Land Adj 472 Chorley Old Rd, Bolton, BL1 6AG

Planning appeal 3369719 at Land Adj 472 Chorley Old Rd, Bolton, BL1 6AG (Bolton Metropolitan Borough Council) was dismissed on 12 November 2025 by Inspector Brook S, by written representations. The main issue, as the Inspector framed it: the effect of the proposed development upon the character and appearance of the area.

Erection of a three storey building comprising of 12 Flats

Authority: Bolton Metropolitan Borough Council
Appeal type: major · Planning Appeal
Procedure: Written Representations
Development: residential · Major dwellings
Inspector: Brook S
Postcode: BL1 6AG

Main issues, as the Inspector framed them

the effect of the proposed development upon the character and appearance of the area
whether the proposed development would provide satisfactory living conditions for the future occupiers, with regards to safety

What decided it

The substantial harm to the character and appearance of the area caused by the proposal's excessive height, scale, and design features that fail to respect the local character significantly and demonstrably outweighs the benefits of housing delivery on previously developed land.

The benefits of housing delivery on previously developed land and the accessible location were outweighed by the substantial harm to the character and appearance of the area, resulting in the adverse impacts significantly and demonstrably outweighing the benefits when assessed against the Framework as a whole.

What the Inspector cited

Development plan policies: Policy OA5 of Bolton's Core StrategyPolicy JP-P1 of the Places for Everyone Joint Development Plan
National Planning Policy Framework: Paragraph 11Paragraph 125

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.

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The decision letter

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More decisions in Bolton

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

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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.