16 Lynbridge Close Orrell Wigan WN5 8SR

1. 1.The proposed detached garage, by virtue of its siting forward of the principal elevation and in close proximity to the footpath, would occupy a highly prominent and visually sensitive plot. As a result, it would erode the existing sense of openness that provides an important visual break within the streetscene and adjoining residential development along Middlecot Close. The proposal would therefore result in harm to the character and appearance of the area, contrary to Places for Everyone Joint Development Plan Policy JP-P1, Core Strategy Policy CP10, the House Extensions Design Guide SPD (2019) and the design objectives of the National Planning Policy Framework.
2. 2.The proposed development would introduce additional height, scale and bulk, creating excessive mass which would fail to appear subordinate to the host property. As a consequence of the additions, the development would be visually prominent and would disrupt the established stepped ridge hierarchy between neighbouring properties, resulting in an incongruous and dominant form of development that is out of keeping with the character and appearance of the area and streetscene. The proposal is therefore contrary to Places for Everyone Joint Development Plan Policy JP-P1, Core Strategy Policy CP10, the House Extensions Design Guide SPD (2019) and the design objectives of the National Planning Policy Framework.
3. 3.The proposed first floor side extension and increase in roof height would create additional mass and bulk to the host property and reduce the interface distance to the adjoining property at 17 Middlecot Close. As a result, the development would lead to an increase in overshadowing and a detrimental effect on the outlook to the habitable room openings and massing to the rear garden, thereby failing to safeguard the residential amenity of 17 Middlecot Close. The proposal is therefore contrary to Policies CP10 and CP17 of the Wigan Local Plan Core Strategy, the House Extensions Design Guide SPD (2019) and the amenity objectives of the National Planning Policy Framework Statement under Article 35 (2) of the Town and Country Planning (Development Management Procedure) (England) Order 2015

From the council's decision notice.

Postcode

WN5 8SR

Application type

Householder

Scale / size

Small

Parish

Orrell Billinge And Winstanley Township

Date validated

24 March 2026

Consultation expiry

26 April 2026

Consultation start

30 March 2026

Consultation end

20 April 2026

Neighbour consultation start

2 April 2026

Neighbour consultation end

26 April 2026

Last date for comments

26 April 2026

Target decision date

19 May 2026

Agent address

Robert Smallwood 13 Leyland House Lancashire Business Park Centurian Way Leyland PR26 6TY

Statutory period

56 days

Planning Portal ID

PP-14788548

Documents

12

Constraints

1