NB The title to this post is just for the benefit of those who say to me that the titles are the best bit. (I agree).
Following on from my 9 November 2024 blog post Intervention, there were two decisions issued yesterday (22 November 2024) resulting from call-ins of applications by the previous Government, one in relation to Berkeley’s Cranbrook scheme (initially refused by the previously Secretary of State, which decision was then quashed by consent, and now finally approved), the other in relation to a large logistics scheme in the Warrington green belt (initially resolved to be approved by Warrington Council, but now refused by the Secretary of State).
The Secretary of State’s power in section 77 of the Town and Country Planning Act 1990 to call-in applications for planning permission which raise planning issues of more than local importance is sparingly used. Usually, the power is used after the local planning authority has resolved to approve an application for planning permission for development. The Secretary of State’s policy remains that examples of where “planning issues of more than local importance” include those which in her opinion:
- “may conflict with national policies on important matters;
- may have significant long-term impact on economic growth and meeting housing needs across a wider area than a single local authority;
- could have significant effects beyond their immediate locality;
- give rise to substantial cross-boundary or national controversy;
- raise significant architectural and urban design issues; or
- may involve the interests of national security or of foreign Governments.
- However, each case will continue to be considered on its individual merits.”
The Quinn Estates/Sittingbourne situation I mentioned in my Intervention blog post is unusual, in that the decision to call-in was taken just before a meeting of the local planning authority’s planning committee where the applications in question were recommended for refusal.
The case remains that call-in by the Secretary of State (under section 77) is of little advantage to an applicant as opposed to appeal (under section 78) against the refusal or non-determination of the relevant application. The procedures are equivalent. The position is very much in contrast to the position in London where the Mayor can become the relevant planning authority for applications which meet specified criteria and then determine them rapidly via a representations hearing – a useful process in unlocking situations as with, recently, the proposed redevelopment of Springfield Hospital in Wandsworth and the proposed expansion of the All England Lawn Tennis Club in Wimbledon.
Turning to yesterday’s decisions (neither of which incidentally draw at all on the contents of the draft revised NPPF – we should hold our excitement as to the relevance of that document until the final version emerges before the end of the next month – these Christmas NPPF drops are now an annual staple of our festive plans):
I reported on the previous Secretary of State’s initial decision to refuse the application in my 22 April 2023 blog post, Mind Blowing Decisions. As it turned out, the decision was so mind blowing that the Secretary of State ended up consenting to judgment in October 2023 when the decision was challenged in the High Court by Berkeley.
The new Secretary of State has considered further representations from the parties and has now approved the scheme.
You may recall the previous Secretary of State’s criticisms of the scheme as not “sensitively designed” and being “of a generic suburban nature”. Those concerns haven’t entirely gone away but their relevance is now downplayed:
“Whilst the Secretary of State has concerns about the layout and design of the proposal, particularly the sensitivity and appropriateness of the design in the context of its setting, she has taken into account that only 20% of the site would be built on (IR730) and the proposed development would deliver landscape enhancements (IR826). Overall, she considers that the design of the scheme is a neutral factor in this case.”
The Secretary of State also notes the now enhanced protection for AONBs (now national landscapes) via section 245 of the Levelling-up and Regeneration Act 2023 and that the local planning authority can now demonstrate a five-year housing land supply but again these factors do not lead to refusal of the application. She “considers that the delivery of 165 homes (40% affordable housing) carries significant weight.”
Her overall conclusions:
“58. For the reasons given above, the Secretary of State considers that the application is not in accordance with Policies LBD1 of the Local Plan, Core Policies 1 and 14 of the Core
Strategy, and Policy AL/STR 1 of the Site Allocations LP, and is not fully in accordance with Policy EN21, EN22, EN25 of the Local Plan or Core Policy 12. She considers that the application is not in accordance with the development plan overall. She has gone on to consider whether there are material considerations which indicate that the proposal should be determined other than in accordance with the development plan.
59. Weighing in favour of the development are the need for and delivery of housing, the BNG, enhanced recreation opportunities, improvements in highway safety, heritage benefits to the historic landscape and landscape benefits by way of woodland planting and management, which collectively carry substantial weight.
60. Weighing against the proposal is the harm to the landscape and the scenic beauty of the HWAONB which attracts great weight, harm arising from development outside the limits of built development which carries moderate weight, harm to air quality which carries very limited weight and the effect on the plan-making process of the eLP which carries very limited weight.
61. The Secretary of State has concluded for the reasons given above that exceptional circumstances exist to justify the proposed development in the HWAONB and that the
development would be in the public interest. The AONB test at paragraph 183 (formerly 177) of the Framework is therefore favourable to the proposal.
62. Overall, the Secretary of State’s conclusion on section 38(6) of the Planning and Compulsory Purchase Act 2004 is that despite the conflict with the development plan, the material considerations in this case indicate that permission should be granted.
63. The Secretary of State therefore concludes that planning permission should be granted.”
This was an application for planning permission for around 3 million square feet of B8 development at Bradley Hall Farm, Grappenhall Lane, Warrington. The application was originally made in April 2019. Warrington Council had resolved to approve the application in March 2022 before it was called in in November 2022. The site had been proposed to be allocated in the emerging local plan before then being removed in the plan that was adopted in December 2023, the local plan inspector having concluded that there was no strategic need for the allocation.
In her decision letter yesterday, the Secretary of State reaches this conclusion on employment land supply and demand, and the need for employment land:
“For the reasons given at IR340-349 the Secretary of State recognises that there is a strong demand for logistics facilities and that the supply of the largest sites is limited within the region (IR347). However, overall she agrees with the Inspector at IR350 that the case for logistics supply and demand is overstated and largely based on subjective opinion rather than robust quantitative data.”
“The Secretary of State agrees at IR353 that it was not for the Inspector to revisit the underlaying basis of the very recently adopted Local Plan and determine the objectively assessed need for employment land in Warrington.
For the reasons given at IR351-359 and IR384, the Secretary of State, like the Inspector, accepts that a need for large scale units across the region is present (IR358). Like the Inspector, she is not persuaded that there is a lack of alternatives across the region, but agrees that provision is limited and not ideal. She further agrees therefore that a genuine need for the site within a regional context has not been wholly proven (IR359). The Secretary of State agrees with the Inspector at IR384 that the need for employment land carries limited weight.”
Overall, she found that the necessary “very special circumstances” case had not been made out.
Simon Ricketts, 23 November 2024
Personal views, et cetera

Photo courtesy of Jon Tyson via Unsplash



