Erection of a single storey side extension

Appeal Decision Site visit made on 9 March 2026 by S Manson DipTP MRTPI Decision by John Morrison BA (Hons) MSc MRTPI an Inspector appointed by the Secretary of State Decision date: 1 April 2026 Appeal Ref: 6004020 1 Oakgrove, Blackpool FY4 2JR • The appeal is made under section 78 of the Town and Country Planning Act 1990 (as amended) against a refusal to grant planning permission. • The appeal is made by Martin Hinchcliffe against the decision of Blackpool Council. • The application Ref is 25/0687. • The development proposed is the erection of a single storey side extension. Decision 1. The appeal is allowed and planning permission is granted for the erection of a single storey side extension at 1 Oakgrove, Blackpool FY4 2JR in accordance with the terms of the application, Ref 25/0687, subject to the following conditions: 1) The development hereby permitted shall begin not later than three years from the date of this decision. 2) The development hereby permitted shall be carried out in accordance with the following approved plans: Proposed Elevations A025/141/BR01 Revision B and Proposed Floor Plans A025/141/BR/02 Revision B. Appeal Procedure 2. The site visit was undertaken by a representative of the Inspector whose recommendation is set out below and to which the Inspector has had regard before deciding the appeal. Main Issue 3. The main issue is the effect of the proposed development on the character and appearance of the area. Reasons for the Recommendation 4. The appeal property is one of a pair of semi‑detached dormer bungalows positioned on a corner plot. The plot benefits from a generous side garden, with a detached single‑storey garage that fronts Wellogate Gardens. The immediate area comprises a small residential development of similar semi‑detached dwellings, a number of which incorporate single flat‑roofed side garages. The properties are generally set back from the highway behind modest front gardens and driveways. 5. The Extending Your Home Supplementary Planning Document, 2007 (SPD), advises that side gardens often make an important contribution to local character and that established building lines should generally be respected. However, it also indicates that single‑storey side extensions are typically more capable of being Appeal Decision 6004020 2 accommodated without harm, provided that they do not detract from the street scene. 6. The proposed extension would extend into the side garden and would be clearly subservient in scale and height to the host dwelling. It would marginally project forward of parts of the established building line on Wellogate Gardens, however, the building line along this section of the street is not strongly defined, with nearby terraces and other dwellings occupying differing alignments. The proposal’s scale, massing and form would be comparable to the many single‑storey flat‑roofed garages that feature prominently within the immediate street scene, enabling it to assimilate with the prevailing pattern of development. 7. The solid fencing boundary treatment around the site would screen much of the proposal’s blank elevations from public viewpoints. Although the proposed roof lantern would be visible, it would be a modest addition and would not appear visually intrusive in the wider street scene. 8. Consequently, the proposals would not harm the character and appearance of the area and thus comply with Policy CS7 of the Blackpool Local Plan Part 1: Core Strategy 2012-2027, 2016 and Policies DM17 and DM20 of the Blackpool Local Plan Part 2: Site Allocations and Development Management Policies, 2023, and guidance contained in the SPD. Amongst other things, these seek to ensure new development is well designed, appropriate in terms of scale, mass and materials, and enhances the character and appearance of the local area. Conditions 9. In addition to the standard time period for commencement, I have set out a condition requiring the scheme to accord with the approved plans which is necessary for enforcement purposes. As they provide details of the materials and they would be acceptable, there is no need for a further condition. Conclusion and Recommendation 10. The appeal scheme would comply with the development plan for the reasons I have set out and there is nothing to suggest a decision other than in accordance therewith. I therefore recommend the appeal is allowed. S Manson APPEAL PLANNING OFFICER Inspector’s Decision 11. I have considered all the submitted evidence and my representative’s report and on that basis the appeal is allowed and planning permission is granted, subject to the conditions set out above. John Morrison INSPECTOR