Land Adjoining 44 and 46 Baxter Road, Sale , M33 3AL

Planning appeal 3336557 at Land Adjoining 44 and 46 Baxter Road, Sale , M33 3AL (Trafford Metropolitan Borough Council) was dismissed on 1 August 2024 by Inspector Morgan R, by written representations. The main issue, as the Inspector framed it: the effect of the proposal on the character and appearance of the area.

demolition of garage and erection of two dwellings, plus ancillary works

Authority: Trafford Metropolitan Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Morgan R
Postcode: M33 3AL

Main issues, as the Inspector framed them

the effect of the proposal on the character and appearance of the area
the living conditions of the occupiers of 44 and 46 Baxter Road, with particular regard to light and outlook

What decided it

The significant harm to the character and appearance of the area and the living conditions of neighbouring occupiers, particularly at No. 46, outweighed the modest housing benefits of the two-dwelling scheme.

the modest benefits of two family-sized homes and efficient use of land were outweighed by significant harm to character and appearance and living conditions of neighbours, with the adverse impacts significantly and demonstrably outweighing the benefits when assessed against the Framework as a whole

What the Inspector cited

Development plan policies: Policy L2.2Policy L7.1Policy L7.3Policy JP-P1
National Planning Policy Framework: Paragraph 11Paragraph 70Paragraph 135

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

Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.

Appeals plan, £15 a month

With an account

What an account adds to this decision

87 other decided appeals within two kilometres of this site. In the app every dot opens its decision, and its letter wherever one was published, and you can draw your own site to see what has been decided around it.AllowedDismissedSplitThis decision

An appeal decision in the app, with the main issues, policies and judgments cited picked out beside the letter — Every letter, there to read. We pick out the main issues, the policies and the judgments cited, so you can work through the letter faster.

Searching the full text of appeal decision letters in the app — Search inside every letter. By words or by meaning, filtered by authority, outcome, appeal type and procedure, with every locatable decision on the map and the Inspector named on each.

Start your free trial

More decisions in Trafford Metropolitan Borough Council

The authority’s record since 2016 · every decision in 2024

Allowed26 October 20266013398
1 Noor Gardens, Blackburn Street, Old Trafford, M16 9GH
Allowed26 October 20266013397
1 Noor Gardens, Blackburn Street, Old Trafford, M16 9GH
Allowed23 October 20266008326
1011 Chester Road, Stretford, Manchester, M32 8LF
Dismissed19 October 20266014400
13 Nelson Court, Moss Lane West, Manchester, M155PQ
Dismissed14 October 20266014907
2 Alphonsus Street, Old Trafford, M16 7QS

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.