Royal Oak Inn, Broad Lane, Delph, OLDHAM, OL3 5TX

Authority: Oldham Metropolitan Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Change of use
Inspector: Rafiq F

Main issues, as the Inspector framed them

Whether condition 3 is reasonable or necessary in the interests of preserving the openness of the Green Belt
Whether condition 3 is reasonable or necessary in terms of the proposal's effect on the significance of the nearby listed building and the appeal building, a non-designated heritage asset

What decided it

The condition was not reasonable or necessary because the Council failed to justify why permitted development extensions would harm Green Belt openness or heritage significance, and the GPDO's inherent restrictions on outbuilding height and form would protect both interests.

Framework references: 149, 54, 13, 16

Plan policies cited: Policy 22, Policy 24

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.

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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.
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