®Planning appeal decision
131 Wigan Lane, Wigan, WN1 2NB
Planning appeal 3346626 at 131 Wigan Lane, Wigan, WN1 2NB (Wigan Metropolitan Borough Council) was dismissed on 7 November 2024 by Inspector Walker R, by written representations. The main issue, as the Inspector framed it: Whether the proposals would preserve or enhance the character or appearance of the Wigan Lane Conservation Area (Both Appeals).
change of use from dwellinghouse (Use Class C3) to a 5 bed, 6 person HMO (Use Class C4), together with associated external alterations
- Authority
- Wigan Metropolitan Borough Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Change of use
- Inspector
- Walker R
- Postcode
- WN1 2NB
Main issues, as the Inspector framed them
- Whether the proposals would preserve or enhance the character or appearance of the Wigan Lane Conservation Area (Both Appeals)
- The effects on the living conditions of the occupiers of Nos 127 and 129 Wigan Lane with particular reference to privacy, noise and disturbance (Both Appeals)
- The effects on the living conditions of future occupiers of bedroom five with particular reference to outlook, natural light and access to toilet and washing facilities (Appeal A)
- The effects on the living conditions of future occupiers of the development with particular reference to the size of the kitchen, and regarding natural light and outlook with particular reference to the kitchen and bedrooms one and seven (Appeal B)
What decided it
The proposals would cause less than substantial harm to the Conservation Area's character and appearance, and this harm could not be outweighed by minimal public benefits, combined with harmful effects on neighbouring living conditions and, in each appeal, specific deficiencies in internal living standards.
What the Inspector cited
- Development plan policies
- Policy CP11 of the Wigan Local Plan Core StrategyPolicy EV4A of the Wigan Unitary Development PlanPolicy CP17 of the Wigan Local Plan Core StrategyHouses in Multiple Occupation Supplementary Planning Document
- National Planning Policy Framework
- Paragraph 205Paragraph 206Paragraph 207Paragraph 208Paragraph 135
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 appliedThe decision letter
Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.
With an account
What an account adds to this decision
More decisions in Wigan
The authority’s record since 2016 · every decision in 2024
- Dismissed25 September 202660080263 Kimberley Street, Wigan, WN6 7AJ
- Dismissed21 September 2026600897790 Park Road, Wigan, WN6 7AQ
- Dismissed24 July 202660057271 Eccleston Street, Wigan, WN1 2AY
- Dismissed1 June 202660065592 Mabel Street, Wigan, WN5 9EJ
- Dismissed21 January 2026337465665, Gerard Street, Ashton-in-Makerfield, Greater Manchester, WN4 9AH
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.