The Design House 108 High Street Manchester M4 1HT Data via plota.co.uk

OTH-2026-001632 - Consent under Tree Preservation Orders Under Consultation
Trees & landscaping

Proposal

Works to trees - proposed pruning of T15, 16, 17 Birch – crown lift to 3m over footpath; T25 Birch – crown lift to 3m over footpath; T30 Plane – reduce from streetlight; reduce from property by 2-3m; T31 Plane – reduce from property by 2-3m; T32 Whitebeam – crown lift to 3m over footpath; reduce from streetlight; T33 Red Oak – crown lift to 3m over footpath and T34 Red Oak – (dead tree), fell to ground Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
14 Sept 2026
Decision
Expected by 9 Nov 2026

Under consideration

No decision has been issued yet. Plota predicted a decision soon after comments close on 29 Oct 2026; it is now day 46.

Comments are open until 29 Oct 2026

Comment on this application ↗

Documents 3

Statements & assessments 1

PDF design house tree survey.pdf Tree survey or information · 14 Sept 2026 View ↗

Plans & drawings 1

PDF design house tree plan.pdf Location Plan · 14 Sept 2026 View ↗

Application forms 1

PDF ApplicationFormRedacted.pdf Application Form · 14 Sept 2026 View ↗

All documents on the council site ↗

Site constraints 5

14 listed buildings within 150 m of the postcode pin
Nearest: Nos. 104 and 106, HIGH STREET, Grade II, about 26 m from the postcode pin · 14 Grade II
The site itself is not listed. Listed building consent is needed for work that affects the special interest of a listed building, inside or out, on top of planning permission. Setting can be a consideration for buildings nearby; there is no fixed radius.
Show all 14 with distances
Historic England ↗
Smithfield conservation area
Demolition needs planning permission and permitted development is restricted.
The council must give weight to preserving or enhancing the area's character and appearance. Not every council has published its boundaries as open data.
Council document ↗
Air quality management area: Manchester AQMA
The council has declared the area as failing an air quality objective.
Schemes that add traffic, parking or combustion plant are assessed against the area's action plan and may need an air quality assessment.
Council record ↗
Also on the record
Coalfield, development low risk area; Inside the Manchester built-up area.
Not affected
Outside flood zones 2 and 3 · Not green belt · No scheduled monument at the site

Checked on 11 October 2026. The pin for this application is the centre of its postcode rather than the building, so distances to nearby designations are measured from the postcode and can be out by the width of the postcode area. Historic England, the Environment Agency, Natural England, the Mining Remediation Authority and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.

Building

Floor area278 m² (2,992 sq ft)
Energy ratingF (asset rating 141)
UseA3/A4/A5 Restaurant and Cafes/Drinking Establishments and Hot Food takeaways
HeatingHeating and Natural Ventilation

From the energy performance certificate lodged in February 2017, the latest held for this property, matched to this application by its address. The building may have changed since. View the certificate

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Important details

Council
Manchester
Application type
Consent under Tree Preservation Orders
Postcode
M4 1HT
Received
14 Sept 2026
Validated
14 Sept 2026
Ward
Piccadilly
Case officer
Show
Target decision
9 Nov 2026
Decision level
Delegated Decision
Applicant
Show
Agent
Show

Decision outlook

Day 46, past Manchester's usual 36 days for tree and landscaping works. 96% are decided within thirteen weeks, so most likely by 14 Dec 2026.

Day 4610 days to the 56-day target
84%decided within 8 weeks
99%approved
188decided in the last year

Plota live figures for tree and landscaping works decided by Manchester in the last twelve months, from validation. Manchester decision record →

Public comments

No public comments yet.

Last counted 29 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Comments by
29 Oct 2026

Historical activity at this location

25 nearby applications on record - archival context, not part of the live application.

Within ~100m

Nearby activity

2024 Approved
45 - 47 Thomas Street Manchester M4 1NA
Change of use to mixed-use venue (Sui Generis) which includes a bar, record shop, music a…
141602/FO/2024
2024 Approved
39 - 41 Thomas Street Manchester M4 1NA
Extension to existing use of 43 Thomas Street of cafe/restaurant, bar, art gallery, commu…
139740/FO/2024
2024 Approved
45 - 47 Thomas Street Manchester M4 1NA
Installation of new shopfront and other associated external alterations.
140010/FO/2024
2024 Approved
31 Thomas Street Manchester M4 1NA
Works to trees - 2x Sorbus : Reduce in height by approximately 1 metre (to the point of t…
140210/TCA/2024
2024 Approved
Garden House 114 High Street Manchester M4 1HQ
Replacement of combustible cladding and other associated fire remediation works.
139067/FO/2024
2023 Approved
33 Thomas Street Manchester M4 1NA
Retention of Class E use to ground floor and basement and creation of a residential apart…
135615/FO/2022
2023 Approved
33 Thomas Street Manchester M4 1NA
Listed Building Consent for internal and external works associated with retention of Clas…
135616/LO/2022
2023 Refused
Premier Suites 64 Shudehill Manchester M4 4AA
Retention of internally illuminated double sided projecting sign
136570/AO/2023
2023 Approved
5 Martlesham Walk Manchester M4 1LY
Erection of a single storey outbuilding to form storage accommodation
135900/FO/2023
2022 Approved
31 Thomas Street Manchester M4 1NA
Works to trees - 2 x Sorbus - prune
135826/TCA/2022
2022 Approved
19 Copperas Street Manchester M4 1HS
Replacement of external wall cladding.
129369/FO/2021
2022 Refused
5 Martlesham Walk Manchester M4 1LY
Construction of a single storey, detached garden room in rear garden
133763/FO/2022
2021 Approved
23 Copperas Street Manchester M4 1HS
Removal of the existing single-glazed frameless frontage and replacement with new proprie…
132488/FO/2021
2021 Approved
The Design House, Apartment 1.1 108 High Street Manchester M4 1HT
Works to trees - proposed pruning works to G1Birch x7, G2 Birch x3,G3 Oak x8, G4 Birch x4…
130216/TCA/2021
2021 Approved
53-55 Thomas Street Manchester M4 1NA
Use of premises as mixed-use restaurant and bar (sui generis use) with extended opening h…
129484/FO/2021
2021 Approved
31 Thomas Street Manchester M4 1NA
Works to trees - Two Sorbus at the side of the property, reduce both trees in height to t…
129817/TCA/2021
2020 Approved
43 Thomas Street Manchester M4 1NA
Change of use of ground floor vacant area to mixed use Sui Generis Class A3 (cafe /restau…
126496/FO/2020
2020 Approved
Perimeter Wall Adjacent To Apartment 110 83 High Street Manchester M4 1EU
Listed Building Consent for works comprising brick and stone repairs, re-pointing, remova…
126113/LO/2020
2019 Approved
43 Martlesham Walk Manchester M4 1LY
Installation of 2no. new external bin stores to the rear of 41/43 Martlesham Walk to impr…
124276/FO/2019
2019 Approved
30-32 Thomas Street Manchester M4 1ER
Change of use of the basement, ground and first floor of 30-32 Thomas Street from A4 (dri…
122284/FO/2019
2017 Approved
William Fairburn Way Manchester M4 1BH
Works to trees - proposed pruning works to group of trees adjacent to the building incorp…
115385/TCA/2017
2016 Approved
Bollin House 26 Edge Street Manchester M4 1HN
Installation of individual letter building name sign
112417/AO/2016/C2
2016 Approved
Costcutter Supermarket 62 Shudehill Ancoats Manchester M4 4AA
Retrospective application for the retention of an Automated Teller Machine (ATM)
111050/FO/2016/C2
2016 Approved
23-37 Edge Street Ancoats Manchester M4 1HW
Erection of a temporary board on the wall and display of temporary art work on board meas…
111880/FO/2016/C2
2016 Approved
56-60 Shudehill Ancoats Manchester M4 4AA
Painting of side wall and display of temporary artwork measuring 12m by 4 m.
111879/FO/2016/C2
Manchester
Planning Authority Score
6.8/10
Good
#68 of 296 councils
Relevant to this application:
Householder decisions

Manchester ranks #146 out of 296 councils for householder decision speed. Householder applications are slightly more likely to be approved here (95%) than the national average (90%).

These figures are council-wide context, not a prediction for this application. View full council performance
Manchester decision statistics
Based on MHCLG data, the year to March 2026
87%
Overall approval rate
Above avg (87%) #174 of 296
95%
Householder approved
Above avg (90%) #84 of 296
65%
Decided in 8 weeks
Above avg (63%) #146 of 296
31%
Extended time limit
Below avg (41%) #59 of 296
76%
Minor dwellings approved
82 decided (1-9 homes)
94%
Major dwellings approved
54 decided (10+ homes)
65%
Change of use approved
49 decided
1,924
Total decisions
242 refused in the year to March 2026
Source: MHCLG planning statistics · See full council rankings

Energy performance: Energy performance certificates from the Energy Performance of Buildings Register, Ministry of Housing, Communities and Local Government. Contains public sector information licensed under the Open Government Licence v3.0. © Crown copyright 2026.