Crossgate Farm, Tintwistle, GLOSSOP, SK13 1HP

Existing cow and silage shed to be changed to a kennel, playroom and hydrotherapy centre with reception and office

Authority: High Peak Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: leisure-sport · Change of use
Inspector: Ellison H

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
If found to be inappropriate development, whether the harm by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations and if so, whether this amounts to the very special circumstances required to justify the proposal

What decided it

The proposal would constitute inappropriate development in the Green Belt that would harm openness and conflict with Green Belt purposes, and would cause substantial harm to character and appearance, with insufficient countervailing considerations to justify approval.

Framework references: 133, 138, 150

Plan policies cited: Policy EQ 4, Policy EQ 2, Policy EQ 3, Policy EQ 6

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.

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