Home extensions and roof changes at 26A Derby Road, Manchester

What was proposed

The application sought roof alterations, a first-floor rear extension, a rear dormer, roof lights and a replacement rear extension roof for a family home.

“Proposal Replacement hipped roof to side extension, erection of first-floor rear extension, installation of rear dormer, installation of roof lights, and replacement flat roof to rear extension in connection with the use of the property as a C3(a) dwellinghouse.”

“Executive Summary The applicant is seeking permission for the erection of a first-floor rear extension, rear dormer extension, replacement to existing side extension flat roof with a pitched roof together with roof lights and replacement of single storey rear extension flat roof with warm roof.”

Officer report

The site

The property is a two-storey semidetached house with existing side and rear extensions, front parking and a modest rear garden.

“Description Derby Road is a residential street situated within the Withington Ward of Manchester, sited between Fallowfield and Withington District centres. The area is predominantly residential in terms of its character, consisting of a range of housing types including low rise apartments, terraced, semidetached and detached 2 and three storey houses, as well as community facilities such as Withington Bowling Club and Kingdom Hall of Jehovah’s Witnesses.”

“The application relates to a two-storey semidetached dwellinghouse of red brick with a hipped roof. The property has already been extended, with a flat roofed two storey side extension and a single storey flat roofed rear extension. To the front of the property there is hardstanding for parking, a small tree and shrubbery with brick mid- level boundary treatment.”

Officer report

Earlier applications and enforcement

Earlier extension applications were refused, unauthorised uses led to enforcement action, and the property currently has no lawful use.

“102931/LE/2013/S1 - 04.07.2013 - Certificate of Lawful Development for existing use as 7-bedroom house in multiple occupation (sui generis) together with a two-storey side extension and single storey rear extension – Application Refused…”

“As a result, there was an unauthorised change of use from Class C4 HMO to Class C1 Guesthouse, followed by a further unauthorised change back to Class C4 HMO. Planning enforcement action was taken in relation to the latter change. Due to the intervening Class C1 Guesthouse use (against which no enforcement action was taken) there was no lawful use to revert to following the notice.”

Officer report

Who spoke

No objector, applicant or agent attended, and the planning officer had nothing to add to the written report.

What members discussed

Members asked whether the proposal could be protected against HMO use, and were told enforcement was already in place and the family use would be monitored.

“The Committee raised the following issues; could the proposal be mitigated against it being used as a HMO.”

“Manchester City Council Minutes Planning Committee 9 April 2026 The Planning Officer responded, stating that enforcement against this usage was already in place for a large scale HMO. This was only to be used as a family home and the Neighbourhoods Team were aware of this and would monitor the use.”

Minutes

The vote

Councillor Andrews moved approval and Councillor S Ali seconded the motion.

“Councillor Andrews moved the Officer’s recommendation.”

Minutes

The decision

The committee approved the application subject to the conditions in the report.

“The Committee resolved to move the recommendation of Approve for the application subject to conditions within the report.”

Minutes

Conditions attached

Conditions covered the time limit, approved plans, matching materials, single-family use, obscure glazing and restrictions on additional openings.

“Materials: The materials used in the walls, roof or other element of any exterior work of the development hereby approved shall be similar in appearance to the materials used in the majority of the equivalent element of the existing building, in terms of type, size, colour and texture.”

“Obscure Glazing: The window(s) in the rear elevation of the first-floor extension of the development hereby approved shall be obscure glazed to a specification of no less than level 5 of the Pilkington Glass Scale or such other alternative equivalent and shall be retained as such thereafter.”

Officer report