Agenda item

Agenda item

Application for 132513/VO/2021 - Hough End Leisure Centre And Playing Fields, 480 Princess Road, Manchester, M20 1NA - Chorlton Park Ward

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

Minutes:

This City Council development related to the erection of a two-storey extension to form changing rooms, cafe facilities, flexible club/social/training rooms and an extension to the existing gym space following the demolition of the existing changing block building; together with the creation of two 3G artificial football turf pitches, associated floodlighting and fencing; a 67no. space car park and an additional 60 space overflow car park; and associated landscaping

 

The Hough End Leisure Centre, granted planning permission in 2014 and opened in

2015, provides a leisure centre comprising swimming pools, fitness suite and other

indoor sports and recreational facilities. The Leisure Centre was developed as a standalone facility but within the context of the wider sports facilities at Hough End. The longer-term vision was to further develop Hough End as a sport and leisure destination to grow and sustain sport and physical activity participation particularly in south Manchester. As part of this it has been long recognised that facilities to support the external sport pitches at Hough End including changing facilities are deficient. The existing changing pavilion at Hough End playing fields have been condemned and were closed in 2016.

 

The proposals were subject to notification by way of 592 letters to nearby addresses,

site notice posted at the site and advertisement in the Manchester Evening News. In

response 1040 comments have been received 1017 of these are objecting to the proposals. Chorlton Park Councillors Midgley, Rawson, and Shilton-Godwin have

submitted comments in support of the proposals.

 

The Planning Officer informed the Committee that there had been 2 further letters received since the publication of the late representations, 1 objecting and the other in support of the development, confirming that neither of these raised any new points. The Planning Officer then stated that Condition 7 would require minor re-wording, should the Committee approve the scheme and it was requested that this is delegated to the Director of the Service.

 

An objector, representing a local opposition group to the application, attended the meeting and addressed the Committee on the application. The objector first requested that the Committee consider a site visit and subsequent deferral of the matter at this hearing, expressing that he felt there had not been enough time to consider the late representation documents and check for/consider any errors. In stating that there was a case for refusal, the objector referred to some 3000 refusal requests from residents. The objector stated that the open space and visual impact of the scheme would impair the site with fencing and floodlights, adding that the open area should be free for anyone to use and noting the effect on wildlife. Further mention was given to the removal of trees, vehicle emissions and public safety issues linked to further cars using the site. The objector questioned the additional car parking spaces, stating that Princess Road was already congested and adding to emissions issues. Mention was given to the floodrisk and water quality at Hough End being impaired by the development and affordability of the new pitches for local residents. In their final comments, the objector raised that Hough End had been given to the people of Manchester and expected that the City Council would honour this.

 

The applicant’s agent addressed the Committee on the application.

 

A Local Ward Councillor addressed the Committee and stated that all 3 Ward Councillors were in support of the development. The Ward Councillor noted that the area was well loved and well used but felt that there was space to accommodate this scheme. The amount of local and community interest was noted and appreciated by the 3 Ward Councillors, but they were satisfied with regard to environmental concerns. The Ward Councillor stated that pioneering work had been done in securing one of the first cork in-fill pitches in England and stated that there would be a drive for more active travel to the site. There had been a high membership at Hough End and an increase was much needed with a drive towards increasing Women’s Football. The new build would give space for local group meetings and the new pitches were designed for annual and all-weather use. Local high schools would have access too to engage young people with sporting activities. All improved facilities would be handled by a not-for-profit organisation with funding going towards the maintenance of grass pitches. The Ward Councillor acknowledged the concerns around extra parking but stated that this was needed to deter an increase in on-street parking which would adversely affect local neighbourhoods, adding that the car park plans had been scaled down with bicycles and electric cars being provided for.

 

The Planning Officer stated that the Council’s Open Space Assessment for Hough End noted that it was an area of outdoor sports facilities. Outdoor sports facilities include both natural and artificial surfaces for sport and recreational purposes. Hough End had been assessed as having poor changing facilities, poor grass pitches and no 3G/artificial pitches. Sport England had raised no objections to the loss of grass pitches, subject to conditions listed in the report. The officer further stated that neither the scale or nature of the application proposals have been amended or changed since originally submitted. The applicant has submitted amended supporting documents and drawings to clarify certain points and to assist the Local Planning Authority to consider the impacts, and these have been fully assessed and there is no reason why a decision cannot be made on the application.  Visual impact had been considered, 61 new trees would be planted alongside hedges, wildflower planting and the overspill car parking had been designed to allow  grass to grow through it. The Ecological Unit had assessed the proposals and  requirements for biodiversity gain were included. There were also extra measures for a travel plan, regarding improved pedestrian crossing, cycle provision and electric car charging in order to make a move away from using cars.

 

The Chair invited the Committee to make comments or ask questions.

 

A member sought clarification on the issue of whether an environmental impact assessment (EIA) was required.

 

The Director of Planning stated that screening opinion had been carried out in order to establish that an EIA was not required..

 

A member raised the issue of oil and petrol run-off on the proposed and current, tarmac covered car parks at times of flood and that this was not addressed within the conditions. It was requested by the Member that the conditions should include reference to this issue.

 

The Planning Officer stated that petrol and oil interceptors would be placed in agreement with the Environmental Agency, adding that the Director of Planning would cover any re-wording necessary for making this explicit within the conditions within the application.

 

A member questioned if there was any Community use agreement within the scheme.

 

The Planning Officer stated that this was a requirement of Sport England and this included pricing.

 

A member raised several issues, requesting the size of the affected area, where current sports pitches were placed, whether trees will be replaced and associated timelines and whether there was a strategy to ensure a diverse use of the new facilities.

 

The Planning Officer referred to the diagram edged in red for the size of the area, stated that over 22 full-sized grass pitches would remain with other smaller pitches, that 61 trees would be replaced in the first possible planting season..

 

The same member questioned if the whole site was green space or just sports pitches.

 

The Director of Planning stated that the area was primarily for sport with some elements of green space, adding that current facilities were poor.

 

A member enquired as to whether the overflow car park would be monitored for use and whether it could be returned to a natural state if no longer required.

 

The Planning Officer stated that there were ways to monitor the overflow car park through the suggested conditions relating to car park management and the travel plan and appropriate words would be added.

 

A member asked about the possibility of semi-mature trees being planted and also on a like-for-like basis.

 

The Planning Officer responded to say that trees are well valued overall and that different varieties would be planted for varying reasons and the landscaping condition would be revised to ensure that the species and age of tree planting would require further agreement.

 

Councillor Andrews moved the recommendation of Approved for the application. Councillor Richards seconded the proposal.

 

Decision

 

The Committee agreed the recommendation of Approved for the reasons outlined within the report.

 

(Councillor Leech declared an interest in this item, left the meeting during the hearing and took no part in the discussion or decision making process).

 

Supporting documents: