Outline permission on previously developed land in the Staffordshire green belt was granted by an inspector satisfied that a detailed scheme could be devised which would have no greater impact on openness and improve the appearance of the site.

The site is currently occupied by a vacant B8 warehouse and extensive hardstanding, located in the green belt just outside the settlement boundary of a village.

In considering whether the outline proposal satisfied the NPPF paragraph 149 (g) exception to inappropriate development in the green belt for redevelopment of previously developed land having no greater impact on green belt openness, the inspector particularly noted the extensive areas of hardstanding around the large building which could be used for outside storage and HGV parking, stating that such activities would harm the openness of the site. He held the reintroduction of a storage or distribution use was a realistic prospect and this fallback was a significant factor in his assessment.

In the inspector’s opinion, a residential development could be designed that would have a similar or less harmful effect on spatial openness and if set further back into the site it would be less noticeable from the road than the store and improve visual openness. He gave limited weight to the appellant’s indicative scheme and any comparison of openness with existing development, stating instead that an acceptable design could be ensured through the approval of reserved matters process and the proposed change in use and character of the site would not inevitably affect its openness, concluding it would not be an inappropriate development in the green belt.

On other issues, the inspector held that adverse effects on the integrity of a SAC were adequately mitigated by contributions and conflict with spatial strategy carried little weight as a footpath link secured by condition would allow residents to walk to a range of local services and help maintain the vitality of the rural community.