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Planning appeal decision

Dismissed27 October 20223291526

Land East of the Former Hartleys Farm, Wingates Lane, Westhoughton, Bolton, BL5 3LP

Planning appeal 3291526 at Land East of the Former Hartleys Farm, Wingates Lane, Westhoughton, Bolton, BL5 3LP (Bolton Metropolitan Borough Council) was dismissed on 27 October 2022 by Inspector Caines A, following a hearing. The main issue, as the Inspector framed it: Whether the appeal site is an appropriate location for the proposal, having regard to the relevant development plan policies.

Erection of up to 30 dwellings

Authority
Bolton Metropolitan Borough Council
Appeal type
major · Planning Appeal
Procedure
Hearing
Development
residential · Major dwellings
Inspector
Caines A
Postcode
BL5 3LP

Main issues, as the Inspector framed them

  • Whether the appeal site is an appropriate location for the proposal, having regard to the relevant development plan policies
  • The effect of the proposal on the character and appearance of the area
  • Whether any adverse impacts of granting planning permission would significantly and demonstrably outweigh the benefits, when assessed against the Framework taken as a whole

What decided it

The significant and permanent harm to the character and appearance of the area outweighed the housing and affordable housing benefits.

The significant harm to character and appearance, together with limited-weight conflict with out-of-date housing supply policies, was found to outweigh the benefits of housing delivery, affordable housing, economic activity, biodiversity net gain and open space/footpath improvements.

What the Inspector cited

Development plan policies
AP Policy CG6APCS Policy OA3(3)CS Policy OA3(6)CS Policy OA3Policy CG3
National Planning Policy Framework
Paragraph 11Paragraph 174

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

See how each was applied

The decision letter

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More decisions in Bolton

The authority’s record since 2016 · every decision in 2022

  1. decided29 October 20266006652
    137 Radcliffe Road, Bolton, Greater Manchester, Bolton, Greater Manchester, England, United Kingdom, BL2 1NU
  2. decided29 October 20266006651
    137 Radcliffe Road, Bolton, BL2 1NU
  3. Allowed16 October 20266013083
    42 Mackenzie Street, Bolton, BL1 6QW
  4. Dismissed16 October 20266003961
    Howarth Fold Farm, Blackburn Road, Egerton, Bolton, BL7 9PP
  5. Allowed13 October 20266011202
    6 Horrocks Hill Farm, Scout Road, Bolton, BL1 7NZ

The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.