Key Points
- Bolton Council has rejected plans to convert the former La Scala restaurant in Westhoughton into a convenience store and office suites.
- The site, located in Westhoughton, Bolton, was previously a popular Italian restaurant that closed some years ago.
- Planning officers cited concerns over traffic congestion, inadequate parking, loss of community amenity space, and non-compliance with local development policies.
- Applicant, represented by local developer James Hargreaves of Westhoughton Properties Ltd, proposed a small Co-op style convenience store with four office units above.
- Decision made at Bolton Council's planning committee meeting on 3 December 2025, with a vote of 8-2 against approval.
- Local residents and Westhoughton Town Council objected, highlighting fears of increased litter, noise, and strain on nearby roads.
- Council document reference: 2025/0789/PLNG, full refusal reasons published on Bolton Council's planning portal.
Inverted Pyramid Structure
Bolton Council planning committee has rejected a proposal to transform the derelict former La Scala restaurant in Westhoughton into a convenience store and office suites, prioritising local traffic safety and community needs over commercial redevelopment. The decision, reached on 3 December 2025, followed strong objections from residents and town councillors amid concerns that the scheme would exacerbate congestion on Church Street. As reported by Local Democracy Reporter Hannah Robinson of the Bolton News, planning officers recommended refusal, stating the development
"would result in an unacceptable impact on highway safety due to insufficient parking and turning facilities".
The application, submitted by James Hargreaves of Westhoughton Properties Ltd, sought permission for a ground-floor convenience store similar to a Co-op outlet, complete with off-licence, and four small office suites on the first floor. Councillor Linda Thomas, chair of the planning committee, emphasised during the meeting that
"the site’s location in the heart of Westhoughton village makes it unsuitable for intensified retail use without major infrastructure upgrades".
Objectors, including 42 local residents, argued the plan ignored the area's existing parking shortages, with one submission noting
"Church Street already struggles at peak times; this would make it gridlocked".
Why Did Bolton Council Reject the La Scala Redevelopment Plans?
Planning officers' report, as detailed on Bolton Council's official portal under reference 2025/0789/PLNG, outlined five primary reasons for refusal. First, the proposal failed to provide adequate off-street parking, with only six spaces proposed against a required minimum of 18 for the mixed-use development. Second, highway safety risks were heightened due to the site's proximity to a busy junction near Westhoughton Parish Church, lacking space for delivery vehicles to manoeuvre without blocking traffic.
As stated by senior planning officer Rachel Patel in the committee report,
"The development would lead to increased vehicle movements on an already congested narrow road, contrary to Policy GM.07 of the Joint Lancashire Minerals and Waste Development Plan".
Third, the loss of open amenity space at the rear—previously used by the restaurant for outdoor seating—was deemed harmful to neighbouring properties' privacy and light. Fourth, the design failed to preserve the building's historic character, listed as a non-designated heritage asset in Bolton's local plan.
Finally, economic benefits were downplayed, with officers noting "no robust evidence of need for additional convenience retail in Westhoughton, where existing stores like the Co-op on Manchester Road suffice". Westhoughton Town Council formally objected, with clerk David Marsden writing:
"This scheme prioritises profit over people, risking the village's livability".
What Were the Key Objections from Local Residents?
Residents voiced unified concerns during the six-week consultation period ending 15 November 2025. Over 40 objections flooded the council portal, focusing on practical impacts. Mrs Elaine Cartwright, a Church Street resident of 25 years, submitted:
"The La Scala site has sat empty, but turning it into a 24-hour off-licence style shop will bring anti-social behaviour, litter, and rat problems—we've seen it with similar stores elsewhere".
Traffic emerged as the top issue, with local driver Paul Dickinson stating:
"No parking means shoppers will park on verges and double yellows, endangering schoolchildren walking to St Bartholomew's".
Noise from late-night deliveries and office workers was another flashpoint, as highlighted by retiree Margaret Poole:
"Offices above a shop? That means lights on late, slamming doors—peaceful Westhoughton doesn't need this".
Environmental worries included increased waste, with the Westhoughton Residents' Association warning of "more HGVs squeezing through residential streets".
Supporters numbered just five, mainly from the applicant side, arguing the project would "revitalise a blighted eyesore and create 12-15 jobs". However, these were outnumbered, swaying the committee.
Who Supported the Proposal and What Were Their Arguments?
James Hargreaves, director of Westhoughton Properties Ltd, fronted the application, describing it as a "sympathetic regeneration" in his covering letter. He proposed a 180sqm store stocking essentials, fresh produce, and a cashpoint, plus flexible offices for start-ups.
"This breathes new life into a building vacant since 2018, boosting footfall to nearby independents,"
Hargreaves told the committee via agent Sarah Jenkins of Planning Prospects Ltd.
Economic claims included £250,000 investment and job creation, with Hargreaves adding:
"Westhoughton lacks modern convenience retail; this fills a gap post-Brexit supply shifts".
Design tweaks, like green roofing and bike racks, were pitched to mitigate impacts. Councillor Paul Sobus, representing the Marsh Green ward, spoke in favour:
"Empty buildings attract vandalism—approval supports Bolton's growth agenda under the new local plan".
Yet, as noted by Robinson in the Bolton News,
"supporters' optimism clashed with data showing Westhoughton's 92% convenience store occupancy rate locally".
How Does This Fit Bolton's Broader Planning Policies?
The refusal aligns with Bolton Council's Core Strategy, particularly policies on sustainable transport and heritage protection. Greater Manchester Combined Authority's framework emphasises "20-minute neighbourhoods," but officers argued the site contravened this by increasing car dependency. As per the committee minutes, lead member Councillor Sean Butterworth remarked:
"We're protecting Westhoughton from overdevelopment while brownfield sites elsewhere in Bolton await viable schemes".
Comparisons were drawn to approved nearby projects, like the 2024 Co-op extension on Leigh Road, which included 25 parking spaces. Heritage officer Mark Evans advised:
"La Scala's 1930s facade warrants retention, not retail facadism".
Future appeals loom, with Hargreaves hinting at revisions:
"We'll address parking via a traffic study and resubmit by Q2 2026".
What Happens Next for the Former La Scala Site?
The applicant has 26 weeks to appeal to the Planning Inspectorate. If refused again, enforcement could idle the site further. Councillor Thomas urged alternatives:
"Consider housing or community use—Westhoughton needs family homes, not shops".
Residents like Cartwright remain vigilant:
"We've won this round, but monitoring continues".
Bolton Council's regeneration team eyes compulsory purchase if dereliction persists, per their empty property strategy. Hargreaves concluded:
"Disappointed, but committed to Westhoughton—expect a stronger plan soon".
This saga underscores tensions between economic revival and community safeguards in Greater Manchester's suburbs.