Planning and Highways Committee

Read the Minutes

Minutes of the meeting held on 31 May, 2007

Present:

• Councillor Lyons - In the Chair 
• Councillors Andrews, Battle, Burns, Chohan, Dobson, Fender, Flanagan, Grant, Keller, Morrison, Sandiford, Shaw, Swannick and Watson. 

Also present: Councillors Bhatti, Clayton, Commons, Khan, Leech, Longsden, McCulley and S. Newman. 

PH/07/22 Minutes

Decision

To approve as a correct record, the Minutes of the meeting held on 12 April, 2007.

PH/07/23 Deferral

The Chair requested approval of the Committee for deferral of application 080508, concerning 2-10 Stockport Road, Ardwick Ward to allow unresolved issues relating to the impact of noise in the locality to be addressed together with measures to secure its mitigation through appropriate noise insulation.

Decision

To agree to defer the above application for the reason stated.

Decisions taken under Delegated Powers

PH/07/24 Applications for permission for development

Reports of the Head of Planning were submitted in relation to various applications for planning permission. Late representations were also submitted in respect of applications 081649, 081588, 081589, 080508, 081754, 079113, 082244, 082194, 082057, 082058, 082037, 081920, 082323081978, 082214 and 082635. Further late representations were reported at the meeting.

The Committee heard representations made by objectors/applicants/local councillors in relation to applications 081649, 081754, 079113, 079850, 082244, 082057, 082058, 081920, 082139, 082323, 081978, 082214 and 081860.

Prior to the meeting the Committee made a site visit to the garage site off Buckingham Road, rear of 22 Silverdale Road, Chorlton Ward (082139).

Decision

1. To approve the following applications,
in accordance with the reasons put forward by the Head of Planning in his report and any late representations, and subject also to the conditions proposed in his report and in the late representations submitted:

082460: 24 Boardman Road, Crumpsall Ward*

Two storey side extension and part single storey part two storey extension following the demolition of existing garage.

082748: 4 Springfield Avenue, Crumpsall Ward*

Single storey rear extension to form additional living accommodation.

081754: Gorton Impounding Reservoirs, off Hyde Road, Gorton South Ward*

Construction of new overflow channel on the lower and upper Gorton Reservoir with the abandonment of existing channels together with construction of three bridges across the new spillway channels.

081920: 50/54 Manchester Road, Chorlton Ward*

Change of use from existing offices (Class B1) to bar (Class A4), with single storey rear extension, first floor residential accommodation (Class C3) and external seating area to Manchester Road.

(Subject to the hours of closing being the same as those of the nearest public house)

082323: 651 Wilbraham Road, Chorlton Ward

Retrospective application for a two storey side extension for additional living accommodation

(Subject to a time limit for the completion of the bin store and on the understanding that if all the remedial works are not carried out enforcement action would follow)

081978: 27 Vicars Road, Chorlton Ward*

Erection of a first floor side extension above car port.

082635: Corner of Colmore Drive and Hall Moss Road, Charlestown Ward*

City Council Development for the erection of a single storey building to form a children's centre including a 56 place nursery, 24 place before and after school club, multi-use room, office kitchen, external play areas and associated parking with access from Colmore Drive.

2. To be Minded to Approve the following applications,
in accordance with the reasons put forward by the Head of Planning in his report or any late representations and subject to any conditions proposed in his report or any late representations, and to authorise the Head of Planning to issue an approval notice in each case once outstanding issues have been resolved to his satisfaction:

081649: 125/133 Rochdale Road, Ancoats and Clayton, Ward*

Erection of part 6 part 7 storey mixed use development comprising retail (Class A1) and offices (Class A2) floorspace on ground floor (combined total 407sqm) and 47 apartments above, with ancillary basement car parking and landscaping.
(Subject to the signing of a legal agreement under S106 of the Town and Country Planning Act 1990 in respect of a financial contribution towards environmental improvements to the public realm and lighting and to an additional condition to assess and mitigate against existing telecommunications equipment).

081588: Land off Ashton Old Road between Mill Street and Alun Turing Way running adjacent to Pitman Close and Sparta Walk, Bradford Ward*

Outline planning application for the layout, scale, access and landscaping for the erection of 29 residential units with associated car parking (appearance reserved).
(Subject to the applicant entering into a legal agreement under S106 of the Town and Country Planning Act 1990 in respect of a financial contribution towards the planting of street trees within the surrounding residential areas and towards general environmental improvement works within the surrounding residential areas and the submission and approval of a detailed Flood Risk Assessment under the requirements of PP25).

081589: Plot of land commencing at junction of Old Mill Street and Ashton Old Road running towards Dawnay Street, Bradford Ward*

Erection of 28 new dwellings with associated car parking and landscaping and the creation of three new vehicular access points off Herne Street for parking.

(Subject to the applicant entering into a legal agreement under S106 of the Town and Country Planning Act 1990 in respect of a financial contribution towards the planting of street trees within the surrounding residential areas and towards general environmental improvement works within the surrounding residential areas and the submission and approval of a detailed Flood Risk Assessment under the requirements of PP25).

079113: Palace Nightclub, Farmside Place, Levenshulme Ward

Change of use from Social Club to restaurant on ground floor with banqueting hall at first floor and take-away facilities with external alterations.

(Subject to the opening hours of 8.00am to 12 midnight Monday to Sundays and to the applicant entering into a legal agreement under S106 of the Town and Country Planning Act 1990 in respect of a financial contribution towards visually enhancing the surrounding area)

082244 Land at Potato Wharf, Castlefield, City Centre Ward*

Erection of residential development comprising 2 apartment blocks with a total of 213 apartments ancillary car parking at ground and basement levels, electricity sub-station and landscaping after demolition of existing building.

(Subject to (i) allowing further time for the application to be re-assessed in terms of its height following comments from English Heritage; (ii) a letter from Crosby Lend Lease to the local planning authority setting out their firm commitment and proposals for providing parking for the YMCA , following the outcome of these discussions and receipt of confirmation and resolution of the car parking issues, authority delegated to the Head of Planning, in consultation with the Chair, to determine the application).

082194: Land bounded by Albion Street, Trafford Street and the Rochdale Canal, City Centre Ward*

Erection of a 17 storey B1 office building with roof top plant room, ancillary car parking on the G Mex car park deck and a new footbridge over the Rochdale Canal.

(Subject to the receipt of further information in relation to how the advertising will be controlled, and the Head of Planning authorised in consultation with the Chair, to determine the application).

082057 52 College Road, Whalley Range Ward*

&082058 Erection of 20 x 3 storey dwellings (class C3), together with parking and landscaping following demolition of existing buildings together with Conservation Area Consent for the demolition of existing buildings to facilitate the dwellings.
(Subject to the applicant entering into a legal agreement under S106 of the Town and Country Planning Act 1990 in respect of a financial contribution in relation to public realm improvements and agreed revisions to disabled access)

(Councillor Watson declared a personal interest in these application and left the room during consideration of the items)

082139: Garage site off Buckingham Road, rear of 22 Silverdale Road, Chorlton Ward*

Erection of 2 storey detached dwelling with associated car parking and landscaping.  (Subject to a condition regarding the carrying out of the development which deals with the building work, hours of working and traffic movements).

082214: Former Needham Hall, Palatine Road, Didsbury West*

Conversion of Needham Hall into 11 apartments; erection of four 3 storey buildings, one 31/2 storey building (with basement car parking) and one 4 storey building to form 27 townhouses and 8 apartments, with associated landscaping and car parking following demolition of the vacant student accommodation.

(Subject to the applicant entering into a legal agreement under S106 of the Town and Country Planning Act 1990 in respect of a financial contribution towards environmental improvements and green travel; acceptable revisions to the design of the new buildings; receipt of an acceptable landscaping scheme, including revised Tree Protection Plan in accordance with BS5837: 2005)

081134: Land to the North and South of Ringway Road, Manchester Airport, Woodhouse Park Ward*

Extension to airport apron including demolition of existing buildings, diversion of Ringway Road and use of land currently in use as long stay car park.

(Subject to referral to the Secretary of State as the application is for redevelopment within a Major Developed Site in the Green Belt and contributes to the objectives of inclusion of land within the Green Belt as such it is not appropriate development. It is essential for the continued growth not only of the Airport but the economy of the North West region as a whole. The application will include sensitive and appropriate landscaping. In coming to this conclusion the Head of Planning has taken
into account the Environmental Information contained in the Environmental Impact Assessment provided with the application).

081133: Old Thatch, Ringway Road, Woodhouse Park Ward*

Listed Building Consent for the demolition of dwelling to facilitate airport apron extension.  (Subject to referral to the Secretary of State as there are exceptional circumstances which justify the demolition of this listed building and its archaeological remains are documented).

3. To Refuse* application 079850 for the change of use of supermarket (formerly Kwik Save) to restaurant and laying out of 53 car parking spaces in former supermarket car park at 132/142 Wilmslow Road and 540/422 Claremont Road, Rusholme Ward, in accordance with the reasons put forward by the Head of Planning in his report.

(Councillor Swannick declared that he had expressed a view on this application in advance and left the meeting)

4. To Refuse* and enforce as appropriate the erection of a single storey rear extension and conversion of the garage into additional living accommodation, and the provision of a refuse storage area in the rear garden at 167 Yew Tree Road, Fallowfield Ward, for the following reasons:

(1) The proposed development would result in an over-intensification of activity on the site by reason of the additional comings and goings, increased noise, demand for refuse/recycling facilities and additional demand for on-street parking to the detriment of the amenity of the occupiers of adjoining and nearby residential properties. The proposed development is therefore contrary to the provisions of policies H2.2 and DC1 of the Unitary Development Plan for the City of Manchester.

(2) This would be the first extension and garage conversion and would set a
precedent for similar alterations to properties within the development. The cumulative effect of which would result in a fundamental change in the character of the development, which comprises small houses on compact plots, to the detriment of the amenities of the residents of the development and the surrounding residential properties. The proposed development is therefore contrary to the provisions of policies H2.2, H2.7 and DC1 of the Unitary Development Plan for the City of Manchester which is a supplementary Planning Document.

5. To Refuse* the change of use of ground floor of retail shop to private hire booking office operating between 8.00am to 6.00pm Monday to Saturday and 9.00am to 3.00pm on Sundays at

138 Royal Oak Road, Baguley Ward, for the following reasons:

(1) The use of the premises as a private hire car booking office would have a detrimental impact upon the current levels of residential amenity enjoyed by the occupants of the neighbouring accommodation by virtue of the increased noise and movements associated with the comings and goings of private hire vehicles and potential customers from the site, contrary to policies H2.2 and DC24 of the UDP for the City of Manchester.

(2) The use of the premises as a private hire car booking office would have a
Detrimental impact on the current levels of pedestrian and highway safety enjoyed in the vicinity of the site, due to increased traffic movements associated with the use, as such the proposal is contrary to policies H2.2 and DC24 of the UDP for the City of Manchester.

(Councillors Andrews, Burns and Keller were not present at the meeting of the Wythenshawe Area Committee when they made their decision)
*denotes unanimous decision