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

The application relates to a planning permission previously granted for the demolition of all buildings and structures and the erection of a 32 storey residential building comprising 350 homes (Class C3) with retail uses at ground floor (Classes A1/A2/A3/A4); an 8 storey mixed use building comprising workspace (B1), with retail uses (Classes A1/A2/A3/A4) and residential live/work uses; and, the creation of new public realm, landscaping, car and cycle parking, access and other associated works.

The application would supersede the Tower 1 element of the previous permission with a 32 storey building comprising 390 Co-Living Apartments with 210no. 2-, 3- and 4-bed shared apartments and 180no. studios with 870 Bedspaces. There would be ancillary amenity space on four floors consisting of residents’ amenity space, a gym, commercial space, and self-storage. There would be 152 cycle spaces in the building and 40 Sheffield stands in the public realm.

80% of the 870 bedspaces would be within the Duo, Trio or Quad units which would all be single occupancy. The Duo, Trio and Quad (2, 3 and 4 bed) units could be a primary residence and would only be available on tenancies from 6-months upwards. When single occupancy is taken into account, each of the shared units meets or exceeds NDSS, without taking into account access to shared amenity. Bedroom areas would provide as much useable floorspace as possible.  Each apartment will have a shared communal kitchen and lounge.

The studios would be available solely on short-term lets, up to 6 months in length, so would not be a primary residence.  This would be controlled via the Section 106 Agreement and subject to action if there is a breach of the agreement. The one bedroom units in development are targeted at those requiring a short term base in the city centre.

The applicant’s agent attended the meeting and addressed the Committee.

The Chair invited the Committee to comment and ask questions.

Members expressed concern at the small size of the one bedroom units and referred to the mitigation that the tenancy agreement for the units is limited to six months only. The point was made that the units’ limited space could impact on the quality of life of residents living there. Co-living is a new concept and untested in Manchester and there were concerns that this may not be an appropriate development for the city and should be tested on a smaller scale first. Concern was expressed that the proposal would conflict with policies on space standards and sustainable communities and the cluster. Reference was made to the limited number of mobility adaptable units (25) and the absence of on-site disabled parking for the development. Reference was made to the meeting of the Executive – Minute number Exe/20/75 Co-living in Manchester and the conflicting nature of the planning proposal to the terms for co-living set out the Executive report.

It was proposed that the committee be minded to refuse the application on the basis of the scale of the development and number and size of co-living units and the lack of disabled parking bays proposed are in conflict with current space standard and community sustainability policies and the terms set out within the ‘Co-living in Manchester’ report to the Executive (3 July 2020). That was put to the vote and carried.

Decision

Minded to refuse on the basis of the scale of the development and number and size of co-living units and the lack of disabled parking bays proposed are in conflict with current space standard and the terms set out within the Co-living in Manchester report to the Executive (3 July 2020).

The application was deferred and the Director of Planning asked to bring a report back which addresses the concerns raised and whether there are reasons for refusal that could be sustained.