22 The Glen, Bolton, BL1 5DB

for site levelling to the rear for the installation of a basement and external staircase together with a two storey front and rear extension with adjoining balcony and loft conversion

Authority: Bolton Metropolitan Borough Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Hartley S

Main issues, as the Inspector framed them

Whether the development preserves or enhances the character or appearance of the Chorley New Road Conservation Area

What decided it

The proposed development would preserve the character and appearance of the Chorley New Road Conservation Area as the footprint would remain substantially unchanged, external materials would match existing properties, and the design would not appear disproportionate or overly dominant in relation to adjoining dwellings.

Framework references: 12

Plan policies cited: Policy OA4, Policy JP-P1, Policy JP-P2

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.

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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.
The judgement stays yours. The tool gathers the material and dates it.

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In the app this decision sits on the map beside every other appeal around it, with the full reasoning summary, the letter held on file, and the case law it applies.