Town Planner Pro
Free trial
Search appeal decisions

Planning appeal decision

Dismissed28 April 20263359774

Land to the Southern Side of Cragg Road, Chadderton, Oldham, OL1 2RX

Planning appeal 3359774 at Land to the Southern Side of Cragg Road, Chadderton, Oldham, OL1 2RX (Oldham Metropolitan Borough Council) was dismissed on 28 April 2026 by Inspector Symmons J, by written representations. The main issue, as the Inspector framed it: whether the proposal is inappropriate development in the Green Belt having regard to any relevant development plan policies and the Framework, including where relevant, the effect on openness and purpose.

the demolition of existing outbuildings and erection of 4 no. detached dwellings with associated landscaping

Authority
Oldham Metropolitan Borough Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Symmons J
Postcode
OL1 2RX

Main issues, as the Inspector framed them

  • whether the proposal is inappropriate development in the Green Belt having regard to any relevant development plan policies and the Framework, including where relevant, the effect on openness and purpose
  • the proposal's effect on existing trees
  • the proposal's effect on highway safety
  • if the proposal is found to be inappropriate development, whether the harm 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 development

What decided it

The proposal fails to meet the exception in Paragraph 155 of the Framework because the Council can demonstrate a 6.7-year housing land supply and the Housing Delivery Test result exceeds 75 per cent, meaning there is no demonstrable unmet housing need to justify inappropriate development in the Green Belt.

The substantial weight given to harm to the Green Belt openness and purpose, combined with unacceptable harm to existing trees, clearly outweighs the limited to moderate weight of housing supply benefits, economic benefits and other positive considerations, such that very special circumstances have not been demonstrated.

What the Inspector cited

Development plan policies
Policy 22 of the Oldham Local Development Framework Development Plan Document – Joint Core Strategy and Development Management Policies 2011Policy JP-G9 of the Places for Everyone Joint Development Plan 2022–2039Policy D1.5 of the Oldham Local Development Framework Development Plan Document – Joint Core Strategy and Development Management Policies 2011Policy JP-G7 of the Places for Everyone Joint Development Plan 2022–2039Policy 9 of the Oldham Local Development Framework Development Plan Document – Joint Core Strategy and Development Management Policies 2011Policy JP-C8 of the Places for Everyone Joint Development Plan 2022–2039Policy JP-H1 of the Places for Everyone Joint Development Plan 2022–2039
National Planning Policy Framework
Paragraph 11Paragraph 110Paragraph 115Paragraph 143Paragraph 153Paragraph 154Paragraph 155Paragraph 156

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

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.

Appeals plan, £15 a month

With an account

What an account adds to this decision

53 other decided appeals within two kilometres of this site. In the app every dot opens its decision, and its letter wherever one was published, and you can draw your own site to see what has been decided around it.AllowedDismissedSplitThis decision
An appeal decision in the app, with the main issues, policies and judgments cited picked out beside the letter
Every letter, there to read. We pick out the main issues, the policies and the judgments cited, so you can work through the letter faster.
Searching the full text of appeal decision letters in the app
Search inside every letter. By words or by meaning, filtered by authority, outcome, appeal type and procedure, with every locatable decision on the map and the Inspector named on each.
Start your free trial

More decisions in Oldham Metropolitan Borough Council

The authority’s record since 2016 · every decision in 2026

  1. Dismissed10 August 20266009617
    The Stables, 67 Thornham Road, Shaw, OL2 7HR
  2. Dismissed20 April 20263375124
    Clough Manor Hotel, Rochdale Road, Denshaw, Oldham, OL3 5UE
  3. Dismissed9 March 20263376260
    The Barn Diglea, Diggle, Oldham, OL3 5LA
  4. Allowed21 October 20253367017
    Land on the South Side of Medlock Road, Failsworth, Manchester, M35 9WG
  5. Dismissed10 October 20253363497
    Land off Carr Lane, Diggle, Oldham, OL3 5ND

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.