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

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.