12 Milne Street, Irewell Vale Ramsbottom, Bury, Lancashire, BL0 0QP

Main issues, as the Inspector framed them

• whether the proposal is inappropriate development in the Green Belt, having regard to the National Planning Policy Framework and relevant development plan policies
• the effect upon the openness of the Green Belt
• the effect of the development on the character and appearance of the area, including the setting of Irwell Vale Conservation Area
• the effect of the development on the living conditions of neighbouring occupiers, with particular regard to privacy, and the potential for noise and disturbance
• the effect of the development on biodiversity
• if the proposal is inappropriate, 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 constitutes inappropriate development in the Green Belt that would harm openness and the setting of a conservation area, and the other considerations do not clearly outweigh this harm to justify very special circumstances.