The case involved a property in Wigan. Our client, after receiving a refusal notice from Wigan Council, booked a free, no-obligation consultation with one of our specialist planning appeal officers. During the consultation, we conducted a full assessment and confirmed that the case had prospects for appeal. We followed up with a detailed written proposal, allowing the client to make an informed decision before instructing us to proceed.
The original planning application, proposed the construction of a two-storey side extension with dormers to the front and rear. Wigan Council refused the application on 11th February, claiming that the extension would be too close to the boundary and would create a terracing effect.
They argued this would harm the character and style of the property and the wider street scene.
We submitted the appeal to the Planning Inspectorate and a site visit took place on the 16th of May. The appeal decision was issued on the 30th of May.
In their report, the Planning Inspector disagreed with the council’s concerns. They observed that the properties along the street have relatively narrow gaps between them and that these gaps are not significant features in the street scene, especially when viewed from a distance.
The inspector noted that the proposed extension would be set back one metre from the front elevation and slightly lower than the main roof ridge, helping it appear subservient to the host dwelling. They also highlighted that matching materials would be used, ensuring consistency in the appearance.
Importantly, the inspector referenced precedent on the same street, with almost identical side extensions already approved at nearby properties. The Inspector concluded that the proposed extension would not cause a harmful terracing effect and would not appear out of place within the context of the street. They found no conflict with the relevant planning policies or the overall aims of the council’s design guide.
The appeal was allowed, and full planning permission was granted with standard conditions, including the requirement to use matching materials and adhere to approved plans.
This case is a clear example of how careful analysis, reference to precedent, and a strong policy-led appeal can overcome a local authority refusal. It also underlines the importance of seeking professional guidance when dealing with planning rejections.
HEAL Planning are one of the UK’s leading planning appeal specialists.
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