- Decision
- dismissed, 17 August 2026
- Decided by
- Planning Inspector: N Unwin
- Authority
- Tameside (North West)
- Appeal reference
- 6005788
- Application reference
- 25/00570/FUL
- Procedure
- written representations
- Development
- Detached two-storey dwelling on an overgrown green gap behind Grade II listed weavers' cottages
- Homes
- 1
- Site context
- settlement edge, listed building setting
- Green Belt
- No
- Framework applied
- December 2024 NPPF (transitional)
- Determinative policies
- HE6(4)
- Development plan policies
- Tameside UDP 2004 H9, H10, C1, C6, 1.11, Places for Everyone DPD 2024 JP-P2, JP-G8
- Main issues
- heritage setting; character; biodiversity
Summary
A single dwelling on a green gap behind listed weavers' cottages was dismissed for harm to their rural setting and the character of the area, and because BNG was not shown. The letter is dated 17 Aug 2026 and applies the December 2024 Framework (paras 212, 215).
What made the difference
The open vegetated gap separated the traditional terraces from later development and formed their rural backdrop. One house carried only limited weight against that harm (DL 8-13).
Policy findings
Policy codes are those of the National Planning Policy Framework (August 2026) unless a development plan is named.
| Policy | Finding | Weight | Note |
|---|---|---|---|
| HE6(4) | fail | less than substantial harm to the rural setting of Grade II 14-18 John Street; 2024 paras 212 and 215 applied with 'great weight'; limited weight to benefits of one dwelling (DL 12-13) | |
| N2 | fail | no mechanism securing self-build exemption; 10% BNG under JP-G8 not shown (DL 16-19) |
Key facts
- Decision dated 17 Aug 2026 and applies 2024 Framework paragraphs 212 and 215
- Council had called the harm substantial; inspector found less than substantial (DL 12)
Sources
This note is one of the decisions behind the NPPF 2026 Navigator, which shows how each Framework test has been applied across all the decisions in the database. Also available as Markdown.