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Dismissed10 November 20253368429

Twine Valley Farm, Church Road, Shuttleworth, Bury, BL0 0HH

Planning appeal 3368429 at Twine Valley Farm, Church Road, Shuttleworth, Bury, BL0 0HH (Bury Metropolitan Borough Council) was dismissed on 10 November 2025 by Inspector Storey P, by written representations. The main issue, as the Inspector framed it: Whether the proposed development would be inappropriate development in the Green Belt, and if it would be inappropriate, whether the harm by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations amounting to the very special circumstances necessary to justify the development.

Slurry pond

Authority
Bury Metropolitan Borough Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
agricultural · Minor offices/R&D/light industry
Inspector
Storey P

Main issues, as the Inspector framed them

  • Whether the proposed development would be inappropriate development in the Green Belt, and if it would be inappropriate, whether the harm by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations amounting to the very special circumstances necessary to justify the development.
  • The effect of the proposal on the character and appearance of the area, including its landscape setting.
  • Whether it has been adequately demonstrated that the proposal would not lead to unacceptable impacts on land stability and soil pollution.
  • Whether the effects of the proposed development on the living conditions of nearby occupiers would be acceptable, with specific regard to the effects of noise, smell, disturbance and general activity associated with the proposal.
  • The effect of vehicle movements associated with the proposal on highway and pedestrian safety.

What decided it

The development constitutes inappropriate development in the Green Belt that fails to preserve openness and conflicts with the purposes of the Green Belt, and the operational and environmental benefits advanced do not clearly outweigh this substantial harm or the additional harms identified in relation to character and appearance, land stability, and living conditions.

What the Inspector cited

Development plan policies
Policy JP-G9Policy JP-G1Policy JP-P1Policy JP-S5Policy JP-C5Policy JP-C6Policy JP-C8Policy OL4/5Policy OL1/2Policy EN1/2Policy EN7/2Policy RT3/3Policy RT3/4
National Planning Policy Framework
Paragraph 11Paragraph 143Paragraph 153Paragraph 154Paragraph 155Paragraph 187Paragraph 197

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.

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The decision letter

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More decisions in Bury Metropolitan Borough Council

The authority’s record since 2016 · every decision in 2025

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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.