Jessiefield, Spath Road, MANCHESTER, M20 2TZ

the erection of Retirement Living Housing (Category II type accommodation) with associated communal facilities, landscaping and car parking following the demolition of the existing building

Authority: Manchester City Council
Appeal type: major · Planning Appeal
Procedure: Written Representations
Development: residential · Major dwellings
Inspector: Johnson W

Main issues, as the Inspector framed them

the character and appearance of the appeal site and surrounding area
the effect of the proposed development on the living conditions of neighbouring occupiers in the surrounding area, particularly through general disturbance and noise, and dominance / loss of privacy to the occupiers of 23 and 25 Holme Road

What decided it

The significant detrimental impact on the character and appearance of the appeal site and surrounding area through the scale, massing and visual dominance of the proposed development outweighed the benefits of the scheme.

The benefits of specialised retirement accommodation, affordable housing contribution, housing supply and economic benefits were outweighed by the significant harm to character and appearance

Plan policies cited: Policy SP1, Policy DM1, Policy H1, Saved Policy DC26

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.