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Notice varied and upheld2 April 20253346262

Nine Oaks Stocks Lane, Over Peover, Knutsford, WA16 8TU

Planning appeal 3346262 at Nine Oaks Stocks Lane, Over Peover, Knutsford, WA16 8TU (Cheshire East) was allowed in part (a split decision) on 2 April 2025 by Inspector Hanson S, following a hearing. The main issue, as the Inspector framed it: Whether the development is inappropriate development in the Green Belt having regard to the National Planning Policy Framework (the Framework) and any relevant development plan policy.

Without planning permission - 1. the erection of a two storey rear extension; 2. the erection of a single storey side extension; 3. the erection of a first floor side extension; and 4. the alteration to part of the roof to provide a glass lantern above the main ridge

Authority
Cheshire East
Appeal type
enforcement · Enforcement Notice
Procedure
Hearing
Development
residential · Other minor developments
Inspector
Hanson S
Postcode
WA16 8TU

Main issues, as the Inspector framed them

  • Whether the development is inappropriate development in the Green Belt having regard to the National Planning Policy Framework (the Framework) and any relevant development plan policy
  • The effect of the development on openness and the purposes of the Green Belt
  • If the development is inappropriate, whether the 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 extensions were found to be disproportionate additions over the original building, amounting to inappropriate development causing Green Belt harm that was not clearly outweighed by the limited weight given to fallback and other considerations.

the substantial weight given to the Green Belt harm and policy conflict was not clearly outweighed by the limited weight afforded to fallback considerations (demolition/rebuild as infill or PDL redevelopment, and a pending replacement dwelling application), so very special circumstances were not established

What the Inspector cited

Development plan policies
Policy PG 3Policy PG 10Policy RUR 11Policy H1
National Planning Policy Framework
Paragraph 142Paragraph 153Paragraph 154
Judgments
Lee Valley Regional Park Authority, R (on the application of) v Epping Forest District Council & Anor [2016] EWCA Civ 404; Euro Garages Ltd vs. SoS for CLG and Cheshire West and Chester Council [2018] EWHC 1753 (Admin); Samuel Smith Old Brewery (Tadcaster) & Ors, R (on the application of) v North Yorkshire County Council [2020]

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 Cheshire East

The authority’s record since 2016 · every decision in 2025

  1. Dismissed13 October 20266009638
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  2. Allowed5 October 20266008576
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  3. Allowed2 October 20266010578
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  4. Dismissed30 September 20266010213
    Disley Meadow, Lower Greenshall Lane, Disley, SK12 2HH
  5. Allowed30 September 20266008176
    Sycamore Farm, Well Bank Lane, Over Peover, WA16 8UN

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.