Picadilly, outside no.51, Manchester, M1 2AP

the removal of an existing In Link Unit and the deployment of a replacement Street Hub 3 unit

Authority: Manchester City Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: utilities-energy · Other minor developments
Inspector: Lancaster K

Main issues, as the Inspector framed them

Appeal A: the effect of the proposed development on the character and appearance of the local area, with particular regard to whether it would preserve or enhance character or appearance of the Stevenson Square Conservation Area and the setting of nearby listed buildings
Appeal B: the effect of the proposed advertisement on the visual amenity of the area

What decided it

The proposal comprises a replacement of an existing unit with only modest increases in scale and footprint, positioned in a broadly similar location between mature trees within a wide pavement, which would not result in unacceptable harm to character, appearance, visual amenity or the setting of heritage assets.

Plan policies cited: Policy SP1, Policy CC9, Policy EN1, Policy EN3, Policy DM1, Saved Policy DC18, Saved Policy DC19, Saved Policy DC22, Saved Policy DC15, Policy JP-Strat2, Policy JP-P1, Policy JP-P2, Policy JP-C5

Read the decision letter on the Inspectorate’s site

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.

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.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.