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Planning appeal decision

Dismissed11 November 20253371042

Oak Lodge, Morris Farm, Pocket Nook Road, Bolton, BL6 4HW

Planning appeal 3371042 at Oak Lodge, Morris Farm, Pocket Nook Road, Bolton, BL6 4HW (Bolton Metropolitan Borough Council) was dismissed on 11 November 2025 by Inspector Cross D, by written representations. The main issue, as the Inspector framed it: Effect of the proposal on the character and appearance of the host building and the area.

erection of dormer

Authority
Bolton Metropolitan Borough Council
Appeal type
householder · Householder (HAS)
Procedure
Written Representations
Development
residential · Householder developments
Inspector
Cross D
Postcode
BL6 4HW

Main issues, as the Inspector framed them

  • Effect of the proposal on the character and appearance of the host building and the area
  • Living conditions of residents of Oak Stables in respect of privacy and outlook

What decided it

The proposal causes significant harm to both the character and appearance of the host building and area, and to the living conditions of neighbouring residents through loss of privacy, contrary to development plan policies.

What the Inspector cited

Development plan policies
Policy JP-P1 of the Places for Everyone Joint Development Plan 2024Policy OA4 of the Core Strategy 2011Policy CG4 of the Core StrategySupplementary Planning Document – House Extensions 2012

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 applied

The decision letter

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More decisions in Bolton

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

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  2. decided29 October 20266006651
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  3. Allowed16 October 20266013083
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  4. Dismissed16 October 20266003961
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  5. Allowed13 October 20266011202
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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.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.