120314/FU/2018 - 456 Wilbraham Road Manchester M21 0AG
The report of the Head of Planning, Building Control and Licensing is attached.
This application relates to the ground floor of a three storey mid parade property with residential on the upper floors. There is a small yard to the rear leading on to an alley which in turn adjoins Keppel Road
The property is located within Chorlton District Centre close to Chorlton Cross. There are commercial properties to either side and facing the site on Wilbraham Road. To the rear, separated by a narrow alley is the side elevation of a bank on Barlow Moor Road/Wilbraham Road. Excluding the bank there are nine other commercial properties in the parade of which one is a sandwich shop class A1, one a restaurant Class A3 and one a take away class A5.
Permission is sought to use the property as a café within class A3 of the Use classes Order. The premises would operate between 11.00am and 11.30pm Monday to Saturday and 11.30am to 11.30 pm Sundays and bank holidays. A flue would be provided at the rear of the property. Refuse would be stored in the rear yard. The submitted scheme includes fume extraction details and an acoustic insulation scheme.
When the application was first submitted permission was sought for a café together with a hot food take away, class A3 and A5. However, following negotiations the application has been revised and approval is now only sought for the use as a café class A3.
Officers confirmed that there were some minor changes to report to conditions 2, 3 and 11.
The applicant’s agent spoke to the Committee and said that the Client will provide a National Franchise option which currently was not provided in the vicinity. They confirmed that they had addressed concerns that had been raised by officers.
The Committee expressed concerns about the concentration of A3 premises in the vicinity of this property, and asked if the concentration of the District Centre as a whole was assessed. Officers confirmed that the comparison in the report was based across the District Centre as a whole. In addition, the parade also includes an off license, opticians, butchers, cash converter, bank, Vaping shop, a sandwich shop, a hair dressing salon as well as a hot food take away and restaurant. On balance it is considered that this represents a range of services that would not be significantly affected by the opening of a further café/restaurant.
With regard to the usage, when the application was first submitted permission was sought for a café together with a hot food take away, class A3 and A5. However, following negotiations the application has been revised and approval is now only sought for the use as a café class A3. Officers confirmed that should the operator wish to extend the use to A5, a further application would be required.
The Committee noted that on previous occasions, a condition had been included to specifically restrict the use of a premises to A3 use only, and asked if such a condition could be included for this application. Officers confirmed that such a condition could be included as part of any permission granted if this was the wish of the Committee.
To approve the application subject to the conditions and reasons in the report and late representation and an additional condition restricting the use of the premises to A3 use only.