Woodcliffe, Bury Road, Rawtenstall, Rossendale, Lancashire, BB4 6JS

Planning appeal 3283510 at Woodcliffe, Bury Road, Rawtenstall, Rossendale, Lancashire, BB4 6JS (Rossendale Borough Council) was dismissed on 9 March 2022 by Inspector Martinson P, by written representations. The main issue, as the Inspector framed it: whether the proposal would be inappropriate development in the Green Belt.

described on the application form as ‘change of use, conversion and extension of outbuilding to 1 dwelling

Authority: Rossendale Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Change of use
Inspector: Martinson P
Postcode: BB4 6JS

Main issues, as the Inspector framed them

whether the proposal would be inappropriate development in the Green Belt
the effect of the proposal on the character and appearance of the area
whether or not the appeal site is a suitable location for the development proposed
if the proposal is inappropriate development whether very special circumstances nevertheless exist to justify allowing the appeal

What decided it

The proposal constitutes inappropriate development in the Green Belt that would harm openness and character and appearance, and very special circumstances do not exist to justify it, particularly given that Green Belt protection provides a clear reason for refusal under paragraph 11(d) of the Framework notwithstanding the housing delivery shortfall.

The substantial weight given to Green Belt harm combined with harm to character and appearance was not outweighed by the limited economic benefits of the proposed single dwelling conversion.

What the Inspector cited

Development plan policies: Policy HS12
National Planning Policy Framework: Paragraph 150Paragraph 130Paragraph 11

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.