King William Iv, Higher Shore Road, Littleborough, OL15 9LW

retention and alteration of existing structure to form storage facility for existing pub (resubmission of 21/00770/FUL)

Authority: Rochdale Metropolitan Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: leisure-sport · Minor retail and services
Inspector: Veevers A

Main issues, as the Inspector framed them

Whether the development is inappropriate development in the Green Belt having regard to the National Planning Policy Framework and relevant development plan policies
If inappropriate development, whether the harm by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations so as to amount to the very special circumstances necessary to justify the development

What decided it

The proposal fails to meet any exception in NPPF paragraph 149 and the economic and community benefits do not clearly outweigh the substantial harm to Green Belt openness and the inappropriateness of the development.

Framework references: 11, 84, 148, 149

Plan policies cited: Policy G4

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.

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.

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