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Dismissed12 July 20223286831

Oakley, 188 Wilmslow Road, Manchester, M14 6LJ

Planning appeal 3286831 at Oakley, 188 Wilmslow Road, Manchester, M14 6LJ (Manchester City Council) was dismissed on 12 July 2022 by Inspector Hendley D, following a hearing. The main issue, as the Inspector framed it: whether the proposal would be in a suitable location with regard to the development plan regeneration and housing policies.

a full planning application for the part-demolition of the existing office buildings on site and erection of purpose built student accommodation. Retention and redevelopment of Oakley Villa to provide amenity and communal space, landscaping and associated infrastructure

Authority
Manchester City Council
Appeal type
major · Planning Appeal
Procedure
Hearing
Development
residential · Other Major Developments
Inspector
Hendley D
Postcode
M14 6LJ

Main issues, as the Inspector framed them

  • whether the proposal would be in a suitable location with regard to the development plan regeneration and housing policies
  • whether there is a need for the proposal as student housing
  • the effect on the significance of a non-designated heritage asset, Oakley House
  • the effect on the character and appearance of the area
  • the effect on the living conditions of the occupiers of nearby residential properties in relation to noise, disturbance and general activity
  • the effect on the living conditions of the occupiers of residential properties on Langley Road by way of visual impact and privacy
  • if there is harm, whether this is outweighed by the benefits of the proposal

What decided it

The unsuitable location of the high-density scheme outside a district centre combined with the unacceptable effect of the 13 storey building on the character and appearance of the area, which together amounted to very significant harm not outweighed by the benefits.

The very significant harm from the unsuitable location and the unacceptable effect on character and appearance was not outweighed by the significant economic, social and environmental benefits of the scheme.

What the Inspector cited

Development plan policies
Policy H6Policy H12Policy EN3Policy EN1Policy EN2Policy DM1Policy SP1

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.

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