26 Linnet Hill, Rochdale, Lancashire, OL11 4DA

Planning appeal 3358343 at 26 Linnet Hill, Rochdale, Lancashire, OL11 4DA (Rochdale Metropolitan Borough Council) was dismissed on 13 June 2025 by Inspector Veevers A, by written representations. The main issue, as the Inspector framed it: The effect of the proposed development on the character and appearance of the area.

1) erection of a 1.0 metre high wall and 1.5 metre laurel hedge along front boundary of the residential curtilage. 2) erection of an independent 1.8 metre high fence and automated gate within the front garden area of the property. The fence and gate is to be set back into the property a distance of 2.1 metres from the boundary and the back of footway on Linnet Hill

Authority: Rochdale Metropolitan Borough Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Veevers A
Postcode: OL11 4DA

Main issues, as the Inspector framed them

The effect of the proposed development on the character and appearance of the area

What decided it

The proposed composite fence and automated gate would introduce a visually unsympathetic, higher, prominent and formal means of enclosure that would be discordant within the suburban residential character of the area, conflicting with development plan policies and NPPF guidance on well-designed places.

What the Inspector cited

Development plan policies: Policy P3Policy DM1Policy JP-P1
National Planning Policy Framework: Paragraph 12Paragraph 135

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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More decisions in Rochdale Metropolitan Borough Council

The authority’s record since 2016 · every decision in 2025

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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.