271 Crankwood Road, Abram, WIGAN, WN2 5YB

a two storey side and rear extension

Authority: Wigan Metropolitan Borough Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Morgan R

Main issues, as the Inspector framed them

whether the proposal is inappropriate development in the Green Belt
the effect of the proposal on the character and appearance of the area
whether the proposal would cause harm to the living conditions of the occupiers of 269 and 273 Crankwood Road, with particular regard to outlook
If the development is inappropriate, whether the harm by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations, so as to amount to the very special circumstances necessary to justify it

What decided it

The proposal exceeds the volumetric thresholds in UDP Policy GB1B and constitutes inappropriate development in the Green Belt which, combined with harm to character and living conditions, cannot be justified by very special circumstances.

The harm by reason of inappropriateness in the Green Belt, combined with harm to character and appearance and living conditions of neighbours, was not outweighed by any other considerations, so very special circumstances do not exist.

Framework references: 149, 130

Plan policies cited: Policy GB1B, Policy CP 8, Policy CP 10, Policy CP 17

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.