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Planning appeal decision

Dismissed12 February 20253333429

2 Spinningfields Square, Manchester, M3 3AP

Planning appeal 3333429 at 2 Spinningfields Square, Manchester, M3 3AP (Manchester City Council) was dismissed on 12 February 2025 by Inspector Ashworth S, by written representations. The main issue, as the Inspector framed it: The effect of the proposal on the character and appearance of the host building and whether the extension preserves or enhances the character or appearance of the Deansgate Conservation Area.

erection of single storey extension and creation of external seating area and external alterations to existing building without complying with a condition attached to planning permission Ref 132373/FO/2021, dated 26 May 2022

Authority
Manchester City Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
retail · Other minor developments
Inspector
Ashworth S
Postcode
M3 3AP

Main issues, as the Inspector framed them

  • The effect of the proposal on the character and appearance of the host building and whether the extension preserves or enhances the character or appearance of the Deansgate Conservation Area
  • Whether the proposal preserves the setting of the grade I listed building, John Rylands Library

What decided it

The extension causes less than substantial harm to the character and appearance of the conservation area by detracting from a landmark building through poor design and incongruous materials, and this harm is not outweighed by the limited public benefits of the scheme.

What the Inspector cited

Development plan policies
Policy SP1Policy DM1Policy CC4Policy CC9Policy EN3

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 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.