Land adjacent 24 Rivington Avenue, Golborne, WARRINGTON, WA3 3HG

change of use of land to side to be incorporated into garden area and erection of 1.2 metre high fencing to front and side

Authority: Wigan Metropolitan Borough Council
Appeal type: householder · Planning Appeal
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Smith J

Main issues, as the Inspector framed them

the effect of the proposal on the character and appearance of the area
the effect on biodiversity within the site

What decided it

The proposal fails to establish a measurable net gain in biodiversity of no less than 10% as required by Policy JP-G8 of the Places for Everyone Joint Development Plan 2024, with no baseline biodiversity assessment having been undertaken.

Plan policies cited: Policy CP10 of the Wigan Local Plan Core Strategy 2013, Policy JP-P1 of the Places for Everyone Joint Development Plan 2024, Policy JP-G6 of the Places for Everyone Joint Development Plan 2024, Policy GLW-D1 of the Golborne and Lowton West Neighbourhood Plan 2023, Policy JP-G8 of the Places for Everyone Joint Development Plan 2024

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.

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.