11-13 Raglan Road, Sale, M33 4AN

redevelopment of existing residential accommodation, including demolition of existing extensions, internal reconfigurations, replacement extensions and separate new build element to create a combined total of 20 no. apartments and external works to facilitate the use” without complying with conditions attached to planning permission Ref 111338/VAR/23, dated 17 October 2023

Authority: Trafford Metropolitan Borough Council
Appeal type: major · Planning
Procedure: Written
Development: residential
Postcode: M33 4AN

Main issues, as the Inspector framed them

The effect that varying the conditions would have on the character and appearance of the area, including the non-designated heritage asset (NDHA)
The effect that varying the conditions would have on biodiversity

What decided it

The proposed variations to conditions would result in harm to the character and appearance of the non-designated heritage asset and the surrounding area, and to biodiversity, with no material considerations to outweigh that conflict with the development plan.

The overall benefit of securing the retention of the non-designated heritage asset was outweighed by the identified harm to its significance from the proposed variations to conditions

Framework references: 216, 140

Plan policies cited: Policy JP-P1, Policy JP-P2, Policy R1, Policy JP-G8, Policy R2

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.