The Calderdale Council Planning Committee is scheduled to meet on 30 September 2025 to discuss planning applications. The main item for consideration is a retrospective application to vary a condition relating to the location and height of semi-detached dwellings in Sowerby Bridge. The committee will also review the minutes of the previous meeting and consider any withdrawn applications.

Variation of Planning Condition at Land West of Allan Mount, Hope Street, Sowerby Bridge

The committee is scheduled to discuss application 25/00031/VAR, which seeks retrospective permission for a variation of condition 1 on planning permission 20/00193/FUL at land west of Allan Mount, Hope Street, Sowerby Bridge. The proposed variation involves a change to the location of the semi-detached dwellings within the site boundary, moving them forward, and a slight increase in roof height (1.6m) due to the new position.

The application has been referred to the Planning Committee at the request of Councillor Adam Wilkinson.

The report pack notes that the application was submitted after the changes were brought to the attention of the Planning Enforcement team, who suggested this type of application should be submitted to regularise the amendments.

Key Points for Consideration

• Site Description: The site is located on a steep road from Sowerby Bridge Town Centre to Norland, formerly part of the garden of 1 Hope Street.
• Planning History: Previous applications on the site include permissions for a pair of semi-detached dwellings (20/00193/FUL), an outline application for a new dwelling (06/02333/OUT), and a detached dwelling (16/01290/FUL).
• Representations: Two letters of objection were received, raising concerns about the height and position of the dwellings, their overbearing nature, impact on visual amenity, ground stability, loss of privacy and light, and parking issues.
• Ward Councillor Comments: Councillor Adam Wilkinson objects to the application, stating that the development is overbearing, out of character, and spoils the visual amenity of the area. He also raises concerns about the windows overlooking properties on Grand View.
• Policy Context: The report pack identifies several relevant policies in the Calderdale Local Plan, including:
  • GN4, which relates to landscape character¹
  • BT1, which relates to high quality inclusive design
  • BT2, which relates to privacy, daylighting and amenity space
  • BT3, which relates to landscaping
  • BT4, which relates to the design and layout of highways and accesses
  • IM5, which relates to ensuring development supports sustainable travel
  • CC1, which relates to climate change
  • CC3, which relates to water resource management
  • CC2, which relates to flood risk management
• Amendments to Proposed Site Plan & Siting of Dwellings: The dwellings have been built closer to the highway, which has resulted in a greater distance between the front northern corner of the building and the eastern boundary with 1 Hope Street.
• Amendments to Height of Building: The dwellings constructed are materially taller (by 1.6m) than that approved.
• Highway Considerations: The Highway Network Manager has been consulted on the application and has made the following comments:

2 parking spaces including the garage remains available to each dwelling, and the proposed access appears adequate and fit for purpose.

• Recommendation: The Director of Regeneration and Strategy recommends that the application be permitted, subject to conditions.

Proposed Conditions

The report pack lists several conditions that could be applied to any permission granted, including:

• Adherence to approved plans.
• Implementation of approved drainage details.
• Submission and approval of boundary treatment details.
• Installation of a facility to permit the recharge of an electrical battery powered vehicle.
• Privacy screening to a height of 1.8m has been installed along the whole side length of the balcony and partially at the front (1m in length)
• Obscured glazing for rear-facing windows serving first-floor bedrooms and bathrooms.

Other Agenda Items

• Minutes: The committee will be asked to approve the minutes of the planning committee meeting held on 9 September 2025.
• Withdrawn Applications: The Director, Regeneration and Strategy is scheduled to inform members of any withdrawn applications.