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Dismissed31 August 20223291536

Part Basement, Pindoria Superstore, Gilnow Road, Bolton, BL1 4LL

Planning appeal 3291536 at Part Basement, Pindoria Superstore, Gilnow Road, Bolton, BL1 4LL (Bolton Metropolitan Borough Council) was dismissed on 31 August 2022 by Inspector Brook S, by written representations. The main issue, as the Inspector framed it: the effect of the proposed development upon the character and appearance of the building and the area.

‘Proposed Change of Use from Part Basement to Two One Bed Flats’

Authority
Bolton Metropolitan Borough Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Brook S
Postcode
BL1 4LL

Main issues, as the Inspector framed them

  • the effect of the proposed development upon the character and appearance of the building and the area
  • whether the proposed development would provide satisfactory living conditions for the future occupiers, with regards to outlook and light, external amenity space, and safety

What decided it

The substantial harm to character and appearance combined with the failure to provide satisfactory living conditions for future occupiers, particularly regarding safety and natural surveillance from a rear lane access, significantly and demonstrably outweighs the modest housing supply benefits even under the tilted balance.

the adverse impacts of granting planning permission (substantial harm to character and appearance, and failure to provide satisfactory living conditions) significantly and demonstrably outweigh the benefits (modest contribution to housing supply and economic benefits from construction) when assessed against the policies in the NPPF as a whole, even under paragraph 11(d)

What the Inspector cited

Development plan policies
Policy CG3Policy RA1Policy CG4Policy S1
National Planning Policy Framework
Paragraph 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 applied

The decision letter

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The authority’s record since 2016 · every decision in 2022

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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.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.