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Dismissed1 September 20213270606

Land Adj Tophouse Farm, Thingwall Road East, Thingwall, CH61 3UZ

Planning appeal 3270606 at Land Adj Tophouse Farm, Thingwall Road East, Thingwall, CH61 3UZ (Wirral Metropolitan Borough Council) was dismissed on 1 September 2021 by Inspector McGlone A, by written representations. The main issue, as the Inspector framed it: whether the proposed development would be inappropriate development in the Green Belt having regard to the Framework and any relevant development plan policies.

the erection of 9no. three storey affordable dwellings and one disabled bungalow with associated access, car parking and landscaping works at Top House Farm, Thingwall Road East, Thingwall

Authority
Wirral Metropolitan Borough Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
McGlone A
Postcode
CH61 3UZ

Main issues, as the Inspector framed them

  • whether the proposed development would be inappropriate development in the Green Belt having regard to the Framework and any relevant development plan policies
  • the effect of the proposal on openness and the purposes of including the land within the Green Belt
  • the effect of the proposed dwellings on plots 1 to 5 on protected trees and whether future occupiers of these plots would have satisfactory internal and external living conditions having regard to the protected trees
  • whether the proposal makes adequate provision to secure the delivery of affordable housing
  • if the development is inappropriate, whether the harm by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations so as to amount to the very special circumstances required to justify the proposal

What decided it

The proposal constitutes inappropriate development in the Green Belt that would result in significant harm to protected trees and future occupiers' living conditions, and these harms are not clearly outweighed by the benefits of housing delivery and affordable housing provision.

the benefits of housing delivery and affordable housing provision do not clearly outweigh the substantial harm from inappropriate Green Belt development and significant harm to protected trees and living conditions

What the Inspector cited

Development plan policies
saved UDP Policy GB2saved UDP Policy GB6saved UDP Policy URN1saved UDP Policy G7saved UDP Policy GRE1saved UDP Policy HS4saved UDP Policy HSG2saved UDP Policy HS6
National Planning Policy Framework
Paragraph 149Paragraph 138Paragraph 131Paragraph 130Paragraph 148Paragraph 57

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

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The decision letter

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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.