A government planning inspector has upheld Solihull Council's decision to refuse retrospective permission for an outbuilding extension and gravel access track at a home in Meriden, leaving the applicant facing potential enforcement action.
The appeal concerned The Woodlands in Lodge Green Lane, where applicant Andrew Cummings built the extension and track in October 2023 before submitting a retrospective application in November 2024. The land lies outside the residential curtilage of the main dwelling and within the green belt.
Application argued works were compliant
In the planning statement submitted with the application, the applicant argued the works should be regularised in line with national and local policies. The statement said: "The works have been carried out on land that is currently outside the residential curtilage of the main dwelling, located within the green belt."
The statement added: "The application seeks to regularise the development in accordance with national and local planning policies. The planning application is submitted following correspondence with Solihull Council regarding an alleged breach of planning control."
It further claimed the extension to the existing outbuilding was not a 'disproportionate addition' and therefore complied with planning policies. The access track, described as an engineering operation enabling access from the dwelling to the outbuilding, was also said to be compliant. The statement concluded the design and materials were sensitive to local character and would not cause significant harm, asking for approval "without delay".
Council refusal and appeal
In February, Mark Andrews, Solihull Council's head of planning, design and engagement service, refused planning permission. His decision notice cited the development as inappropriate in the green belt, with no very special circumstances to outweigh the harm. He also described it as a "visually intrusive extension of urbanised development into agricultural land, resulting in an unacceptable erosion of the rural character and appearance of the area".
The applicant appealed to the government's planning inspectorate, and inspector Philip Barton visited the site in May. Barton agreed the site was well screened from public vantage points and that the development "would not be conspicuous within the landscape setting and would have an acceptable effect on the character and appearance of the area".
However, dismissing the appeal, Barton wrote: "I have found that there would be harm to the green belt by reason of the proposal's inappropriateness and its effect on openness. Very special circumstances necessary to justify this development do not exist."
Committee chair warns developers
Councillor Bob Grinsell, chairman of Solihull Council's planning committee, has repeatedly criticised retrospective applications. At June's meeting he warned developers: "If you are going to build something, get permission. Don't build it before you have got the permission."
The appeal decision can be read by searching for application PL/2025/02055/PPFL at the council's online planning portal.
