3.1.1        Policy Background and Sustainable Development


In Clifton one of our main objectives is to ensure that the character of the village is maintained. This means that all development must be sustainable. What is Sustainable Development? In a nutshell: meeting the community’s needs of the present without harming the ability of future generations to meet their needs.

To get the best outcome for our village, our Neighbourhood Plan should try to meet the needs of the people who live, work, learn and visit Clifton in a way that supports sustainable development.

The guiding principles of sustainable development that our Neighbourhood Plan should follow are:

  • Living within the planet’s environmental limits – by protecting and enhancing our natural and man-made environment and responding to climate change.
  • Ensuring a strong, healthy and just society – by meeting present and future needs for the housing, work and services that support the wellbeing of all our community.
  • Achieving a sustainable economy – by supporting actions that build prosperity for all and use resources wisely.
  • Promoting good governance – by ensuring that we are all involved in creating the Clifton Neighbourhood Plan.

3.1.2        New Development objectives


  • To make provision of approximately 20 new dwellings over the lifetime of the Plan to support local need. This figure has been arrived at by analysing the population growth statistics and calculating the concomitant development required for the village.
  • To encourage healthy and sustainable communities with energy efficient development, located in harmony with the environment and with adequate provision of parking and safe road access.
  • Ensure that the design, style, density and scale of new housing is in keeping and integrates with the local character and the rural environment, as well as contributing positively to the visual character of its surroundings. It should also connect new housing with energy efficient, sustainable development.
  • To ensure that any industrial development meets accepted standards for noise, air quality and minimises traffic congestion.

3.1.3        Delivering New Developments in Clifton


The type of development residents would like to see in the village are family homes and places for the aging population that would release properties for young people with families. The houses must be in keeping with the village and environmentally friendly. Developments must also be sustainable.

It is essential that new developments, whether it is for residential, commercial, or other purposes, seeks to make a positive contribution to the quality of the environment. The Plan requires well designed developments, in keeping with the character of the village. In order to maintain the varied mix of finishes and materials that provide the distinctiveness and unique village feel of Clifton, it is important that the quality of design and materials used in new developments, extensions, and renovations, must not have an adverse impact on neighbouring properties or the character of surrounding areas within the boundaries of the village.       Materials


Developments, extensions and renovations requiring planning permission that, by virtue of their materials, are clearly inharmonious with the immediate surrounding area will generally be refused.

Where appropriate, new developments should seek to reflect local materials and features evident in the immediate surrounding area. 

  • Materials for example Yorkshire stone, the design is visually attractive, stimulating, uses good quality materials and finishes effectively, and enhances the visual quality of the area;
  • Materials used for paved surfaces should be appropriate to the setting with a preference given to permeable surfaces;
  • Street furniture should also be of a high quality to match and reinforce the current village lighting columns and bollards.       Building Form


The village has developed over time; contributing to its rural character. Clifton’s built-up area is of low to medium density and is made up of predominantly two storey dwellings and bungalows, which are set back from the pavement by front gardens. There are a number of old buildings in the village of historical interest. The development of these buildings would be subject to agreement to ensure their significance was not damaged in anyway

In seeking to maintain the character of Clifton as a rural village, it is also important to ensure that should Strategic Development be directed outside the built-up-area boundary, it reflects its rural character and does not result in a dense form of development, or creates a ‘sprawl’ effect, with the village growing inadvertently to the limits of the Plan boundary.

New developments must properly demonstrate how they have considered the impact of the proposed built form on their surroundings.

  • Where appropriate new development should follow established plot widths within streets and follow the character of the existing build form and create a positive addition to the current style and mix of the area.
  • No new buildings will be permitted over 2.5 storeys (based on the typical heights of existing buildings in the immediate surrounding area) unless it can be demonstrated that the proposal would be in keeping with its surroundings.
  • New developments must pay particular attention to integration with both the character of nearby development as well as its landscape setting.
  • New development must not adversely impact upon the landscape setting or views into of the surrounding area       Housing Layout & Design


The design of new residential properties is important. Developers will be expected to demonstrate in their applications that the design and layout of the proposed development is sympathetic to the character of its immediate surroundings. This is not only because such an approach should be expected of all residential developments in the twenty-first century but because Clifton is a parish that has a rich heritage of quality residential development and wishes this tradition to be maintained.

Proposals for new development should demonstrate high quality design, reflect local distinctiveness, and seek to incorporate local design features evident in buildings in the surrounding area.

  • Development that seeks to meet the highest possible standards of construction Code for Sustainable Homes and BREEAM (Building Research Establishment Environmental Assessment Method) standards or equivalent will be strongly supported.
  • Layouts must retain important trees and hedgerows. The planting of new trees and shrubs of similar species to those already evident in the immediate surroundings shall be encouraged.
  • For residential development, houses should use Yorkshire stone

3.1.4        The evidence for the type of development needed in the Village of Clifton


West Yorkshire’s population will grow by 12% from 2015 to 2035, an increase of 280,000 people from 2.2 million to 2.5 million. In Calderdale the population growth projection is based on Office for National Statistics 2016 population projections published in May 2018. They assume that recent trends in migration, fertility and mortality will continue. These projections indicate a period of relatively steady population growth over the coming years, with the total district population projected to grow by around 7,200 between 2016 and 2026 (a 3.5% increase).


It is worth emphasising that these projections are not forecasts of what will happen, since they take no account of constraints, policy, changes in migration, etc, but they are indicators of what would happen if trends continued.

The following table shows the largest growth in population in the next ten years is expected to occur in the older age groups.

  • The number of people aged 75-84 is expected to increase by 47% by 2026;
  • The number of people aged 65 and over is expected to increase by 21%;
  • There will be a small fall in the number of working age residents aged 18 – 64 (-1.2%). Within that age group, there are sharp differences between the 45-54 age group (expected to fall by 15.1%) and the 55 to 64 age group (expected to increase by 19%).
  • There is expected to be very little change in the number of children aged 0-14 years (0.1%).

There is a reasonable expectation that these trends will be reflected in the Village of Clifton. This shows a marked increase in the elderly population in the area. The Clifton Neighbourhood Plan should reflect these trends. The neighbourhood plan will have to consider how it caters will an aging population. Yet, the plan must also provide housing solutions for young people and families as well.

The statistics however suggest that the development of housing in the village does not need to be substantial. 

A large majority of residents do not wish to see major new housing developments in Clifton which would inevitably lead to a significant change in the character of the village. There are currently 842 homes in the village, population of 1770. Over the next 10 years it is anticipated that the population will grow by 62. Therefore, we estimate there will only be a need for a further 20 homes over the next ten year to accommodate the estimated growth in population.

A survey of all the residents was carried out to elicit their views on what sort of development would be appropriate in the village. The survey showed that the people cherish the fact that the village is quiet, and they value the surrounding area. All the respondents to the survey were categorical that they didn’t want large scale development. They would not be opposed to small developments of ten or less houses.

3.1.1        Constraints on New Development


A major constraint on the development of New housing in the area is geography.  The village is on the north side of the valley of the River Calder and the plateau adjoining it, the ability to build below the village is restricted by the 1:10 hill. It is possible to build to the East and South of the village. However, to the East the village is bordered by a golf course and to the South Greenbelt prime faming land. The sites which therefore can be developed within the village are few.

To the west, which has a 1:10 slope the plateau extends sufficiently for a significant number of houses to be built, however this area is designated for an enterprise zone by the Yorkshire Combined Authority. The residents of the village, however, would prefer this land to stay as greenbelt, because it affords a buffer between the town of Brighouse and the village. If it’s to be developed their second preferred option is that this should be for housing.  



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