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278 Ayres Road Old Trafford Manchester M16 0LG

117284/HHA/25Householder applicationRefused
Householder

Refused on 20 March 2026

Council decision: RefusalDelegated (officer decision)2 reasons for refusal

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

Proposal

Erection two storey side, part single, part first floor rear elevation including alteration of roof from hip to gable to create rear dormer and front porch canopy.

Received
12 September 2025
Decision level
Delegated (officer decision)
Ward
Longford
  1. Received12 Sep
  2. Validated26 Jan
  3. Consult.17 Feb
  4. Target23 Mar
  5. Decided20 Mar

Decided in 53 days (council typically 56)

About this application

This is a full planning application for a dormer extension at 278 Ayres Road Old Trafford Manchester M16 0LG. Trafford has handled 2,373 applications of this type. This one was decided in 189 days, 19 weeks longer than Trafford's typical decision time. There are no previous applications recorded at this address. In the past year there have been 59 applications across Longford. We hold 1,319 applications in total for the M16 postcode area.

84% of full applications at Trafford Metropolitan Borough 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 proposed extensions to the side and rear would appear contrived and incongruous, disrupting the symmetry of the semi-detached pair, resulting in an unbalanced and contextually unsympathetic addition, which would have a significant detrimental impact on the visual appearance of the wider street-scene. To the rear the proposed rear dormer by reason of its scale and design, would result in a visually intrusive and incongruous addition, that would be overly dominant within the roofscape and out of character and along with the extensions at the rear would result in a cluttered rear elevation that would dominant the APPLICATION NUMBER – 117284/HHA/25 REHHAZ original dwelling. Overall, the proposed extensions to the property would result in an unacceptable detrimental impact upon the visual appearance and character of the property and street-scene, contrary to Policy JP-P1 of Places for Everyone, the Council's adopted Supplementary Planning Document 4: A Guide for Designing House Extensions and Alterations, February 2012 and the National Planning Policy Framework
  2. The proposed single storey rear extension, by reason of its scale, massing and close proximity to the common boundary with no.276 Ayres Road, would give rise to an unacceptable overbearing impact and harmful sense of enclosure and overshadowing of the rear windows and amenity space of no. 276. Therefore, the proposed rear extension is considered to be detrimental to the amenity that the occupants of no.276 Ayres Road could reasonably expect to enjoy. As such the proposal would be contrary to Policy L7 of the Trafford Core Strategy, the Council's adopted Supplementary Planning Document, SPD4: A Guide for Designing House Extensions & Alterations and the National Planning Policy Framework

From the council's decision notice.

Application details

Postcode
M16 0LG
Application type
Householder application
Scale / size
Small

Planning application dates

Date validated
26 January 2026
Consultation expiry
17 February 2026
Neighbour consultation start
27 January 2026
Neighbour consultation end
17 February 2026
Last date for comments
17 February 2026
Target decision date
23 March 2026

Applicant and agent

Agent
NK Architectural
Agent address
Hexagon Tower Manchester M9 8GQ

Planning decision

Statutory period
56 days

Additional information

Planning Portal ID
PP-14310614
Comments
0
Documents
10
Constraints
6

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 1: Low probability (rivers and sea)

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

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: Trafford

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