Ferry Farm House, Offerton Lane, Sunderland, SR4 0NH

replacement of existing 18 unit kennel building, with new 18 unit kennel building, to include covered indoor exercise area and for support to an existing rear boundary wall alongside Offerton Lane

Authority: Sunderland
Appeal type: Planning
Procedure: Written
Development: other
Postcode: SR4 0NH

Main issues, as the Inspector framed them

whether the proposal would amount to inappropriate development in the Green Belt having regard to any relevant development plan policies and the National Planning Policy Framework
the effect of the proposal on the openness of the Green Belt
the effect of the proposal upon the character and appearance of the area
if the development is inappropriate development in the Green Belt, whether the harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations, so as to amount to the very special circumstances required to justify the proposal

What decided it

The proposal is inappropriate development in the Green Belt that would cause harmful loss of openness, and the other considerations do not clearly outweigh this harm to justify very special circumstances.

Framework references: 11, 154

Plan policies cited: Policy NE6, Policy BH1

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

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