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Planning appeal decision

Allowed5 February 20266001519

23 Begonia Avenue, Bolton, BL4 0DS

Planning appeal 6001519 at 23 Begonia Avenue, Bolton, BL4 0DS (Bolton Metropolitan Borough Council) was allowed on 5 February 2026 by Inspector Fawcett E, by written representations. The main issue, as the Inspector framed it: Whether the proposed development would provide acceptable living conditions for the future occupants, having particular regard to the adequacy and functionality of the internal space.

change of use of house to 4 bedroom HMO

Authority
Bolton Metropolitan Borough Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Change of use
Inspector
Fawcett E
Postcode
BL4 0DS

Main issues, as the Inspector framed them

  • Whether the proposed development would provide acceptable living conditions for the future occupants, having particular regard to the adequacy and functionality of the internal space

What decided it

The development would provide acceptable living conditions for future occupants given the adequacy and functionality of the internal space, particularly the shared communal facilities and individual en-suites, despite not meeting the NDSS for a larger household.

What the Inspector cited

Development plan policies
Policy JP-P1 of the Places for Everyone Joint Development Plan Document (2024)Policy CG4 of Bolton's Core Strategy (2011)

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 2026

  1. Allowed16 October 20266013083
    42 Mackenzie Street, Bolton, BL1 6QW
  2. Allowed29 June 20266005230
    18 Wardle Street, Bolton, BL2 1ND
  3. Dismissed16 April 20266001517
    Victoria Mission, Hardman Street, Bolton, BL4 9JU
  4. Dismissed17 September 20253365631
    Beehive Garage, Chorley New Road,, Lostock, Bolton, BL6 4LW
  5. Allowed27 August 20253360114
    Land Adjacent to Cox Green Quarries, Cox Green Road, Egerton, BL7 9HA

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.