Side single storey extension, internal works, addition of a new stone portico, insulation of new doors and new opening created in garden wall with new stairs

Appeal Decision Site visit made on 18 August 2026 by Ellie Nutman BA (Hons) Decision by F Harrison BA (Hons) MA MRTPI an Inspector appointed by the Secretary of State Decision date: 18 September 2026 Appeal Ref: 6010898 Broad Oak, Healthland School, Sandy Lane, Accrington, Lancashire BB5 2AN • 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 Mrs Fozia Naz against the decision of Hyndburn Borough Council. • The application Ref is 11/25/0139. • The development proposed is side single storey extension, internal works, addition of a new stone portico, insulation of new doors and new opening created in garden wall with new stairs. Decision 1. The appeal is dismissed. 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. Preliminary Matters 3. Since the appeal was submitted the Council has adopted the Hyndburn 2040: Local Plan (Strategic Policies and Site Allocations) (2026) (LP). As such, it forms part of the development plan for the area and the appeal has been determined on this basis, taking into account comments received from the main parties on the relevant policies. In addition, a revised National Planning Policy Framework (the Framework) was published on 17 August 2026. Insofar as they are relevant to the case, the changes do not have a material bearing on the substance of the main issue or indeed the arguments of the main parties thereon. Main Issue 4. The main issue is the effect of the proposal on the character and appearance of the area, including the host dwelling, which is a non-designated heritage asset (NDHA). Reasons for the Recommendation 5. The appeal site accommodates a large detached former school building set within extensive grounds, accessed via a long private driveway and bounded by mature landscaping and stone walls. It is not disputed that the appeal site is a NDHA of local interest and merit. Insofar as is relevant to this scheme, the special interest of the appeal property is derived from its aesthetic and historic values. The property is designed in the Jacobean style, with a grand façade featuring elaborate bay windows, vertically aligned openings, and carved rectangular stone panels and a formal terraced garden with steps leading to the wider grounds. Appeal Decision 6010898 2 6. The proposal would introduce a large, boxy glazed extension to the host dwelling with glass link said to define the modern from the original. Although purposefully contemporary and simple in design and involving limited alterations to the original fabric of the property, the proposal’s scale, form and forward projection of the main elevation would compete with and diminish the prominence of the principal façade and its distinctive Jacobean composition. Even though the proposal would be subordinate in height to the bay windows and the appeal property, the siting of an extension of this design on a building of this age and style would undermine the historic appeal property and detract from the building's architectural interest and features that contribute to its significance. Furthermore, the uncharacteristic materiality would exacerbate the proposal’s incongruity, and the minimal use of natural stone walls would not mitigate the effects of the proposal. 1. Whilst visibility of the proposal from the public realm would be limited owing to the mature landscaping and the location of the proposal in the generous plot, the development plan requirement for proposals to protect heritage is not limited to that which is visible in public views. The appellant indicates that they would consider alterations to the aesthetics of the extension and a reduction in size to overcome the Council’s concerns however no such details are before me and in any event the appeal process should not be used to evolve a scheme. 2. Overall, the proposed development would be harmful to the historic and architectural merit and thus the significance of the appeal property as a NDHA. The harm would be modest, mitigated by the enclosed nature of the site and limited public views. Nevertheless, in circumstances where a proposal would harm the significance of a NDHA Policy HE7 of the Framework requires the harm to be weighed against the benefits, making a balanced judgement having regard to the scale of any harm or loss and the significance of the NDHA. 3. The proposal would provide increased natural light and internal floorspace within the appeal property. However, these are primarily private benefits and therefore attract limited weight. Even if the NDHA’s significance is low as indicated in the appellant’s heritage statement, and taking account of the modest level of harm that would arise from the extension, the benefits would not outweigh the identified harm to a locally important building. It would therefore fail to meet the objective of the Framework to conserve and enhance the historic environment. 4. I therefore conclude that the proposal would have a harmful effect on the character and appearance of the area, including the host dwelling and its significance as a NDHA. It would be in conflict with Policies SP18 and SP19 of the LP and Policies DM22, DM26 and DM10 of the Hyndburn Development Management and Development Plan Document (2018) insofar as they require new development to be sympathetic to local character and heritage and that alterations or extensions to locally listed buildings achieve a high standard of design. Other Matters 5. While the appellant has expressed frustrations with the Council’s handling of the application, this does not alter or outweigh my findings which are based on the planning merits of this case. Appeal Decision 6010898 3 Conclusion and Recommendation 6. For the reasons given above and having had regard to all other matters raised, I recommend that the appeal should be dismissed. Ellie Nutman APPEAL PLANNING OFFICER Inspector’s Decision 7. I have considered all the submitted evidence and my representative’s report and on that basis the appeal is dismissed. F Harrison INSPECTOR