The Coach House, 4, George Street North, Salford, M7 4PL

1. 1.The proposed development, by reason of its excessive scale, height and extent of site coverage, would result in an incongruous form of development that would appear over- dominant, and would fail to harmonise with the prevailing two-storey scale and character along George Street North. As a result the development would harm the character and appearance of the area contrary to Policies D1, D2, D3 and D7 of the Salford Local Plan: Development Management Policies, Places for Everyone Policy JP-P1 and the National Planning Policy Framework.
2. 2.The proposed development, by reason of its height, scale, siting and window arrangement, would result in unacceptable overlooking, loss of privacy and an overbearing relationship with neighbouring residential properties. The development would harm the residential amenity of neighbouring residents by reason of loss of privacy, outlook and visual amenity. This would also result in a poor level of privacy for future occupiers of the development to the detriment of their living conditions. The proposal is therefore contrary to Policy D5 of the Salford Local Plan: Development Management Policies, Places for Everyone Policy JP-P1 and the National Planning Policy Framework.
3. 3.Insufficient information has been submitted to demonstrate that the proposed development would not result in unacceptable impacts on trees adjacent to the site. In particular, no BS5837:2012 Tree Survey, Arboricultural Impact Assessment or Arboricultural Method Statement has been provided to assess the impacts of the development on adjacent trees within the grounds of Bank House that may be affected by the proposed works. In the absence of this information, the Local Planning Authority cannot be satisfied that existing trees of amenity value would be adequately protected. The proposal is therefore contrary to Policy GI5 of the Salford Local Plan: Development Management Policies, Places for Everyone Policy JP-G7 and the National Planning Policy Framework.
4. 4.The proposed development, by reason of its scale and intensified use of the site, would introduce six residential units without any off-street parking provision. The development would generate additional parking demand within an area already experiencing significant on-street parking pressure, leading to increased competition PA/2026/0967 for limited parking spaces and consequent harm to the amenity of existing and future residents. Furthermore, insufficient information has been submitted to demonstrate that adequate secure and accessible cycle parking can be provided to serve the development. The proposal therefore fails to provide satisfactory parking and sustainable transport infrastructure and is contrary to Policies A1, A3, A6 and A7 of the Salford Local Plan: Development Management Policies and Designations, Places for Everyone Policies JP-P1, JP-C6 and JP-C8 and the National Planning Policy Framework. Article 35 Declaration The proposal would not improve the economic, social and environmental conditions of the area nor does it comply with the development plan and therefore does not comprise sustainable development. There were no amendments to the scheme, or conditions which could reasonably have been imposed, which could have made the development acceptable and it was therefore not possible to approve the application.

From the council's decision notice.

Postcode

M7 4PL

Application type

Full planning permission

Scale / size

Small

Date validated

3 August 2026

Target decision date

26 August 2026

Application expires

29 September 2026

Case officer

Robert Lester

Statutory period

57 days

Documents

20