876 Plodder Lane, BOLTON, BL5 1AJ

the demolition of existing bungalow and erection of new dwelling, including erection of new detached outbuilding

Authority: Bolton Metropolitan Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Caine M

Main issues, as the Inspector framed them

Whether the proposal would be inappropriate development in the Green Belt
The effect of the proposal on the openness of the Green Belt, and the character and appearance of the surrounding area
Whether any harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations, so as to amount to very special circumstances necessary to justify the proposal

What decided it

The proposal fails to meet the replacement building exception in NPPF paragraph 154(d) because the new dwelling would be materially larger than the existing bungalow, constituting inappropriate development in the Green Belt that cannot be justified by very special circumstances.

Framework references: 154, 142

Plan policies cited: Policy CG7AP, Policy CG3, Policy OA4

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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