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Planning appeal decision

Dismissed29 January 20263375444

1 Piccadilly Gardens, , Manchester, , M1 1RG

Planning appeal 3375444 at 1 Piccadilly Gardens, , Manchester, , M1 1RG (Manchester City Council) was dismissed on 29 January 2026 by Inspector Gravett R, by written representations. The main issue, as the Inspector framed it: the effect of the proposed collection window on the character and appearance of the host building and surrounding area.

elevational alterations to form revised collection window and retention of entrance doors

Authority
Manchester City Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
retail · Minor retail and services
Inspector
Gravett R
Postcode
M1 1RG

Main issues, as the Inspector framed them

  • the effect of the proposed collection window on the character and appearance of the host building and surrounding area
  • the effect of the proposed collection window on the pedestrian environment, with particular regards to safety, anti-social behaviour, and the regeneration of the area

What decided it

The proposed collection window would cause harm to the character and appearance of the building and would result in congregation of delivery riders that would obstruct pedestrian flow and conflict with aims to improve safety in an area identified as a hotspot for anti-social behaviour.

What the Inspector cited

Development plan policies
PfE Policy JP-Strat2PfE Policy JP-P1PfE Policy JP-C5Manchester Core Strategy Policy DM1Manchester Core Strategy Policy SP1Manchester Core Strategy Policy CC5Manchester Core Strategy Policy T1Manchester Core Strategy Policy EN1UDP Policy DC14.1UDP Policy DC10UDP Policy DC22

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 applied

The decision letter

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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.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.