®Planning appeal decision
Clough Manor Hotel, Rochdale Road, Denshaw, Oldham, OL3 5UE
Planning appeal 3375124 at Clough Manor Hotel, Rochdale Road, Denshaw, Oldham, OL3 5UE (Oldham Metropolitan Borough Council) was dismissed on 20 April 2026 by Inspector Symmons J, by written representations. The main issue, as the Inspector framed it: whether the proposal 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.
a touring caravan site including new access to highway
- Authority
- Oldham Metropolitan Borough Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- caravan-gypsy · Minor traveller and caravan pitches
- Inspector
- Symmons J
- Postcode
- OL3 5UE
Main issues, as the Inspector framed them
- whether the proposal 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 proposal's effect on residents of neighbouring properties' living condition with regard to noise, disturbance and privacy
- if the proposal 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 combination of inappropriate development causing moderate harm to Green Belt openness and purpose, together with unacceptable harm to neighbouring living conditions from noise and disturbance, was not clearly outweighed by the modest economic benefits claimed, failing to demonstrate the very special circumstances required.
What the Inspector cited
- Development plan policies
- Policy 22 of the Oldham Local Development Framework Development Plan Document – Joint Core Strategy and Development Management Policies 2011Policy JP-G9 of the Places for Everyone Joint Development Plan 2022-2039Policy JP-P1 of the Places for Everyone Joint Development Plan 2022-2039Policy 9 of the Oldham Local Development Framework Development Plan Document – Joint Core Strategy and Development Management Policies 2011
- National Planning Policy Framework
- Paragraph 154Paragraph 155Paragraph 143Paragraph 153Paragraph 167Paragraph 12
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.