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Planning appeal decision

Dismissed5 February 20266001531

71 Rawson Road, Bolton, BL1 4JQ

Planning appeal 6001531 at 71 Rawson Road, Bolton, BL1 4JQ (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: the effect of the proposed extension on the character and appearance of the area.

described on the application form as change of use of house to a 5 bedroom HMO

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

Main issues, as the Inspector framed them

  • the effect of the proposed extension on the character and appearance of the area
  • whether the proposal would provide appropriate living conditions for future occupants, having particular regard to the adequacy and functionality of the shared internal and external space
  • the effect of the proposed extension on the living conditions of the occupants of 69 Rawson Road, with particular regard to outlook

What decided it

The harm to character and appearance caused by the extension's dominant massing and visibility in a uniform terraced townscape, combined with inadequate shared internal living space for HMO occupants, outweighed any housing benefits.

What the Inspector cited

Development plan policies
Policy JP-P1 of the Places for Everyone Joint Development Plan Document (2024)Policy RA1 of Bolton's Core Strategy (2011)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. decided29 October 20266006652
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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.