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Planning appeal decision

Dismissed25 September 20266006018

454 Blackpool Road, Preston, PR2 1HX

Planning appeal 6006018 at 454 Blackpool Road, Preston, PR2 1HX (Preston) was dismissed on 25 September 2026, by written representations. The main issue, as the Inspector framed it: the effect of the proposal on the character and appearance of the area.

proposed new build to accommodate 3No. retail units (Class E) at ground floor level and 6No. apartments (Class C3) at upper floor level

Authority
Preston
Appeal type
minor · Planning
Procedure
Written
Development
residential
Postcode
PR2 1HX

Main issues, as the Inspector framed them

  • the effect of the proposal on the character and appearance of the area
  • the living conditions of neighbouring occupiers with specific regard to noise, outlook, and privacy

What decided it

The harm to the character and appearance of the area, caused by the building's excessive height and gabled roof creating a dominant, bulky appearance at a prominent corner location, substantially outweighed the economic and housing benefits of the proposal.

the economic benefits of commercial development and additional dwellings on previously developed land were substantially outweighed by the harm to the character and appearance of the area

What the Inspector cited

Development plan policies
Policy AD1(a) of the Preston Local Plan 2012-26 (2015)

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 Preston

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

  1. Dismissed28 September 20266009669
    10 Broadgate, Preston, PR1 8DX
  2. Allowed10 August 20266003578
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  3. Dismissed24 March 20266003019
    169, Sharoe Green Lane, Preston, PR2 8HE
  4. Dismissed2 February 20263373202
    3, The Triangle, Preston, PR2 8LJ
  5. Dismissed12 June 20253361769
    445 Watling Street Road, Preston, Lancashire, PR2 8BQ

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.