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65 - 67 Derby Street Bolton BL3 6HE

00129/26Full Planning PermissionRefused
Full

Refused on 6 March 2026

Delegated (officer decision)5 reasons for refusal

Approximate site (title boundary)
Boundary © HM Land Registry, © Ordnance Survey · details

This information is subject to Crown copyright and database rights 2026 and is reproduced with the permission of HM Land Registry. The polygons (including the associated geometry, namely x, y co-ordinates) are subject to Crown copyright and database rights 2026 Ordnance Survey AC0000851063. Conditions of use.

Proposal

SUBDIVISION CHANGE OF USE FROM RETAIL AT GROUND FLOOR AND STORAGE TO FIRST FLOOR (CLASS E) TO PART GROUND CHANGE OF USE, FIRST FLOOR AND SECOND FLOOR TO 8 NO. BEDROOM HMO FOR NO. 8 OCCUPANTS (CLASS C4) WITH INSTALLATION OF FIRE ESCAPE AND WINDOWS.

Received
26 January 2026
Decision level
Delegated (officer decision)
Ward
Queens Park & Central
Agent
ADA PLANS AND ARCHITECTURAL SERVICES LTD
  1. Received26 Jan
  2. Validated26 Jan
  3. Consult.16 Feb
  4. Target9 Mar
  5. Decided6 Mar

Decided in 39 days (council typically 56)

About this application

This is a full planning application for a change of use at 65 - 67 Derby Street Bolton BL3 6HE. Bolton has handled 3,200 applications of this type. This one was decided in 39 days, 2 weeks quicker than Bolton's typical decision time. There are no previous applications recorded at this address. In the past year there have been 145 applications across Queens Park & Central. We hold 1,691 applications in total for the BL3 postcode area.

81% of full applications at Bolton Metropolitan Borough Council were approved. Across all application types, the council typically decides in about 8 weeks (median).

Based on decided applications received in the last 3 years.Planning something similar? See what gets approved on your street

Why it was refused

  1. The proposal would provide limited, usable indoor and outdoor communal space and a lack of natural light to the living/dining room and as a result would not provide a high standard of amenity for occupants of the HMO contrary to Policy JP-P1 of Places for Everyone, CG4 of Bolton's Core Strategy and the NPPF and guidance contained within the "General Design Principles" Supplementary Planning Document.
  2. The proposal would result in poor outlook and inadequate levels of privacy for the occupant of bedrooms 1, 2 and 8, which would be detrimental to their health and wellbeing and would fail to provide a high standard of amenity contrary to Policy JP-P1 of Places for Everyone, CG4 of Bolton's Core Strategy and the NPPF, and guidance contained within the "General Design Principles" Supplementary Planning Document.
  3. Insufficient information has been provided, by means of a Travel Plan, to determine whether the surrounding highway network can accommodate the potential increase in dependency of on-road parking for 8no. individuals contrary to policy JP-C8 of the Places for Everyone Joint Development Plan and policy P5.5 of the Core Strategy.
  4. Insufficient information has been provided to demonstrate how PfE Policies JP-S2 and S3 have been complied with, together with the completion of an Energy and Low Carbon Proforma.
  5. Insufficient information has also been provided to determine whether the residential use meets the M4(2): Accessible and adaptable dwellings standard of Approved Document M: Access to and use of buildings of the Building Regulations 2010 (as amended) contrary to policy JP-H3.2 of the Places for Everyone Joint Development Plan.

From the council's decision notice.

Application details

Postcode
BL3 6HE
Application type
Full Planning Permission
Scale / size
Small

Planning application dates

Date validated
26 January 2026
Consultation expiry
16 February 2026
Consultation start
26 January 2026
Consultation end
16 February 2026
Neighbour consultation start
26 January 2026
Neighbour consultation end
16 February 2026
Last date for comments
16 February 2026
Target decision date
9 March 2026
Permission expires
6 March 2029

Applicant and agent

Agent
ADA PLANS AND ARCHITECTURAL SERVICES LTD
Architect profile
ADA PLANS AND ARCHITECTURAL SERVICES LTD
Agent address
20 Glenburn Street Bolton BL3 3DZ

Planning decision

Statutory period
42 days

Additional information

Planning Portal ID
PP-14650667
Documents
8
Constraints
11

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

  • Flood zone 1: Low probability (rivers and sea)

Not published by this council, so not checked: Article 4 directions and tree preservation orders. Ask the council if these matter.

Also checked, none recorded (22)

flood storage areas, conservation areas, listed buildings, green belt, scheduled monuments, World Heritage Sites, World Heritage Site buffer zones, registered parks and gardens, registered battlefields, Heritage at Risk entries, nutrient neutrality catchments, national parks, National Landscapes, SSSIs, Special Areas of Conservation, Special Protection Areas, Ramsar sites, ancient woodland, national nature reserves, local nature reserves, heritage coasts and brownfield registers.

A guide only, from official open data; it is not a planning search. Flood zones cover rivers and sea, not surface water.

Data © Crown copyright and others · sources and licences

Contains public sector information from planning.data.gov.uk (MHCLG and local planning authorities), licensed under the Open Government Licence v3.0. © Crown copyright and database right 2026.

© Historic England 2026. Contains Ordnance Survey data © Crown copyright and database right 2026. The Historic England GIS Data contained in this material was obtained on 2026-11-03. The most publicly available up to date Historic England GIS Data can be obtained from HistoricEngland.org.uk.

© Natural England copyright. Contains Ordnance Survey data © Crown copyright and database right 2026.

© Environment Agency copyright and/or database right 2026. All rights reserved. Flood Map for Planning, Open Government Licence v3.0.

Contains Ordnance Survey data © Crown copyright and database right 2026.

Source: Office for National Statistics licensed under the Open Government Licence v.3.0. Contains OS data © Crown copyright and database right 2026.

Source: Bolton

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