Turkey Oak Cottage Bentleys Farm Lane, Higher Whitley, Warrington, WA4 4QN

Main issues, as the Inspector framed them

• Whether or not the proposal would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework and any relevant development plan policies
• The effect of the proposal on highway safety with particular regard to access visibility, the lack of a footpath in front of Holly Barn and Cedar Barn, and width
• The effect of the proposal on the living conditions of the occupiers of Holly Barn and Cedar Barn, with particular reference to noise and disturbance from vehicular movements
• Whether the proposal would provide suitable living conditions for future occupiers, with regard to outlook and the provision of private amenity space
• The effect of the proposal on biodiversity
• Whether it would enhance or preserve the character or appearance of the Higher Whitley Conservation Area and the area, and the effect of the proposal on the significance of the Conservation Area as a designated heritage asset
• Whether the proposal would make adequate provision for affordable housing
• Whether any harm by reason of inappropriateness in the Green Belt, and any other harm, would be clearly outweighed by other considerations so as to amount to the very special circumstances required to justify the development

What decided it

The substantial and long-lasting adverse impacts on highway safety, living conditions of existing and future occupiers, and unresolved biodiversity concerns significantly and demonstrably outweighed the moderate benefits of housing contribution and economic activity.

The moderate benefits of housing delivery and economic activity were substantially outweighed by the significant harms to highway safety, living conditions of existing and future occupiers, and unresolved biodiversity concerns, such that the presumption in favour of sustainable development did not apply.