42-44 Peel Avenue, M17 8BL
Shop and premises Decided 16 May 2025 CHG101216656 Dunlop Heywood
Figures are as stated in the decision, and are values in the 2023 list; a dash means the document does not state that figure. This judgement decided 2 properties together; the figures above are for this appeal's property (42-44 PEEL AVENUE, THE TRAFFORD CENTRE, BARTON DOCK ROAD, TRAFFORD PARK, MACHESTER M17 8BL). Every property is listed below.
The 2 properties in this decision
One judgement covered all of these appeals. Each property’s figures as the judgement states them (2023 list); this appeal’s property is highlighted.
| Property | Original RV | Sought | Tribunal decided | Outcome |
|---|---|---|---|---|
| 8 PEEL AVENUE, THE TRAFFORD CENTRE, BARTON DOCK ROAD, TRAFFORD PARK, MACHESTER M17 8BL | £147,000 | — | £136,000 | Allowed in part |
| 42-44 PEEL AVENUE, THE TRAFFORD CENTRE, BARTON DOCK ROAD, TRAFFORD PARK, MACHESTER M17 8BLThis appeal | £535,000 | — | £510,000 | Allowed in part |
What was argued and what the tribunal found
The appellant claimed that the closure of the Marks and Spencer anchor store on 23 December 2023 constituted a material change of circumstances that reduced the value of retail units on Peel Avenue. The tribunal accepted that an MCC had occurred and that it warranted a reduction, finding that the closure had caused some decline in footfall and affected the attractiveness of the locality. However, the tribunal rejected the appellant's claimed 20% allowance, finding that M&S was not the only major store on Peel Avenue, there were other anchor tenants including John Lewis, and the redevelopment was a positive factor. The tribunal awarded 7.5% for 8 Peel Avenue and 5% for 42-44 Peel Avenue, reducing the RV from £147,000 to £136,000 and £535,000 to £510,000 respectively.
Summary generated from the decision text and checked against it. The appellant was The Trafford Centre Ltd, represented.
Grounds argued
- Change of circumstances · decisive
- Change of circumstances
- anchor store closure
- Evidence
- Rents, Settled assessments, Photographs
- Cases cited
- Gardiner & Theobald LLP v David Jackson (VO) [2018] UKUT 0253 (LC)
- Hearing
- 24 April 2025
Similar decisions
- Gnd Flr 80-84 George Street, WA14 1RF — Dismissed, 7 Jul 2026
- 39-45 Peel Avenue, The Trafford Centre, Barton Dock Road, Barton Dock Road, M17 8BN — Allowed in part, 9 Jul 2025
- 8 Peel Avenue, M17 8BL — Allowed in part, 16 May 2025
All decisions in Trafford Metropolitan Borough Council · Shops nationally
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