Appeal 3339869
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
5 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
a double storey side extension and single storey rear extension.
Section 02
Decision
The appeal is dismissed.
Section 03
Main Issue
The main issue is the effect of the proposed development on the character and appearance of the host building.
Section 04
Reasons
The appeal property is situated in a residential area characterised by two storey dwellings, both semi-detached properties and short terrace rows which are set on consistent front building lines that follow the curvature in the highway. There is variation in the design and appearance of these buildings, but the set back of properties behind front garden and parking areas, as well as the presence of open space areas around junctions, gives the area a spacious and verdant character.
The appeal scheme comprises of a two-storey side extension with a single storey extension to its rear and also to the rear of the existing dwelling. The two-storey element of the proposal provides a set back from the front elevation of the existing dwelling, and as such, it would be subservient to it. The development would also maintain an open space area to the side. However, the combination of the two and single storey elements of the proposal would together add significant massing that would dominate the host building and appear incongruous in this prominent corner location.
Reference has been made by the appellant to an extension on a neighbouring property at [address]. The Council has however stated that this development has not been constructed in accordance with the approved plans. In any event, from the information available, the extension at No. 129 does not comprise of a wide rear single storey element and its circumstances are not therefore comparable to the appeal before me.
I therefore conclude that the proposal would have an unacceptable adverse effect on the character and appearance of the host building. As such, it would conflict with Policies DM1 and P3 of the [name] which seek high quality design and development that is well proportioned. It would also be contrary to the Guidelines &and Standards for Residential Development Supplementary Planning Document and the National Planning Policy Framework, which seek, amongst other matters, development that is sympathetic to local character.
Section 05
Conclusion
The proposed development would not accord with the development plan as a whole and there are no other considerations, that indicate that I should take a different decision other than in accordance with this. I conclude 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 423No official casework-database value to compare
- Extracted decision date · page 1
- 4 July 2024Matches the official casework database
- Extracted site visit dates
- 4 June 2024 (page 1)
Reference and authority
Official identifiers and the planning authority recorded against this case.
- Case reference
- 3339869
- Application reference
- 23/00937/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
- Unknown
- 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
- Not recorded
- 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
- 1 March 2024
- Valid date
- 1 March 2024
- Start date
- 1 May 2024
- Planning authority decision date
- 22 December 2023
- Appeal decision date
- 4 July 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
- 53468
- 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