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95 Ainsworth Lane Bolton BL2 2PX

21000/25Full Planning PermissionRefused
Full

Refused on 23 October 2025

Delegated (officer decision)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

CHANGE OF USE FROM A SINGLE DWELLINGHOUSE (C3) TO A 5 BED HMO (C4) FOR 5NO. OCCUPANTS, TOGETHER WITH REAR DORMER AND SINGLE STOREY EXTENSION

Received
10 September 2025
Decision level
Delegated (officer decision)
Ward
Tonge With The Haulgh
  1. Received10 Sep
  2. Validated11 Sep
  3. Consult.6 Oct
  4. Target23 Oct
  5. Decided23 Oct

Decided in 42 days (council typically 56)

About this application

This is a full planning application for a dormer extension at 95 Ainsworth Lane Bolton BL2 2PX. Bolton has handled 3,200 applications of this type. This one was decided in 43 days, 13 days quicker than Bolton's typical decision time. There has been 1 other application at this address. In the past year there have been 68 applications across Tonge With The Haulgh. We hold 828 applications in total for the BL2 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. LIVING CONDITIONS The proposal would provide a lack of shared communal space and will result in insufficient private, useable amenity space for the future occupants of the HMO that would fail to provide a high standard of indoor or outdoor amenity for future users contrary to Policy JP-P1 of Places for Everyone, CG4 of Boltons Core Strategy and the NPPF.
  2. BEDROOM 2 OUTLOOK AND NATURAL LIGHT The proposal would result in poor outlook and insufficient natural light for the occupant of bedroom 2 that would be detrimental to the health and wellbeing and would not provide a high standard of amenity contrary to Policy JP-P1 of Places for Everyone, CG4 of Boltons Core Strategy and the NPPF.

From the council's decision notice.

Application details

Postcode
BL2 2PX
Application type
Full Planning Permission
Scale / size
Small

Planning application dates

Date validated
11 September 2025
Consultation expiry
6 October 2025
Consultation start
15 September 2025
Consultation end
6 October 2025
Neighbour consultation start
15 September 2025
Neighbour consultation end
6 October 2025
Last date for comments
6 October 2025
Target decision date
23 October 2025
Permission expires
23 October 2028

Applicant and agent

Agent
Property Investment Complete NW
Agent address
260 Dewsbury Road Wakefield WF2 9BY United Kingdom

Planning decision

Statutory period
42 days

Additional information

Planning Portal ID
PP-14307964
Documents
10
Constraints
9

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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