Christmas House, The Avenue, Warrington, WA13 0SU

Planning appeal 3353372 at Christmas House, The Avenue, Warrington, WA13 0SU (Warrington Borough Council) was dismissed on 13 June 2025 by Inspector McDonagh C, by written representations. The main issue, as the Inspector framed it: Whether the proposal would constitute inappropriate development in the green belt having regard to the Framework and any relevant development plan policies.

‘Proposed Single Storey Side and Rear Extension to create an attached garage including alterations for a home office, bedroom and leisure suite. ’

Authority: Warrington Borough Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: McDonagh C
Postcode: WA13 0SU

Main issues, as the Inspector framed them

Whether the proposal would constitute 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
Whether any harm to the green belt 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 proposed developments

What decided it

The disproportionate scale of the extension, exceeding the 33% threshold by a significant margin, combined with harm to Green Belt openness, could not be justified by the moderate benefits claimed, as these did not amount to the very special circumstances required.

What the Inspector cited

Development plan policies: Policy GB1 of the Warrington Local Plan 2021/22 – 2038/39
National Planning Policy Framework: Paragraph 142Paragraph 153Paragraph 154Paragraph 155

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.

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The decision letter

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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.