Bowerham Hotel, Bowerham Road, LANCASTER, LA1 4DT

erection of 373sqm (gross) retail unit, 165 sqm (gross) flexible Class E unit in a single storey building together with 22 car parking spaces and associated development with access from Newsham Road, following demolition of existing building

Authority: Lancaster City Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: retail · Minor retail and services
Inspector: Crosby L

Main issues, as the Inspector framed them

the effect of the proposal on the character and appearance of the surrounding area, including a non-designated heritage asset
the living conditions of neighbouring properties

What decided it

The significant harm to character and appearance around Trafalgar Road and the severe adverse impact on the living conditions of neighbouring properties, particularly the overbearing effect on Avondale Road dwellings, were not outweighed by the economic benefits and reuse of an underutilised site.

Plan policies cited: DM29

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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.
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.
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