Mansfield House, Withyfold Drive, Macclesfield, SK10 2BD

a change of use of site from Vehicle Recovery Depot to Waste Recycling Centre, installation of weighbridge, removal of existing temporary building and erection of two new canopy buildings for the receipt and storage of non - hazardous wastes (temporary for 3 years)

Authority: Cheshire East
Appeal type: minor · Planning Appeal
Procedure: Hearing
Development: minerals-waste · Change of use
Inspector: Robbie G

Main issues, as the Inspector framed them

The main issue is the effect of the proposed development on the living conditions of occupiers of nearby residential properties, including but not restricted to properties on Withyfold Drive, Nicholson Avenue and Queen's Avenue, with particular regard to noise and disturbance.

What decided it

The significant, inadequately mitigated harm to the living conditions of residential occupiers along Withyfold Drive and Nicholson Avenue from noise and vibration caused by skip and tipper wagons accessing the site.

The economic benefits of the proposal and the in-principle policy support for the waste use were outweighed by the significant harm to the living conditions of nearby residents from noise and vibration, so the balance tipped against the proposal.

Framework references: 130, 174

Plan policies cited: CELPS Policy SE12, CRWLP Policy 23, Macclesfield Borough Local Plan Policy DC3, Macclesfield Borough Local Plan Policy DC13, CELPS Policy SE11, CRWLP Policy 4, CRWLP Policy 12, CELPS Policy EMP1(vi), SADPD Site Allocation WM10, RWLP Policy 4, RWLP Policy 5

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.

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