80 Braemar Road, MANCHESTER, M14 6PG

change of use of dwelling to small house in multiple occupation (Use Class C4)

Authority: Manchester City Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Change of use
Inspector: Hughes L

Main issues, as the Inspector framed them

the effect of the proposed development on the supply of family housing and the formation of cohesive and sustainable neighbourhoods
the living conditions of neighbouring occupiers, with particular regard to amenity space, noise and disturbance

What decided it

The high concentration of existing HMOs in the vicinity (approximately 75% of properties within 100m) meant the property would not attract a family buyer despite marketing, and the comparable appeal decision at the adjacent property (No 78) which was allowed on materially similar grounds provided significant weight to allowing the appeal.

Plan policies cited: Policy SP1, Policy JP-S1, Policy H11, Policy H1, Policy H6, Policy DM1

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

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What an account adds

Draw a red line around your site and the appraisal follows.
- Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
- Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
- Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
- Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.
Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.
Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.
Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.
The judgement stays yours. The tool gathers the material and dates it.

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In the app this decision sits on the map beside every other appeal around it, with the full reasoning summary, the letter held on file, and the case law it applies.