®Planning appeal decision
12 Bulcock Street, Burnley, BB10 1UB
Planning appeal 3362481 at 12 Bulcock Street, Burnley, BB10 1UB (Burnley Borough Council) was dismissed on 26 November 2025 by Inspector Ollerenshaw M, by written representations. The main issue, as the Inspector framed it: Whether the Council's refusal to grant a certificate of lawful development was well-founded, turning on whether the development would have been lawful at the date of the application.
Change of use from C3 dwellinghouse to C4 house in multiple occupation (HMO) with single storey rear extension and rear dormer
- Authority
- Burnley Borough Council
- Appeal type
- ldc · Lawful Development Certificate
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Ollerenshaw M
- Postcode
- BB10 1UB
Main issues, as the Inspector framed them
- Whether the Council's refusal to grant a certificate of lawful development was well-founded, turning on whether the development would have been lawful at the date of the application
What decided it
The appellant's evidence was not sufficiently precise and unambiguous to demonstrate that the use as a small HMO was lawful at the date of application, and the extensions did not comply with permitted development conditions.
What the Inspector cited
- Judgments
- Impey v SSE & Lake District SPB [1981] JPL 363; [1984] P&CR 157; Welwyn Hatfield BC v SSCLG & Beesley [2011] UKSC 15
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 appliedThe decision letter
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With an account
What an account adds to this decision
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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.