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Dismissed27 January 20253350235

Land off Boundary Lane, Hesketh Bank, Preston, PR4 6AJ

Planning appeal 3350235 at Land off Boundary Lane, Hesketh Bank, Preston, PR4 6AJ (West Lancashire District Council) was dismissed on 27 January 2025 by Inspector McGlone A, following a hearing. The main issue, as the Inspector framed it: whether the appeal site is a suitable location for the proposed development, having regard to the development plan.

the demolition of an existing bungalow and the erection of 34no. adaptable and accessible bungalows for over 55’s with associated infrastructure

Authority
West Lancashire District Council
Appeal type
major · Planning Appeal
Procedure
Hearing
Development
residential · Major dwellings
Inspector
McGlone A
Postcode
PR4 6AJ

Main issues, as the Inspector framed them

  • whether the appeal site is a suitable location for the proposed development, having regard to the development plan
  • whether future occupants of the proposal would be safe from the risk of flooding
  • whether future occupants would have adequate living conditions, having regard to amenity space provision

What decided it

The proposal's sequential flood risk test used too narrow an area of search for the scale of development, meaning the scheme was not shown to be directed to land at the lowest risk of flooding, which provided a strong reason for refusal that displaced the tilted balance.

The housing delivery, older persons housing, economic, affordable housing and biodiversity net gain benefits were outweighed by the unresolved flood risk sequential test failure, which the Inspector treated as a strong reason for refusal meaning the presumption in favour of sustainable development did not apply.

What the Inspector cited

Development plan policies
SP1GN1 b)RS1 b)GN3GN5EN2RS2
National Planning Policy Framework
Paragraph 11Paragraph 58Paragraph 64Paragraph 84Paragraph 88Paragraph 135Paragraph 139Paragraph 170Paragraph 173Paragraph 174Paragraph 175Paragraph 181Paragraph 187

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 applied

The decision letter

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More decisions in West Lancashire District Council

The authority’s record since 2016 · every decision in 2025

  1. Dismissed23 October 20266015067
    25 Brookfield Lane, Aughton, Ormskirk, L39 6SN
  2. Allowed13 October 20266013756
    6 Moss Lane, Bickerstaffe, L39 0EX
  3. Allowed5 October 20266010014
    Land at Heathey Lane, Shirdley Hill, Halsall, West Lancs, L39 8SH
  4. Dismissed30 September 20266004952
    Valera Ltd, Plox Brow, Tarleton, PR4 6HB
  5. Allowed24 September 20266007730
    Land to the Rear of 137 Station Road, Hesketh Bank, Preston, PR4 6SR

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.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.