# 16 Dalton Avenue, Moss Side, Manchester (C3 to C4 HMO)

- **Decision:** dismissed, 27 August 2026
- **Decided by:** Planning Inspector: J Buxton
- **Authority:** Manchester (North West)
- **Appeal reference:** 6008362
- **Application reference:** 145209/FO/2026
- **Procedure:** written-representations
- **Development:** Change of use from dwellinghouse (C3) to 4-person HMO (C4)
- **Site context:** inside-settlement
- **Green Belt:** no
- **Framework applied:** August 2026 NPPF
- **Determinative policies:** s38(6)
- **Development plan policies:** Manchester Core Strategy SP1, H5, H11, DM1
- **Main issues:** housing mix and family housing, character and living conditions
- **Tags:** tier-2, hmo, plan-led, transitional-no-consultation

## Summary
A four-person HMO in Moss Side was dismissed on the Core Strategy's protection of family housing in a regeneration area (Policy H11). The inspector found no amenity harm and no excessive HMO concentration (DL ¶10, ¶15). The case was decided plan-led, and the Framework was said to leave the policy context unchanged (DL ¶2).

## What made the difference
The Maine Road regeneration objective of retaining family housing engaged the second limb of H11, which was given significant weight (DL ¶11).

## Policy findings
- **HO5: not-engaged.** decided on MCS H11 family-housing protection in the Maine Road regeneration area; significant weight to the conflict (DL 11-12); Framework said not to change the context (DL 2)
- **P3: pass.** modest intensification; no harm to neighbours (DL 13-15)

## Key facts
- No high HMO concentration shown, but H11 protects family housing where regeneration sought to increase it (DL 10-11)
- Revised Framework "does not change the planning policy context in respect of the main issues" (DL 2)

## Sources
- https://appeal-planning-decision.service.gov.uk/comment-planning-appeal/appeals/6008362
- https://appeal-planning-decision.service.gov.uk/published-document/ab7e2782-aa5b-4597-b106-7479644b9fec

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Source: https://planningdistilled.org/research/england/nppf-navigator/decisions/PINS-6008362.html

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