From: Thomas Whitfield <thomas@georgiangroup.org.uk>

Sent: 02 October 2025 15:25

To: Development Management

Subject: Case 25/00641/LBC  - 3 Bear Hill, Rakewood Road, Littleborough

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Dear Majid Mir,

Thank you for notifying The Georgian Group of application 25/00641/LBC to undertake a scheme of works at Grade II listed 3 Bear Hill, Rakewood Road, Littleborough. The Group has assessed the application and we register the following concerns.

3 Bear Hill is an early-nineteenth century house, possibly a remodelling or refacing of an eighteenth-century house. It is a good example of a house in the local vernacular style with a notable 12 light mullioned window at 1F level suggestive of the 1F being a  textiles workshop.

The application is to demolish the rear outrigger and replace it with a new extension (1 and 2 storey) to accommodate a kitchen, dining room and additional bedroom. Some internal alterations are also proposed.

Advice and Comments

The Group raises concerns that the applicant’s heritage statement lacks specific details or photographs to illustrate or describe the elements of the building affected by the proposed scheme of works. We register particular concerns that the proposed scheme of works will result in the total loss of the existing outrigger extension. Whilst we acknowledge that the applicant’s heritage statement argues this to be a later addition, rebuilt on an earlier structure, there is a lack of evidence to support this.

We consequently advise that the application fails to meet the requirements of NPPF (2024) paragraph 207 and may prevent the LPA from fulfilling their responsibilities under NPPF paragraph 208.

We recommend that the applicant should submit further information to explain and illustrate the impact of the proposed scheme of works. We recommend that photographs would be particularly useful.

Conclusion

When making a decision on all listed building consent applications or any decision on a planning application for development that affects a listed building or its setting, a local planning authority must have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses. Preservation in this context means not harming the special interest of the building, as opposed to keeping it utterly unchanged. This obligation, found in sections 16 and 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990 (1), applies to all decisions concerning listed buildings. 

The Group advises that the application is for a poorly explained scheme of alterations which have the potential to cause irreversible harm to Allerton Head Farm’s , special architectural and historic significance as a Grade II listed heritage asset.

The Georgian Group must therefore recommend that the applicant revises the application to address the abovementioned concerns, as well as those of other consultees.

We would be pleased to be reconsulted with additional information.

Yours sincerely,

Dr. Thomas Whitfield
Senior Conservation Adviser (Northern England)

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Georgian Group Heritage at Risk List 2025: Call for nominations.

We are now beginning to compile a new Georgian Group Heritage at Risk list for 2025.  You can nominate any Georgian heritage building or landscape (regardless of listed status) which you consider to be 'at risk'  by e-mailing atrisk@georgiangroup.org.uk.   

The deadline for entries is 26 September 2025. 

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