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Allowed27 November 20253363320

Field at Lower Stakehill Farm, Stakehill Lane, Middleton, Manchester, M24 2SA

Planning appeal 3363320 at Field at Lower Stakehill Farm, Stakehill Lane, Middleton, Manchester, M24 2SA (Rochdale Metropolitan Borough Council) was allowed on 27 November 2025 by Inspector Storey P, by written representations. The main issue, as the Inspector framed it: The effect of the siting and appearance of the proposed installation on the character and appearance of the area, including the significance of designated heritage assets, and if any harm would occur, whether this is outweighed by the need for the installation to be sited as proposed taking into account any suitable alternatives.

The proposed replacement base station installation includes a 25m high Swann lattice tower, with 6No. VF antennae and 2No. VF transmissions dishes, located within a 100sqm fenced compound

Authority
Rochdale Metropolitan Borough Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
telecoms · Other minor developments
Inspector
Storey P
Postcode
M24 2SA

Main issues, as the Inspector framed them

  • The effect of the siting and appearance of the proposed installation on the character and appearance of the area, including the significance of designated heritage assets, and if any harm would occur, whether this is outweighed by the need for the installation to be sited as proposed taking into account any suitable alternatives

What decided it

The substantial public benefits of maintaining mobile network continuity and delivering enhanced 5G coverage, combined with evidence that the appeal site was operationally necessary and no materially better alternative existed, outweighed the limited less-than-substantial harm to heritage assets and character and appearance.

What the Inspector cited

Development plan policies
Policy P1Policy P2Policy P3Policy DM1Policy JP-P1Policy JP-P2Policy JP-C2
National Planning Policy Framework
Paragraph 122Paragraph 123Paragraph 212Paragraph 215

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. Dismissed19 October 20266014994
    19 Town House Road, Littleborough, Rochdale, OL15 9BG
  2. Dismissed25 September 20266013635
    22 Hawthorn Road, Rochdale, OL11 5JQ
  3. Dismissed2 September 20266004977
    77 Long Street, Middleton, M24 6UN
  4. Allowed30 July 20266005921
    Hollingworth Heights, Peanock Lane, Littleborough, OL15 0AD
  5. Dismissed18 June 20266005050
    Harwood Street Garage, Harwood Street, Littleborough, Rochdale, OL15 8NA

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.