Auction: September 2022 Online Auction 21/09/2022

11 Ripon Avenue, Bolton, Lancashire BL1 5PF

Property Details
A detached two bedroom bungalow offering views over the picturesque Doffcocker Lodge, which offers potential for redevelopment, subject to obtaining the necessary consents. The plot current plays host to a two double bedroom detached bungalow which has been extended and includes a lower level garage with driveway. The majority of the accommodation is mirrored by a variety of cellar rooms which have previously been used as storage and workshop areas. There is also good height within the loft space. The seller has engaged an architect to complete a feasibility study. Their comments are noted below and an indicative plan is within the marketing photographs. 'The existing property is a 2 bedroom bungalow, set on 1 level. There is an attached garage at the side, that is set at a lower level (same level as back garden area). There is a basement/storage area accessed from an external door adjacent the existing garage entrance. It would appear that the site/property is suitable for redevelopment, and a larger dwelling could be accommodated on site (subject to planning approval). Our initial thoughts are that a new property could be set over 3 floors; Lower ground floor (which would be at the same level of the existing garden at the rear); Ground floor (set at what is currently the existing ground floor level); First floor (new level).The first floor, could potentially be set partially within the roof space to reduce overall height increase. The addition of an extra floor would greatly improve the accommodation that could be provided in any new dwelling, but the increase in height could be a potential planning issue. The new property (if it incorporated a first floor) would be considerably higher than the adjacent properties, and the planners may see this as an issue. They may also have concerns on the impact a larger (higher) dwelling would create when viewed from Doffcocker Lodge. The counter argument to this is that there are other 2 storey properties on the street, and that the plot is at the end of the street, so it could be considered as a 'bookend'. I noted during the site visit that there are a number of trees adjacent the site boundary. These will have to be considered as part of a future planning application, and they 'could' restrict the potential for development on the site. Taking into account the above points, we have developed initial sketch plans to indicate would we feel could potentially be achieved on site, subject to planning approval. As you can see from the attached drawing, we are indicating a 3 storey property with a total of 4 bedrooms and a single attached garage. The upper floor would maximises views of the lodge, and good views would also be provided from the main ground floor level. There is flexibility in the design/layout and a number of different options can be considered, but we feel the attached would be a god starting point. As drawn, the initial sketch would provide 330 Sq M (3552 Sq Ft) total gross internal floor area (excluding the garage).
The property fronts Ripon Avenue, adjacent to Heaton Avenue, and can be accessed from Markland Hill Lane, with views over Doffocker Lodge and Nature Reserve. Bolton town centre and Junction 5 of the M61 motorway are within 3 miles and Lostock Station within 2 miles.

Ground Floor:Entrance Porch, Hallway, 2 Bedrooms, Bathroom, Living-Dining Room, Kitchen-Diner, Side Porch 
Lower Ground Floor:Garage, 5 Storage/Workshop Rooms (varying floor levels)

The property benefits from front and rear gardens together driveway providing off-street parking.
Interested parties should consult direct with the Local Planning Authority: Bolton Metropolitan Borough Council, Town Hall, Bolton, BL1 1RU. Tel: 01204 333 333.
Details of the Buyer's Premium and any additional fees payable are contained within the legal documents.
1. All the information provided on our website is for indicative purposes only and interested parties should refer to the contents of the legal pack and rely upon their own due diligence as a prudent bidder.


3. The property is listed with a Council Tax assessment in Band D.

4. Energy Performance Certificate = D.

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Joint Agent

Contact: Ben Washington
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