Green Belt Development and Residential Suitability – Appeal Ref: APP/A4710/W/24/3341338
The appeal decision for land at the rear of Deanhurst Garage in Lightcliffe, Brighouse, Calderdale, was dismissed on 27 September 2024. This case illustrates the application of Landscape and Visual Impact Assessment (LVIA) to evaluate development proposals in the Green Belt, where maintaining openness is a priority.
The proposed development involved constructing ten detached dwellings on previously developed land within the Green Belt. The main issues were whether the proposal constituted inappropriate development and if it would adversely impact the Green Belt’s openness. Using the LVIA findings, the Inspector assessed both the visual impact on the landscape and the functional appropriateness of the proposed residential use in this sensitive area.
The Inspector’s decision emphasised that, while the site was designated as previously developed land, the LVIA illustrated a significant visual change, as the current open character would be replaced by residential structures, roads, and associated infrastructure. The assessment found that despite some existing visual screening from trees, the proposed dwellings would introduce a stark residential presence that would conflict with the rural quality of the Green Belt. The National Planning Policy Framework (NPPF) highlights maintaining openness as an essential Green Belt function, and the LVIA demonstrated that this proposal would diminish that openness.
Further, the Inspector noted that while the applicant referenced Green Belt exceptions for previously developed land, the LVIA determined that the increased built form would exacerbate visual encroachment, contrasting the open nature of the surroundings. The LVIA identified that this development would be visible from public roads and footpaths, and the introduction of domestic landscaping elements would undermine the continuity of the existing landscape. Ultimately, this visual encroachment was considered substantial enough to prevent the proposal from qualifying as an acceptable exception under Green Belt policy.
In conclusion, the LVIA played a crucial role in illustrating how the development would detract from the character and appearance of the Green Belt. The appeal was dismissed, reaffirming that maintaining landscape integrity in Green Belt areas is paramount, and LVIAs serve as an essential tool in assessing these values comprehensively.
