Agenda and minutes

Agenda and minutes

Planning and Highways Committee - Thursday, 22nd September, 2022 2.00 pm

Venue: Council Chamber, Level 2, Town Hall Extension. View directions

Contact: Ian Hinton-Smith 

Media

Items
No. Item

50.

Supplementary Information on Applications Being Considered pdf icon PDF 280 KB

The report of the Director of Planning, Building Control and Licencing is enclosed.

Minutes:

A copy of the late representations received had been circulated in advance of the meeting regarding application 133148/FO/2022 and 133700/FO/2022.

 

Decision

 

To receive and note the late representations.

51.

Minutes pdf icon PDF 89 KB

To approve as a correct record the minutes of the meeting held on 1 September 2022.

Minutes:

Decision

 

To approve the minutes of the meeting held on 1 September 2022 as a correct record.

52.

133148/FO/2022 - The Imperial Lounge, Victoria Avenue East, Manchester, M9 7HW - Charlestown Ward pdf icon PDF 3 MB

The report of the Director of Planning, Building Control and Licensing is enclosed.

Minutes:

The Committee considered the reports of the Director of Planning, Building Control and Licensing that described that the proposal was for the erection of a retail foodstore (Class E) with new access arrangements, following demolition of existing structures, alongside the creation of a new vehicular access to the adjacent sports facility. It was proposed that the store is operated by Aldi.

 

In response to the application as originally submitted, 14 representations have been

received. 1 in support, 1 neutral and 12 of which object to the proposal. Following

revised information and a further period of renotification, 4 additional representations

have been received objecting to the proposal.

 

The Planning Officer stated that officers were aware of the late objection circulated to Members of Committee and brought the attention of Members to the section within the report which deals with Retail Impact and further stated that officers are satisfied that this matter has been properly assessed against local policies and national guidance and that sufficient information had been submitted in order for the Committee to be able to determine the application. The Planning Officer drew the Committee’s attention to a minor re-wording of Condition 32, should the Committee agree the recommendation, which stated that that the retail use shall not commence until the agreed flood lighting has been provided, and in relation to condition 30, additional wording which states that a timescale for delivery of the approved works is required to be agreed in writing. Also concerns have been raised by neighbouring occupiers in relation to the location of the pedestrian crossing. The location is indicative and the final detail and location will be subject to further consultation through the Section 278 highways process. It had been confirmed that a degree of piling would be required, due to ground conditions. This had been carefully considered due to possible implications for United Utility assets beneath the site. The process would use a low vibration method and vibration monitoring would be in place. This construction issue would be subject to control through the building regulation process.

 

An objector attended the hearing and addressed the Committee, stating that they were representing Eastgate residents who supported the concept of an Aldi store in the area but stated that they had not had all the details of consultations. There had been a right to buy offer for the entire site which individual leaseholder had been notified of last Christmas with a tight deadline, which was not taken up. The future protection and safety of the Eastgate apartments was at risk and the objector was seeking an agreement for confirmation that the phase 2 site investigation report is a condition of planning and will be released for inspection prior to development. Clarity on the type of foundation and vibrations that may impact on residents was sought, as well as an open line of communication with the insurers to the developer. The objector wished for confirmation that the sports ground would not add to delays in accessing homes. 24/7  ...  view the full minutes text for item 52.

53.

133700/FO/2022 - Former Jacksons Brickworks Site, Ten Acres Lane, Manchester - Miles Platting & Newton Heath Ward pdf icon PDF 3 MB

The report of the Director of Planning, Building Control and Licensing is enclosed.

Minutes:

The Committee considered the reports of the Director of Planning, Building Control and Licensing that described that the application relates to a former brickworks site that has been vacant for many years. Due to past use, there is a legacy of contamination across the site which has been challenging in terms of bringing forward its redevelopment. In 2021, the current applicant was able to demonstrate how the site could be remediated and a strategy was subsequently approved following a robust assessment of how this would be delivered.

 

The application now under consideration was for development following the

implementation of the strategy. It would create 716 homes, with 378 (134

apartments and 244 houses) in a first phase together with a community building, a

community and pocket parks. 338 dwellings would follow in a second phase, which

also includes the provision of a secondary school. Parking, public realm and

landscaping would be provided throughout.

 

Two objections and one general comment had been received.

 

The Planning Officer stated that there were other conditions recommended for the scheme. A requirement for details on the long-term management and maintenance of the community centre, the implementation of a monitoring plan for the pedestrian access from Hallam Road (plus mitigation if issues are identified while in use) and, prior to the school being operational, details of vehicle and pedestrian access routes to be agreed as safe routes, although a detailed application for the school would follow at which point this issue can also be addressed. The officer also drew the attention of Committee to the late representation and the recommendation for an addition to the construction management plan that no construction related traffic can use Hallam Road at any time to access the site. It had also been requested that the final detailed wording of the above conditions be delegated to the Director of Planning in consultation with the Chair of Planning.

 

The agent addressed the Committee on the application, stating that the developer is proposing quality, affordable housing for rent and sale. The provider has access to grant funding, which gives the opportunity to develop a site that has been ready for redevelopment for 25 years and that it would be undeliverable without this funding. This also presents the opportunity to establish a development that would maximise environmental, social and economic benefits for the area. Drainage, ecological enhancements and biodiversity gain were part of the proposal, with seven new green spaces and tree planting included. The development would be climate resilient and energy efficient with new homes incorporating renewable technology. 716 new homes were planned across the two phases with open market housing and grant funded affordable housing, which is a sizeable contribution to addressing Manchester needs. An agreement had been reached with the Department for Education on the proposed Secondary School on site which was time critical due to high demand for spaces in the city. The location of the school was carefully considered to allow the best position for playing fields and also  ...  view the full minutes text for item 53.

54.

134307/FO/2022 - Land Bounded By Angel Street, Miller Street and Angel Square, Known As Plots M And N, Manchester - Piccadilly Ward pdf icon PDF 25 MB

The report of the Director of Planning, Building Control and Licensing is enclosed.

Minutes:

The Committee considered the report of the Director of Planning, Building Control and Licensing that described that the proposal was for the erection of 2 Angel Square, a 14 storey building (excluding roof top plant) to form a mixed use office development (Use Class Egi) with two flexible commercial units at Upper Ground floor Level (Use Classes Ea, b, c, e, f, and / or Use Class Sui Generis (p) and (q)), and with a flexible office (Use Class Egi) and/or restaurant (Use Class Eb) space at Level 12, along with Lower Ground Level car and cycle parking, hard and soft landscaping and other associated works and 3 Angel Square, a 13 storey building (excluding roof top plant) to form a mixed use office development (Use Class Egi) with two flexible commercial units provided over Lower and Upper Ground Floor Levels (Use Classes Ea, b, c, e, f, and / or Use Class Sui Generis (p) and (q)), a further flexible commercial unit at Upper Ground Floor Level only allowing for ancillary seminar space and / or Sui Generis Use Class (t) Cinema space, together with an ancillary gym space at Upper Ground Floor, as well as Lower Ground Level car and cycle parking, hard and soft landscaping and other associated works.

The proposal would create 44,525 sqm of Grade A office space in two building of 13

and 14 storeys, with significant areas of public realm as part of NOMA.

There had been one neutral comment and four objections.

 

The Planning Officer had nothing further to add to the printed published report.

 

The agent addressed the Committee on the application, stating that this application was submitted by NOMA subsidiary GP who have already been involved in transforming this part of Manchester, including half a million square feet of existing building and public realm spaces. The application is consistent with the strategic regeneration framework and would utilise what is currently an underused car park. A revised scheme has been developed to address the need for Grade A office space in a post-pandemic city scenario. Consideration had been given to the lifecycle of the development, taking account of construction, operation and future adaptability.

A further key benefit of the revised scheme would be the enhanced linkages with the adjoining sites to deliver a more active ground floor environment with retail space and local amenities on all sides of the buildings. This would be complemented by high quality public realm that includes tiered gardens with seating. Lift access would address accessibility concerns. Enhanced linkages with Angel Gardens and Angel Square would be created with the latter helping to facilitate the delivery of some separate public realm proposals for Angel Square that are to be submitted by the applicant. The proposals also include 20 less car parking spaces, which is beneficial in supporting a shift to sustainable forms of transport in a highly accessible location. A key consideration for the proposed development has been in relation to its impact on adjoining  ...  view the full minutes text for item 54.