Land adjacent to Cox Green Quarries, Cox Green Road, Egerton, BL7 9HA

Authority: Bolton Metropolitan Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Williams K

Main issues, as the Inspector framed them

whether the proposal would be in a suitable location having regard to local policies
the effect of the proposal on Open Access Land
the effect of the proposal upon highway safety, with particular regard to the access arrangements into the site

What decided it

The Council's inability to demonstrate a five-year housing land supply, combined with the proposal's small but important contribution to housing supply in a relatively accessible location, outweighed the limited harm from policy conflicts and loss of Open Access Land.

The adverse impacts of granting permission, comprising limited weight policy conflicts and limited weight loss of Open Access Land, would not significantly and demonstrably outweigh the cumulative benefits of boosting housing supply and limited economic benefits in the context of a 3.7 year housing land supply.

Framework references: 11, 105

Plan policies cited: Policy CG6AP, Policy OA5.1, Policy OA5, Policy JP-C8

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.