®Planning appeal decision
138 Ashley Road, Hale, Trafford, WA14 2UN
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
- Authority
- Trafford Metropolitan Borough Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Change of use
- Inspector
- Ashworth S
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
Framework references: 11, 135
Plan policies cited: Policy R1 of the Trafford Core Strategy, Policy L7 of the Trafford Core Strategy, Policy JP-P1 of the Places For Everyone Joint Development Plan, Policy JP-P2 of the Places For Everyone Joint Development Plan
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.