Oak Tree Inn, 150 Belle Green Lane, Ince, WIGAN, WN2 2ET

demolition of existing ground floor extension to the rear of the building, change of use of the ground floor only from A4 (Pub) to A1 (Shops) and the erection of a new single storey flat roof rear extension to provide new modern shop/ retail sales area accessed to the side via Russell Street via a ramp/ step access. Retention of the existing 1st floor residential flat accommodation accessed via Bell Green Lane

Authority: Wigan Metropolitan Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: retail · Change of use
Inspector: Townend K

Main issues, as the Inspector framed them

The effect of the proposed development on the character and appearance of the existing building and the surrounding area

What decided it

The proposed extension would be a prominent, incongruous, and elongated addition that would dominate the existing building and fail to respect its proportions, scale, materials, and design, thereby causing harm to the character and appearance of the building and surrounding area in conflict with Policy CP10.

Plan policies cited: Policy CP10, Wigan Local Development Framework Shop Front Design Guide Supplementary Planning Document 2005

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.

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