117A Withington Road Manchester M16 8EE
Refused on 12 December 2025
Delegated (officer decision)
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
Erection of 2no. second floor rear dormers and two storey rear extension to form ground floor office extension and 1 no. Flat above
- Received
- 17 September 2025
- Decision level
- Delegated (officer decision)
- Council
- Manchester City Council
- Ward
- Whalley Range Ward
- Agent
- Building Design Services
- ReceivedReceived17 Sep
- ValidatedValidated17 Sep
- Consult.Consultation8 Dec
- TargetTarget Date
- DecidedDecided12 Dec
Decided in 86 days (council typically 56)
About this application
This is a full planning application for a two storey rear extension at 117A Withington Road Manchester M16 8EE. Manchester has handled 4,194 applications of this type. This one was decided in 86 days, 4 weeks longer than Manchester's typical decision time. The site is in the Whalley Range conservation area. There have been 3 other applications at this address. In the past year there have been 32 applications across Whalley Range Ward. We hold 1,319 applications in total for the M16 postcode area.
87% of full 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
- M16 8EE
- Application type
- Full Application Consent
- Scale / size
- Small
Planning application dates
- Date validated
- 17 September 2025
- Consultation expiry
- 8 December 2025
- Consultation end
- 8 December 2025
- Neighbour consultation end
- 10 October 2025
Applicant and agent
- Agent
- Building Design Services
- Agent address
- 418 Bury Road Rochdale OL11 5EU
Publicity
- Advertisement expiry
- 14 October 2025
- Site notice end
- 13 October 2025
Appeal history
Site constraints
Designations that overlap or adjoin the site outline.
- Flood zone 3: High probability (rivers and sea)Part of the site
- Conservation area: Whalley Range
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 (21)
flood storage 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.
Planning history at this site
3 other applications at this property, newest first.
- 202422 Nov
Erection of two second floor rear dormers and two storey rear extension to form ground floor office extension…
RefusedFull Application Consent141416/FO/2024 - 20245 Apr
Erection of a second floor rear extension to existing outrigger and three storey rear extension to form…
RefusedFull Application Consent139317/FO/2024 - 201716 Aug
Works to trees - proposed felling of tree in the rear garden
ApprovedWorks to trees in Conservation Area117296/TCA/2017
Source: Manchester
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Around this site
Nearby applications
- 117A Withington Road Manchester M16 8EE141416/FO/2024 · FullRefused0.0 mi
- 117A Withington Road Manchester M16 8EE139317/FO/2024 · FullRefused0.0 mi
- 117A Withington Road Manchester M16 8EE117296/TCA/2017 · TreesApproved0.0 mi
- First Floor 94 Withington Road Manchester M16 8FA118229/FO/2017 · FullApproved0.0 mi
- 100 Withington Road Manchester M16 8FA115838/FO/2017 · FullApproved0.0 mi
For applicants and trades
Contractors near this project
Find contractors for extensions near this site- Undisputed Waste ServicesVerifiedManchesterHouse clearanceGarage clearance2.4 mi
- Dudha ElectricalElectrician0.6 mi
- Innovation Construction Group LtdManchester0.6 mi
- Kaztech Electrical EngineeringElectrician0.6 mi
Planning something similar?
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