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Allowed11 September 20253358849

Rainshore House Over Town Lane, Rochdale, OL12 7TQ

Planning appeal 3358849 at Rainshore House Over Town Lane, Rochdale, OL12 7TQ (Rochdale Metropolitan Borough Council) was allowed on 11 September 2025 by Inspector Senior H, 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 any relevant development plan policies.

change of use of dwelling house (Use Class C3) into Special Education Needs School (Use Class F1 (a)); demolition of outbuilding; erection of new single storey classroom building; alterations to existing access and car park; installation of multi-use games area and fencing

Authority
Rochdale Metropolitan Borough Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
community-institutional · Change of use
Inspector
Senior H
Postcode
OL12 7TQ

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 any relevant development plan policies
  • the effect on the openness and purposes of the Green Belt
  • the effect 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 proposal does not constitute inappropriate development in the Green Belt as it meets the Grey Belt provisions with demonstrable unmet need for special education provision and would be located in a sustainable location with appropriate mitigation measures.

What the Inspector cited

Development plan policies
Policy G4Policy P1Policy P2Policy P3Policy DM1Policy JP-P1Policy JP-G9Policy JP-G1
National Planning Policy Framework
Paragraph 142Paragraph 143Paragraph 154Paragraph 155Paragraph 110Paragraph 115

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 2025

  1. Allowed30 July 20266005921
    Hollingworth Heights, Peanock Lane, Littleborough, OL15 0AD
  2. Dismissed13 April 20263374113
    Land By Ripponden Road, Delph, Littleborough, OL3 5UN
  3. Dismissed4 September 20253356528
    Summit View Cabin, Salley Street, Calderbank Road, Littleborough, OL15 9NG
  4. Dismissed23 July 20253359059
    Hopwood Hall, Hopwood Hall College, Middleton Campus Rochdale Road, Middleton, Manchester, M24 6XH
  5. Allowed25 April 20253352998
    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.