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Dismissed9 October 20243334570

Bank Top Farm, Bank Top Hollingworth Road, Littleborough, OL15 0AU

Planning appeal 3334570 at Bank Top Farm, Bank Top Hollingworth Road, Littleborough, OL15 0AU (Rochdale Metropolitan Borough Council) was dismissed on 9 October 2024 by Inspector Billings C, by written representations. The main issue, as the Inspector framed it: whether the proposal would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework and relevant development plan policies.

erection of a farm shop with café and community room and ancillary accommodation with access, parking, and landscaping and other associated works

Authority
Rochdale Metropolitan Borough Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
agricultural · Other minor developments
Inspector
Billings C
Postcode
OL15 0AU

Main issues, as the Inspector framed them

  • whether the proposal would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework and relevant development plan policies
  • the effect of the proposed development on the openness of the Green Belt
  • the effect of the development on the character and appearance of the area
  • 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 required to justify the proposal

What decided it

The substantial harm to the Green Belt through inappropriateness and loss of openness, combined with adverse effects on character and appearance, was not clearly outweighed by the farm diversification and economic benefits, meaning very special circumstances were not demonstrated.

What the Inspector cited

Development plan policies
Policy G4Policy E6Policy P1Policy P2Policy P3Policy DM1Policy JP-G5Policy JP-G1Policy JP-G8Policy JP-C6Policy JP-C8
National Planning Policy Framework
Paragraph 11Paragraph 88Paragraph 142Paragraph 143Paragraph 154Paragraph 155Paragraph 180

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 Rochdale Metropolitan Borough Council

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

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    Branch Road Farm Branch Road, Littleborough, OL15 0AB

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.