Planning History and Repeat Applications in South Manchester HMO Determinations (2024–2026)

Planning History as a Permanent Record

Planning history comprises the complete record of all planning applications associated with a property address. This record remains publicly accessible within Manchester’s planning portal and internal officer systems.

When a second application is submitted at an address with prior planning history, officers assess the new submission with access to prior applications, refusal reasons, and recorded case material within the planning system. Withdrawal does not remove records from the system.

Data Scope

This analysis examines 47 HMO planning applications submitted between 2024 and 2026 across Withington, Fallowfield, and Old Moat. The dataset includes 3 addresses with multiple submissions and 2 withdrawn applications.

Of 45 applications submitted, 43 were formally determined and 2 were withdrawn prior to decision. Approval and refusal rates throughout this series are calculated against determined applications (n=43) unless otherwise stated. Withdrawal rate is expressed as a proportion of total submissions (n=43).

This article focuses specifically on repeat application patterns: what the outcomes reveal about resubmissions following refusal, and how planning history featured in subsequent determinations within this dataset.

What Planning History Records

This visibility means second applications are assessed alongside prior attempts. Officers evaluate whether additional or revised material has been submitted in response to prior refusal reasons.

Withdrawn Applications in the Dataset

Both withdrawals occurred in Withington, involving different application types (one Full Application, one Certificate). Neither property resubmitted during the dataset timeframe.

Withdrawal creates a record within the planning system. The dataset does not record the reasons for withdrawal in either case.

Repeat Application Patterns

All three resubmissions resulted in approval following prior evidentiary refusals. The dataset does not record the specific documentary changes made between submissions. The small sample (3 addresses) limits generalisation beyond this dataset.

Case Study: 93 Egerton Road, Withington

Address: 93 Egerton Road, Manchester M14 6RD
Ward: Withington
Application Type: Certificate Lawful Development Existing

First Application (Refused)

Refusal reason:

“The applicant has failed to demonstrate that number 93 Egerton Road, Manchester, M14 6RD has been occupied as a 8 bed House in Multiple Occupation (Sui Generis) as defined by the Town and Country Planning (Use Classes) Order 1987 (as amended), for a continual 10-year period up to the date of the application.”

The refusal cited evidence insufficiency. The applicant claimed 8-bed Sui Generis use but submitted documentation assessed as insufficient to prove continuous occupation at that level for the required ten-year period.

Second Application (Approved)

The same case officer assessed both applications. The second application was determined in 43 days compared to 57 days for the initial refusal. The dataset does not record the factors influencing this variation.

Case Study: 6 Landcross Road, Fallowfield

Address: 6 Landcross Road, Manchester M14 6NA
Ward: Fallowfield
Application Type: Certificate Lawful Development Existing

First Application (Refused)

Refusal reason:

“The applicant has failed to demonstrate that 6 Landcross Road, Manchester, M14 6NA has been occupied as a small House in Multiple Occupation (Use Class C4) for a continual 10 year period up to the date of the application.”

Second Application (Approved)

The second application was determined in 70 days compared to 56 days for the initial refusal. The dataset does not record the factors influencing this variation.

Repeat Application Patterns Observed

Across the three repeat addresses in this dataset, the following patterns were observed:

Resubmission Timeline Comparison

Within this dataset, the time elapsed from first refusal decision to second application decision was:

These figures represent the period between initial refusal and final approval at each address. The dataset does not record activity or correspondence occurring between submissions.

Planning History and Record Accessibility

Planning records remain publicly accessible within the planning authority’s system. Within this dataset, prior refusals did not preclude subsequent approval on resubmission. However, prior submissions remain visible to officers assessing future applications at the same address.

Conclusion

Three addresses in this dataset submitted repeat applications following initial refusal. All three achieved approval on resubmission (3/3). The small sample limits generalisation beyond this dataset.

All three initial refusals cited evidentiary insufficiency rather than policy conflict. Resubmissions at these addresses resulted in approval following the same Certificate pathway.

Time from first refusal to second decision was 132 days at 93 Egerton Road and 98 days at 6 Landcross Road. Processing times on second applications varied in both directions relative to initial determinations. The dataset does not record the factors influencing these variations.

Planning records remain publicly accessible within the planning authority’s system. Prior refusals, withdrawals, and approvals are visible to officers assessing subsequent applications at the same address.

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