102 Moorside Street Droylsden Tameside M43 7HL

1. 1.It is not considered that the building is suited to residential development in a manner that can achieve an acceptable design. The building represents a significant intensification of use which would comprise of overdevelopment of the site. Contrary to policies C1: Townscape and Urban Form, H10: Detailed Design of Housing Developments of the adopted Tameside Unitary Development Plan and Policy RD3: Efficient use of Land of the Tameside Residential Design Supplementary Planning Document and the National Planning Policy Framework.
2. 2.The building does not lend itself to residential accommodation on a scale which is proposed. By reason of the communal space available, the proposed kitchen and dining facilities are considered inadequate to cater for the needs of up to six occupants. Additionally, the accommodation proposed fails to meet the needs of potential occupiers, failing to accord with the THS for internal floorspace, creating a poor standard and poor quality of amenity for future residents. The proposal would conflict with Policy H10 of the Tameside Unitary Development Plan, Policies RD11, RD12 and RD18 of the Tameside Residential Design Supplementary Planning Document. In addition, it is considered that the scheme represents a failure of good design that would be contrary to paragraph 135(f) of the National Planning Policy Framework.
3. 3.The development as proposed fails to provide adequate quality useable/dedicated proposed outdoor amenity space for the residents of the proposed development. The outdoor amenity area is constrained by the size and appropriateness of the plot. The private amenity areas provided offers limited space/opportunities for private amenity and is of extremely poor quality which would not adequately serve the health or well-being of the occupants of/or be concordant 6-person 6-bedroom dwellinghouse. Consequently, the proposal is unacceptable and is considered contrary to Policy H10 of the Tameside Unitary Development Plan. In addition, it is considered that the scheme represents a failure of good design that would be contrary to paragraph 135(f) of the National Planning Policy Framework.
4. 4.Bedroom 1 and bedroom 2 located to the ground floor of the proposed accommodation offer a constrained outlook, limited exposure to natural light and compromised privacy, by reason of the dwelling being located to a busy high street and the proposed/existing built form within the rear yard. The development therefore fails to accord with paragraph 135(f) of the National Planning Policy Framework, and policies JP-H3 and JP-P1 of Places for Everyone.
5. 5.The proposed development would significantly intensify the residential use of the property without any provision for off street parking to serve future occupants. Due to the existing high levels of on street parking demand and stress within the area, the conversion to a 6-bedroom HMO would Planning Department, Tameside MBC, PO Box 304, Ashton Under Lyne, Tameside, OL6 0GA generate notably higher parking demands. In the absence of onsite parking, all parking demand associated with the HMO would be displaced onto the highway in a location already operating at or above practical capacity, the proposal would therefore worsen the parking practices and increase congestion, leading to obstruction and risk to surrounding residents. On this basis, the development would have an unacceptable impact on the safety and convenience of highway users and fails to demonstrate that safe and suitable access for all can be achieved. The development fails to accord with T1 and T10 of the Tameside Unitary Development Plan, policy JP-C8 of Places for Everyone and Sections 2 and 9 of the National Planning Policy Framework. NOTES FOR APPLICANT REASON FOR REFUSING PLANNING PERMISSION Statement under Article 35 (2) of the Town and Country Planning (Development Management Procedure) England Order 2015 (as amended): 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. The Local Planning Authority has therefore implemented the requirement in Paragraph 39 of the NPPF. This decision refers to the following drawings submitted to the Council: Location Plan received 23 Decemeber 2025 Exsiting and Proposed Plans and Elevations received 13th January 2026 Nicola Elsworth Strategic Growth Programme Director Planning Department, Tameside MBC, PO Box 304, Ashton Under Lyne, Tameside, OL6 0GA

From the council's decision notice.

Postcode

M43 7HL

Date validated

13 January 2026