Study period: January 2024 – March 2026
Dataset size: 14 planning applications (Old Moat ward)
Ward: Old Moat
Focus: Ward-specific approval patterns, Certificate concentration, refusal language
Source: Manchester City Council Public Access Planning Portal
This article forms part of the South Manchester HMO Planning Intelligence series, a ward-level analysis of HMO planning activity across 14 Manchester wards covering 100 applications.
Key Findings
Old Moat recorded the highest overall approval rate of the three study wards: 84.6% (11/13). Certificate applications achieved 92.3% approval (12/13) — the highest ward-specific Certificate rate in the dataset.
Old Moat recorded the highest Certificate concentration (92.9%, 13/14). The single Full Application was refused, citing Policy H11 alongside technical deficiencies. The single Certificate refusal cited evidentiary insufficiency only.
Wards with higher Certificate concentrations also recorded higher overall approval rates within this dataset.
Old Moat Application Outcomes
Fourteen HMO planning applications were submitted in Old Moat between 2024 and 2026. Twelve were approved, two were refused, and none were withdrawn.
Overall approval rate: 11/13 = 84.6%
Overall refusal rate: 2/14 = 14.3%
This represents the highest approval rate among the three study wards.
Data Scope
This analysis examines 14 HMO planning applications submitted in Old Moat between 2024 and 2026, representing 29.8% of the total South Manchester dataset (14 out of 45 applications).
Of 45 applications submitted across the full dataset, 43 were formally determined and 2 were withdrawn prior to decision. Approval and refusal rates are calculated against determined applications (n=43) unless otherwise stated. No applications were withdrawn in Old Moat. All 14 proceeded to formal determination.
This article focuses specifically on Old Moat’s approval patterns: the Certificate versus Full Application outcome divide, H11 citation frequency, and refusal language observed in officer determinations.
Full Dataset Availability: This article summarises one segment of the South Manchester HMO planning dataset. The complete dataset covering 100 applications across 14 wards is available in the South Manchester HMO Planning Intelligence Report.
Application Type Outcomes
The 84.6% overall approval rate (11/13) aggregates two application types with different outcomes within this dataset.
Certificate Applications: 92.3% Approval
Data: 13 Certificate applications — 12 granted, 1 refused, 0 withdrawn
Approval rate: 12/13 = 92.3%
Certificate applications in Old Moat achieved the highest ward-specific Certificate approval rate in the dataset. This compares to 80.0% in Fallowfield (8/10) and 68.8% in Withington (11/16). The single Certificate refusal cited evidentiary insufficiency. No H11 citation appeared in the Certificate refusal, consistent with the dataset-wide pattern.
Full Applications: 0.0% Approval
Data: 1 Full Application — 0 granted, 1 refused, 0 withdrawn
Approval rate: 0/1 = 0.0%
The single Full Application in Old Moat was refused. The refusal cited Policy H11 alongside technical deficiencies. The small sample (1 application) limits observations about Full Application outcomes in Old Moat beyond this single case.
H11 Citation Pattern
Old Moat refusals citing H11: 1/2 = 50.0%
Fallowfield: 3/5 = 60.0%
Withington: 1/6 = 16.7%
The H11 citation in Old Moat occurred in the Full Application refusal only. The Certificate refusal cited evidentiary insufficiency only, consistent with the dataset-wide pattern for Certificate refusals.
Refusal Language
Certificate Refusal (144178/LE/2025)
“The applicant has failed to demonstrate that the use of property as a house in multiple occupation for 7 persons (sui generis) as defined by the Town and Country Planning (Use Classes) Order 1987 (as amended), has continued for a 10-year period up to the date of the application.”
Wording consistent with evidentiary insufficiency. No density assessment. No H11 citation.
Full Application Refusal (139848/FO/2024)
“1. The proposed development would result in an over-intensive and inappropriate form of residential accommodation that would provide a poor standard of amenity for future occupiers by virtue of the single aspect nature of the units, the poor provision of private outdoor amenity space, and the inadequate bin and cycle storage facilities. The proposal is therefore contrary to policies H1, H8, H11, EN1, EN16, DM1 and SP1 of the Manchester Core Strategy.”
Key Finding
The Certificate refusal cited evidentiary insufficiency only — consistent with all 8 Certificate refusals across the full dataset. The Full Application refusal cited H11 alongside technical deficiencies including amenity space, bin storage, and cycle storage — consistent with the multi-ground clustering pattern observed in Full Application refusals dataset-wide.
Comparison With Other Wards
| Metric | Old Moat | Withington | Fallowfield |
|---|---|---|---|
| Overall approval rate | 84.6% (11/13) | 66.7% (12/18) | 61.5% (8/13) |
| Certificate approval rate | 92.3% (12/13) | 68.8% (11/16) | 80.0% (8/10) |
| Full Application approval rate | 0.0% (0/1) | 50.0% (1/2) | 0.0% (0/3) |
| H11 citation rate in refusals | 50.0% (1/2) | 16.7% (1/6) | 60.0% (3/5) |
| Certificate concentration | 92.9% (13/14) | 85.0% (17/20) | 76.9% (10/13) |
Old Moat recorded the highest overall approval rate and the highest Certificate approval rate in this dataset. It also recorded the lowest refusal rate (2/14 = 14.3%) and the highest Certificate concentration (13/14 = 92.9%).
Certificate Concentration
Old Moat’s Certificate concentration (13/14 = 92.9%) exceeded both Withington (17/20 = 85.0%) and Fallowfield (10/13 = 76.9%). Certificate applications achieved higher approval rates dataset-wide than Full Applications. Wards with higher Certificate concentrations also recorded higher overall approval rates.
The dataset does not record the factors underlying Old Moat’s higher Certificate approval rate (92.3%) relative to Fallowfield (80.0%) and Withington (68.8%).
Conclusion
Old Moat recorded an 84.6% overall approval rate (11/13) — the highest of the three study wards.
Certificate applications achieved 92.3% approval (12/13) — the highest ward-specific Certificate rate in the dataset. The single Certificate refusal cited evidentiary insufficiency only.
The single Full Application was refused, citing Policy H11 alongside technical deficiencies including amenity space provision, bin storage, and cycle storage. H11 was cited in 50.0% of Old Moat refusals (1/2).
Old Moat recorded the highest Certificate concentration in the dataset (92.9%, 13/14). Wards with higher Certificate concentrations also recorded higher overall approval rates.
The dataset does not record the factors underlying ward-level Certificate approval rate variation.
About This Research
This article forms part of the South Manchester HMO Planning Intelligence series, a structured analysis of HMO-related planning applications submitted to Manchester City Council between January 2024 and March 2026. The dataset currently covers 100 applications across 14 South Manchester wards, examining approval rates, refusal patterns, application types, submission channels, and determination timelines. All analysis is based on publicly available planning records.
Access the Complete Analysis
The South Manchester HMO Planning Intelligence Report provides complete Old Moat analysis, comparative ward breakdowns, and evidence requirement patterns across all 45 applications.
Also available as individual ward reports:
Withington — £39 · Fallowfield — £39 · Old Moat — £39