®Planning appeal decision
138 Ashley Road, Hale, Trafford, WA14 2UN
Planning appeal 3364835 at 138 Ashley Road, Hale, Trafford, WA14 2UN (Trafford Metropolitan Borough Council) was dismissed on 7 August 2025 by Inspector Ashworth S, by written representations. The main issue, as the Inspector framed it: The effect of the development on the character and appearance of the host property and whether the proposal would preserve or enhance the character or appearance of the Hale Station Conservation Area.
change of use from takeaway (Sui Generis)/dwelling (use class C3) to ground floor takeaway (Sui Generis) and 2no apartments (Use Class C3) on the first, second and loft floors together with retrospective formation of loft conversion, creation of rear external access staircase and alterations to elevations including front and rear dormer windows and extraction flue
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Change of use
- Inspector
- Ashworth S
- Postcode
- WA14 2UN
Main issues, as the Inspector framed them
- The effect of the development on the character and appearance of the host property and whether the proposal would preserve or enhance the character or appearance of the Hale Station Conservation Area
- Whether the proposal would provide satisfactory living conditions for future occupiers having particular regard to outlook, light, noise and odour and the effect on living conditions of neighbouring occupiers in terms of odour from the ground floor takeaway use
What decided it
The proposal causes less than substantial harm to the conservation area which, given the Framework's requirement to give great weight to heritage conservation, is not outweighed by the housing and other benefits, and additionally fails to provide adequate living conditions for future occupiers and neighbouring residents.
The heritage harm to the conservation area, combined with the failure to provide adequate amenity for future and neighbouring occupiers, means the adverse impacts significantly and demonstrably outweigh the benefits and the presumption in favour of sustainable development does not apply
What the Inspector cited
- Development plan policies
- Policy R1 of the Trafford Core StrategyPolicy L7 of the Trafford Core StrategyPolicy JP-P1 of the Places For Everyone Joint Development PlanPolicy JP-P2 of the Places For Everyone Joint Development Plan
- National Planning Policy Framework
- Paragraph 11Paragraph 135
How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.
See how each was appliedThe decision letter
Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.
With an account
What an account adds to this decision
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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.