60a/62 Chorley Road, Westhoughton, Bolton, BL5 3PL

the erection of one detached house (resubmission of 07936/20) 25/6/20 refusal

Authority: Bolton Metropolitan Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Rafferty C

Main issues, as the Inspector framed them

the effect of the development on the character and appearance of the host dwellings and surrounding area
the living conditions of residents at Nos. 60-62A Chorley Road and Nos. 7–11 Ploughfields with regards to outlook, light, privacy, and noise and disturbance
trees

What decided it

The substantial weight given to the significant adverse effects on character and appearance and living conditions, which in the context of the tilted balance significantly and demonstrably outweighed the benefits of housing provision.

The adverse impacts of harm to character and appearance and living conditions, given substantial weight, significantly and demonstrably outweighed the benefits of housing provision and associated economic benefits, which were given only some weight tempered by the small scale of the scheme.

Framework references: 11

Plan policies cited: Policy CG3, Policy OA3, Policy CG4, Policy CG1.2

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.

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