27 Spring Bank Lane, Rochdale, OL11 5SE

Outline application (including access and layout) for the erection of two two-storey dwellings - Resubmission of 20/00089/OUT

Authority: Rochdale Metropolitan Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Manchester S

Main issues, as the Inspector framed them

The effect of the proposal on the character and appearance of the area

What decided it

The proposal would harm the character and appearance of the area by introducing dwellings that would be poorly related to one another, to No 27, and to neighbouring dwellings, and would detract from the established verdant wooded character of Spring Bank Lane.

The negligible contribution to housing supply and limited economic benefits carried limited weight in favour, but were outweighed by the harm to character and appearance and conflict with the development plan, with no material considerations sufficient to overcome that conflict.

Framework references: 11

Plan policies cited: Policy P3, Policy DM1

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.