86 Hemmons Road, MANCHESTER, M12 5ST

change of use from residential (C3) to ground floor retail [E(c)(iii)] and first floor flat (C3)

Authority: Manchester City Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: retail · Change of use
Inspector: Moore J

Main issues, as the Inspector framed them

the effect of the proposal upon the supply of family housing
whether the proposal would provide suitable arrangements for the storage and collection of waste and recycling
the effect of the proposal on the character of the area and residential amenity

What decided it

The loss of a family-sized unit of accommodation, which is a priority need in the spatial strategy for South Manchester, combined with inadequate waste and recycling arrangements and harm to the character of the residential area, collectively outweighed the economic and social benefits of the proposal.

Plan policies cited: CS Policy SP1, CS Policy H1, CS Policy H6, CS Policy DM1, CS Policy EN19, CS Policy C8, PfE Policy JP-P1, PfE Policy JP-P6, PfE Policy JP-S1

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.

The judgement stays yours. The tool gathers the material and dates it.