Land at Park Lane, Cheadle, Staffs, ST10 1PD

Main issues, as the Inspector framed them

• Whether the proposal is inappropriate development in the Green Belt, having regard to the Framework and any relevant development plan policies
• The effect of the proposal on the character and appearance of the area
• The effect of the proposal on the living conditions of the occupiers of neighbouring properties on Nursery Close with particular regard to loss of outlook
• The effect of the proposal on biodiversity
• If the proposal is 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 necessary to justify the development

What decided it

The proposal constitutes inappropriate development in the Green Belt which, by definition, is harmful and can only be justified by very special circumstances; the identified benefits do not clearly outweigh the harm to the Green Belt and the countryside setting of Cheadle.

The substantial harm to the Green Belt by reason of inappropriateness and harm to character and appearance, together with harm to the countryside setting of the historic town, was not clearly outweighed by the social and economic benefits of housing delivery and the personal circumstances of the appellant; the Green Belt protection policies provided a strong reason for refusal notwithstanding the out-of-date development plan.