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Dismissed5 May 20266003885

48 Old Road, Manchester, M9 8BS

Planning appeal 6003885 at 48 Old Road, Manchester, M9 8BS (Manchester City Council) was dismissed on 5 May 2026 by Inspector Moulton E, by written representations. The main issue, as the Inspector framed it: whether the proposal would be an over intensive use of the property which would harm the character of the area, with particular regard to the effects of noise and disturbance on the living conditions of the occupiers of nearby residential properties.

Application for change of use from class 3c dwelling to class c4 HMO. There will be no changes/additions to the external structure of the building and the sole modification to the internal structure will be the addition of a stud wall between the two ground floor reception rooms that are currently open plan

Authority
Manchester City Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Change of use
Inspector
Moulton E
Postcode
M9 8BS

Main issues, as the Inspector framed them

  • whether the proposal would be an over intensive use of the property which would harm the character of the area, with particular regard to the effects of noise and disturbance on the living conditions of the occupiers of nearby residential properties
  • the effect of the proposal on the mix and balance of housing in the area, with particular regard to the supply of family housing

What decided it

The proposal would cause detrimental noise and disturbance to neighbouring residents due to the intensive use characteristics of an HMO in a quiet residential area, which harm outweighed any benefits and was not justified by the development plan.

What the Inspector cited

Development plan policies
SP1H3H11DM1DC26

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.

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The decision letter

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The authority’s record since 2016 · every decision in 2026

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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.