®Planning appeal decision
Pool Farm, Pool Lane, Warrington , WA13 9BW
Planning appeal 3301539 at Pool Farm, Pool Lane, Warrington , WA13 9BW (Warrington Borough Council) was dismissed on 16 December 2022 by Inspector Hitchcock R, by written representations. The main issue, as the Inspector framed it: the effect on the openness of the Green Belt.
Outline planning permission for the erection of up to nine affordable residential dwellings including access with all other matters reserved for subsequent applications (revised application to 2019/35381)
- Authority
- Warrington Borough Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Hitchcock R
- Postcode
- WA13 9BW
Main issues, as the Inspector framed them
- the effect on the openness of the Green Belt
- 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 proposal
What decided it
The harm to the Green Belt by reason of inappropriateness and loss of openness, to which substantial weight must be given, is not clearly outweighed by the benefits claimed, particularly given the failure to secure affordable housing in perpetuity and the invalidity of the biodiversity net gain obligation.
The substantial harm to the Green Belt (by reason of inappropriateness and loss of openness) was not outweighed by the benefits of affordable housing delivery (diminished by defective s.106 wording), support for a rural business (limited without detailed financial evidence), biodiversity net gain (invalid under CIL Regulation 122), and modest economic and accessibility benefits; very special circumstances do not exist.
What the Inspector cited
- Development plan policies
- Policy CS5Policy QE6
- National Planning Policy Framework
- Paragraph 11Paragraph 13Paragraph 78
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
Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.
With an account
What an account adds to this decision
More decisions in Warrington Borough Council
The authority’s record since 2016 · every decision in 2022
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- Dismissed16 October 20266008108Ring O Bells, Northwich Road, Warrington, WA4 4NZ
- Dismissed14 October 2026600811995 Heath Lane, Croft, Warrington, WA3 7DT
- Dismissed8 June 20266006377Tan House Farm, Tan House Lane, Warrington, Wa5 4BY
- Planning permission granted14 May 20263348406Land at Wayside Bungalow, Knutsford Road, Grappenhall, Warrington, WA4 3LA
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.