Land at Shudehill, Manchester, M4 2AD

Main issues, as the Inspector framed them

• the effect of the proposals on the character and appearance of the area with particular regard to the design of its: siting, scale, size, height, massing, architectural detailing, street scene and skyline
• the effect of the proposals on the significance of heritage assets including that derived from their settings, with particular regard to the partial loss of the Grade II listed No.29 Shudehill, the Shudehill Conservation Area, the loss of most of the non-designated Rosenfield Buildings, and the settings of other listed buildings and conservation areas
• whether the heritage and public benefits would outweigh any harm that might be identified in reaching any heritage balances and, if so, whether the same benefits could be achieved with less harm
• the extent to which the proposals would be consistent with Government policies and with the development plan for the area in reaching the overall planning balance

What decided it

The considerable harm to the character and appearance of the area combined with heritage harm to the listed building, non-designated Rosenfield Buildings and Conservation Area was found to overwhelmingly outweigh the public benefits of the scheme.

the limited weight given to heritage benefits and the moderate or lower weight given to the other public benefits did not outweigh the combined harm to the listed building, the non-designated heritage assets and the Conservation Area, so the balance tipped decisively against the scheme