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Dismissed12 January 20263365804

Vacant Plot of Land to the South and East of 82 Meadowcroft, Longsight Lane, Harwood, BL2 3JS

Planning appeal 3365804 at Vacant Plot of Land to the South and East of 82 Meadowcroft, Longsight Lane, Harwood, BL2 3JS (Bolton Metropolitan Borough Council) was dismissed on 12 January 2026 by Inspector Manchester S, following a hearing. The main issue, as the Inspector framed it: Whether the proposal would provide an adequate standard of living conditions for future occupiers, with particular regard to internal space.

erection of 20 no. dwellinghouses including affordable housing together with associated access and parking, landscaping and drainage infrastructure

Authority
Bolton Metropolitan Borough Council
Appeal type
major · Planning Appeal
Procedure
Hearing
Development
residential · Major dwellings
Inspector
Manchester S
Postcode
BL2 4JU

Main issues, as the Inspector framed them

  • Whether the proposal would provide an adequate standard of living conditions for future occupiers, with particular regard to internal space
  • The effect of the proposal on biodiversity, with particular reference to Castle Croft and Bradshaw Brook Site of Biological Importance (SBI) and veteran trees
  • The effect of the proposal on the operation of the highway

What decided it

The loss or deterioration of Ancient Tree Inventory listed veteran trees, an irreplaceable habitat, provided a strong reason for refusal under Framework paragraph 11d)i, disapplying the presumption in favour of sustainable development.

The benefits of housing delivery and affordable housing did not constitute exceptional reasons and did not demonstrably outweigh the harm from loss/deterioration of veteran trees and the associated policy conflict.

What the Inspector cited

Development plan policies
Policy CG6APPolicy JP-H3Policy JP-G2Policy JP-G3Policy JP-G7Policy JP-C5Policy JP-H2Policy JP-G8Policy OA5
National Planning Policy Framework
Paragraph 11Paragraph 193

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 Bolton

The authority’s record since 2016 · every decision in 2026

  1. decided29 October 20266006652
    137 Radcliffe Road, Bolton, Greater Manchester, Bolton, Greater Manchester, England, United Kingdom, BL2 1NU
  2. decided29 October 20266006651
    137 Radcliffe Road, Bolton, BL2 1NU
  3. Allowed16 October 20266013083
    42 Mackenzie Street, Bolton, BL1 6QW
  4. Dismissed16 October 20266003961
    Howarth Fold Farm, Blackburn Road, Egerton, Bolton, BL7 9PP
  5. Allowed13 October 20266011202
    6 Horrocks Hill Farm, Scout Road, Bolton, BL1 7NZ

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.