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

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

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

Framework references: 11, 70, 135

Plan policies cited: Policy L2.2, Policy L7.1, Policy L7.3, Policy JP-P1

Read the decision letter on the Inspectorate’s site

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What an account adds

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Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
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Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
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