163 Park Road, Bolton, BL1 4RG

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

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.

Plan policies cited: PfE Policy JP-P1, CS Policy CG4, CS Policy RA1

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.