®Planning appeal decision
The Smithy & 10-14 Paradise Street, Ramsbottom, Bury, Lancashire , BL0 9BS
Planning appeal 3285986 at The Smithy & 10-14 Paradise Street, Ramsbottom, Bury, Lancashire , BL0 9BS (Bury Metropolitan Borough Council) was dismissed on 11 August 2022 by Inspector Wilson L, by written representations. The main issue, as the Inspector framed it: The effect of the proposed development on the character and appearance of the Ramsbottom Conservation Area and host building.
refurbishment of and extensions to 10 - 14 Paradise Street; refurbishment of, ground floor conversion and extensions to The Smithy, including demolition of existing outbuildings to rear and part rear retaining wall
- Authority
- Bury Metropolitan Borough Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Wilson L
- Postcode
- BL0 9BS
Main issues, as the Inspector framed them
- The effect of the proposed development on the character and appearance of the Ramsbottom Conservation Area and host building
- The living conditions of the existing occupiers of nearby dwellings, having regard to privacy
- Highway safety, having regard to parking provision
What decided it
The less than substantial but considerable harm to the character and appearance of the conservation area caused by the incongruous flat roof dormers could not be outweighed by the public benefits of the scheme, and this harm provided a clear reason for refusal under Framework paragraph 11(d)(i) notwithstanding the lack of a five-year housing land supply.
The benefits of bringing a vacant building back into use, securing optimum viable use, and contributing to housing supply were outweighed by the less than substantial but considerable harm to the conservation area and the adverse effect on neighbouring residential amenity through increased overlooking and loss of privacy
What the Inspector cited
- Development plan policies
- Policy EN1/1Policy EN1/2Policy EN2/1Policy EN2/2Policy H2/1Policy HT2/4Policy 3 of the Ramsbottom Conservation Area Appraisal and Management Plan
- National Planning Policy Framework
- Paragraph 199Paragraph 200Paragraph 11
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 appliedThe decision letter
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With an account
What an account adds to this decision
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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.