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

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 for safe access and egress. The Community hub could also deliver some community infrastructure. Extensive community consultation was conducted and access to the site was to use Hallam Road at all stages, but altered to pedestrian and cycle access only, which connects to other areas as well as creating a sustainable transport plan. The proposed Secondary School would have its own designated pick up and drop off site and the applicant was happy to commit to providing the access road to the school connecting from Ten Acres Lane to Mitchell Street. The housing aspect would form Phase 1 of the development with the school following with potential for access to  mitigate any concerns. This proposal would be a benefit for this area and the city as a whole and the Committee were respectfully requested to approve the application.

Councillor Flanagan, speaking as Ward Councillor for Miles Platting and Newton Heath, stated that he and fellow Ward Councillors found themselves in a difficult position in being behind the development and the decontamination of the former brickworks site and the delivery of affordable housing but had concerns about the safety of children and young people in the area with access to the proposed Secondary School, which is not part of this application. Hallam Road has a nursery and primary school and considerable money had been spent on the relocation of traffic lights to make the area safer for children. Ward Councillors have maintained all along that Hallam Road should not be available for traffic, which the developers had agreed to, making it pedestrian and cycle only. The concern was that parents would still use Hallam Road to drop off and collect children, making it busy and potentially dangerous. This Secondary School would be built within the next two years and the access to this is included in the application. It had been noted in the report that the applicant considered access to Ten Acre Lane had the potential to lead to Highway safety issues with associated pick up and drop off arrangements. The main concern was of children having to walk 500 metres on a construction site road to access the school with the pick up and drop off point not in place until Phase 2. Further to this, there was a need for extra infrastructure in this area due to the amount of proposed housing, with GPs, dentists and further primary school places required. Councillor Flanagan requested that the Committee make a site visit to consider his points raised at the hearing.

The Director of Planning stated this had been a difficult site to regenerate for many years and that there had been a planning application in 2014 which was not progressed. A remediation strategy had already been submitted by the applicant and approved prior to the submission of the current proposal for 700 plus new homes, 67% as affordable stock, plus a much needed Secondary School. No detailed designs for the school had been progressed as more certainty around planning permission was required in order to allow for funding to be drawn down.  It was confirmed that Hallam Road had a proposed vehicular access removed prior to the application being submitted and that there had been no late changes to the scheme. The school was part of this application with the design to follow; a pick up and drop off point would be provided.  The applicant has stated that the first phase would comprise 300 plus new homes with the section of the access road from Ten Acres Lane, this would be in advance of the school being built. If the school building was to come forward before this phase1, there would be safe connectivity secured through a safer route to school condition, it is also noted the applicant has now said they would address the connection to Mitchell Street This should address the concerns any members may have regarding the school and access issues; the late representations included photographs of the site in relation to Hallam Road (the site itself is secured).

The Planning Officer added that there had been no changes to the application and no changes to access from Hallam Road, pedestrian only.

Councillor Andrews proposed a site visit on the basis he was not familiar with the area and therefore it was necessary to visit the site as suggested by Councillor Flanagan.

Councillor Hewitson seconded the proposal.

Decision

The Committee resolved to defer the application in order to undertake a site visit for the reasons raised by the Ward Councillor for Miles Platting and Newton Heath.

(Councillor Flanagan spoke on the application as Ward Councillor for Miles Platting and Newton Heath and thereafter left the meeting, taking no part in the consideration or decision making process).