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Planning appeal decision

Notice varied and upheld26 June 20243324964

22 Cockey Moor Road, Bury, BL8 2HB

Planning appeal 3324964 at 22 Cockey Moor Road, Bury, BL8 2HB (Bury Metropolitan Borough Council) was allowed in part (a split decision) on 26 June 2024 by Inspector Wharton T, by written representations. The main issue, as the Inspector framed it: Whether the dwelling 'As-Built' constitutes inappropriate development in the Green Belt for the purposes of the NPPF and development plan policy.

the erection of a building to be used as a dwelling and a masonry constructed outbuilding on the land

Authority
Bury Metropolitan Borough Council
Appeal type
enforcement · Enforcement Notice
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Wharton T
Postcode
BL8 2HB

Main issues, as the Inspector framed them

  • Whether the dwelling 'As-Built' constitutes inappropriate development in the Green Belt for the purposes of the NPPF and development plan policy
  • The effect on the openness of the Green Belt
  • The effect on the character and appearance of the area
  • The effect on the living conditions of neighbours
  • If the proposal does represent inappropriate development, whether the harm is clearly outweighed by other considerations so as to amount to very special circumstances necessary to justify the development within the Green Belt

What decided it

The excessive height, bulk and massing of the dwelling as built, particularly the three-storey rear elevation, constitutes inappropriate development in the Green Belt with unacceptable harm to openness, character and neighbouring amenity that cannot be justified by very special circumstances.

What the Inspector cited

Development plan policies
H2/1H2/2H2/6EN1/2EN9HT2/4EN5/1OL1/2HT6/2
National Planning Policy Framework
Paragraph 154

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 applied

The decision letter

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More decisions in Bury Metropolitan Borough Council

The authority’s record since 2016 · every decision in 2024

  1. Dismissed17 August 20266007316
    Hilsden Farm, Radcliffe, Manchester, M26 1DW
  2. Dismissed10 July 20266006642
    Land Adjoining Plane Trees Farm, Bradley Fold Road, Ainsworth, BL2 5QR
  3. Allowed26 June 20266006965
    Land off Bentley Lane, Bury, BL9 6RZ
  4. Notice varied and upheld13 February 20263363343
    Ellisville, 1 Pitt Street, Radcliffe, Manchester, Greater Manchester, M26 3TF
  5. Allowed29 January 20263375135
    Land North of Bass Lane, Manchester Road, Walmersley, (In the Visinity of the Half Way House Cafe) , Bury , BL9 5NB

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.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.