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Planning appeal decision

Notice varied and upheld3 October 20253357466

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

Planning appeal 3357466 at Caledonian Hotel, 154 Bolton Road, Ashton-in-Makerfield, Wigan, WN4 8AE (Wigan Metropolitan Borough Council) was allowed in part (a split decision) on 3 October 2025 by Inspector Hitchcock R, by written representations. The main issue, as the Inspector framed it: the effect of the development on the character and appearance of the building and the surrounding locality.

‘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
Postcode
WN4 8AE

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.

What the Inspector cited

Development plan policies
Policy CP10Policy CP11Policy CP17Policy JP-P1Policy JP-P2
National Planning Policy Framework
Paragraph 57

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 Wigan

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

  1. Dismissed25 September 20266008026
    3 Kimberley Street, Wigan, WN6 7AJ
  2. Dismissed21 September 20266008977
    90 Park Road, Wigan, WN6 7AQ
  3. Dismissed24 July 20266005727
    1 Eccleston Street, Wigan, WN1 2AY
  4. Notice upheld13 July 20263371901
    139 & 139A Elliott Street, Tyldesley, Manchester, M29 8FL
  5. Notice varied and upheld8 June 20263363330
    182 Slag Lane, Lowton, Warrington, WA3 2EZ

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.