Kestrel Vikew, Hampsons Farm, Coalpit Road, Bolton, BL1 7PE

Planning appeal 3374528 at Kestrel Vikew, Hampsons Farm, Coalpit Road, Bolton, BL1 7PE (Bolton Metropolitan Borough Council) was allowed in part (a split decision) on 6 January 2026 by Inspector Hobbs J, by written representations. The main issue, as the Inspector framed it: whether the proposal would be inappropriate development in the Green Belt.

Retention of existing outbuilding & erection of remote double garage/garden storage facility

Authority: Bolton Metropolitan Borough Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Other minor developments
Inspector: Hobbs J
Postcode: BL1 7PE

Main issues, as the Inspector framed them

whether the proposal would be inappropriate development in the Green Belt
the effect of the proposal on the openness and purposes of the Green Belt
the effect of the proposal on the character and appearance of the area
whether any harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations, so as to amount to the very special circumstances required to justify the proposal

What decided it

The two buildings were capable of independent assessment; the outbuilding alone was not disproportionate to the main dwelling and therefore not inappropriate development in the Green Belt, whereas the double garage and garden storage facility was disproportionate and could not be justified by very special circumstances.

What the Inspector cited

Development plan policies: Policy CG7APPolicy OA5Policy JP-P1
National Planning Policy Framework: Paragraph 143Paragraph 153Paragraph 154Paragraph 232

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

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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.