®Planning appeal decision
Proposed Dwelling At Oakdene, Greenhill Bank, Criftins, Ellesmere, SY12 9LU
Planning appeal 6005224 at Proposed Dwelling At Oakdene, Greenhill Bank, Criftins, Ellesmere, SY12 9LU (Shropshire) was dismissed on 2 July 2026 by Inspector A O'Neill, by written representations. The main issue, as the Inspector framed it: whether the site is in a suitable location, having regard to the Council's strategy for the location of housing and the site's access to services and facilities.
the erection of 1No self-build dwelling with means of access following the demolition of an existing equestrian building and installation of package treatment plant
- Authority
- Shropshire
- Appeal type
- minor · Planning
- Procedure
- Written
- Development
- residential
- Inspector
- A O'Neill
- Postcode
- SY12 9LU
Main issues, as the Inspector framed them
- whether the site is in a suitable location, having regard to the Council's strategy for the location of housing and the site's access to services and facilities
- the effect of the proposal on the integrity of the Midlands Meres and Mosses Phase 2 Ramsar site
What decided it
The proposal would have an adverse effect on the integrity of the Midlands Meres and Mosses Phase 2 Ramsar site without secured mitigation, and the site is not in a suitable location according to the Council's housing distribution strategy, with no material considerations outweighing the conflict with the development plan.
The conflict with the Council's housing distribution strategy and Ramsar protection policies, given significant weight for consistency with the Framework, was not outweighed by the limited benefits of a single dwelling to housing supply and the local economy, particularly where Ramsar protection provided a strong reason for refusal under paragraph 11(d) of the Framework.
What the Inspector cited
- Development plan policies
- CS Policy CS1CS Policy CS5CS Policy CS6CS Policy CS17SAMDev Policy MD1SAMDev Policy MD7aSAMDev Policy MD2SAMDev Policy MD12
- National Planning Policy Framework
- Paragraph 11Paragraph 125Paragraph 225
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.