296 Yorkshire Street, ROCHDALE, OL16 2DR

for the change of use to retail unit at ground floor with first floor residential space

Authority: Rochdale Metropolitan Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: retail · Change of use
Inspector: Burch S

Main issues, as the Inspector framed them

Whether the appeal site is in a suitable location for the proposed development, having regard to the requirements of the development plan and the effect on the vitality and viability of nearby local centres

What decided it

The proposal failed to satisfy the sequential test for retail development as required by Policy E1 of the Core Strategy and the Framework, and would likely harm the vitality and viability of the nearby local centre.

Framework references: 91, 92, 93

Plan policies cited: Policy E1 of the Rochdale Adopted Core Strategy (2016)

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.
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