land to the south of 117 Greenfield Road, Colne, Lancashire, BB8 9QU

conversion of existing garage/workshop to dwelling

Authority: Pendle Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Heron E

Main issues, as the Inspector framed them

whether the development is in an appropriate location with regard to matters of flood risk
whether the appeal site is grey belt land and whether the proposal is inappropriate development in the Green Belt, having regard to the Framework and relevant development plan policies
the effect upon the openness of the Green Belt
whether any harm by reason of inappropriateness, and any other harm would be clearly outweighed by other considerations so as to amount to very special circumstances

What decided it

The proposal fails to demonstrate that future occupants would be safe during flood events, with inadequate safe access and escape routes, which provides a strong reason for refusal that excludes the site from grey belt status and, combined with inappropriate Green Belt development and harm to openness, means very special circumstances do not exist.

Framework references: 154, 155, 170, 181

Plan policies cited: Policy ENV 7

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

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