# Land off High Cross Lane, Pinley Green (permanent rural worker's dwelling)

- **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
- **Tags:** rural-worker-dwelling, vsc-shown, equestrian, small-scheme

## 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
- **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 weight).** 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

## Sources
- https://planningdocuments.warwickdc.gov.uk/online-applications/applicationDetails.do?activeTab=summary&keyVal=_WARWI_DCAPR_97418
- https://planningdocuments.warwickdc.gov.uk/online-applications/files/D2E42FC006E4FCBCE7C303A8EDFFDBD5/pdf/W_25_0302-Delegated_Report-2014018.pdf

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Source: https://planningdistilled.org/research/england/nppf-navigator/decisions/warwick-W-25-0302.html

A summary of a public planning decision, written from the officer report. Not legal advice. © Planning Distilled. Released under the Creative Commons Attribution 4.0 licence (https://creativecommons.org/licenses/by/4.0/): share and adapt freely, with credit to Planning Distilled. Quotations from decision letters, plans and the Framework remain the copyright of their publishers.