Land off Stockport Road, Lydgate, Oldham, OL4 4JJ

Main issues, as the Inspector framed them

• Whether the proposal would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework 2021 (the Framework) and any relevant development plan policies
• The effect of the proposal on the openness of the Green Belt
• The effect of the proposal on the character and appearance of the surrounding area, with particular regard to the setting of the Lydgate Conservation Area (the LCA)
• Whether the proposal would preserve the settings of the nearby Grade II listed buildings
• If the proposal would be inappropriate development, 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 substantial harm to the Green Belt by reason of inappropriateness and loss of openness, together with less than substantial heritage harm, was not clearly outweighed by the moderate benefits, so very special circumstances did not exist.

The substantial weight given to Green Belt harm (inappropriateness and loss of openness) combined with the considerable weight given to less than substantial heritage harm to the LCA and listed buildings was not clearly outweighed by the moderate weight attached to housing supply, economic and social benefits, so the appeal was dismissed.