31 Celia Street, Manchester, M8 5UB

retrospective consent for retention of garden annexe

Authority: Manchester City Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Manson S

Main issues, as the Inspector framed them

The effect of the development on the character and appearance of the area
The living conditions of the occupiers of Numbers 29 and 33 Celia Street with specific regard to outlook
The living conditions of the occupiers of the host dwelling with specific regard to outdoor amenity space and noise

What decided it

The outbuilding's substantial scale and footprint cause unacceptable harm to the character and appearance of the area and the living conditions of neighbouring and host occupiers, which cannot be justified by the applicant's personal circumstances.

Plan policies cited: Policy SP1, Policy EN1, Policy DM1, Policy DC1

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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.
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