22 Clarence Road, Hale, Trafford, WA15 8SF

Main issues, as the Inspector framed them

• The effects of the proposal on the character and appearance of the area
• The effects of the proposal on the residential amenity of the occupiers of 19 and 20 Hale Low Road and 26 and 28 Clarence Road, with particular regard to overbearing and overshadowing
• The effects of the proposal on the residential amenity of the occupiers of 20 Clarence Road, with particular regard to noise and disturbance
• Operational carbon emissions
• Surface water flood risk
• Biodiversity, including biodiversity net gain and protected species

What decided it

The cumulative harm to character and appearance, residential amenity and biodiversity, when weighed against the moderate housing benefit, significantly and demonstrably outweighed the benefits when assessed against the Framework as a whole, such that the presumption in favour of sustainable development did not apply.

The moderate benefit of delivering 7 dwellings and contributing to housing supply shortfall was significantly and demonstrably outweighed by the enduring harms to character and appearance, residential amenity, biodiversity and failure to meet sustainability standards, such that the proposal did not benefit from the presumption in favour of sustainable development under Framework paragraph 11(d).