, particularly in the context of the shortfall in housing supply detailed within the evidence.”

The inspector’s comment referred to the council not having a five year supply of housing, which usually lends weight to allowing development.

But Inspector Burnham went on: “However, I have identified that the living conditions of the occupiers of adjacent properties would be significantly harmed as a result of this proposal.

“As I have identified significant harm in relation to multiple properties, I have afforded this matter more substantial weight.

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“The adverse impacts of granting permission would therefore significantly and demonstrably outweigh the benefits.

“I conclude that the appeal should be dismissed.”

The decision has been welcomed by ward councillor Coun George Robinson (Con, Hipperholme and Lightcliffe), one of the politicians supporting residents campaigning against the application, who said the Planning Committee had done its job refusing the application.

“This was a long and hard battle against an unfair proposal.

“The community was united in opposing this application, and we helped to amass a substantial number of objections.

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“Developers must consider how their proposals will impact the community,” he said.

Torsion Care had said the construction of the care home would provide 55 new jobs, 40 of which would be full-time.

The company told planners last year that it was a high quality proposal and urged the planning committee to follow planners’ recommendation to approve the proposals.