land at the rear of 17-23, Wlkden Ave, Wigan, Lancashire, WN1 2JJ

described on the application form as the erection of 15 garages on vacant land

Authority: Wigan Metropolitan Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: other · Other minor developments
Inspector: Morgan R

Main issues, as the Inspector framed them

The effect of the proposal on the character and appearance of the area, including protected trees
Whether sufficient information has been provided to demonstrate that the proposed development would be, or could be made, stable and safe, having regard to historic coal mining activity in the area

What decided it

The unmitigated loss of protected trees and associated harm to character and appearance, combined with insufficient information to demonstrate site stability and safety, meant the proposal conflicted with the development plan and Framework with no considerations to outweigh this.

Framework references: 131, 183

Plan policies cited: Policy CP9, Policy CP17, Policy CP10

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.