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

This application relates to planning permission previously been granted for the demolition of existing structures and the erection of a 36-storey residential building (Class C3) with retail uses at lower levels (Classes A1, A2, A3 or A4); new public realm and landscaping, including the first phase of a new riverside park and walkway, provision of external seating areas, car and cycle parking, access arrangements and highways works, rooftop plant and other associated works". (ref:114723/FO/16).

The proposal would supersede the Tower 2 element of (114723/FO/16).  Given the changes to the baseline context since the original permission was approved, a fresh standalone EIA has been undertaken in support of the planning application.

This proposal would supersede the Tower 2 element of the previous permission with a 36 storey building comprising Co-Living Apartments with 188 no. 2-, 3- and 4-bed shared apartments and 186 studios with 806 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 412 cycle spaces in the building and 12 Sheffield stands in the public realm.

77% of the bedspaces would be in the Trio or Quad units which would all be single occupancy.  The 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 in considering the application indicated that the application be minded for refusal on the basis that the application is not consistent with Core Strategy Policies: CC3, CC6, CC9 (impact on St Johns Conservation Area) and CC10 current Space Standards and the terms of the Executive report ‘Co-living in Manchester’ (3 July 2020) and the inadequacy of the Section 106 agreement which seeks to correct the conflict with the council’s Space Standards, scale of the development and detrimental impact on the surrounding area. Reference was also made to the limited number of disabled parking places for the development. 

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). The vote on the proposal to be minded to refuse was lost and Committee then voted on the substantive recommendation to approve, and that was carried.

Decision

To approve the application, subject to the conditions and reasons set out in the report submitted and the Late Representations submitted.