Planning and Highways Committee

Read the Minutes

16 February, 2006

Present:

• Councillor Lyons - In the Chair 
• Councillors Brandy, Burns, Chohan, Fender, Flanagan, Grant, H. Jones, Keller, Morrison, Sandiford and Shaw. 

Also present:

• Councillors Cowell, Gallagher, A. Jones, McCulley and Ramsbottom.

PH/06/01 Minutes

Decision

To approve as a correct record, the Minutes of the meeting held on 22 December, 2005.

Decisions taken under Delegated Powers

PH/06/02 Land bounded by Berry Street, Buxton Street and Baring Street to the South of Piccadilly Station, City Centre Ward.

A report of the Head of Planning was submitted in relation to an application (No 076648) for a new mixed use development to include 2 floors of commercial space (Use Classes A1 (Shop), A2 (Financial and Professional Services), A3 (Restaurant/Café), A4 (Drinking establishment) A5 (Take Away), B1 (Offices), B8 (Storage & Distribution), D1 (Non residential Institutions) and D2 (Assembly & Leisure) with student and key worker accommodation (Sui Generis) on the upper floors.

Late representations were submitted in connection with the application.

Decision

To approve* the application (076648) for the reasons set out in the Head of Planning's report, and the late representations subject to the conditions proposed.

PH/06/03 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 individual applications, and further late representations were reported at the meeting.

The Committee heard representations made by objectors / applicants / local councillors in relation to applications 076954, 077110, 077656, 070326 and

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 or in the late representations submitted:

076588: Southern Cemetery, Nell Lane, Chorlton Park Ward.*

Use of vacant land within cemetery as a temporary site compound in connection with the provision of new steel lighting in south Manchester for a period of five years including the provision of 2.0 metre high fencing, a new site access, site cabins and associated car parking. (For five years)

077528 5 & 7 St. Clements Road, Chorlton Ward* and 077530:

Conversion and erection of 3 storey rear and two storey side extensions to existing pair of semi-detached houses to form 15 apartments after demolition of existing coach house and Conservation Area Consent for the demolition of existing coach house in this connection .

077656: 78-88 High Street, City Centre Ward *

Change of use of ground floor and basement to restaurant (Class A3) with ancillary bar.

077865: Land bounded by Left Bank/Hardman Boulevard/New Gartside Street and the north West Service Road, City Centre Ward*

Erection of an office building (Use Class B1 with ground floor retail (Uses Classes A1, A2, A3 and A5), a pedestrian arcade and basement car parking with related access, servicing, landscaping and associated works.

076218: 515 Cheetham Hill Road, Cheetham Ward*

Installation of 4, telecommunications antenna on existing chimneys and 2 equipment cabins with ancillary development including equipment cabin shroud.

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 submitted, 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:

077268: Land adjacent to Runger Lane, Off Wilmslow Road, Woodhouse Park Ward *

Outline application for the erection of a 5/6 storey limited service hotel (with ancillary restaurant and leisure facilities) and associated access road, car parking and landscaping. (Subject to consultation with the Secretary of State (subject to consultation with the Secretary of State under the Green Belt Direction and receipt of the Highway Agency's comments) on the basis that the proposal does not conflict with the policies in the City Council's Unitary development Plan and that it accords with other material considerations of weight, in particular PPG2) (Councillors Burns and Keller took no part in the decision of the Wythenshawe Area Committee when this application was considered by them)

075826 Peel Court, Hardman Street, City Centre Ward* and 075827:

Erection of office (B1) development with a shop unit (A1) at ground floor level and basement car parking following demolition of the existing building, and Conservation Area Consent for the demolition of he existing building to allow the development. (Subject to a Section 106 Agreement or unilateral undertaking for a financial contribution towards the provision of environmental and/or infrastructure improvements within the Spinningfields area).

074582 Potato Wharf, Castlefield, City Centre Ward* and 074583:

Erection of residential development comprising 3 apartment blocks with 220 apartments, 10 town houses (total no of units 230) ancillary car parking at ground and basement levels, ancillary refuse store and electricity sub station and surface level public car park, following demolition of the existing building and Conservation Area Consent for the demolition of the building to allow the development. (Subject to a Section 106 Agreement or unilateral undertaking for a financial contribution towards the provision of environmental and/or infrastructure improvements)

070326: Piccadilly Village, Store Street, City Centre Ward*

Construction of new residential development for 16 apartments with associated car parking and external landscaping. (Subject to the expiry of the consultation period)

3. To be Minded to refuse* the following application due to concerns regarding over development of the site, and request the Head of Planning to report back to the next meeting as to whether there were relevant planning considerations that could reasonably sustain a decision to be minded to refuse:

077110: 4 Beechpark Avenue & 24 Netherwood Road, Northenden Ward

Erection of 7 dwellinghouses (4 detached and 3 mews dwellings) with associated car parking and landscaping following demolition of existing properties.

4. To refuse* application 077975 for a variation of condition 5 to allow opening from 11am to 5 am Monday to Saturday and 2pm to 1am on Sundays at 105 Northmoor Road, Longsight Ward, for the reasons recommended by the Head of Planning.

(Because of their previous involvement as members of the Licensing Committee Hearing Panels Councillors Burns and Lyons left the meeting during consideration of this application. Councillor Flanaghan took the Chair )

5. To defer* consideration of application 076954 for the erection of 21x2 storey dwellinghouses with associated landscaping and highway works on land to the east of the Floats Road/Clay Lane junction, Baguley Ward, to allow for further discussions between the developers and officers in relation to overdevelopment of the site, the loss of mature trees and the proposed footpaths.

PH/06/04 17 Clifton Avenue, Withington Ward

Consideration was given to a report of the Head of Planning in relation to an application 076480 for the conversion of existing dwelling into 2 flats including single storey rear extension and provision of two parking spaces in the rear.

Late representations were submitted.

The Committee heard representations from objectors and local Councillors opposing the proposed development. Members, having severally indicated that in the light of the strong representations made to them they were minded to refuse the application, requested the Head of Planning to report back later in the meeting as to whether there were relevant planning considerations that could reasonably sustain a decision to be minded to refuse. Subsequently, the Head of Planning reported back proposing reasons for refusal which were endorsed by the Committee.

Decision

To refuse* application 076480, for the following reasons:

(i) The proposed development would result in overdevelopment of the site and give rise to an unacceptable proportion of the site being given over to car parking and hard standing to the detriment of amenity. It would result in an unacceptable level of amenity space being retained for future occupants of the proposed development and is therefore contrary to policies DC5 and H2.2 of the unitary development Plan for the City of Manchester.

(ii) By virtue of the size of the flats and the number of bedrooms being created the proposed car parking layout to the rear of the property is considered to be inadequate and together with the difficult access to the rear of the property, has the potential to result in on-street parking which would further exacerbate existing highway problems. The proposed development is therefore contrary to policies Dc5 and H2.2 of the Unitary development Plan for the City of Manchester

(Councillor H. Jones declared an interest in this item having been previously associated with local objections and left the meeting during consideration of the application)

* denotes unanimous decision