212, Cleggs Lane, Little Hulton, Worsley, M38 9RQ

a single storey front and side extension in addition to a new access to first floor flat

Authority: Salford City Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: retail · Minor offices/R&D/light industry
Inspector: Rafferty C

Main issues, as the Inspector framed them

The effect of the development on the character and appearance of the property and surrounding area

What decided it

The permanent harm caused by the proposal to the character and appearance of the property and surrounding area could not be outweighed by the economic and accessibility benefits, even when significant weight was attached to those benefits.

Framework references: 48, 81

Plan policies cited: DES1, DES8, D1, D8

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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.
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