Land on the Corner of London Road and Store Street, Manchester, M1 2PF

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Authority: Manchester City Council
Appeal type: commercial · Commercial Appeal Service (CAS)
Procedure: Written Representations
Development: advertisement · Other minor developments
Inspector: Underwood G

Main issues, as the Inspector framed them

The effect the proposal would have on amenity, having regard to the grade II listed status of the Piccadilly Station Trainshed and Undercroft on which it would be situated and the setting of the grade II* listed London Road Police and Fire Station

What decided it

The proposal would result in harmful contrast to the appearance of the plain and robust engineering and architecture of the listed Undercroft element and would not be in scale or in keeping with the important historic, architectural and cultural features of the immediate locality.

Framework references: 136

Plan policies cited: Core Strategy Policy CC9, Core Strategy Policy DM1, Core Strategy Policy SP1, Core Strategy Policy EN1, Core Strategy Policy EN3, UDP Policy DC15.1, UDP Policy DC15.2, UDP Policy DC19.1, UDP Policy DC18.1

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.