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13 Valencia Road, SALFORD, M7 3TD

PA/2026/0848Full planning permissionRefused
Full

Refused on 15 September 2026

Council decision: Refuse3 reasons for refusal

Approximate location: the centre of the postcode, not the exact property.

Proposal

Continued use of property as a 3 bedroom 3 person House in Multiple Occupation (use class C4) and a proposed single-storey rear extension

Submitted
20 July 2026
Ward
Kersal and Broughton Park Ward
  1. Received20 Jul
  2. Validated20 Jul
  3. Consult.
  4. Target11 Aug
  5. Decided15 Sep

Decided in 57 days (council typically 56)

About this application

This is a full planning application for a single storey rear extension at 13 Valencia Road, SALFORD, M7 3TD. Salford has handled 2,261 applications of this type. This one was decided in 57 days. There are no previous applications recorded at this address. In the past year there have been 36 applications across Kersal and Broughton Park Ward. We hold 164 applications in total for the M7 postcode area.

88% of full applications at Salford 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

Why it was refused

  1. The continued use of the property as an HMO results in cumulative unacceptable harm to the positive residential character of the surrounding neighbourhood due to an overconcentration of properties in use as HMOs within a 100m radius of the site. The development contributes to an imbalance in the mix of dwellings in the area and results in issues related to high population turnover levels that reduces community stability and social cohesion, as well as general amenity impacts arising from a concentration of high intensity residential uses. The proposal is therefore contrary to Policies H1, F3 and H10 of the Salford Local Plan: Development Management Policies and Designation and Policy HMO1 of the Houses in Multiple Occupation Supplementary Planning Document, and policy S4 of the National Planning Policy Framework.
  2. The proposal would result in cumulative unacceptable harm to the positive residential character of the surrounding neighbourhood due to the close grouping together of Houses in Multiple Occupation (HMOs). This will be particularly experienced by the occupiers of No.11 Valencia Road which would be immediately adjacent to more than one property in use as an HMO. The proposal would result in an unacceptable impact on the amenity of the occupiers of this neighbouring property by reason of being sited in between two HMOs and would contribute to issues related to high population turnover levels that risks reducing community stability and social cohesion. As such, the proposal is contrary to Policies H1, F3, D5 and H10 of the Salford Local Plan: Development Management Policies and Designations.
  3. The site is located within flood zone three. Insufficient information has been provided within the Flood Risk Assessment to effectively assess the residual risk of flooding, taking climate change into account, and with regard to the vulnerability of its users. No emergency planning measures of mitigation measures to cover the loss of flood storage volume have been provided. The proposal is contrary to Policy WA4 of the Salford Local: Development Management Policies and Designations and policies F6 and F7 of the National Planning Policy Framework.

From the council's decision notice.

Application details

Postcode
M7 3TD
Application type
Full planning permission
Scale / size
Small

Planning application dates

Date validated
20 July 2026
Target decision date
11 August 2026
Application expires
15 September 2026

Planning decision

Statutory period
57 days

Additional information

Documents
13

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations at the address point. Ones next to the site may also apply.

  • Flood zone 3: High probability (rivers and sea)
  • Article 4 direction: 2018 HMO Article 4 Direction
Also checked, none recorded (23)

flood storage areas, conservation areas, listed buildings, tree preservation orders, 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: Salford

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