Proposals for Calderdale homes approved on ‘wildlife haven’ site

Some members of Calderdale Council’s Planning Committee had concerns about Dr Anwar Ansari’s application to build two five-bedroom homes at land at the junction of Crossley Hill and Farrar Mill Lane, Salterhebble, Halifax.

Skircoat ward councillors Coun Colin Hutchinson and Coun Mike Barnes (both Lab) had written to the committee with concerns about the impact new homes would have on a steep, narrow, cobbled, rural link road, flooding and drainage issues, potential worsening of its use as a “rat run” by drivers, issues caused to neighbours during the construction phase and the ongoing impact on their privacy.

Seven letters of objection had also been received by the council highlighting some of the same issues and also expressing concern about the impact on land which had become a wildlife haven, and the loss of trees and green space.

But planning officers, who recommended the plans be approved, said the applicant had previously been granted permission to build back in 2014, a permission which expired in 2017.

The current application was identical and officers’ opinion was that, as planning law stands, they would find it difficult to defend an appeal if councillors refused the plans and the applicant appealed to the Planning Inspectorate.

This was because the committee would be refusing an application identical to one permitted previously, and at this stage both the local and national planning frameworks had not changed since the previous permission was granted – it met the relevant criteria.

Coun Hutchinson, a member of the Planning Committee, was allowed to voice his objections to the proposal but was not allowed to vote on the application.

Legal officer Marcus Woody said that was because he had expressed views about the application prior to the meeting.

Planning officers did read out extra correspondence from opponents of the scheme, including a further representation from Coun Barnes – this was because council administration errors meant some responses to notification letters were received late.

The committee heard it was therefore correct that the letters should be read out and the views of the senders made known to the comittee.

Coun Jenny Lynn (Lab, Park), said she had concerns including stability issues and Coun Stephanie Clarke (Lab, Illingworth and Mixenden) was concerned about the impact on traffic including sight lines.

Coun Stephen Baines (Con, Northowram and Shelf) said the 2014 permission was shaping the current decision.

“Because of the decision in 2014 we have really no choice but to accept this application, because it is exactly the same – we would be heading for issues if we refused,” he said.

Coun Clarke reiterated a concern raised by Coun Hutchinson about the lack of a structural stability survey and proposed deferring the application until one was received.

But officers said that could lead to the applicant exercising a right to appeal on grounds the council was not determining his application.

The officer reiterated the council had given the application permission previously.

An amendment to defer was defeated by three votes to two and the application approved by the same margin.