Planning and Highways Committee

Read the Minutes

16 March, 2006

Present:

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

Also present:

• Councillors Cameron, Cowell, Gallagher and Stevens.

PH/06/05 Minutes

Decision

To approve as a correct record, the Minutes of the meeting held on 16 February, 2006.

Decisions taken under Delegated Powers

PH/06/06 Land bounded by Hyde Road/Wellington Street and Garrett Way, Gorton North Ward.

A report of the Head of Planning was submitted in relation to an application (No 078079) for the erection of a Class A1 foodstore (8198 Sqm) and retail units on two floors (1672 Sqm), petrol filling station and market hall in refurbished former foodstore following demolition of existing market hall, former cinema building and retail units (but with retention of three retail units at junction of Garrett Way and Wellington Street). Closure of Dorney Street and Gorelan Road. New vehicular junction at Hyde Road; and parking for 584 vehicles with service yard accessed from Garrett Way.

Late representations were submitted in connection with the application.

Decision

To be Minded to Approve* the application (078079) for the reasons set out in the Head of Planning's report, and the late representations subject to the conditions proposed, and referral to the Secretary of State for the Environment, Transport and the Regions in accordance with the Town and Country Planning (Shopping Development) No. 2 Direction 1993.

PH/06/07 5-9 Woodfold Avenue, Levenshulme Ward

A report of the Head of Planning was submitted in relation to an application (076768) for the erection of a three storey mosque with associated minarets following the demolition of existing family centre and provision of basement car park. Late representations were submitted in connection with the application.

Decision

To Approve* the application (076768) 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. (Councillor Lyons declared an interest in this application and left the room during consideration of the item. Councillor Flanagan took the Chair)

PH/06/08 Former Laundry site on Francis Road, Withington, Didsbury East Ward.

A report of the Head of Planning was submitted in relation to an application (077190) for the erection of a part 2, part 3 storey building to form 3 x three bedroom townhouses, 12 x two bedroomed apartments and 1 x three bedroomed apartment with accommodation in the roof space, 16 parking spaces, landscaping and boundary treatments following demolition of existing laundry and adjoining offices.

Late representations were submitted in connection with the application.

Decision

To Refuse* application 077190 for the following reasons:

1. The proposed building would, by virtue of its height, scale and massing, have an incongruous and overbearing impact upon the neighbouring dwellings and the street scene in general which would be detrimental to the character and residential amenities of the area and would thereby be contrary to policy H2.2 of the Unitary Development Plan for the City of Manchester.

2. The proposal would by virtue of its density and the extent of the footprint of the building and associated hard surfaced car parking areas, result in the cramped over development of the site and would be detrimental to the character and residential amenities of the area and would thereby be contrary to policy H2.2 of the Unitary Development Plan for the City of Manchester, supported by the guidance contained within PPG3 and the draft guidance within PPS3.

3. The siting and height of the proposed building would result in a detrimental loss of privacy to and have an overbearing impact upon neighbouring residential properties adjacent to the northern boundary of the site particular 11 to 37 Henwood Road. The proposed would thereby be contrary to policy 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.)

PH/06/09 4 Beechpark Avenue and 24 Netherwood Road, Northenden Ward

A report of the Head of Planning was submitted in relation to an application (077110) for the erection of 7 dwellinghouses (4 detached and 3 mews dwellings) with associated car parking and landscaping following demolition of existing properties.

Late representations were submitted in connection with the application and the applicant addressed the Committee.

Decision

To Refuse* application 077110 for the following reasons:

1. Having regard to the character and density of development in the vicinity of the site and the relationship to the adjoining properties, the proposed development is considered to be overdevelopment by reason of its size and massing and the loss of open aspect, garden space and trees to accommodate a greater ground coverage of buildings and associated hardstanding which would be detrimental to the character of the area, it is therefore considered that the proposal is contrary to policy H2.2 of the Unitary Development Plan for the City of Manchester and the principles outlined within the Guide to Development 2.

2. The proposed development in terms of height, scale and massing would result in the loss of overall open visual aspect of the existing houses and the substantial gardens in which they are set, which in turn would have a detrimental impact on the character and appearance of the area and on current levels of visual amenity and residential amenity enjoyed by local residents in the vicinity of the site contrary to Policy H2.2 of the Unitary Development Plan for the City of Manchester and the policies set out in Planning Policy Statement 3: Housing.

PH/06/10 2 South Drive, Chorlton Ward

Consideration was given to a report of the Head of Planning in relation to an application (077963) for the erection of side and rear dormers to form additional living accommodation.

The Applicant and Agent made representations to the Committee.

Decision

To refuse* application 077963 for the following reasons put forward by the Head of Planning in his report:

In the interests of visual amenity since the proposed dormer extensions, by reason of their size and siting in relation to South Drive and Claude Road frontages, be poorly related to the existing neighbouring dwellings, would have an undesirable obtrusive effect on the street scene, and would be out of keeping with the character of the Chorltonville Conservation Area to the detriment of the visual amenity and the character of the conservation area. The proposed development is therefore contrary to the provisions of Policy H2.2, E3.8, DC1.1 and DC18.1 of the Unitary Development Plan for the City of Manchester.

* denotes unanimous decision