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Planning appeal decision

Dismissed15 February 20233307991

43-45 Piccadilly Gardens, Manchester, M1 2AP

Planning appeal 3307991 at 43-45 Piccadilly Gardens, Manchester, M1 2AP (Manchester City Council) was dismissed on 15 February 2023 by Inspector Graham A, by written representations. The main issue, as the Inspector framed it: The impact of the proposal upon the visual amenity of the area including the Stevenson Square Conservation Area and upon the setting of an adjacent Grade II Listed Building at number 47 Piccadilly.

Scaffold shroud screen advertisement measuring 18m x 7m with external illumination and set within a brick mural surround for a temporary period of twelve months

Authority
Manchester City Council
Appeal type
commercial · Commercial Appeal Service (CAS)
Procedure
Written Representations
Development
advertisement · Other minor developments
Inspector
Graham A
Postcode
M1 2AP

Main issues, as the Inspector framed them

  • The impact of the proposal upon the visual amenity of the area including the Stevenson Square Conservation Area and upon the setting of an adjacent Grade II Listed Building at number 47 Piccadilly

What decided it

The large-scale advertisement would dominate the Listed Building and cause significant harm to the visual amenities of the Stevenson Square Conservation Area, and this harm outweighs the minor benefit of further disguising the scaffold.

What the Inspector cited

Development plan policies
Policy CC9Policy EN3Policy EN1Policy T1Policy DM1Policy EN12Policy SP1Policy E3.3Policy DC15.1Policy DC15.2Policy DC18.1Policy DC19.1

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 applied

The decision letter

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The authority’s record since 2016 · every decision in 2023

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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.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.