®Planning appeal decision
Land By Ripponden Road, Delph, Littleborough, OL3 5UN
Planning appeal 3374113 at Land By Ripponden Road, Delph, Littleborough, OL3 5UN (Rochdale Metropolitan Borough Council) was dismissed on 13 April 2026 by Inspector Symmons J, by written representations. The main issue, as the Inspector framed it: whether the development is inappropriate development in the Green Belt having regard to any relevant development plan policies and the National Planning Policy Framework, including the effect on openness and purpose.
the use of land for siting of a shipping container café
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- leisure-sport · Change of use
- Inspector
- Symmons J
- Postcode
- OL3 5UN
Main issues, as the Inspector framed them
- whether the development is inappropriate development in the Green Belt having regard to any relevant development plan policies and the National Planning Policy Framework, including the effect on openness and purpose
- the development's effect on the character and appearance of the surrounding area
- if the development is found to be 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 required to justify the development
What decided it
The substantial harm to Green Belt openness and purposes, combined with harm to character and appearance, is not clearly outweighed by the limited to moderate benefits of the development, and therefore the very special circumstances required to justify inappropriate development in the Green Belt have not been demonstrated.
What the Inspector cited
- Development plan policies
- Policy G/D/2Policy JP-G9Policy DM1Policy P2Policy P3Policy JP-P1Policy JP-G1Policy JP-G5Policy SO1Policy E2Policy E5Policy E6Policy RE/5Policy G6Policy RE/7Policy BE/2
- National Planning Policy Framework
- Paragraph 11Paragraph 110Paragraph 115Paragraph 143Paragraph 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.