Mossley Hall Farm Byrom Lane Lowton Warrington WA3 1BW Data via plota.co.uk

A/26/101487/MAJOR - Major application Registered

Proposal

Demolition of the existing Mossley Hall farm buildings and the construction of a new RSPCA animal welfare campus comprising of clinical veterinary and behavioural facilities, rehabilitation, training and rehoming provision, administration buildings, together with associated access, parking, landscaping, drainage infrastructure, public right of way diversion and all associated works including energy efficiency measures Data via plota.co.uk

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View original council record ↗Last checked 27 Oct 2026, 05:10

Application progress

✓

Received

4 Sept 2026

✓

Validated

13 Oct 2026

✓

Consultation

14 Oct 2026

Decision

Expected by 12 Jan 2027

Under consideration

No decision has been issued yet. Plota predicts a decision around 7 Dec 2026, from Wigan's recent demolitions.

Comments are open until 12 Nov 2026

Comment on this application ↗

Documents 125

Statements & assessments 72

Plans & drawings 45

Application forms 1

PDF MOSSLEY HALL - APPLICATION FORMS_REDACTED Application Form · 12 Oct 2026 View ↗

Consultation & comments 1

PDF ONLINE COMMENT Public Comment · 14 Oct 2026 View ↗

Site constraints 7

Green belt: Merseyside and Greater Manchester

Inappropriate development needs very special circumstances.

Green belt policy allows a short list of exceptions, such as limited extensions and replacement buildings. Anything else needs very special circumstances that clearly outweigh the harm. Some green belt land can count as grey belt, where it does not strongly serve the green belt's purposes. The council decides this in its green belt assessment or on each application, so we do not mark it here.

Read the government guidance ↗

Agricultural land, grade 3b

Not best and most versatile land (grades 1, 2 and 3a). Source: the Predictive Agricultural Land Classification Map (Defra and Natural England, 2025; the Welsh Government's Predictive ALC Map 2 in Wales), a model rather than a site survey. Natural England's Provisional ALC map (1:250,000, 1970s) agrees.

Where development of farmland is needed, policy prefers poorer land over the best and most versatile (grades 1, 2 and 3a). Three sources: Natural England's post-1988 field surveys, which are definitive where they exist; the Defra predictive map for England (2025) and the Welsh Government predictive map, modelled from the soil map with 3a and 3b split; and the 1970s provisional map, which planners and other services still show, coarser and with grade 3 undivided. Where the provisional and predicted grades disagree, treat the predicted grade as the current estimate and expect an application to carry its own survey.

Habitat network: Network Enhancement Zone 1

Where habitat is joined up enough to work as a network. Context, not a constraint on its own.

Also on the record

Radon affected area, class 2; National nature reserve about 421 m away: Pennington Flash; Coalfield, development low risk area; Priority habitat about 32 m away: Deciduous woodland.

Not affected

Outside flood zones 2 and 3 · No scheduled monument at the site

Checked on 15 October 2026. The pin for this application is the centre of its postcode rather than the building, so distances to nearby designations are measured from the postcode and can be out by the width of the postcode area. Historic England, the Environment Agency, Natural England, the Mining Remediation Authority, the British Geological Survey and UK Health Security Agency (radon, contains BGS materials © UKRI) and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.

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Important details

Council: Wigan
Application type: Major application
Postcode: WA3 1BW
Received: 4 Sept 2026
Validated: 13 Oct 2026
Ward: Lowton East
Parish: Golborne And Lowton Township
Case officer: Show
Target decision: 12 Jan 2027
Applicant: Show
Agent: Turley

Decision outlook

Day 15 of the 56-day target. Wigan usually decides demolitions by day 55.

prediction

Day 1541 days to the 56-day target

63%decided within 8 weeks

82%approved

68decided in the last year

Plota live figures for demolitions decided by Wigan in the last twelve months, from validation. Wigan decision record →

Public comments

17comments received

14 objecting3 supporting

82% object · above the UK average of 74%

61 neighbours consulted · Last counted 22 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference: PP-15188328
Planning Portal ref: PP-15188328
Neighbours: 14 Oct 2026
Consultation: 14 Oct 2026
Comments by: 12 Nov 2026
Site or press notice: 29 Oct 2026
Statutory expiry: 12 Jan 2027
Env. assessment: No

Wigan

Planning Authority Score

2/10

Poor

#273 of 296 councils

Relevant to this application:

Major dwellings

Wigan is slower than most councils at deciding householder applications, ranking #216 out of 296. The council extends the time limit on 57% of applications - one of the highest rates in England. Expect your application to take longer than the standard deadline. Householder applications are slightly less likely to be approved here (87%) than the national average (90%).

Frequently extends decision deadlines

expect longer than the statutory limit

These figures are council-wide context, not a prediction for this application. View full council performance

Wigan decision statistics

Based on MHCLG data, the year to March 2026

85%

Overall approval rate

Below avg (87%) #213 of 296

87%

Householder approved

Below avg (90%) #236 of 296

54%

Decided in 8 weeks

Below avg (63%) #216 of 296

57%

Extended time limit

Above avg (41%) #262 of 296

70%

Minor dwellings approved

69 decided (1-9 homes)

94%

Major dwellings approved

16 decided (10+ homes)

60%

Change of use approved

50 decided

708

Total decisions

109 refused in the year to March 2026