Appeal 3295500
Public case and site metadata stored from the official casework database, including fields that were empty in the source release.
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Official decision document
The decision, section by section
7 sections
Read the development description and the Inspector’s text from the official decision PDF in source order. Source headings are retained where available. Personal and contact details are removed by an automated privacy filter; this is source material, not Rules for You analysis.
Section 01
Development description
described as ‘extension to sides and rear, raise height of ridge and front porch to provide first floor living accommodation’.
Section 02
Decision
The appeal is dismissed.
Section 03
Appeal Procedure
The site visit was undertaken by an Appeal Planning Officer whose recommendation is set out below and to which the Inspector has had regard before deciding the appeal.
Section 04
Main Issue
The main issue to be considered is the effect of the proposal on the character and appearance of the host dwelling and the surrounding area.
Section 05
Reasons for the Recommendation
The area surrounding the appeal property is characterised by single and two storey dwellings with varying architectural detailing and materials. Properties are generally set back from the highway with their roofs sloping away from the road thus reducing their visual prominence when viewed from the public realm.
The appeal site forms a modest single storey dwelling with a hipped roof sloping away from the highway. There is a visual distinction between the main body of the dwelling and the adjoining garage and side extension which are lower in height, mitigating the width of the appeal property when viewed from the public realm.
The proposal would raise the ridge height of the host dwelling and replace the hipped roof with a pitched roof. The proposed pitched roof would span the entirety of the dwelling including the existing garage and side extension, with the exception of a proposed single storey front porch which would project beyond the existing principal elevation. The proposal would additionally extend substantially beyond the existing rear elevation.
The proposal would create a wide forward-facing gable which would appear incongruous within the street scene by virtue of its scale and design, harming the existing character of the area and host dwelling described above. Due to the appeal site’s relationship to the highway, this substantial front gable would appear prominent and oppressive when viewed from the public realm harming the character of the existing street scene.
The proposal, both in respect to the considerable gables and protracted side elevations resulting from the significant extension to the rear, would create a monolithic form. This erodes the understated character of the existing dwelling and is detrimental to the character of the wider area.
For the above reasons I conclude that the proposed development would have an unacceptable impact on the character and appearance of the host dwelling and surrounding area. Accordingly, I find the proposal would conflict with the objectives of Policies HS5 and SP5 of Burnley’s Local Plan (2018) which broadly require development to respect the existing character of the host building and area.
Section 06
Conclusion and Recommendation
For the reasons given above and having had regard to all other matters raised, I recommend that the appeal should be dismissed.
Section 07
Inspector’s Decision
I have considered all the submitted evidence and the Appeal Planning Officer’s report and on that basis the appeal is dismissed.
Planning inspector and document dates
The official casework attribution is grouped under a one-way keyed hash and shown only by its local identifier. Decision-letter dates and page references are extracted by fixed first-page rules and checked against that authoritative record.
Appeal Decision
- Extracted inspector · page 1
- Inspector attribution ID 157No official casework-database value to compare
- Extracted decision date · page 1
- 14 July 2022Matches the official casework database
- Extracted site visit dates
- 14 June 2022 (page 1)
Reference and authority
Official identifiers and the planning authority recorded against this case.
- Case reference
- 3295500
- Application reference
- HOU/2021/0437
- Lead case reference
- Not recorded
- Planning authority
- Burnley Borough Council
- Planning authority code
- E07000117
Casework details
The casework, procedure, development and linking details supplied by the official record.
- Casework type
- Householder (HAS)
- Procedure
- Written Representations
- Development type
- Householder developments
- Appeal type reason
- 1. Refused planning permission
- Appeal reason
- Refusal
- Type detail
- Planning Appeals - Full
- Jurisdiction
- Transferred
- Link status
- Not Linked
Site and development
Published appeal-site measurements and planning designations, without the withheld precise location fields.
- Site area
- Not recorded
- Floor space
- Not recorded
- Number of residences
- 0
- Site in Green Belt
- No
- Agricultural holding
- No
- Affects setting of a listed building
- Not recorded
- Historic building grant made
- Not recorded
- Relates to a conservation area
- Not recorded
- Flooding is an issue
- Not recorded
- Site within an AONB
- Not recorded
- Site within an SSSI
- Not recorded
Decision and dates
The published outcome and every imported case date.
- Official decision
- Dismissed
- Decision category
- Dismissed
- Received date
- 24 March 2022
- Valid date
- 24 March 2022
- Start date
- 19 April 2022
- Planning authority decision date
- 25 January 2022
- Appeal decision date
- 14 July 2022
Case administration
Published recovery, call-in, costs and enforcement information for this case.
- Redetermined
- No
- Bespoke
- No
- Date recovered
- Not recorded
- Date not recovered or derecovered
- Not recorded
- Call-in date
- Not recorded
- Costs applied for
- Not recorded
- Enforcement grounds count
- Not recorded
- Enforcement grounds
- Not recorded
Source and catalogue history
When this record appeared in the rolling official release and when the catalogue stored it.
- Source
- Planning Inspectorate casework database
- Source data system
- Horizon
- Dataset status
- Current release
- Catalogue record ID
- 17803
- First seen
- 20 August 2026 at 14:24
- Last seen
- 20 August 2026 at 16:26
- Removed from release
- Not recorded
- Record created
- 20 August 2026 at 14:24
- Record updated
- 24 August 2026 at 16:21