Valencia Stables, Valencia Grove, Eccleston Park, St Helens, Merseyside, L34 2TS

Planning appeal 3326825 at Valencia Stables, Valencia Grove, Eccleston Park, St Helens, Merseyside, L34 2TS (St Helens Metropolitan Borough Council) was dismissed on 25 January 2024 by Inspector Veevers A, by written representations. The main issue, as the Inspector framed it: Whether the development constitutes inappropriate development in the Green Belt having regard to the Framework and relevant development plan policies, including the effect of the proposal on the openness of the Green Belt.

change of use from agricultural use to garden attached to house

Authority: St Helens Metropolitan Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Change of use
Inspector: Veevers A
Postcode: L34 2TS

Main issues, as the Inspector framed them

Whether the development constitutes inappropriate development in the Green Belt having regard to the Framework and relevant development plan policies, including the effect of the proposal on the openness of the Green Belt
Whether any harm by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations, so as to amount to the very special circumstances required to justify the proposal

What decided it

The annexing of agricultural land for residential garden use conflicts with the Green Belt purpose of safeguarding the countryside from encroachment and reduces openness, constituting inappropriate development for which no very special circumstances exist to justify approval.

What the Inspector cited

Development plan policies: Policy LPD05Policy LPA01
National Planning Policy Framework: Paragraph 155Paragraph 150

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

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.

Appeals plan, £15 a month

With an account

What an account adds to this decision

26 other decided appeals within two kilometres of this site. In the app every dot opens its decision, and its letter wherever one was published, and you can draw your own site to see what has been decided around it.AllowedDismissedSplitThis decision

An appeal decision in the app, with the main issues, policies and judgments cited picked out beside the letter — Every letter, there to read. We pick out the main issues, the policies and the judgments cited, so you can work through the letter faster.

Searching the full text of appeal decision letters in the app — Search inside every letter. By words or by meaning, filtered by authority, outcome, appeal type and procedure, with every locatable decision on the map and the Inspector named on each.

Start your free trial

More decisions in St Helens Metropolitan Borough Council

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

Dismissed29 April 20266002435
3 Catchdale, Moss Lane, St Helens, WA10 5QG
Allowed6 August 20253363687
Land South of 33 Mill Lane, Bold Heath , St Helens , WA8 3UU
Dismissed27 May 20253356966
1 Maggotts Nook Road, Rainford, Merseyside, WA11 8PJ
Dismissed26 April 20243326708
Ace of Hearts Garage, Warrington Road, St Helens, WA8 3XN
Dismissed23 February 20243330801
Whitewings Farm, Foxs Bank Lane, Knowsley, Cronton, L35 3SS

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.