®Planning appeal decision
35 Oakfield, Sale, M33 6NB
Planning appeal 3325034 at 35 Oakfield, Sale, M33 6NB (Trafford Metropolitan Borough Council) was dismissed on 8 December 2023 by Inspector Rose D, following an inquiry. The main issue, as the Inspector framed it: The heritage value of 35 Oakfield and the effect of its demolition.
Demolition of existing buildings and erection of a part 3 storey part 4 storey building comprising 25no. retirement flats, closure of both existing vehicular accesses and formation of new vehicular access onto Oakfield with associated landscaping and carparking
- Appeal type
- minor · Planning Appeal
- Procedure
- Inquiry
- Development
- residential · Minor Dwellings
- Inspector
- Rose D
- Postcode
- M33 6NB
Main issues, as the Inspector framed them
- The heritage value of 35 Oakfield and the effect of its demolition.
- The character and appearance of the area, including the scale and design of the proposed building and its effect on trees and landscaping.
- The living conditions of future occupants with regard to external amenity space.
- The living conditions of neighbouring occupants at 41 Ashlands with regard to privacy and visual dominance.
- The viability of providing affordable housing.
What decided it
The very significant harm from the poor design and layout of the scheme and its impact on neighbouring residential amenity was found to significantly and demonstrably outweigh the benefits, even applying the tilted balance.
The significant weight given to housing supply, specialist housing need and economic/environmental/social benefits, together with a limited-weight affordable housing contribution, were significantly and demonstrably outweighed by the very significant harm arising from poor design and layout and the adverse impact on neighbouring amenity, under the tilted balance in paragraph 11(d)(ii) of the Framework.
What the Inspector cited
- Development plan policies
- Policy L7.1Policy L7.3Policy L2.8Policy L8.10Policy L2.13Policy L2.12Policy L2.17Policy L2.18Policy JP-G7(12)Policy JP-H3Policy HN3
- National Planning Policy Framework
- Paragraph 11Paragraph 131Paragraph 134
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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With an account
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.