# 486 Blackburn Road, Bolton

- **Decision:** dismissed, 23 September 2026
- **Decided by:** Planning Inspector: E Fawcett
- **Authority:** Bolton (North West)
- **Appeal reference:** 6009313
- **Application reference:** 00256/26
- **Procedure:** written-representations
- **Development:** Retrospective single-storey glazed front extension to a restaurant in a former 1903 school
- **Site context:** inside-settlement
- **Green Belt:** no
- **Framework applied:** August 2026 NPPF
- **Determinative policies:** HE7, DP3, S4
- **Development plan policies:** Bolton Core Strategy 2011 RA1, Places for Everyone JDPD 2024 JP-P1, JP-P2
- **Main issues:** character and appearance, non-designated heritage asset
- **Tags:** s4-within-settlement, s4-substantially-outweighed, ndha, design-refusal, retrospective, parties-consulted-on-2026-framework, tier-2

## Summary
A retrospective glazed front extension to a restaurant in a Gothic former school (an NDHA) in Bolton was dismissed. It caused moderate harm to the NDHA's significance (HE7) and conflicted with DP3. Under S4 the small social and economic benefits were "substantially outweighed" (DL ¶21).

## What made the difference
The extension obscured the principal elevation and cut across tall arched windows. The claimed benefits carried only small weight because there was no evidence the extension was needed for the business's viability (DL ¶15).

## Policy findings
- **HE7: harm.** moderate harm to NDHA (Gothic former school) - obscures frontage and severs two tall arched windows (DL 8-13)
- **DP3: conflict.** fails to respond to history and character; "should be refused" limb cited (DL 20)
- **S4: fail.** small social/economic benefits substantially outweighed (DL 14-15, 21)

## Key facts
- Former 1903 Gothic school identified by council as NDHA; extension covers much of ground-floor principal elevation
- No evidence extension needed for business viability; upper-floor dining and alternative accessible seating available

## Sources
- https://appeal-planning-decision.service.gov.uk/comment-planning-appeal/appeals/6009313
- https://appeal-planning-decision.service.gov.uk/published-document/89d18c9e-e29a-4d27-87b0-2900ecef89f8

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