PART BASEMENT, PINDORIA SUPERSTORE, GILNOW ROAD, BOLTON, BL1 4LL

‘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

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)

Framework references: 11

Plan policies cited: Policy CG3, Policy RA1, Policy CG4, Policy S1

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

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