65, Gerard Street, Ashton-in-Makerfield, Greater Manchester, WN4 9AH

Planning appeal 3374656 at 65, Gerard Street, Ashton-in-Makerfield, Greater Manchester, WN4 9AH (Wigan Metropolitan Borough Council) was dismissed on 21 January 2026 by Inspector Rigby G, by written representations. The main issue, as the Inspector framed it: the effect of the proposed development on the character and appearance of the area, bearing in mind that it would be within the Ashton Town Centre Conservation Area.

Change of use from bank (Use Class E(c)) to a café/bar (Use Class E(b)) at ground level and an 11 person, 6 bedroom House in Multiple Occupation (Use Class C4) at first and second floor together with associated external alterations

Authority: Wigan Metropolitan Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Change of use
Inspector: Rigby G
Postcode: WN4 9AH

Main issues, as the Inspector framed them

the effect of the proposed development on the character and appearance of the area, bearing in mind that it would be within the Ashton Town Centre Conservation Area
the living conditions of both the future occupiers of the proposed development and the occupiers of the properties on Heath Road backing on to 65 Gerard Street with regard to privacy
highway safety

What decided it

The harm to the conservation area's character and appearance, combined with unacceptable living conditions for future occupiers and neighbours, and adverse effects on pedestrian safety, outweighed the public benefits of reusing the vacant building.

What the Inspector cited

Development plan policies: Policy CP7Policy CP10Policy CP11saved UDP Policy EV4APlaces for Everyone Policy JP-P2Places for Everyone Policy JP-P6Places for Everyone Policy JP-C6HMO Supplementary Planning Document section 3.23Residential Design Guide SPD Principle 6
National Planning Policy Framework: Paragraph 215

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 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.