®Planning appeal decision
81, Church Street, Bolton, BL5 3RZ
Planning appeal 6005465 at 81, Church Street, Bolton, BL5 3RZ (Bolton) was dismissed on 3 August 2026 by Inspector Richard Gilbert, by written representations. The main issue, as the Inspector framed it: The effect of the proposed development on the living conditions of the existing and future occupants of the appeal property, having particular regard to privacy, outlook and the adequacy and functionality of the internal and external spaces.
addition of 1 bedroom to an existing 5-bedroom HMO (C4 Use Class) to form a 6-bedroom HMO (C4 Use Class) for upto 6 occupants
- Authority
- Bolton
- Appeal type
- minor · Planning
- Procedure
- Written
- Development
- residential
- Inspector
- Richard Gilbert
- Postcode
- BL5 3RZ
Main issues, as the Inspector framed them
- The effect of the proposed development on the living conditions of the existing and future occupants of the appeal property, having particular regard to privacy, outlook and the adequacy and functionality of the internal and external spaces
What decided it
The harmful effect on living conditions arising from the opposing bedroom window arrangement creating intervisibility and privacy/outlook conflicts, combined with the inadequate separation of the new bedroom from the communal kitchen and dining area, which would generate noise and activity detrimental to the occupant's living conditions.
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
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.