Caledonian Hotel, 154 Bolton Road, Ashton-in-Makerfield, Wigan, WN4 8AE

‘Regularisation of unauthorised development comprising erection of screen on first floor north east elevation of building’. Summary

Authority: Wigan Metropolitan Borough Council
Appeal type: enforcement · Enforcement Notice
Procedure: Written Representations
Development: other · Other minor developments
Inspector: Hitchcock R

Main issues, as the Inspector framed them

the effect of the development on the character and appearance of the building and the surrounding locality
the effect of the development on the living conditions of nearby residents

What decided it

The development causes unacceptable harm to the character and appearance of a non-designated heritage asset and the surrounding locality, and would significantly harm nearby residents' living conditions through noise from outdoor sporting events, which cannot be adequately mitigated by planning conditions.

Framework references: 57

Plan policies cited: Policy CP10, Policy CP11, Policy CP17, Policy JP-P1, Policy JP-P2

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.

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