House alterations and raised platform at 21 Boulderclough, Luddenden Foot, Sowerby Bridge

What was proposed

The application proposed internal house alterations, changed windows and doors, and an enlarged raised external amenity space over the side steps.

“The application property is a three-storey, stone built end terraced house located on Sowerby Lane in the small village of Boulderclough around 2.5km from Sowerby Bridge. The front of the home reads as two-storey - the rear faces a narrow lane (Mill Lane - which is at a lower height) and appears three-storey. The property has no off-street car parking.”

“The changes include re-locating the front entrance (the south elevation) to the side (the east), adding a first-floor window to the front and also French doors and associated Juliette balcony on the first-floor rear elevation. It is also proposed to create a small enlarged external platform to the side of the house which would sit on the offshoot and part of the (partly demolished) store which would be slightly increased in height above its original height.”

Officer report

Planning history

There is no recent planning history for the property.

“There is no recent planning history at the property.”

Officer report

What consultees said

Biodiversity officers raised no objection, highways officers accepted the reduced scheme, and the rights of way officer said the steps were not a public right of way or highway.

“Based on the available information the steps are not a public right of way or part of the public highway. It may be the case that people other than the occupier and owners of 21 Boulderclough have private access rights across the land, however, this would be a private matter.”

Officer report

What residents said

Objectors raised concerns about parking, highway safety, road stability, access, the steps, bats, ownership, the village character and possible holiday letting.

“The proposed parking area will create highway safety concerns and lead to the loss of on-street car parking space in a heavily parked area where many homes have no off-street car parking. Sowerby Road is well used with high traffic speeds and a history of accidents.”

“Second Consultation Fourteen objections received in regard to revised plans received on 18 June 2025. At this stage the site plan was altered so that the shape of the platform/buildings under it better reflected the tapered nature of the site. Although the site plan indicated that the platform would have open access to Sowerby Lane it was now marked a ‘terrace’ with no reference to car parking.”

Officer report

Who spoke

The planning officer presented the report and an objector addressed the committee.

What members considered

The committee considered the proposal as amended in the officer’s oral description and included a revised retaining-wall condition.

“The Planning Officer presented a written report of the Director, Regeneration and Strategy which had been submitted in accordance with the Town and Country Planning Act 1990 and the Town and Country Planning (Development Management Procedure) (England) Order 2015 and reported orally that the description of the proposal had been amended to read ‘Alterations to windows and doors, demolition/part demolition of store and enlargement of rear offshoot over-steps to provide raised…”

“RESOLVED that the application be Permitted in accordance with the recommendation of the Director, Regeneration and Strategy with the following amended condition:”

Minutes

The final decision

Planning permission was granted with a condition requiring approved technical details for demolition and construction before work continued or the enlarged platform was used.

“C4. Within 2 months of the date of this decision, a method statement including technical details prepared by a professional with relevant qualifications (such as a chartered structural engineer) shall be submitted to and approved in writing by the Local Planning Authority to show that the method of any demolition and the method and technical details in regard to the construction of the approved platform and supporting structure has been and is compatible with the stability…”

Minutes