Rhodes Farm, Wiggins Lane, Holmeswood, L40 1UJ

demolish existing garage and conservatory to form single storey rear extension and to side and rear with a detached garage

Authority: West Lancashire District Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Hatfield T

Main issues, as the Inspector framed them

Whether the proposal would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework and development plan policy
The effect of the proposal on the openness of the Green Belt
If the proposal is inappropriate development, 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 the development

What decided it

The cumulative volumetric increase to the host property would be disproportionate under NPPF paragraph 149(c), constituting inappropriate development in the Green Belt for which no very special circumstances existed to justify approval.

Framework references: 149, 147, 137

Plan policies cited: Policy GN1 of the West Lancashire Local Plan (2013), Development in the Green Belt SPD (2015)

Read the decision letter on the Inspectorate’s site

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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.

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