The report of the Head of Planning, Building Control and Licensing is attached.

Planning application 119731/FO/2018 for the erection of 7 storey building to form 38 apartments and ground floor retail unit (Class A1) together with associated car and cycle parking following demolition of existing building was received.

The application site relates to land situated at the corner of Oldham Road and Cornell Street which is presently occupied by a vacant, two storey public house (Cheshire Cheese) and a neighbouring area of hard-standing, which includes a steel storage container.

The applicant’s agent spoke to the Committee in support of the proposals, and said that the site has been in the development process for some time, and planning permission had previously been granted but lapsed due to the recession. The building is in a very poor state, to the point that access is prohibited.  The scheme has been amended after discussion with officers and several conditions have been agreed in advance.  He added that the applicant was committed to delivering a high quality scheme that would enhance the immediate area. 

The Committee asked for clarification as to the construction management plan and how current residents would be protected from dust etc., and officers confirmed that there was a specific condition that specified prior to the commencement of development, a construction management plan outlining working practices during development shall be submitted to and approved in writing by the local planning authority, which for the avoidance of doubt should include;

• Dust suppression measures;
• Compound locations where relevant;
• Location, removal and recycling of waste;
• Detail of an emergency contact telephone number;
• Parking of construction vehicles; and
• Sheeting over of construction vehicles.

Officers also confirmed that the development will only be carried out in accordance with the approved construction management plan.

The Committee expressed concern at the very narrow margin of profitability, and asked if a condition could be added so that if the profit margin increased, a S106 contribution could be sought in the future for improvements to the street scene, as there was very little green space in the vicinity of the site.  Officers clarified that the profit margins were so low, it would not be appropriate for such a condition to be imposed.  The Head of Planning, Building Control and Licensing informed the Committee that she was aware the area in general and particularly the Oldham Road/Great Ancoats Street junction was being looked at with a view to enhancing the environment including the potential for street planting.

The Committee also expressed concern at the low level of disabled parking provision, and the lack of storage facilities for mobility scooters.  Officers confirmed that they would discuss these issues with the applicant and his agent, so that the maximum possible accessibility provision could be made.

With regard to the heritage value of the building, officers confirmed that it was in a poor state and that the proposed development would enhance the conservation area rather than have a negative impact. 

The Committee concluded that the development will provide a high quality frontage to a main arterial route into the city centre and responds positively to the character, scale, massing and varying height of adjoining buildings, strengthening the urban grid which defines the area.

The Committee accepted that there will be minimal or any significant harmful impact upon either residential amenity or the operation of the highway and as a consequence, the proposed development can be satisfactorily accommodated at the site and will integrate effectively into the host streetscape. As such, the proposed development accords with all relevant local policy and national guidance.

Decision

To approve the application subject to the conditions and reasons in the report and the late representations.