®Planning appeal decision
The Coach House, Former Ainsworth Nursing Home, Knowsley Road, Ainsworth, Bury, Greater Manchester, BL2 5PT
Planning appeal 3298500 at The Coach House, Former Ainsworth Nursing Home, Knowsley Road, Ainsworth, Bury, Greater Manchester, BL2 5PT (Bury Metropolitan Borough Council) was dismissed on 10 January 2023 by Inspector Williamson J, by written representations. The main issue, as the Inspector framed it: whether the proposal constitutes inappropriate development in the Green Belt, having regard to any relevant development plan policies and the National Planning Policy Framework.
demolition of existing building and erection of two detached dwellings
- Authority
- Bury Metropolitan Borough Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Williamson J
- Postcode
- BL2 5PT
Main issues, as the Inspector framed them
- whether the proposal constitutes inappropriate development in the Green Belt, having regard to any relevant development plan policies and the National Planning Policy Framework
- the effect of the proposal on a Non-Designated Heritage Asset (NDHA), namely the former Ainsworth Nursing Home
- the effect of the proposal on the character and appearance of the area, including the Special Landscape Area (SLA)
- the effect of the proposal on the living conditions of occupiers of an existing neighbouring property, namely The Wash House
What decided it
The proposed development would harm the significance of the Non-Designated Heritage Asset and would not be of sufficient design quality to mitigate against the loss of the Coach House, and this harm significantly and demonstrably outweighs the moderate weight given to housing delivery benefits in the context of the shortfall in five-year housing land supply.
The moderate weight given to the social benefit of housing delivery (2 dwellings contributing to a 2.7-year shortfall in five-year housing land supply) and limited weight to economic benefits were significantly and demonstrably outweighed by the harm to the Non-Designated Heritage Asset and the character and appearance of the localised area.
What the Inspector cited
- Development plan policies
- Policy OL1/2 of the Bury Unitary Development Plan 1997Policy EN1 of the UDPSaved Policy H2/1 of the UDP
- National Planning Policy Framework
- Paragraph 11Paragraph 149Paragraph 189Paragraph 203
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.
See how each was appliedThe decision letter
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With an account
What an account adds to this decision
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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.