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18 Ruskin Road Old Trafford Manchester M16 9GS

118620/HHA/26Householder applicationRefused
Householder

Refused on 29 April 2026

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

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

Proposal

Erection of part single/part two storey side and rear extension.

Received
16 March 2026
Decision level
Delegated (officer decision)
Public comments
8
Ward
Old Trafford
  1. Received16 Mar
  2. Validated24 Mar
  3. Consult.16 Apr
  4. Target
  5. Decided29 Apr

Decided in 36 days (council typically 56)

About this application

This is a full planning application for a rear extension at 18 Ruskin Road Old Trafford Manchester M16 9GS. Trafford has handled 2,373 applications of this type. This one was decided in 44 days, 12 days quicker than Trafford's typical decision time. There have been 2 other applications at this address. In the past year there have been 42 applications across Old Trafford. 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 development, by reason of its scale, massing, roof form and siting in close proximity to the shared boundary with no. 16 Ruskin Road, would represent a cramped, contrived, and overly dominant form of development. This would have a detrimental impact on the character and appearance of the existing property and surrounding area, eroding the clear separation between properties and failing to respond to the site context. The proposal is therefore 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, and the National Planning Policy Framework.
  2. The proposed development, by reason of its scale, massing and siting in close proximity to the shared boundary with no. 16 Ruskin Road, would result in an overly dominant form of development that is overbearing and harms the outlook of the side habitable room window of no. 16 providing an undue sense of enclosure, to the detriment of the residential amenity that the occupiers of no. 16 could reasonable expect to enjoy, contrary to Policy L7 of the Trafford Core Strategy, the Councill's adopted Supplementary Planning Document 4: A Guide for Designing House Extensions and Alterations, and the National Planning Policy Framework.

From the council's decision notice.

Application details

Postcode
M16 9GS
Application type
Householder application
Scale / size
Small

Planning application dates

Date validated
24 March 2026
Consultation expiry
16 April 2026
Neighbour consultation start
26 March 2026
Neighbour consultation end
16 April 2026
Last date for comments
16 April 2026

Applicant and agent

Agent address
18 Ruskin Road Manchester M16 9GS

Additional information

Planning Portal ID
PP-14745623
Documents
8
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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