®Planning appeal decision
64 Manor Avenue, Sale, Trafford, M33 5JR
Planning appeal 3375208 at 64 Manor Avenue, Sale, Trafford, M33 5JR (Trafford Metropolitan Borough Council) was dismissed on 27 January 2026 by Inspector Spataru A, 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 of the surrounding area.
‘retrospective erection of rear dormer and retrospective change of use from a single dwelling (Use Class C3) to a small House in Multiple Occupation (HMO) with a total of 6 bedrooms and a maximum occupancy of 6 persons (Use Class C4) with associated cycle/refuse storage area.’
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Other minor developments
- Inspector
- Spataru A
- Postcode
- M33 5JR
Main issues, as the Inspector framed them
- The effect of the development on the character and appearance of the host property and of the surrounding area
What decided it
The rear dormer's inappropriate relationship with the host dwelling, its jarring contrast with the surrounding area, and the failure of matching materials alone to overcome the identified harm to character and appearance, which significantly and demonstrably outweighs the modest benefits of delivering a single HMO.
The adverse impacts of the rear dormer element on character and appearance significantly and demonstrably outweigh the modest benefits from delivering a single HMO, such that the presumption in favour of sustainable development does not apply
What the Inspector cited
- Development plan policies
- Policy JP-P1 of the Places for Everyone Joint Development Plan Document for Bolton, Bury, Manchester, Oldham, Rochdale, Salford, Tameside, Trafford and Wigan 2022 to 2039 adopted 2024
- National Planning Policy Framework
- Paragraph 135Paragraph 11
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.