- Decision
- approved, 21 August 2026
- Decided by
- Council officer (delegated): Dan Charles (case officer)
- Authority
- Warwick (West Midlands)
- Application reference
- W/25/0302
- Procedure
- delegated
- Development
- Three-bedroom cottage-style rural worker's dwelling (150 m² footprint) with detached garage replacing a temporary log cabin at an equestrian enterprise
- Homes
- 1
- Site context
- green belt, open countryside, isolated
- Green Belt
- Yes (grey belt not argued)
- Framework applied
- August 2026 NPPF
- Determinative policies
- HO11(1)(a), GB6(2)
- Development plan policies
- Warwick District Local Plan 2011-2029 DS18, H1, H12
- Main issues
- rural worker need; Green Belt very special circumstances; dwelling size
Summary
A permanent three-bedroom rural worker's house with a garage at an equestrian rehabilitation enterprise near Pinley Green, in the Green Belt, replacing a temporary log cabin. It uses the same Warwick DC template as W/26/0134: HO11(1)(a) essential need, verified by a consultant, provides the very special circumstances for inappropriate development.
Issues and findings
- HO11(1)(a): PASS. "the consultant has concluded that the business is financially sound and projects to be so in future … satisfied that the business is financially viable to justify the property" (Report). On size: "the Local Plan does not define a numerical limit on floor area for rural worker's dwellings, only that it should be proportionate to the established functional requirement" (Report).
- Alternatives. "the site is very isolated from any nearby settlements and … only a dwelling within sight and sound of the enterprise that generates a need to live on-site would be suitable" (Report).
- Green Belt. GB6(2) is applied; a new dwelling is inappropriate and very special circumstances are required.
Planning balance
GB6(2): the essential need clearly outweighs harm by reason of inappropriateness and harm to openness.
What made the difference
A consultant-verified functional and financial need on an enterprise tested over a temporary-consent period.
Transferable points
- A 150 m² three-bedroom cottage with a garage was accepted as "modest" for a rural worker. There is no numerical cap.
- The temporary-then-permanent pattern (a three-year trial dwelling) is decisive in both Warwick cases.
Policy findings
Policy codes are those of the National Planning Policy Framework (August 2026) unless a development plan is named.
| Policy | Finding | Weight | Note |
|---|---|---|---|
| HO11(1)(a) | pass | independent rural consultant confirmed the functional need (horse rehabilitation) and financial soundness; 150 m² footprint "modest"; no dwelling within sight and sound available | |
| GB6(2) | pass | substantial | inappropriate development, justified by very special circumstances arising from the essential need |
Key facts
- 7.1 ha of grassland north-west of Pinley Green, set back from the highway; existing agricultural building
- A temporary log cabin was granted in 2019 (W/19/1390) with additional stables, arena and walker
- The application was registered in April 2025 and decided in August 2026, after the new Framework took effect
Related decisions
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.