211-213 New St, Blackrod, Bolton, BL6 5AT

Planning appeal 3329739 at 211-213 New St, Blackrod, Bolton, BL6 5AT (Bolton Metropolitan Borough Council) was dismissed on 18 June 2024 by Inspector Manchester S, by written representations. The main issue, as the Inspector framed it: The effects of the proposal on the character and appearance of the area.

change of use from dwellinghouse to retail unit on the ground floor with self-contained flat above together with alterations to the front elevation and roof and erection of extension and balcony to rear

Authority: Bolton Metropolitan Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: retail · Change of use
Inspector: Manchester S
Postcode: BL6 5AT

Main issues, as the Inspector framed them

The effects of the proposal on the character and appearance of the area
The living conditions of neighbouring residential occupiers, with particular regard to noise and disturbance, overlooking and loss of privacy

What decided it

The large shop front would harm the traditional residential character and appearance of the area, conflicting with the development plan, and this harm was not outweighed by the modest public benefits of the proposal.

The moderate harm to character and appearance and limited harm from loss of a dwelling unit weighed against the scheme, outweighing the modest public benefits including construction-phase economic benefits and additional employment opportunities

What the Inspector cited

Development plan policies: PfE Policy JP-P1PfE Policy JP-G1PfE Policy JP-P2CS Policy CG4Blackrod Neighbourhood Plan Policy ER2

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.

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The decision letter

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The authority’s record since 2016 · every decision in 2024

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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.