Appeal 3336326
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
6 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
Front dormer extension and alterations to existing roof (part retrospective).
Section 02
Decision
The appeal is dismissed.
Section 03
Main issue
The decision turns on the effect of the nearly completed front dormer roof extension at No. [site address] on the character and appearance of the dwelling and its immediate surroundings.
Section 04
[address]
The appeal property, No. [site address] , Heywood, is in a row of mostly similar dwellings with open front gardens and driveways. Originally, No. 52 had a flat roofed dormer occupying just over a half the width of the road facing roof slope, incorporating 2 windows serving a bedroom and a landing. At ground floor level, the incorporated single garage door and surround, together with the front face of the porch alongside, is set forward of the façade of the house by approximately 0.8m.
The Appellant, [name], wished to increase the size of his home by adding a pitched roof dormer to the remaining section of the original roof slope, enlarging the bedroom in the western corner of the house. At the time of my site visit, the external appearance showed the appeal project to have been almost finished, small details only remaining.
Section 05
Considerations
I agree with the Council that the front dormer extension is unacceptably dominant in relation to the roof and the house at No. 52. Although the front face of the new dormer may meet local policy guidance that it be set back from the eaves of the roof immediately below, it is forward of the main front wall of the house fronting the entrance hallway and dining room. Particularly seen from the south-east, it appears unhappily incongruous, an excessive extension in relation to the roof and the remainder of the house.
As was pointed out, there are several roof extensions seen nearby along [address], some of which bear slight comparison with what [name] seeks to achieve. However, I consider the new roof extension at No. 52 to be incompatible with neighbouring houses, unacceptably harmful to the visual amenity of its immediate surroundings. The excessive size and undue prominence of the new dormer in the street scene militates against approving the scheme. The dormer fails to comply with Policy DM1 of the [name], the Council's 'Guidelines and Standards for Residential Development' SPD and the National Planning Policy Framework. Planning permission is not granted for its retention.
Section 06
Conclusion
For the above reasons and taking account of other matters raised, I conclude that the large new dormer on the front of the house at No. [site address] is contrary to Policy DM1 of the [name] and that the appeal should be 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 19331No official casework-database value to compare
- Extracted decision date · page 1
- 13 March 2024Matches the official casework database
- Extracted site visit dates
- 7 March 2024 (page 1)
Reference and authority
Official identifiers and the planning authority recorded against this case.
- Case reference
- 3336326
- Application reference
- 23/00848/HOUS
- Lead case reference
- Not recorded
- Planning authority
- Rochdale Metropolitan Borough Council
- Planning authority code
- E08000005
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
- 368 m²
- 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
- 4 January 2024
- Valid date
- 4 January 2024
- Start date
- 6 February 2024
- Planning authority decision date
- 25 October 2023
- Appeal decision date
- 13 March 2024
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
- 48127
- First seen
- 20 August 2026 at 14:24
- Last seen
- 20 August 2026 at 16:27
- Removed from release
- Not recorded
- Record created
- 20 August 2026 at 14:24
- Record updated
- 24 August 2026 at 16:21