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28 Ruskin Avenue Manchester M14 4DQ

137627/LE/2023Certificate Lawful Development ExistingApproved
Lawful development certificate

Approved on 23 October 2023

Delegated (officer decision)

Approximate site (title boundary)
Boundary © HM Land Registry, © Ordnance Survey · details

This information is subject to Crown copyright and database rights 2026 and is reproduced with the permission of HM Land Registry. The polygons (including the associated geometry, namely x, y co-ordinates) are subject to Crown copyright and database rights 2026 Ordnance Survey AC0000851063. Conditions of use.

Proposal

Use of property as a Class C4 HMO for up to 6-persons

Received
21 July 2023
Decision level
Delegated (officer decision)
Ward
Moss Side Ward
  1. Received21 Jul
  2. Validated21 Jul
  3. Consult.25 Aug
  4. Target
  5. Decided23 Oct

Decided in 94 days (council typically 56)

About this application

This is an application to amend a permission at 28 Ruskin Avenue Manchester M14 4DQ. Manchester has handled 514 applications of this type. This one was decided in 94 days, 5 weeks longer than Manchester's typical decision time. There are no previous applications recorded at this address. In the past year there have been 15 applications across Moss Side Ward. We hold 236 applications in total for the M14 postcode area.

85% of amendment applications at Manchester City Council were approved. Across all application types, the council typically decides in about 8 weeks (median).

Based on decided applications received in the last 3 years.Planning something similar? See what gets approved on your street

Application details

Postcode
M14 4DQ
Application type
Certificate Lawful Development Existing
Scale / size
Small

Planning application dates

Date validated
21 July 2023
Consultation expiry
25 August 2023
Neighbour consultation end
25 August 2023

Applicant and agent

Agent
Iceni Projects
Agent address
WeWork Dalton Place 29 John Dalton Street Manchester M2 6FW

Additional information

Planning Portal ID
PP-12305624
Comments
0
Documents
7

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

  • Flood zone 2: Medium probability (rivers and sea)Part of the site

Not published by this council, so not checked: Article 4 directions. Ask the council if these matter.

Possibly incomplete for this council: tree preservation orders.

Also checked, none recorded (22)

flood storage areas, conservation areas, listed buildings, green belt, scheduled monuments, World Heritage Sites, World Heritage Site buffer zones, registered parks and gardens, registered battlefields, Heritage at Risk entries, nutrient neutrality catchments, national parks, National Landscapes, SSSIs, Special Areas of Conservation, Special Protection Areas, Ramsar sites, ancient woodland, national nature reserves, local nature reserves, heritage coasts and brownfield registers.

A guide only, from official open data; it is not a planning search. Flood zones cover rivers and sea, not surface water.

Data © Crown copyright and others · sources and licences

Contains public sector information from planning.data.gov.uk (MHCLG and local planning authorities), licensed under the Open Government Licence v3.0. © Crown copyright and database right 2026.

© Historic England 2026. Contains Ordnance Survey data © Crown copyright and database right 2026. The Historic England GIS Data contained in this material was obtained on 2026-11-03. The most publicly available up to date Historic England GIS Data can be obtained from HistoricEngland.org.uk.

© Natural England copyright. Contains Ordnance Survey data © Crown copyright and database right 2026.

© Environment Agency copyright and/or database right 2026. All rights reserved. Flood Map for Planning, Open Government Licence v3.0.

Contains Ordnance Survey data © Crown copyright and database right 2026.

Source: Office for National Statistics licensed under the Open Government Licence v.3.0. Contains OS data © Crown copyright and database right 2026.

Source: Manchester

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