Bolton unanimously rejects 80 homes
Councillors made a bold stand against government’s Grey Belt policy during the latest planning committee meeting, voting to refuse Rowland Homes’ plans for a neighbourhood off Arthur Lane.
The outline application had been recommended for approval by Bolton Council’s planning officers, who noted that the five-acre Green Belt plot met the government’s criteria to become Grey Belt. As Grey Belt, the site would not be subject to the same planning restraints as Green Belt.
To be deemed as Grey Belt, a Green Belt site must not:
- strongly contribute to checking unrestricted sprawl of built-up areas
- prevent neighbouring towns from merging into one another
- preserve the character of historic towns
The proposed development on the site must also meet a demonstrable need, be in a sustainable location, address affordable housing needs, improve local or national infrastructure, and provide or improve existing green spaces.
Rowland Homes’ proposals met those criteria, the council officers felt – noting that they included up to 40 affordable homes, financial support for local education, and contributions to off-site open space.
Councillors disagreed with the assessment, describing the Grey Belt policy as inconsistent. They objected to the proposal as they said it was premature given the evolving local plan.
Councillors also declined to take on advice from the head of planning Jane Gowing and solicitor Nicola Raby to consider deferral to provide time to receive legal advice on the policy.
“As a council, we need to set our bar and say ‘no’,” said Conservative Cllr Andrew Morgan.
“We are quite clear on this,” he continued. “This is Green Belt. I don’t think we should defer it. We should test it.”
His rallying cry was answered with the unanimous vote to refuse the application on highways, Green Belt, and transport sustainability concerns, as well as it being premature given the evolving local plan and the impact it would have on the open aspect of the site.
Grey Belt has been tested at the Planning Inspectorate level repeatedly over the past year. A recent report from Savills noted that of the 20 major planning appeals in the Grey Belt thus far, 16 have been allowed. That equates to an 80% success rate.
If Rowland Homes’ project had been successful in getting planning permission, it would have delivered up to 80 homes with between one and five bedrooms.
The project team for Rowland Homes included Pegasus, Redmore Environmental, Fenix Heritage, Urban Green, RSK, E3P, MCK, and Mode Transport Planning. You can view the application by searching reference 21082/25 on Bolton Council’s planning portal.
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Why does the planning system still allow uneducated nimby councillors to be involved in planning decisions? This is a mad decision!
By Anonymous
Fine Rowlands for wasting council time before they winge to the planning inspector who will no doubt agree with them
By Anon
Totally agree
By Anonymous
Refusal to build on this land is the correct decision
By Local resident
It’s easy to be so cavalier when it’s council tax payers money that is going into defending an indefensible appeal.
By Anonymous
They declined to take advice from their Officers to consider a deferral; oh dear, Planning Committees playing to the gallery in the run up to elections ?
By Max H
I mean it wasnt exactly the best ever put together application. I watched the meeting and It didnt come accross great at the commitee. Alot of holes even for an outline application. They knew it would be refused and were clearly targeting an appeal for lank of hosuing.
By ML
It’s time to make planning committee members personally and individually responsible for costs awarded against Councils at appeal.
By YIMBY
To the user stating these are ‘uneducated nimby councillors’ and that ‘this is a mad decision’… Are you familiar with the area? Because if you were, you’d know Arthur Lane is not suitable for such a development given the tight bendy road and current flow of traffic. Plenty of other suitable plots for development besides this one 🙂
By PretendsToKnowItAll
silly silly members! Rowland will take the LPA for costs
By Anonymous
This application will be granted on appeal and the council will have to pay the developers costs which will probably be substantial. This demonstrates that the councillors are either uneducated with regards to the planning system, which is unforgivable for a member of the planning committee, or they are making a political point and don’t care about the costs to the local council tax payers. Both scenarios are unforgivable.
By Anonymous
Good site maps will ALWAYS help. DO IT EVERY TIME. 🫡🫡🫡
By Anonymous
Shame Bury MBC didn’t do the same. Still Labour’s newly recruited inspectors will do what they are told.
By Anonymous
Whilst this case will likely be lost at appeal, due to the governments woefully inadequate planning policies which are engineered to allow developers to wreak havoc on communities, it’s about time someone took a stand against all these developers. Well done Councillors for attempting to protect the locals.
By Bob
Shouldn’t be allowed appeals – local democracy should be the end of it but councillors on planning committees should be educated to a high standard and pass an exam before serving
By Anon
Clear grey belt site. Good look with that appeal! Looking forward to seeing this approved with costs awarded in 9 months time.
By Anonymous
Absolutely brilliant. The traffic in harwood is horrendous now without hundreds more vehicles coming through
By Moira local resident