Loft conversion with rear dormer at 21 Howe Street, Salford

“Planning permission is sought for a loft conversion with a rear dormer over the existing two storey outrigger. The proposed rear dormer would have a length of 5.2m, it would have a maximum width of 3.9m and a maximum height of 2.4m. The rear dormer would raise the roof ridge height over the two- storey rear outrigger by 0.7m. This would result in a flat roof over the rear outrigger with a total height of 8.6m when measured from ground level.”

“The application property relates to a two-storey mid-terrace dwelling, with additional accommodation within the roof space. The property is faced in red brick, with a bay window to the ground floor front elevation, and a small front dormer. The front dormer is an original design feature replicated across each of the properties within the terrace. The property has an original two storey and single storey rear outrigger, with an outbuilding to the rear of the site.”

“The property is located within the Cliff Conservation Area and the terrace of which it forms part is considered to be a non-designated heritage asset (NDHA) due to its age and historic interest and stands as an example of the suburban development of Salford.”

“This application was refused for the following reasons: 1) By way of the siting, design and scale, the proposed dormer would not make a positive contribution to the local character and distinctiveness or preserve, enhance, conserve or protect the character, appearance and significance of the Cliff Conservation Area.”

“In any event, the presence of other dormer extensions nearby, including any that may be unsympathetic, does not justify development that would cause harm in this specific context. ...the proposals would result in unsympathetic alterations to a NDHA, and would neither preserve nor enhance the character or appearance of the CA.”

“The increase in ridge height would apply to the rear outrigger. Whilst it is acknowledged that the proposed ridge height would be 0.9m lower than the proposed ridge height of the previously refused scheme (ref PA/2025/0432), the extension would sit higher (0.7m) than the existing ridge height, making it highly visible and it would also erode the degree of separation between the roof form of the main property and that of the outrigger by joining these two elements.”

“It is considered that the proposal would detract from the significance of the application property and the terrace as an NDHA and would introduce a form of development which would not preserve or enhance the character or appearance of the Cliff Conservation Area, resulting in a low level of less than substantial harm.”

“Neighbour Notification The number of neighbouring properties notified - 5 Representations from neighbours and members of the public No representations received. Cllr Merry (ward councillor for Broughton Ward, in which the application property lies) requested that the application be called-in for determination by the Planning and Transportation Regulatory Panel. The basis for Cllr Merry’s call-in request is summarised below:”

“PA/2026/0340 - There have been material changes since the previously refused and appealed scheme, which comprise a reduction in the overall height and projection of the extension which reduces the visual bulk and massing. Given the scale of changes, it is appropriate for elected members to consider the revised proposal.”

“Howe Street Salford M7 2EU Loft conversion with rear dormer including raising the roof ridge height. Refused.”