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99 Harpers Lane Bolton BL1 6HU

00887/26Householder Application for pl. permissiRefused
Householder

Refused on 8 July 2026

2 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

ERECTION OF FIRST FLOOR REAR EXTENSION.

Received
15 May 2026
Ward
Smithills
Agent
Neil Pike Architects
  1. Received15 May
  2. Validated15 May
  3. Consult.5 Jun
  4. Target26 Jun
  5. Decided8 Jul

Decided in 54 days (council typically 56)

About this application

This is a full planning application for a rear extension at 99 Harpers Lane Bolton BL1 6HU. Bolton has handled 3,200 applications of this type. This one was decided in 54 days. There has been 1 other application at this address. In the past year there have been 63 applications across Smithills. We hold 1,099 applications in total for the BL1 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.See what's approved near your address

Why it was refused

  1. The proposed extension would, by virtue of its design, height and siting impact detrimentally on the outlook and living conditions of neighbouring residents at 101 Harpers Lane and is contrary to Policy JP-P1 of Places for Everyone Joint Development Plan and Policy CG4 of Bolton's Core Strategy and Supplementary Planning Document - "House Extensions".
  2. Insufficient information has been provided by the applicant with regards to how the proposed development would impact on existing trees, to enable the proposal to be properly judged against policy JP-G7 of Places for Everyone.

From the council's decision notice.

Application details

Postcode
BL1 6HU
Application type
Householder Application for pl. permissi
Scale / size
Small
Parish
Not Applicable

Planning application dates

Date validated
15 May 2026
Consultation expiry
5 June 2026
Neighbour consultation start
15 May 2026
Neighbour consultation end
5 June 2026
Last date for comments
5 June 2026
Target decision date
26 June 2026

Applicant and agent

Applicant
Private applicant
Agent
Neil Pike Architects
Agent address
Michigan House 17-19 Chorley New Road Bolton BL1 4QR

Planning decision

Case officer
Jane O'Neill
Statutory period
42 days

Additional information

Planning Portal ID
PP-14933004
Documents
9
Constraints
16

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.

Planning history at this site

1 other application at this property, newest first.

  1. 2026
    4 Sep

    CONVERSION OF EXISTING ORANGERY AND ERECTION OF FIRST FLOOR REAR EXTENSION

    RefusedApplication01608/26

Source: Bolton

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