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

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

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.

Framework references: 143, 153, 154, 232

Plan policies cited: Policy CG7AP, Policy OA5, Policy JP-P1

Read the decision letter on the Inspectorate’s site

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What an account adds

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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.

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