13 Rivershill, Sale, Manchester, M33 6JS

a replacement single dwelling

Authority: Trafford Metropolitan Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Gravett R

Main issues, as the Inspector framed them

the effect of the proposed development on the character and appearance of the area
the living conditions of the occupiers of 2 Riverside Gardens, with particular regard to privacy

What decided it

The significant harm to character and appearance caused by the cantilevered platform and contemporary design, combined with the unacceptable loss of privacy to neighbouring occupiers from the roof terrace, outweighed the modest housing and self-build benefits of the proposal.

Framework references: 11

Plan policies cited: Policy JP-P1 of the Places for Everyone Joint Development Plan Document (2024), Policy L7 of the Core Strategy (2012), Design Code HEP1 of the Supplementary Design Code 7 (SPD 7) - Trafford Design Code (2024), Design Code HMD1 of the Supplementary Design Code 7 (SPD 7) - Trafford Design Code (2024), Design Code HPL7 of the Supplementary Design Code 7 (SPD 7) - Trafford Design Code (2024)

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.