®Planning appeal decision
1 Maggotts Nook Road, Rainford, Merseyside, WA11 8PJ
Planning appeal 3356966 at 1 Maggotts Nook Road, Rainford, Merseyside, WA11 8PJ (St Helens Metropolitan Borough Council) was dismissed on 27 May 2025 by Inspector Bromley N, by written representations. The main issue, as the Inspector framed it: whether the appeal scheme would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework and any relevant development plan policies, including assessing the effect of the appeal scheme on the openness of the Green Belt.
application for the change of use of a small element of agricultural land to residential garden, a new vehicular access to the highway with associated boundary wall, installation of hardstanding and the construction of outbuildings comprising of a potting shed, garage and summerhouse
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Change of use
- Inspector
- Bromley N
- Postcode
- WA11 8PJ
Main issues, as the Inspector framed them
- whether the appeal scheme would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework and any relevant development plan policies, including assessing the effect of the appeal scheme on the openness of the Green Belt
- if the appeal scheme is found to be inappropriate development, 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 scheme
What decided it
The substantial harm arising from inappropriate development in the Green Belt and loss of openness was not clearly outweighed by other considerations, and very special circumstances did not exist to justify the scheme.
What the Inspector cited
- Development plan policies
- Policy LPA01Policy LPD05
- National Planning Policy Framework
- Paragraph 143Paragraph 153Paragraph 154
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
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.
With an account
What an account adds to this decision
More decisions in St Helens Metropolitan Borough Council
The authority’s record since 2016 · every decision in 2025
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- Allowed6 August 20253363687Land South of 33 Mill Lane, Bold Heath , St Helens , WA8 3UU
- Dismissed26 April 20243326708Ace of Hearts Garage, Warrington Road, St Helens, WA8 3XN
- Dismissed23 February 20243330801Whitewings Farm, Foxs Bank Lane, Knowsley, Cronton, L35 3SS
- Dismissed23 February 20243325847The Junction, Rainford, WA11 7JU
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.