Roebuck Inn, Brighton Road, OLDHAM, OL4 3RB

Authority: Oldham Metropolitan Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: leisure-sport · Change of use
Inspector: Major R

Main issues, as the Inspector framed them

Whether or not the development is inappropriate development in the Green Belt having regard to the Framework and relevant development plan policies
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 to justify the development

What decided it

The substantial harm to Green Belt openness and inappropriateness of the extended beer garden and fencing is not clearly outweighed by the economic, employment and community benefits claimed.

Framework references: 153, 154, 155

Plan policies cited: Policy 22

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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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