®Planning appeal decision
33 Mercia Street, Bolton, BL3 4BZ
Planning appeal 6004950 at 33 Mercia Street, Bolton, BL3 4BZ (Bolton) was dismissed on 13 July 2026 by Inspector J Hobbs, by written representations. The main issue, as the Inspector framed it: Whether the proposal would provide suitable living conditions for occupiers, with particular regard to the provision of external amenity space, outlook, and privacy.
change of use from large 8-bed HMO to large 10-bed HMO
- Authority
- Bolton
- Appeal type
- Planning
- Procedure
- Written
- Development
- residential
- Inspector
- J Hobbs
- Postcode
- BL3 4BZ
Main issues, as the Inspector framed them
- Whether the proposal would provide suitable living conditions for occupiers, with particular regard to the provision of external amenity space, outlook, and privacy
What decided it
The proposal would not provide sufficient external amenity space and suitable internal amenity space for the proposed 10-bed use, and would result in harmful overlooking of one ground floor bedroom, thereby failing to provide suitable living conditions for occupiers.
What the Inspector cited
- Development plan policies
- Policy JP-P1 of the Places for Everyone Joint Development PlanPolicy CG4 of the Core StrategyPolicy JP-C1Policy JP-C4Policy JP-C5Policy RA1Policy P5.5
- National Planning Policy Framework
- Paragraph 9
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 appliedThe decision letter
Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.
With an account
What an account adds to this decision
More decisions in Bolton
The authority’s record since 2016 · every decision in 2026
- decided29 October 20266006652137 Radcliffe Road, Bolton, Greater Manchester, Bolton, Greater Manchester, England, United Kingdom, BL2 1NU
- decided29 October 20266006651137 Radcliffe Road, Bolton, BL2 1NU
- Allowed16 October 2026601308342 Mackenzie Street, Bolton, BL1 6QW
- Dismissed16 October 20266003961Howarth Fold Farm, Blackburn Road, Egerton, Bolton, BL7 9PP
- Allowed13 October 202660112026 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.