# 157 Lodge Lane, Hyde, Tameside (outline, 1 dwelling in side garden)

- **Decision:** allowed, 21 August 2026
- **Decided by:** Planning Inspector: John Morrison (on recommendation of appeal planning officer S Jamieson)
- **Authority:** Tameside (North West)
- **Appeal reference:** 6009460
- **Application reference:** 25/00965/OUT
- **Procedure:** written-representations
- **Development:** Outline permission for one 2-bed dwelling extending an end terrace (access, layout, scale)
- **Homes:** 1
- **Site context:** inside-settlement
- **Green Belt:** no
- **Framework applied:** August 2026 NPPF
- **Determinative policies:** s38(6), DP3
- **Development plan policies:** Tameside UDP 2004 H9, H10, Places for Everyone JP-P1, JP-G8
- **Main issues:** character and appearance
- **Tags:** tier-2, garden-infill, bng-exemption, appeal-planning-officer, transitional-no-consultation

## Summary
An outline permission for a house extending an end terrace onto a corner side garden in Hyde was allowed. In an area of varied building lines it would read as "a logical and proportionate continuation of the existing terrace" (DL ¶8). The letter records that the 6 Aug 2026 BNG amendment regulations replaced the self-build exemption with a 0.2 ha small-site exemption (DL ¶13).

## What made the difference
The area's mixed pattern, and the retained corner openness (DL ¶7, ¶10).

## Policy findings
- **DP3: pass.** logical continuation of the terrace in a varied area; openness at the corner retained (DL 7-12)

## Key facts
- Biodiversity Gain amendment regulations of 6 Aug 2026 removed the self/custom-build exemption but added a 0.2 ha small-site exemption; site 0.032 ha, so no BNG (DL 13)
- Framework changes "do not affect the substance of the main issue" (DL 3)

## Sources
- https://appeal-planning-decision.service.gov.uk/comment-planning-appeal/appeals/6009460
- https://appeal-planning-decision.service.gov.uk/published-document/7185f784-8b14-405c-9a1e-1ee9485bf27c

---

Source: https://planningdistilled.org/research/england/nppf-navigator/decisions/PINS-6009460.html

A summary of a public planning decision, written from the decision letter. Not legal advice. © Planning Distilled. Released under the Creative Commons Attribution 4.0 licence (https://creativecommons.org/licenses/by/4.0/): share and adapt freely, with credit to Planning Distilled. Quotations from decision letters, plans and the Framework remain the copyright of their publishers.