71 Pepper Lane, Standish, WIGAN, WN6 0PY

residential development of 57 dwellings with associated access, parking, landscaping, infrastructure and associated works following demolition of 71 Pepper Lane

Authority: Wigan Metropolitan Borough Council
Appeal type: major · Planning Appeal
Procedure: Hearing
Development: residential · Major dwellings
Inspector: Baxter C

Main issues, as the Inspector framed them

The effect of the proposed development on (i) the location of new development; and (ii) infrastructure in the surrounding area, and subsequently whether the proposed development complies with relevant planning policy.

What decided it

The Inspector's finding that the development would not cause harm to infrastructure capacity in Standish meant the proposal accorded with the development plan taken as a whole, despite technical non-compliance with parts of Policies SP4 and H1.

The proposal's overall accordance with the development plan, having caused no demonstrable harm to infrastructure, character, highway safety or the environment, outweighed its technical non-compliance with specific parts of Policies SP4 and H1, and no other considerations outweighed this finding.

Framework references: 57

Plan policies cited: Policy SP 4, Policy H1, Policy JP-H2, Policy H4, Policy CP6, Policy JP-G8, Policy R1E

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.