The Bulls Head, 4 Knowl St, Stalybridge, SK15 3AJ

change of use from public house to 8 bedroom/person House of Multi Occupancy (HMO)

Authority: Tameside Metropolitan Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Change of use
Inspector: Walker R

Main issues, as the Inspector framed them

Whether the proposal makes adequate provision for waste facilities and collection
Whether the proposal would provide acceptable living conditions for future residents
The effects of the proposal on the living conditions of occupiers of neighbouring properties with particular reference to noise and disturbance

What decided it

The cumulative effect of inadequate waste management provision, poor living conditions for future occupiers due to ground floor bedroom positioning and layout deficiencies, and the overall failure of the scheme to function well, outweighed the absence of unacceptable harm to neighbouring properties.

Framework references: 135

Plan policies cited: Policy JP-P1 of the Places for Everyone Joint Development Plan, Policy H10 of the Council's Unitary Development Plan (UDP)

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.

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.

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