163 Park Road, Bolton, BL1 4RG

Planning appeal 6001524 at 163 Park Road, Bolton, BL1 4RG (Bolton Metropolitan Borough Council) was dismissed 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 and external communal space and the outlook and privacy afforded to bedroom 2.

described on the application form as “change of use of house (Class C3) to a 7 bed HMO (Class C4)

Authority: Bolton Metropolitan Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Change of use
Inspector: Fawcett E
Postcode: BL1 4RG

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 and external communal space and the outlook and privacy afforded to bedroom 2
the effect of the proposal on the character and appearance of the area, in particular relation to the proposed HMO use

What decided it

The inadequate living conditions for future occupants, particularly the poor functionality and natural light of the internal communal space and the unacceptable privacy deficiency in bedroom 2, conflicted with development plan policy and could not be outweighed by housing benefits.

What the Inspector cited

Development plan policies: PfE Policy JP-P1CS Policy CG4CS Policy RA1

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 Bolton

The authority’s record since 2016 · every decision in 2026

decided29 October 20266006652
137 Radcliffe Road, Bolton, Greater Manchester, Bolton, Greater Manchester, England, United Kingdom, BL2 1NU
decided29 October 20266006651
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Allowed16 October 20266013083
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Dismissed16 October 20266003961
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6 Horrocks Hill Farm, Scout Road, Bolton, BL1 7NZ

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.