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Allowed30 January 20233301093

Land at Mytham Road, Prestolee Road, Boscow Road, Hall Lane and Newbury Road, Little Lever, Bolton, BL3 1JE

Planning appeal 3301093 at Land at Mytham Road, Prestolee Road, Boscow Road, Hall Lane and Newbury Road, Little Lever, Bolton, BL3 1JE (Bolton Metropolitan Borough Council) was allowed on 30 January 2023 by Inspector Palmer N, following an inquiry. The main issue, as the Inspector framed it: whether or not the proposal would be inappropriate development in the Green Belt having regard to national policy and any relevant development plan policies.

the erection of dwellings on two sites: (i) land at former Creams Mill site including land off Mytham Road, with associated works including internal access, landscaping and infrastructure including a two-way bridge and provision of woodland walks; and (ii) land south of Hall Lane and west of Newbury Road with associated works including new access from Hall Lane, associated landscaping, internal access and infrastructure including paths along canal frontage and path linking Moses Gate Country Park; and repair to canal breach and restoration works including re-lining of the Manchester, Bolton and Bury Canal and restoration of canal towpath

Authority
Bolton Metropolitan Borough Council
Appeal type
major · Planning Appeal
Procedure
Inquiry
Development
residential · Major dwellings
Inspector
Palmer N

Main issues, as the Inspector framed them

  • whether or not the proposal would be inappropriate development in the Green Belt having regard to national policy and any relevant development plan policies
  • the effect of the proposal on the purposes and openness of the Green Belt
  • the effect of the proposal on the character and appearance of the area
  • whether any harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations, so as to amount to the very special circumstances needed to justify the proposal

What decided it

The very significant benefits of market and affordable housing delivery, combined with substantial canal restoration and other benefits, clearly outweighed the identified Green Belt and other harm so as to amount to very special circumstances.

Substantial harm from inappropriate development, loss of openness and harm to character and appearance was clearly outweighed by very significant benefits from housing and affordable housing delivery, substantial benefits from canal restoration, and further significant benefits from biodiversity, economic activity and public access, amounting to very special circumstances justifying the grant of permission.

What the Inspector cited

Development plan policies
Policy SC1Policy OA6Policy OA6(6)Policy CG7APPolicy CG3(7)Policy CG3(4)Policy CG3Policy IPC1Policy OA6(8)Policy OA6(10)
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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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.