Great Moreton Hall, New Road, Moreton, Congleton, Cheshire, CW12 4RY

Main issues, as the Inspector framed them

• whether the proposals would preserve the special interest of the Grade II* listed Great Moreton Hall and the Grade II listed walled garden and outbuildings
• the effect of the proposal on the character and appearance of the surrounding landscape (Appeal C only)
• whether the proposal would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework (NPPF) and any relevant development plan policies (Appeal A only)
• the effect of the proposals on the openness and purposes of the Green Belt (Appeals A and C only)
• whether the proposals would be in an appropriate location having regard to the development plan and national policies (Appeals A and C only)
• whether any harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations so as to amount to the very special circumstances required to justify the proposals (Appeals A and C only)

What decided it

Whether the heritage conservation benefits of each scheme clearly outweighed the harm caused to the listed buildings and the Green Belt determined the outcome: insufficient in Appeal A (dismissed) but sufficient in Appeal C (allowed).

For Appeal A, the substantial Green Belt harm and significant less-than-substantial heritage harm were not clearly outweighed by the heritage and minor housing/economic benefits, so the appeal was dismissed; for Appeal C, the considerable heritage conservation benefits (reinstatement of the walled garden and removal of 1960s buildings) clearly outweighed the Green Belt, landscape and heritage harm, so very special circumstances existed and the appeal was allowed.