®Planning appeal decision
Shakerley Hall Cumbermere Lane, Tyldesley, Manchester, M29 8NE
Planning appeal 3333755 at Shakerley Hall Cumbermere Lane, Tyldesley, Manchester, M29 8NE (Wigan Metropolitan Borough Council) was dismissed on 12 March 2024 by Inspector Clowes M, following a hearing. The main issue, as the Inspector framed it: Whether the proposal would be inappropriate development in the Green Belt, having regard to the Framework and any relevant development plan policies.
Erection of an agricultural worker's dwelling
- Authority
- Wigan Metropolitan Borough Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Hearing
- Development
- agricultural · Minor Dwellings
- Inspector
- Clowes M
- Postcode
- M29 8NE
Main issues, as the Inspector framed them
- Whether the proposal would be inappropriate development in the Green Belt, having regard to the Framework and any relevant development plan policies
- The effect of the proposal on the openness of the Green Belt
- 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, including whether there is an essential need for an additional dwelling to accommodate a rural worker at the site, so as to amount to very special circumstances necessary to justify it
What decided it
The appellant failed to demonstrate an essential functional and financial need for the dwelling sufficient to clearly outweigh the substantial harm to the Green Belt.
the substantial weight attached to Green Belt harm (inappropriateness and loss of openness) was not clearly outweighed by the claimed essential need for a rural worker's dwelling, so very special circumstances were not demonstrated
What the Inspector cited
- Development plan policies
- Policy CP8
- National Planning Policy Framework
- Paragraph 154Paragraph 149Paragraph 142Paragraph 84
- Judgments
- Lee Valley Regional Park Authority, R (on the application of) v Epping Forest District Council & Anor (Rev 1) [2016] EWCA Civ 404; Keen v Secretary of State for the Environment and Aylesbury Vale District Council [1996] JPL 753
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 appliedThe decision letter
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With an account
What an account adds to this decision
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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.