®Planning appeal decision
Pelican Inn and Motel, 350 Manchester Road, Altrincham, WA14 5NH
Planning appeal 3296154 at Pelican Inn and Motel, 350 Manchester Road, Altrincham, WA14 5NH (Trafford Metropolitan Borough Council) was dismissed on 14 October 2022 by Inspector Watson S, by written representations. The main issue, as the Inspector framed it: The effect of the proposal on the character and appearance of the surrounding area and The Pelican Inn, a non-designated heritage asset.
Demolition of existing buildings and their replacement with a specialist residential scheme to provide a care home (Use Class C2) and fully accessible and adaptable apartment scheme (Use Class C3), new access, car parking provision, open space, and associated work
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor retail and services
- Inspector
- Watson S
- Postcode
- WA14 5NH
Main issues, as the Inspector framed them
- The effect of the proposal on the character and appearance of the surrounding area and The Pelican Inn, a non-designated heritage asset
- the effect on the social and cultural needs of the community
- whether sufficient affordable housing has been proposed
- whether the proposal would provide suitable quality of accommodation for future occupiers in terms of outdoor amenity space and floor space provision
What decided it
The substantial harm to the character and appearance of the area from the loss of the non-designated heritage asset and the incongruous replacement buildings, combined with the loss of a community facility, significantly and demonstrably outweighed the moderate benefits of housing delivery.
the benefits of housing delivery (22 dwellings including 5 affordable units and a 75-bed care home) and economic benefits were significantly and demonstrably outweighed by the substantial harm to character and appearance (loss of non-designated heritage asset and incongruous replacement buildings) and harm to the social and cultural needs of the community (loss of public house)
What the Inspector cited
- Development plan policies
- Policy L7Policy R1Policy L2Policy L8Trafford Local Plan: Core StrategySPD1: Planning Obligations
- National Planning Policy Framework
- Paragraph 93Paragraph 126Paragraph 130Paragraph 195Paragraph 203Paragraph 64
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.
See how each was appliedThe decision letter
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What an account adds to this decision
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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.