'Silkash', Botlon

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Northstone Streetscene1 Buffbrick 03 Min 

Location: Former Roscoes Farm, Westhoughton, Bolton            

Client:  Northstone


  • 150 new residential dwellings
  • £33m GDV


  • Site with long and complex planning history
  • First development site for Northstone as newly formed housebuilder


  • Extant permission on site for 108 residential dwellings
  • Historic local opposition to proposals to develop site
  • Northstone required this to be replanned to accommodate more smaller family homes and address specific site constraints as impediments to delivery
  • Objective to start on site within 12 months of project start

 Summary of NJL Approach:

NJL worked with the client team to devise a planning strategy to accommodate a start on site without unnecessary delay.  A phased delivery was critical to permit early site works and plot preparation to meet occupation deadlines.  This required the grant of planning permissions and the discharging of all pre-commencement condition responsibilities.

Northstone’s revised approach to the site delivery proposals would lead to a further 42 homes being created beyond the extant permission for the site.

A plot substitution application to create a first phase of development for 19 homes was progressed which reflected Northstone’s design approach and bespoke house types.  The application was readied in under two months, submitted in April 2019 and approved by the Council in July 2019.

Concurrently, a further detailed application for 131 residential dwellings was prepared and submitted with all requisite technical assessments, coordinated by NJL.  The planning application was submitted in July 2019 and planning permission granted in December 2019.

NJL coordinated the discharge of all pre-commencement and pre-occupation conditions for the first phase of development between August 2019 and September 2020 with the first homes set for occupation in November 2020.


A package of planning consents meant that the client’s construction and sales programme achieved.