81, Church Street, Bolton, BL5 3RZ

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
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.

Plan policies cited: Policy JP-P1 of the Places for Everyone Joint Development Plan Document (2024), Policy CG4 of Bolton's Core Strategy

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.

Town Planner Pro

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.

Join the waiting list

In the app this decision sits on the map beside every other appeal around it, with the full reasoning summary, the letter held on file, and the case law it applies.