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

This application is in regard to the demolition of 42, 44 and 46 Thomas Street (including 41, 43 and 45 Back Turner Street) to facilitate redevelopment of the wider site under extant planning permission and listed building consent ref:

113475/FO/2016 and 113476/LO/2016

Planning permission and listed building consent were granted in August 2017 to develop a site bounded by Thomas Street, Kelvin Street and Back Turner Street. The scheme incorporated 7 Kelvin Street, a grade II listed building, but removed the 3 storey former weaver’s cottages known as 42-46 Thomas Street (including 41, 43 and 45 Back Turner Street). 7 Kelvin Street is on the City Council’s local Buildings at

Risk list.

Due to the particular circumstances of the matter a site visit had been arranged for members which took place in the morning prior to the committee meeting.

The meeting was informed that the Weavers Cottages referred to were not then listed but they were considered to be non-designated heritage assets. The impact of their loss was properly considered in the context of national and local planning policies. They have been heavily altered internally and much original fabric and character has been lost.

The application approved the erection of a 4/5 storey building that retained and incorporated the Grade II Listed 7 Kelvin Street, to provide 20 dwellings, with active ground floor uses, following the demolition of numbers 42 to 46 Thomas Street

(113475).

A related application for listed building consent approved alterations and repair and change of use of 7 Kelvin Street to 3 apartments as part of a 4/5 storey residential development (113476).   

In July 2018, following the acquisition of the site, the Weavers cottages were designated as Grade II Listed. As such all remaining buildings on-site are now grade-II listed. Applications to discharge pre-commencement conditions on the site have been submitted and are currently under consideration

The Chair invited a Planning Officer to introduce the Item.

The Planning Officer requested the Committee take note of a minor amendment in the supplementary agenda.

The Chair then invited the applicant to speak and the applicant addressed the Committee with information about the application.

A Ward Councillor spoke in objection to the proposed demolition and redevelopment of the site, stating that the grade-II listed buildings in question consist of three mill workers cottages and are survivors of Manchester’s industrial and working class heritage. The Ward Councillor gave mention to Historic England having submitted a representation which detailed why they felt the demolition should not be allowed and that Historic England believed there was still a viable use for the buildings in their current state. The Ward Councillor requested the Committee consider a decision of minded to refuse to facilitate further investigations on how the buildings could be developed without losing their heritage character, giving further mention of Heritage England’s alleged intention of appealing any proposed demolition and redevelopment.

The Chair invited the Committee to comment and ask questions.

Councillor Lyons confirmed that he had declared an interest on the Item and was speaking as a Ward Councillor, not as a Member of the Committee.

Councillor Lyons made comment that the application was not for renovation but for demolition of a grade-II listed building, stating that the site was structurally sound and inferred that the redevelopment application was for a larger net gain. Councillor Lyons stated that the objection received from Heritage England was one of the strongest he had known in his time as a Ward Councillor. Councillor Lyons requested a motion of minded to refuse and stated that, if achieved, he and other Ward Councillors would work with the developers to facilitate the renovation of these grade-II listed buildings.  Councillor Lyons then left the meeting and took no part in the debate or vote on this item.

The Chair invited a Planning Officer to speak on the application.

The Planning Officer gave mention to Heritage England having stated that the loss of the grade-II listed buildings would be considered as substantial harm and that the scheme would be viable if the buildings were kept. The Planning Officer informed the Committee that if they were in approval of the proposal the decision could only be as minded to approve as the matter would then need to be referred to the Secretary of State. The Planning Officer then stated that the situation was unique in that the plot had been purchased and planning permission approved prior to the buildings receiving their heritage status.

The Chair invited the Committee to comment and ask questions.

Members spoke of the useful site visit they had attended and expressed their concern over the proposed demolition of what is now listed as part of Manchester’s industrial and working class heritage.

The Chair invited the Planning Officer to make a comment.

The Planning Officer stated that the listed building status was confirmed two years ago and that no other scheme had presented itself prior to this application further stating that there had been a notable volume of objections received in the run up to the committee meeting.

Councillor Lovecy proposed the Committee be minded to refuse and this was seconded by Councillor S Ali.

Decision

Minded to refuse on the basis that demolition would be contrary to policies on the conservation of historic assets in the city which represent Manchester’s working class heritage.

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.