®Planning appeal decision
Meadowgate Farm, Cob Kiln Lane, Urmston, Trafford, M41 9JT
Planning appeal 3369329 at Meadowgate Farm, Cob Kiln Lane, Urmston, Trafford, M41 9JT (Trafford Metropolitan Borough Council) was dismissed on 26 November 2025 by Inspector Hughes L, by written representations. The main issue, as the Inspector framed it: Whether the proposed development would be inappropriate development in the Green Belt, having regard to the National Planning Policy Framework (2024) and any relevant development plan policies.
erection of children's nursery with associated parking and play areas and wider site amendments, following demolition of existing buildings and stables and alterations to existing access along Cob Kiln Lane
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- community-institutional · Other minor developments
- Inspector
- Hughes L
- Postcode
- M41 9JT
Main issues, as the Inspector framed them
- Whether the proposed development would be inappropriate development in the Green Belt, having regard to the National Planning Policy Framework (2024) and any relevant development plan policies
- The effect of the proposed development on the character and appearance of the area
- Whether other considerations clearly outweigh the harm to the Green Belt and any other harm so as to amount to very special circumstances
What decided it
The failure to demonstrate a demonstrable unmet need for nursery provision under Framework paragraph 155(b), combined with the considerable harm to Green Belt openness and significant harm to character and appearance, meant that very special circumstances did not exist to justify the inappropriate development.
What the Inspector cited
- Development plan policies
- Trafford Core Strategy Policy R4Places for Everyone Joint Development Plan Document Policy JP-G9Places for Everyone Joint Development Plan Document Policy JP-G1Places for Everyone Joint Development Plan Document Policy JP-P1Trafford Supplementary Planning Document 7
- National Planning Policy Framework
- Paragraph 11Paragraph 100Paragraph 142Paragraph 153Paragraph 154Paragraph 155
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 appliedThe decision letter
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With an account
What an account adds to this decision
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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.