Valera Ltd, Plox Brow, Tarleton, Lancashire, PR4 6HB

proposed mixed use development - including six dwellings and two blocks of retail/office space, access, parking and landscape following demolition of existing buildings

Authority: West Lancashire District Council
Appeal type: major · Planning Appeal
Procedure: Written Representations
Development: residential · Other Major Developments
Inspector: Clark J

Main issues, as the Inspector framed them

The effect of the proposal on the character and appearance of the surrounding area with regard to the layout, landscaping and protected trees

What decided it

The proposal would result in a cramped, overdeveloped layout that fails to create a high quality development and would have a harmful effect on the character and appearance of the surrounding area, conflicting with Policies EN2 and GN3 of the West Lancashire Local Plan and Chapter 12 of the Framework.

Framework references: 12

Plan policies cited: Policy EN2, Policy GN3

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.

Town Planner Pro

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.
Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.
Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.
The judgement stays yours. The tool gathers the material and dates it.

Join the waiting list

In the app this decision sits on the map beside every other appeal around it, with the full reasoning summary, the letter held on file, and the case law it applies.