35 Oakfield, Sale

Town and Country Planning Act 1990

Reason for Inquiry

An appeal by McCarthy and Stone Retirement Lifestyles Ltd relating to the refusal of planning application ref. 109745/FUL/22 by Trafford Borough Council.

The development proposed is: Demolition of existing buildings and erection of a part 3 storey part 4 storey building comprising 25no. retirement flats, closure of both existing vehicular accesses and formation of new vehicular access onto Oakfield with associated landscaping and carparking.

The site address is: 35 Oakfield, Sale M33 6NB

Planning Inspectorate Reference

APP/Q4245/W/23/3325034

Contact at the Planning Inspectorate

Alison Bell, Room 3J Kite Wing, Temple Quay House, 2 The Square, Bristol BS1 6PN

• Tel: 0303 444 5279
• Email: alison.bell@planninginspectorate.gov.uk

Inquiry attendance information

A Public Inquiry is to be held at the Council Chamber, Trafford Town Hall, Talbot Road, Stretford, opening on Tuesday 21 November 2023 at 10am to Friday 24 November 2023.

An independent Inspector appointed by the Secretary of State will hold the inquiry, to determine the appeal.

Supporting documents

Documents relating to the appeal can be viewed using the links contained in the dropdowns below. Those downloads with the icon may not be suitable for users of assistive technology. If you need documents in accessible PDF format you can email us at development.management@trafford.gov.uk or call us on 0161 912 3149. We’ll consider your request and get back to you as soon as possible.

The Core Documents List contains a list of inquiry documents. These are documents that have been created and provided during the inquiry to support the appeal process.

• CD‐A - Appellants planning application submission

  CD‐A - Appellants planning application submission

  • A01 - Application form
  • A02 - Accomodation Schedule
  • A03 - Assessment for demand for a retirement living housing scheme c25 units at 35 oakfield (three dragons)
  • A04 - CIL form 1- Additional information
  • A05 - Crime Impact Statement
  • A06 - Charin Reaction - positive impact of specialist retirement housing (WPI startegy)
  • A07 - Design and Access Statement
  • A08 - Energy Statement
  • A09 - Financial Viability Assessment
  • A10 - Healthier and Happier fiscal and wellbeing benefits of building homes for later living (WPI strategy)
  • A11 - Construction method Statement
  • A12 - Model Conditions Report (The Planning Bureau Ltd)
  • A13 - Phase 1 Geo-Environmental Site Assessment (e3P)
  • A15 - Planning Statement (The Planning Bureau Ltd)
  • A16 - Planning Statement Appendices A-G (The Planning Bureau)
  • A17 - Preliminary Ecological Appraisal and Preliminary Roost Assessment Report (RSK Biocensus)
  • A18 - Silver Saviours for the high street
  • A19 - sustainable living - downsizing dividend cn deliver greener housing future
  • A20 - statement of community involvement
  • A21- Transport Statement
  • A22 - Tree Survey and Impact Assessment (Keen Consultants) November 2022
  • A23 - Site location plan - NO-2860-3-AC-1001
  • A24 - Site plan - NO-2860-3-AC-1002 Rev.A
  • A25 - Site plan with roof - NO-2860-3-AC-1003
  • A26 - Floor plans - NO-2860-3-AC-1004
  • A27 - Elevations Sheet 1 of 2 - NO-2860-3-AC-1005 Rev.A
  • A28 - Elevations Sheet 2 of 2 - NO-2860-3-AC-1006 Rev.A
  • A29 - Typical sections - NE-2860-3-AC-400
  • A30 - Exisitng building site images - NO-2860-3-AC-200
  • A31 - Existing building basement floor - NO-2860-3-AC-0201
  • A32 - Existing building ground floor - NO-2860-3-AC-0202
  • A33- Existing building first floor plan - NO-2860-3-AC-0203
  • A34 - Existing building second floor plan - NO-2860-3-AC-0204
  • A35 - Landscape Layout - 101
  • A36 - Planting Design - 201
  • A37 - Tree protection plan - 2000-KC-XX-YTREE-TPP01 Rev.0
  • A38 - Tree Constraints Plan - 2000-KC-XX-YTREE-TCP01 Rev.0
  • A39 - Shadow study 01 - 2860-3-AC-1010
  • A40 - Shadow Study 02 - 2860-3-AC-1011
  • A41 - McC&S-OR-S-DEV-100-003 Rev.A – Proposed Drainage Layout
  • A42 - McC&S-OR-S-DEV-100-004 Rev.A – Proposed Drainage Layout
  • A43 - McC&S-OR-S-DEV-100-004 Rev.C – Proposed Drainage Layout
  • A44 - Site Boundary Treatment - NO-2860-3-AC-1007
  • A45 - Existing Flow Routes - SK001 Rev.P1
  • A46 - Drainage Strategy General Arrangement - 4400 Rev.P1
  • A47 - Site Survey - 270522JC-01
  • A48 - Soakaway Maintenance Regime (received 06.02.2023)
  • A49 - Surface Water Model Network- Storm Network 1 Date- 27.01.2023 – (received 06.02.2023) Causeway – Clancy Consulting Ltd
  • A50 - Areas Plan General Arrangement (received 06.02.2023) - 4000 Rev.P1
  • A51 - Design Rainfall (In Accordance with Wallingford Procedure) 1 in 1 year Date-27.01.2023 – (received 06.02.2023)
  • A52 - Design Rainfall (In Accordance with Wallingford Procedure) 1 in 100 year Date-27.01.2023 – (received 06.02.2023)
  • A53 - Design Rainfall (In Accordance with Wallingford Procedure) 1 in 30 year Date-27.01.2023 – (received 06.02.2023)
  • A54 - Greenfield Runoff Rate Estimation for Sites Ref-951911811 Date-27.01.2023 – (received 06.02.2023)
  • A55 - Plane Infiltration System Design Date- 27.01.2023 (received 06.02.2023)
  • A56 - Statement of Heritage Significance (Beardmore Urban) – (received 02.03.2023)
  • A57 - Soakaway Maintenance Regime and Permeable Paving Maintenance Regime (received 23.03.2023)
  • A58 - Drainage Strategy General Arrangement - 4400 Rev.P2 - (received 23.03.2023)
  • A59 - Phase II Site Investigation Report Ref-10-2155-001 Rev.00 December 2022-clancy consulting (received 23.03.2023)
  • A60 - Keen Consultants Tree Survey Ref- 2000-KC-XX-YTREE-Tree Survey-Rev.A March 2023 – (received 29.03.2023)
  • A61 - Keen Consultants - Drwg.No- 2000-KC-XX-YTREE-TCP01 Rev.A Tree Constraints Plan (received 29.03.2023)
  • A62 - Bat Emergence Survey Report (July 2023) - RSK Biosensus - (received 25.08.2023)
  • A63 - Officer Delegated Report
  • A64 - Decision Notice (05.05.2023)
  • A65 - Trafford Council Scheme of Delegation – Part 3 (G) Planning and Development Management
  • A66 - Trafford Council EIA Screening Opinion
• CD‐B - Appeal documents

  CD‐B - Appeal documents

  • B01 - Appeal form
  • B02 - Appellant statement of case
  • B03 - Appellant Draft Statement of Common Ground
  • B04 - Fisher German Valuation Report
  • B05 - Affordable Housing Statement and Appendices
  • B06 - Alder King Appraisal Summary
  • B07 - Appeal Questionnaire
  • B08 - Trafford Council Statement of Case
  • B09 - Signed Statement of Common Ground (Council and Appellant)
  • B10 - Planning Inspector's Pre- Conference Note (15.09.2023)
  • B11 - Planning Inspector's Case Management Conference Summary Note (21.09.2023)
• CD‐C - National planning policy and guidance

  CD‐C - National planning policy and guidance

  • C01 - National Planning Policy Framework (2023)
  • C02 - Web links to relevant sections of Planning Practice Guidance
  • C03 - The National Design Guide (2019)
  • C04 - National Model Design Code Accesible version (2021)
• CD‐D - Statutory development plan and supplementary planning documents and guidance

  CD‐D - Statutory development plan and supplementary planning documents and guidance

  • D01 - Revised Unitary Development Plan 2006
  • D02 - Trafford Core Startegy 2012 - relevant sections only
  • D03 - Review of Local Development Plan Policies (April 2019)
  • D04 - Composite Policies Map weblink
  • D05 - Revised SPD1 Planning Obligations
  • D06 - SPD3 Parking Standards and Design
  • D07 - PG1 New Residential Development
  • D08 - PG4 Residential Care Homes and Nursing Homes for the Elderly
  • D09 - Trafford CIL Charging Schedule (2014)
  • D10 - Trafford Housing Needs Assessment (2019)
  • D11 - Draft Trafford Design Code weblink
  • D12 - Trafford Housing Delivery Test Action Plan (2022)
  • D13 - Trafford Council Strategic Housing Land Availability Assessment (2020)
  • D14 - Trafford Five Year Housing Land Supply Position (March 2022)
  • D15 - Trafford Council Housing Strategy 2019-2023
  • D16 - Trafford Older Peoples Housing Strategy 2020-2025
  • D17 - Local Development Scheme 2022-2025 (October 2022)
• CD‐E - Emerging development plan

  CD‐E - Emerging development plan

  • E01 - composite-pfe-plan_sep2023
  • E02- Trafford Local Plan (Feb 2021) Reg 18 Consultation Draft
• CD‐F - Other relevant documents and guidance

  CD‐F - Other relevant documents and guidance

  • F01 - Composite-pfe-plan_sep2023
  • F02 - Circular 06-05 – Biodiversity and Geological Conservation
  • F03 - Wildlife and Countryside Act 1981 (weblink)
  • F04 - The Conservation of Habitats and Species (amendment) (EU Exit) Regulations 2019 (weblink)
  • F05 - Retirement Homes & Sheltered Housing in Trafford Greater Manchester (Housing Care)
  • F07 - Historic England Advice Note 7 (2nd edition) Published 27 January 2021
  • F08 - Historic England Advice Note 12, Published 21 October 2019
  • F09 - Historic Environment Good Practice Advice in Planning (March 2015)
  • F10 - Conservation Principles Policies and Guidance April (2008)
  • F11 - RICS Professional Statement – Financial Viability in Planning - Conduct and Reporting (2019)
  • F12 - RICS Guidance Note – Assessing Viability in Planning under the NPPF 2019 (for England) (2021)
  • F13 - Tree Preservation Order 070 - including Confirmation Memorandum of TPO -1974
  • F14 - Updated GMEU comments (06.09.23)
  • F15 - English Heritage-The Heritage of Historic Suburbs
  • F16 - Exec Member Report The Local List- producing a list of local non-designated heritage assets
  • F17 - Historic Engalnd - HEAG104 - Domestic 3 Suburban and Country Houses LSG
  • F18 - Planning for the Future
  • F19 - Living with beauty report of the Building Better, Building Beautiful Commission – GOV.UK
  • F20 - Research National Housing Audit - Place Alliance
  • F21 - Appeal Decision (May 2022) – Former B&Q Great Stone Road Old Trafford – Appeal Ref - 3258552
  • F22 - Appeal Decision (October 2022) – Pelican Inn and Motel-350 Manchester Road - 3296154
  • F23 - Appeal decision (May 2022) – Former Urmston Social Club - Old Crofts Bank – Appeal ref -3279610
• CD‐G - Proof of evidence

  CD‐G - Proof of evidence

  • G01 - Appellant POE Planning
  • G02 - Appellant POE Planning Appendices
  • G03 - Appellant POE Planning Summary
  • G04 - Appellant POE Heritage
  • G05 - Appellant POE Heritage Appendices
  • G06 - Appellant POE Heritage Summary
  • G07 - Appellant POE Design and Landscape
  • G09 - Appellant POE Desing & Landscpae Summary
  • G10 - Appellant POE Affordable housing and viability
  • G11 - Appellant POE Affordable Housing & Viability Appendices
  • G12 - Appellant POE affordance housing & viability Summary
  • G13 - Council Planning POE
  • G14 - Council Planning POE Appendices
  • G15 - Council Planning POE Summary
  • G16 - Council HLS POE
  • G17 - Council HLS POE Appendices
  • G18 - Council HLS POE Summary
  • G19 - Council Heritage POE
  • G20 - Council Heritage POE Appendices
  • G21 - Council Heritage POE Summary
  • G22 - Council Design POE
  • G23 - Council Design POE Appendices
  • G24 - Council Design POE Summary
  • G25 - Council Viability & affordable housing POE
  • G26 - Council Viability & affordable housing POE Appendices
  • G27 - Council Viability & affordable housing POE Summary
• CD-H Trafford Council rebuttal proofs of evidence

  CD-H Trafford Council rebuttal proofs of evidence

  • H01 - LPA Rebuttal Statement of Cormac Mcgowan Planning
  • H02 - LPA Rebuttal Statement of Murray Lloyd- Viability
  • H03 - LPA Rebuttal Statement of Sarah Lowes - Design
  • H04 - LPA Rebuttal Statement of Elisabeth Lewis - Heritage
• CD-H Appellant rebuttal proofs of evidence

  CD-H Appellant rebuttal proofs of evidence

  • H05 - Appellant Rebuttal Statement of Christopher Butt - Planning
  • H06 - Appellant Rebuttal Statement of RJ Mackay - Viability
  • H07 - Appellant Rebuttal Statement of Ken Earl - Design
  • H08 - Appellant Rebuttal Statement of David Beardmore - Heritage
  • H09 - Appellant Rebuttal Statement of Phil Winckles – Viability & Valuation
• CD-H Other

  CD-H Other

  • Core Documents List
  • H10 - Viability Update Letter RJ Mackay
  • H11 - Appendix 15 - Corrected Argus Summary Appraisal
  • H12 - Appendix 15a - Corrected Argus Summary Appraisal
• CD-I Documents Submitted during Public Inquiry

  CD-I Documents Submitted during Public Inquiry

  • I01 - Scheme of Delegation Note to PINS
  • I02 - Affordable Housing Provision Oakfield