2, Co-op Lane, Holmbridge, Holmfirth, HD9 2ND

1. 1.The development, by reason of its prominence, scale and design, forms an incongruous addition to the host dwelling, out of character with the host property and wider locality which has a harmful impact upon the visual amenities of the host property, wider locality and the character of the Hinchliffe Mill Conservation Area as well as the setting of the listed building to the south of the site. The development leads to less than substantial harm for which no public benefit(s) are demonstrated, or are considered to exist more generally, to outweigh the identified harm. The development is therefore contrary to the Council’s duties under the Planning (Listed Buildings and Conservation Areas) Act 1990, policies LP24 and LP35 of the Kirklees Local Plan, policies 1 and 2 of the Holme Valley Neighbourhood Development Plan, principles within the Councils House Extensions and Alterations SPD and policies within Chapters 12 and 16 of the National Planning Policy Framework.
2. 2.The development leads to an unacceptable level of overlooking to no.1 and no.2 Water Street to the south of the site to the detriment of the residential amenity of the occupants of those properties. The development is therefore contrary to Policy LP24(b) of the Kirklees Local Plan, Key Design Principles 3 and 4 in the Council’s House Extensions and Alterations SPD, policy 2 of the Holme Valley Neighbourhood Development Plan and policies within Chapter 12 of the National Planning Policy Framework. Plans and specifications schedule:- Plan Type Reference Version Date Received Location Plan PP-14587505v1 - 06/01/2026 Existing Site Plan 90-002 - 12/01/2026 Existing Plans and Elevations 20-001 - 12/01/2026 Proposed Site Plan 90-003 - 12/01/2026 Proposed Plans and Elevations 20-002 - 12/01/2026 Proposed Site Section 21-001 - 12/01/2026 Supplementary Design Document - - 06/01/2026 Climate Change Statement - - 12/01/2026 Cover Letter dated 9 January 2026 - - Application form - - 06/01/2026 Pursuant to article 35 (2) of the Town and Country Planning (Development Management Procedure) Order 2015 and guidance in the National Planning Policy Framework, the Local Authority have, where possible, made a pre-application advice service available, complied with the Kirklees Development Management Charter 2024 and otherwise actively engaged with the applicant in dealing with the application. No amendments have been requested during the processing of this application, as it was considered they would not overcome the harm caused by the development. Site Notice - Where the application has been publicised by notice(s) in the vicinity of the site. Please would you now remove the notice(s) and responsibly dispose of to avoid harm to the appearance of the local area.

From the council's decision notice.

Postcode

HD9 2ND

Application type

Full

Scale / size

Small

Date validated

12 January 2026

Consultation expiry

5 March 2026

Consultation start

12 January 2026

Consultation end

5 March 2026

Target decision date

9 March 2026

Agent address

5, Co-operative Terrace, Wooldale, Holmfirth, HD9 1QB

Statutory period

56 days

Documents

13