Former B&Q, Great Stone Road, Old Trafford, Trafford, M32 0YP

Main issues, as the Inspector framed them

• the effect of the proposed development on the character and appearance of the area
• whether the effect of noise from activities at Emirates Old Trafford (EOT) would result in acceptable living conditions for future occupants of the proposed development, and whether, as a consequence, unreasonable restrictions may be placed on LCCC's operations
• whether future occupants of the proposed development would have acceptable living conditions, with regards to amenity space provision, outlook, sunlight and daylight
• whether the proposed development would have an overbearing effect on the living conditions of the occupants of residential properties on Great Stone Road, Trent Bridge Walk, Gorse Avenue and Gorse Crescent, having regard to its height, massing, scale and layout
• whether or not the proposed development would make adequate provision in terms of affordable housing and education, having regard to viability
• the effect of the proposed development on the character or appearance of Longford Park Conservation Area and on the setting of nearby listed buildings
• the effect of the proposed development on EOT, a non-designated heritage asset and an internationally significant visitor attraction, cultural and tourism venue
• the effect of the proposed development on the fine turf and non-turf training facility at EOT
• the effect of the proposed development on the safety of vehicular and pedestrian users of the access to the site, EOT and Great Stone Road

What decided it

The combination of substantial harm to character and appearance from the scheme's design and a significant, largely unmitigated adverse noise effect on future occupants (with associated risk to LCCC's concert operations) meant the adverse impacts significantly and demonstrably outweighed the benefits even under the tilted balance.

The considerable benefits of housing delivery, affordable housing, brownfield reuse and economic benefits were outweighed by the substantial harm to character and appearance, the significant adverse noise effect on future occupants and risk to LCCC's operations, and further harm to living conditions and amenity space usability, such that under the tilted balance the adverse impacts significantly and demonstrably outweighed the benefits.