326 Lees Road, Oldham, OL4 1NZ

Planning appeal 3284985 at 326 Lees Road, Oldham, OL4 1NZ (Oldham Metropolitan Borough Council) was dismissed on 31 March 2022 by Inspector Taylor K, by written representations. The main issue, as the Inspector framed it: the effect of the proposal on the character and appearance of the area, with particular regard to biodiversity and the implications for the retention and health of trees.

double side extension with apartment to first floor with Cafe to ground floor

Authority: Oldham Metropolitan Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: retail · Minor Dwellings
Inspector: Taylor K
Postcode: OL4 1NZ

Main issues, as the Inspector framed them

the effect of the proposal on the character and appearance of the area, with particular regard to biodiversity and the implications for the retention and health of trees

What decided it

The adverse impacts of harm to trees, biodiversity and character and appearance, combined with the limited benefits of a single residential unit and café, significantly and demonstrably outweighed the benefits even in the context of the Council's substantial housing land supply shortfall.

the adverse impacts of granting planning permission would significantly and demonstrably outweigh the benefits, and the presumption in favour of sustainable development does not apply

What the Inspector cited

Development plan policies: Policy 21 of the Oldham Local Development Framework Development Plan Document – Joint Core Strategy and Development Management Policies, 2011Policy D1.5 of the Oldham Metropolitan Borough Unitary Development Plan, Saved Policies, 2006
National Planning Policy Framework: Paragraph 174Paragraph 180

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

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The decision letter

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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.