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211 Manchester Road Bolton BL4 8QL

00862/26Refused

Refused on 8 July 2026

2 reasons for refusal

Approximate location: the centre of the postcode, not the exact property.

Proposal

CHANGE OF USE FROM RETAIL SHOP TO 5 NO. BEDROOM HMO (C4) FOR 5 OCCUPANTS TOGETHER WITH ERECTION OF REAR DORMER.

Received
13 May 2026
Ward
Kearsley
  1. Received13 May
  2. Validated14 May
  3. Consult.4 Jun
  4. Target
  5. Decided8 Jul

Decided in 55 days

About this application

This is a planning application for a dormer extension at 211 Manchester Road Bolton BL4 8QL. Bolton has handled 5,979 applications of this type. This one was decided in 55 days. There have been 2 other applications at this address. In the past year there have been 30 applications across Kearsley. We hold 270 applications in total for the BL4 postcode area.

Why it was refused

  1. The proposal would result in no outlook for the occupant of bedroom 4 and poor levels of privacy and access to natural light for the occupant of bedroom 1. The proposed development would also provide unacceptably limited usable indoor and outdoor communal space. This would be detrimental to the health and wellbeing of future occupants and would fail to provide a high standard of amenity, considered contrary to policies 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 proposed dormer, by reason of its bulk and fenestration, would have a detrimental impact on the character and appearance of the host building and the surrounding area, considered contrary to policies OA6 of the Core Strategy and JP-P1 of the Places for Everyone Joint Development Plan.

From the council's decision notice.

Application details

Postcode
BL4 8QL
Parish
Not Applicable

Planning application dates

Date validated
14 May 2026
Consultation end
4 June 2026

Applicant and agent

Applicant
Private applicant

Planning decision

Case officer
Aisha Nawal Haque

Additional information

Documents
10

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations at the address point. Ones next to the site may also apply.

  • 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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