Land at Stamford Road, Mossley, OL5 0BG

Construction of 2 number 4 Bedroom Town Houses 2 number 2 bedroom town houses and 12 apartment Resubmission of Application 20/00463/FUL

Authority: Tameside Metropolitan Borough Council
Appeal type: major · Planning Appeal
Procedure: Written Representations
Development: residential · Major dwellings
Inspector: Caine M

Main issues, as the Inspector framed them

The effect of the proposed development on the character and appearance of the area
The effect of the proposed development on the living conditions of the residents of the neighbouring properties on the northern side of Stamford Road, with particular regard to outlook and privacy

What decided it

The substantial and wide-ranging harms to character, appearance and neighbouring residential amenity significantly and demonstrably outweigh the moderate housing benefits when assessed against the Framework as a whole, such that the proposal is not sustainable development.

The adverse impacts of granting planning permission, comprising substantial harm to character and appearance and living conditions of neighbours, significantly and demonstrably outweigh the moderate benefits of housing delivery, such that the presumption in favour of sustainable development does not apply.

Framework references: 11, 130

Plan policies cited: UDP Policy H10, UDP Policy C1, Policy RD2 of the Residential Design Guide Supplementary Planning Document 2010, Policy RD5 of the Residential Design Guide Supplementary Planning Document 2010

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.