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18 Ruskin Road Old Trafford Manchester M16 9GS

119418/HHA/26Householder applicationRefused
Householder

Refused on 21 August 2026

Council decision: RefusalDelegated (officer decision)1 reason 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
22 June 2026
Decision level
Delegated (officer decision)
Ward
Old Trafford
  1. Received22 Jun
  2. Validated26 Jun
  3. Consult.20 Jul
  4. Target
  5. Decided21 Aug

Decided in 56 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 60 days, 4 days longer 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 contrived and incongruous roof design at 1st floor level would have a detrimental impact on the character and appearance of the existing property and surrounding area. 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.

From the council's decision notice.

Application details

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

Planning application dates

Date validated
26 June 2026
Consultation expiry
20 July 2026
Neighbour consultation start
29 June 2026
Neighbour consultation end
20 July 2026
Last date for comments
20 July 2026

Applicant and agent

Agent address
18 Ruskin Road Manchester M16 9GS

Additional information

Planning Portal ID
PP-15027690
Comments
0
Documents
7
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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