326 Lees Road, Oldham, OL4 1NZ

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

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

Framework references: 174, 180

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

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.