®Planning appeal decision
22 Clarence Road, Hale, Trafford, WA15 8SF
Planning appeal 6004742 at 22 Clarence Road, Hale, Trafford, WA15 8SF (Trafford Metropolitan Borough Council) was dismissed on 26 June 2026 by Inspector Sarah Manchester, by written representations. The main issue, as the Inspector framed it: The effects of the proposal on the character and appearance of the area.
demolition of bungalow and construction of 8no. bespoke housetypes with associated access, parking, landscaping and boundary treatments
- Appeal type
- Planning
- Procedure
- Written
- Development
- residential
- Inspector
- Sarah Manchester
- Postcode
- 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).
What the Inspector cited
- Development plan policies
- JP-P1JP-S1JP-S2JP-S4JP-P8L2L5L7R2
- National Planning Policy Framework
- Paragraph 11Paragraph 110Paragraph 115Paragraph 129Paragraph 135Paragraph 139
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 appliedThe decision letter
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With an account
What an account adds to this decision
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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.