Manchester City Council
Planning and Highways Committee
Application Number
106846/FO/2014/S1
Item 5
19 February 2015
Date of Appln
15th Sep 2014
Committee Date
19 February 2015
Ward
Fallowfield Ward
Proposal
Erection of part two, part three, part four, part five-storey building to form
four commercial units (Class A1, A2, A3) at ground floor with 35no.
residential units above, together with associated car parking,
landscaping and amended access from Boland Drive following
demolition of vacant public house
Location
Former Orange Grove Public House, 304 Wilmslow Road, Fallowfield,
Manchester, M14 6NL
Applicant
Hamnett Court Ltd, Ruettes Brayes, Guernsey, GY1 4HW
Agent
Miss Jessica Stanley, Deloitte LLP, 2 Hardman Street, Spinningfields,
Manchester, M3 3HF
Description
This application was presented to Committee at its meeting on 22 January 2015 and
Members determined that it should be deferred for a site visit.
Existing site plan
The Orange Grove public house is located on the corner of Wilmslow Road and
Sherwood Street in Fallowfield District Centre. It is a two-storey building with singlestorey extensions and external seating areas and has been vacant for some time.
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Servicing is provided at the rear, accessed from Boland Drive. Although the site is
located in the commercial frontage of Wilmslow Road, there are residential properties
nearby. In particular there is a small residential estate to the rear of the application
site accessed from Boland Drive, which is surrounded by commercial properties
fronting Wilmslow Road and Wilbraham Road.
The proposal involves the demolition of the existing building and the erection of a
building with an L-shaped footprint, comprising a single-storey podium element with
four storeys above, fronting Wilmslow Road, but stepping down to two storeys at the
rear. The ground floor would comprise four retail units - A1, A2 or A3 (shops,
financial and professional services and restaurant/cafes) and the upper floors would
comprise 35 flats in a mix of 12 x one bedroom, 21 x two bedroom and two x three
bedroom. There would be 30 car parking spaces for the residential units and four
spaces for the retail units. These spaces and the servicing would be at the rear,
accessed from Boland Drive.
Proposed Wilmslow Road Frontage
The scheme now being considered has been amended; it originally comprised 40
residential units with only 25 car parking spaces for residents, and the rear element
of the building is reduced to two storeys.
Application ref 098367/FO/2012/S1 for the erection of a part single, part two-storey
building to form four shop units and two restaurant units with associated car parking
and servicing was approved on 1 May 2013 for this site.
Consultations
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Responses to the original proposals
Initial objections to the proposals were received in the form of: 15 letters from
residents and a petition with 8 signatures; letters from two residents groups; a letter
from City South Manchester Housing Trust, and letters from two Ward Members. In
brief, the concerns related to: Overdevelopment, height, scale and massing, loss of
green space, parking, servicing problems, and the likelihood that tenants would be
students with the usual associated problems of transience and anti-social behaviour.
Local Residents/Businesses - Eight letters have been received objecting to the
revised scheme. These mainly re-iterate the original concerns raised and consider
that the reduction in flat numbers and increased parking is not enough to overcome
original concerns. Briefly summarised the concerns are:
• Reducing the number of apartments from 40 to 35 is a marginal modification
of a misconceived scheme.
• The proposals are overdevelopment and visually overbearing - the
predominant scale of buildings on Wilmslow Road is 2 to 3 storeys.
• The proposal would exacerbate the existing problems with deliveries and
parking and subsequent impacts on residential amenity.
• Despite good transport links, most businesses and clients will use cars and
park on local streets which are already under pressure from commuters.
• Fallowfield has too many flats, student residences and HMOs with a transient
population.
• More family houses are needed, not small flats.
• The increased levels in activity will lead to in crease in noise.
• The scale of the proposal will make the Sherwood estate feel enclosed.
• The proposal would cause overshadowing.
• The proposal would result in the loss of green space and trees.
• The proposal conflict with the Fallowfield District Centre Action Plan which is
centred around providing more public space.
• There would be an increase in crime as Sherwood Street will be concealed
from Wilmslow Road.
• The increase in private rented flats and buy-to-let has driven families out of the
area.
A further letter has been received from a member of the public who is submitting
comments as an officer of the Friends of the Fallowfield Loop (‘the Loop’). The Loop
is a mainly off road cycling walking and horse-riding route round the south side of
Manchester, mainly constructed on the former railway line between Chorlton and
Fairfield. However, because of construction on this route in Fallowfield, it leaves the
old railway formation at the end of Sherwood Street, Fallowfield to continue on road
along Sherwood Street and then alongside Sainsbury's supermarket car park. We
are disappointed to note that neither the Planning Statement or the Travel-Transport
Survey for this development give any consideration to the cycle traffic along the
route, either in the construction or operation phase. We would be grateful if the
developers or Manchester Planning Department could revisit these documents and
include consideration of possible impact on cycling users of the Fallowfield Loop
route by this proposed development.
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Fallowfield Ward Members - Councillor David Royle has written to object to the
development. He acknowledges that the developer has scaled back a few of the
apartments but feels it is still very large and he is still concerned about the levels of
parking despite the increase in spaces. Boland Drive is a narrow road which already
has parking problems due to the existing retail units. He is concerned that the
residents of the development would not use the parking spaces within the
development because of difficulties accessing the site and this will cause more
problems for existing residents. Councillor Mike Amesbury wrote in, supporting the
objections from local residents.
Withington Ward Members - Councillors Chris Paul and Daniel Gillard have raised
concerns about the scale and massing of the proposed development; traffic, parking
and deliveries; the need to promote a balanced neighbourhood by providing family
rather than young people’s accommodation; and the probable overwhelming of
dwelling house scale properties immediately behind the proposed block. The
proposals involve a substantially larger building than the recently approved scheme
for six one and two storey retail units.
Sherwood Tenants’ and Residents’ Association - Despite the amendments of
lowering the total number of flats to 35, the proposal is still considered a gross
overdevelopment of this site and it is requested that the application be refused.
• The new layout gives the building from the rear an ugly aspect to look out on
from the residential properties and will still dwarf the two-storey houses.
• The flats will be unsuitable for long-term residents due to the location and it is
felt that that they would become buy-to-let properties for the student market.
This would lead to the estate being surrounded by a student accommodation.
• The location of the entrance on Sherwood Street will result in an increase in
night-time disturbance. There has been an increase in anti-social behaviour
from Mayfair Court since it became a student-only residence and the fear is
that within a short time this development would prove as troublesome.
• There is concern that the electronic gates and the car stacking system will
become a noise nuisance.
• The proposal will not have sufficient parking for the retail uses. Customers and
staff of the other retails uses in the area often have use surrounding streets for
parking.
• The lack of what at present is an open aspect will be a hazard for road users.
There are already problems at the junctions of Wilmslow Road, Sherwood
Street and Boland Drive.
South East Fallowfield Residents’ Group - Has commented that although the location
of the proposed development does not fall within their specific residential area, it is
extremely close to it, and it raises a number of issues which concern them.
• The scale of this plan, with its five storeys constitutes a gross
overdevelopment of the site. This will also lead to a loss of visual amenity for
existing residents in the surrounding area.
• There will be a net loss of green space, including the loss of mature trees, and
no gardens or amenity space for the new residents.
• The proposed car parking arrangements will be totally inadequate for the new
flats.
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• The current service vehicle access for the existing retail units is known to be
•
•
poor and is a frequent cause of congestion. By doubling the number of
deliveries down Boland Drive, the four new retail units as proposed in the plan
will simply exacerbate this problem, particularly as the entrance to the
proposed car park will be insufficiently wide for some service vehicles.
There are already drainage problems in nearby Mayfair Court. This intensive
flat development will only exacerbate that problem.
The proposal to build 35 flats, the majority of which are either one bedroom or
two bedroom, with their inevitable attractiveness to young people, is not in line
with current council policies which are designed to create balanced and mixed
communities. With 50% of the current residents of Fallowfield aged 15 to 24,
there is a strong demographic need to build new homes which would attract
families and/or older people into the area, and this ‘demographic need’ should
override any permission to ‘intensify’. There is an urgent need for attractive
and affordable family homes with gardens, and Fallowfield does not need any
more small flats.
Fallowfield and Withington Community Guardians - Are appalled at the size and
scale of the proposal and the loss of this important soft landscaped area. They feel
that the five-storey building, built to the back of footpath is intense, unsightly and
over-domineering. The Guardians are concerned that the proposed new flats would
not attract families and that they would attract younger people, and not help the
balance of the population in this area. They are also concerned that the proposal will
increase noise, create traffic problems and reduce natural drainage which may cause
local flooding. They also comment that four more retail units will exacerbate delivery
vehicle, servicing and refuse disposal problems.
Withington Civic Society - Maintain their objections to the proposal:
• The size and scale of the development is too large on this footprint of land.
• There is no provision for amenity space in the development.
• The properties on the Sherwood Estate behind the proposed five-storey
development will be completely overshadowed and lose all sunlight and light
from the east.
• There will be increased noise and traffic from delivery trucks to the retail units
and more congestion from parked vehicles.
• If the development is aimed at students this will further unbalance the
demographic of Fallowfield. At present over 50% of the population in this area
are between the ages of 16 and 24. Most of these young people are transient,
so that community cohesion is destroyed and there are already problems in
the area with anti-social behaviour from this age group.
• The proposal is against Manchester City Council’s panning policy to create
sustainable neighbourhoods of choice.
Highway Services - Concerns were originally raised about the number of parking
spaces provided for both the residential and retail units, and also regarding the
servicing arrangements. Following amendments to the proposals to reduce the
number of flats and to increase the number of parking spaces for the residential
units, Highways Officers have commented that the overall provision of 34 parking
spaces for the 35 flats and the retail units approaches validity, depending on how the
provision is split and separated between residential and retail. A swept path analyss
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has been submitted and Highways Services area satisfied that the proposed
servicing arrangements are acceptable, subject to a condition relating to the
management of deliveries and the type of gate mechanism to be employed.
Environmental Health - Requested further information on the mechanical ventilation
system and the number of bins to be provided.
Contaminated Land - Have recommended that the standard condition relating to site
investigations and remediation is attached to any approval.
The Flood Risk Management Team - Requested further information regarding
drainage management system.
Tree Officer - No objections to the proposals. The trees to be removed should be
replaced in accordance with the proposed replanting scheme.
South Regeneration Team - Welcomes the proposals to improve the retail offer in
Fallowfield and in principle does not object to high quality accommodation above
shops. The Team wishes to see a development that is coherent with other
developments in the immediate vicinity and any residential development must be of a
high standard with a robust management plan aimed at economically active
households. Within the context of the proposed plans for Owens Park Campus and
additional student numbers in that framework, the Regeneration Team considers it
would not be beneficial for additional student accommodation to be developed at this
location.
Greater Manchester Ecology Unit - A bat and bird survey of the property was
undertaken by a licensed bat worker following best practice methodology. This
involved an internal and external search of the property for bats or evidence of bats
and an assessment of the buildings potential to support roosting bats. No evidence of
bats was found and the building was well sealed offering very limited opportunities for
use by roosting bats. No assessment of the potential of the trees to support roosting
bats appears to have been made. No further bat survey work is required with regards
to the building. However the plan appears to show that 5 trees will be lost as a result
of the development. If this is the case then a bat roost assessment of these trees will
be require prior to any tree works commencing. This should be undertaken by a
suitably experienced ecologist and follow best practice guidance. If bats are found a
method statement will need to be prepared giving details of measures to be taken to
mitigate for any possible harm to bats.
The building and trees provide opportunities for nesting birds. No active birds nests
were found during the bird survey, however house sparrow (UKBAP species) was
recorded breeding in an adjacent property. No building demolition or tree felling
should be undertaken in the bird nesting season (March - August inclusive) unless
otherwise approved in writing by the LPA.
Opportunities for urban UKBAP species such as house sparrow could be
incorporated into the design of the new buildings. The landscaping of the site offers
opportunities to provide biodiversity gains in line with the NPPF, therefore it is
recommended that biodiversity benefits are incorporated into the landscape scheme
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and include measures such as the use of native plants and shrubs in the 'green edge
planting' and other planting on the site.
Policy
National Planning Policy Framework
The National Planning Policy Framework replaced previous guidance in PPGs and
PPSs, setting out the Government's planning policies and how they are expected to
be applied. The NPPF underlines that applications for planning permission must be
determined in accordance with the development plan, unless material considerations
indicate otherwise, and that the Framework is a material consideration in planning
decisions. The core message in the document is that in assessing and determining
development proposals, local planning authorities should apply the presumption in
favour of sustainable development.
Section 6: Delivering a wide choice of high quality homes - This guidance refers to
the delivery of policies that will result in significant increases to the supply of housing.
It specifically states that housing applications should be considered in the context of
the presumption in favour of sustainable development. Local planning authorities
should, subject to a range of specified criteria, seek to deliver a wide choice of high
quality homes, widen opportunities for home ownership and create sustainable,
inclusive and mixed communities.
Section 7: Requiring good design - This guidance emphasises the importance of
design to the built environment and its contribution to sustainable development and
making places better for people and creating attractive, safe and accessible
environments.
The Development Plan
Manchester's Core Strategy Development Plan Document now forms part of the
development plan for Manchester and its policies provide the basis for planning
decisions in the City. The Core Strategy replaces a large number of policies in the
Unitary Development Plan; however, some of the UDP policies will remain extant
until they are superseded by policies in a future Development Plan Document.
Policy SP1 - sets out the key spatial principles which will guide the strategic
development of Manchester and states that, outside the City Centre and the Airport,
the emphasis is on the creation of neighbourhoods of choice. It also sets out the core
development principles, including:
• creating well designed places,
• making a positive contribution to health, safety and well-being,
• considering the needs of all members of the community, and
• protecting and enhancing the built and natural environment.
Policy H1 - Housing - Proposals for new residential development should contribute to
creating mixed communities by providing house types to meet the needs of a diverse
and growing population. The design and density of a scheme should contribute to the
character of the local area and should include usable amenity space and be
designed to give privacy to both residents and neighbours. Priority should be given to
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sites which are in close proximity to centres of high frequency public transport routes
and to the re-use of previously developed sites in sustainable locations.
Policy H6 – South Manchester - South Manchester will accommodate around 5% of
new residential development over the lifetime of the Core Strategy. High density
development in South Manchester will generally only be appropriate within the district
centres of Chorlton, Didsbury Fallowfield, Levenshulme and Withington, as part of
mixed use schemes.
Policy H8 - Affordable Housing states that new developments are expected to use
the target of 20% as a starting point for calculating affordable housing. However, an
exemption from providing affordable housing may be permitted where a financial
viability assessment is conducted and the financial impact of the provision of
affordable housing demonstrated that it is unviable to do so.
Policy T2 - Transport - The Council will actively manage the pattern of development
to ensure that new development is easily accessible by walking, cycling and public
transport; connecting residents to jobs, centres, health, leisure, open space and
education opportunities.
Policy EN1 - Design Principles and Strategic Character Areas - Development in
Manchester will be expected to have regard to the strategic character area in which
the development is located. Opportunities for good design should be fully realised,
particularly on major radial routes.
Southern Character Area There is a notable presence of older development (17501900) at key junctions and along historic radial routes such as Oxford
Road/Wilmslow Road, often associated with district centres. New development needs
to retain the identity and focus of activity associated with the historic District Centres.
Development should be commensurate in scale with the prominence of its location.
Policy C2 - District Centres - seeks to ensure that retail remains the principal use in
Primary Shopping Areas, but also that provision is made for commercial and service
uses, leisure and community facilities and other uses which make a positive
contribution to vitality and viability of centres. It encourages the development of
employment to provide opportunities for local people and promotes the efficient use
of land particularly through considering options for multi-storey development. New
development should contribute positively to the reuse and regeneration of land and
premises, together with wider regeneration and investment strategies, and to the
diversity and mix of uses within centres without undermining their primary retail
function. Housing is also considered an appropriate use within district centres.
Policy C6 - South Manchester District Centres – states that development which
creates more a more diverse centre will be supported in Fallowfield.
Policy DM1 of the Core Strategy (Development Management) covers the detailed
issues which need consideration and those relevant are considered below.
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Saved UDP Policies
Policy DC10.1 sets out the considerations for the location of food and drink uses,
which include: the general location of the proposed development; the effect on
amenity of neighbouring residents; the availability of safe and convenient
arrangements for car parking and servicing, ease of access for all and arrangements
for the storage and collection of refuse. DC10.2 states that the Council will normally
accept the principle of development of this kind in the City Centre, industrial and
commercial areas, in shopping centres and, at ground level in local shopping
parades of more than eight shops or offices. DC10.4 states that where the proposed
development is considered to be acceptable in principle, conditions may be imposed
in order to protect the amenity of nearby residents, including limiting the hours of
opening and the need to deal with noise, odours and refuse.
Fallowfield District Centre Action Plan 2010-2020 and South Manchester
Strategic Regeneration Framework
The Action Plan sets out a ten year strategy to guide future changes in the centre. It
is a non-statutory document which identifies a vision for the centre and a series of
actions. The key aims are that Fallowfield will keep its position as a vibrant centre
known for its evening economy and as a hub for student activity and will be an
attractive destination during the day, underpinned by a good food offer and shopping
opportunities. A further objective is to rebalance the offer in the district centre so that
it serves the wider mix of residents in the area and where possible restrict the
cumulative impact of bars and take-aways. Street environment improvements will
also be supported. The SRF sets out the basis for more detailed proposals and
actions to guide Fallowfield District Centre’s future direction, including - widening the
mix of uses, and improving the quality of units to attract further retailers.
Guide to Development in Manchester Supplementary Planning Document and
Planning Guidance
The Guide advises that a high quality environment is created by buildings which
reflect their purpose and respect the place in which they are located. It also requires
buildings to relate well to each other in respect of the setting and relationship to
adjacent buildings and their impact on the street-scene, roof-line and skyline. The
proposal is considered to comply with the Guide by providing a high quality design of
a scale in keeping with its surroundings, with active frontages to the main road and
detail to emphasise the corner location.
The detailed assessment of the scheme in the following section of the report will
outline that it is considered the proposal accords with the broad aims and objectives
of the Core Strategy, and particularly the issues raised above.
Issues
Principle
The principle of redevelopment of this site for a retail use at ground floor with
residential apartments above is considered generally acceptable and in accordance
with national and local policies set out above, which encourage residential
development and mixed uses within district centres. By providing a mix of retail units
at ground floor, but not including take-aways, it is considered that the proposal would
make a positive contribution to the district centre, adding variety and vitality and
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supporting the aims of the Fallowfield District Centre Action Plan and the South
Manchester Regeneration Framework.
Height, scale and massing
There is a range of building heights in the vicinity of the application site - from the
two-storey housing to the rear to the five-storey retail and residential block fronting
Wilmslow Road on the opposite side of Sherwood Street. The height of the building
at the rear has been reduced to respond more appropriately to the scale of the
housing on the Sherwood Estate. The highest part of the building is five storeys at
the corner of Wilmslow Road and Sherwood Street, to respond to nearby
developments on the Wilmslow Road frontage. This creates a strong frontage along
Wilmslow Road and creates a focal point within the District Centre.
This site presents a challenge due to its relationship to the busy district centre and
the smaller-scale residential development to the rear. The applicant has attempted to
respond to this with a development that varies in height; on balance it is considered
this approach is acceptable.
Proposed Elevations to Wilmslow Road and Sherwood Street showing heights
in relation to adjacent properties
Siting and layout
The site is in a highly accessible location, with good access for pedestrians, cyclists
and public transport users. The building would be located to face the two main road
frontages of the site, with the higher element holding the corner. The layout provides
an active ground floor frontage to Wilmslow Road and visible access to the
residential apartments above on Sherwood Street. Secure parking is provided to the
rear of the site accessed from Boland Drive where there is also a secondary access
to the residential units.
Materials and detail
The proposed building is a contemporary design, constructed of red brickwork with
grey cladding on the upper floors to give a lightweight appearance. The cladding,
along with detailed framing to the windows creates modelling to the elevations. The
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ground floor has large areas of glazing to the front, contributing to vitality and
surveillance of the street.
Disabled access
The scheme has been designed to ensure that access to the building is unhindered.
The retail units will have level access from the street and there will be level access to
the residential core and secondary exits. An accessible lift will provide access to the
upper floors. A ramp will provide access for servicing at the rear of the retail units. All
apartments will have an accessible bathroom and will have the flexibility to be
adapted to changing needs.
Community Safety and Crime Prevention
The applicant has submitted a Crime Impact Statement which states that the
proposals have been assessed against the principles of Crime Prevention through
Environmental Design in order to reduce the opportunities for crime and fear of
crime. The proposals have been supported by Greater Manchester Police and a
condition is recommended to ensure that Secured by Design accreditation is
achieved.
Sustainability
The scheme has been designed to achieve Code for Sustainable Home PreAssessment Level 3 for the residential element and BREEAM rating of ‘Very Good’
for the retail element.
Affordable Housing
A confidential viability report was submitted with the application which demonstrates
that it would not be financially viable to provide a percentage of affordable homes.
Therefore, no provision has been made for affordable housing due to viability issues,
and this meets the exemption requirements of Policy H8.
External amenity space
No usable external amenity space is included in the scheme, although there are
small areas of planting proposed around the boundaries and hard landscaping to the
Wilmslow Road frontage. However, this deficiency in amenity space must be
weighed against the site’s location within the district centre.
Traffic
The transport statement submitted to support the application concludes that the
majority of retail trips will not be new, but rather will be pass-by or diverted trips
already on the network and the proposals will not have a material impact on the
traffic conditions in the vicinity.
Parking
The proposal now includes 30 parking spaces for the 35 residential units and four
spaces for the retail use. Given the location of the application site within the district
centre with very good access to public transport and parking available elsewhere in
the district centre, this is considered to be acceptable. In order to cater for this
number of parking spaces on the limited site, the proposal includes a car parking
stacker system for the residential element.
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The system proposed makes use of low-noise power units and each stacker is
independent so should one break down the others would remain operational.
Vehicular access and servicing
The transport statement indicates that servicing vehicles would use the car parking
area accessed from Boland Drive to manoeuvre into to service the retail units before
driving our in forward gear. The Highways Engineer expressed some concern about
this arrangement and sought clarification that the manoeuvre can be undertaken and
also that servicing management and control methods would be in place to prevent
conflict between servicing vehicles and residential parking and to prevent unofficial
parking on the Boland Drive footways. The applicant has stated that their highways
consultants have identified that the service vehicles can manoeuvre within the
loading area and retain the car parking provision. The car park is a private car park
so will not be used by members of the public who are unfamiliar with the car park and
service vehicles arrangements. Although the end users are not yet known the
applicant states that many of the deliveries are likely to be made by smaller vehicles
or transit vans which will not conflict with the residents’ parking. A swept path
drawing has been supplied to demonstrate this. Deliveries will be managed to
prevent the sterilisation of the car park while a vehicle is making deliveries.
A condition is recommended regarding the submission of and agreement to a
servicing/parking management strategy.
Amenity
i) Noise - It is considered that the proposed ground floor uses will have less impact
on the residential amenities of nearby residents than the previous pub use in terms of
noise and potential for anti-social behaviour. It is recommended that if Members are
minded to grant approval condition be applied regarding hours of opening.
It is acknowledged that there could be an impact on nearby residents in terms of
increased numbers of servicing and delivery vehicles accessing the properties from
Boland Drive, but it is considered that this would not be so significant as to warrant
the refusal of planning permission.
ii) Occupation - In relation to the concerns raised about the future occupiers of the
development and the impact on the area, the proposal is not for student
accommodation and the apartments will be sold on the open market. The applicant
has provided a draft tenant management strategy, which will require all residents to
sign up to a rigorous code of conduct. It states that there will be a designated
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management officer and complaints procedure in place. Furthermore, it is
recommended that a condition is attached which clearly defines that the approved
dwellings fall into the C3(a) use and to remove the permitted development rights that
would normally allow the change of use of a property to a HMO falling within use
classes C3(b) and C3(c) without the requirement for formal planning permission. This
is to protect this development and its future residents from the problems associated
with the change of use of properties to HMOs and to promote family accommodation
and sustainability within this neighbourhood.
Trees
The proposal involves the loss of five trees from the site (three category C and two
Category B). In mitigation seven trees will be planted as part of the redevelopment
and three mature trees will be retained. The City Council’s Arboriculturalist has
assessed the trees to be lost and has no objection to the removal of the trees
identified, subject to the new planting as shown in the landscaping scheme.
Drainage
The additional information requested by the Flood Risk Management Team has been
submitted and forwarded for comments. It is recommended that a condition is
attached relating to the final details of the surface water drainage scheme.
Waste
The methods and strategy for the removal of waste from the proposed development
has been amended in line with the Council’s waste storage and collection guidance
for new developments. Refuse collections will take place from Boland Drive in
conjunction with the existing arrangements for this location. Four separate bins would
be provided in a store located close to the lift core on each level of the residential
development, with eight Eurobins and one 240 litre bin provided in the bin- store at
ground level within the building and accessed from the service area. The retail
elements would be provided with a separate bin-store with four Eurobins, located to
the north of the service yard, away from nearby housing.
Conclusion
The proposal represents an opportunity to create a focal point on a prominent site in
Fallowfield District Centre, on an arterial route into the City Centre. It would allow for
development of a high quality building which will add to the vitality of the district
centre and increase the range of accommodation and facilities.
It is acknowledged that there are concerns about the proposal; however, it is
considered that these have been addressed.
Human Rights Act 1998 considerations – This application needs to be considered
against the provisions of the Human Rights Act 1998. Under Article 6, the applicants
(and those third parties, including local residents, who have made representations)
have the right to a fair hearing and to this end the Committee must give full
consideration to their comments.
Protocol 1 Article 1, and Article 8 where appropriate, confer(s) a right of respect for a
person’s home, other land and business assets. In taking account of all material
considerations, including Council policy as set out in the Core Strategy and saved
polices of the Unitary Development Plan, the Head of Planning, Building Control &
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Licensing has concluded that some rights conferred by these articles on the
applicant(s)/objector(s)/resident(s) and other occupiers and owners of nearby land
that might be affected may be interfered with but that that interference is in
accordance with the law and justified by being in the public interest and on the basis
of the planning merits of the development proposal. She believes that any restriction
on these rights posed by the of the application is proportionate to the wider benefits
of and that such a decision falls within the margin of discretion afforded to the
Council under the Town and Country Planning Acts.
Recommendation
APPROVE
Article 31 Declaration
Officers have worked with the applicant in a positive and proactive manner based on
seeking solutions to problems arising in relation to dealing with the application,
particularly in relation to the scale and massing of the proposals, the number of
apartment and car parking provision, and the application has been determined in
accordance with the policies within the Development Plan.
Conditions to be attached to the decision
1) The development must be begun not later than the expiration of three years
beginning with the date of this permission.
Reason - Required to be imposed pursuant to Section 91 of the Town and Country
Planning Act 1990.
2) The development hereby approved shall be carried out in accordance with the
following drawings and documents:
Design and Access Statement ref 7396 dated September 2014,
Planning Statement dated September 2014,
Transport Statement dated September 2014 by Croft Transport Solutions,
TV Baseline Survey Report by Pagerpower dated July 2014,
Statement of Community Consultation dated September 2014,
Environmental noise Study R0925 - REP01A-1E dated 14 September 2014,
Crime Impact Statement Version B ref 2007/0517/CIS/02 dated 12 September 2014,
Arboricultural Impact Assessment by Bowland dated August 2014,
Ventilation Strategy Statement Revision 1 by Crookes Walker Consulting,
Ecoteric Sustainability Statement re (14-12)
Surface and Foul Water Drainage Statement by 3e Consulting Engineers Ltd,
Phase I Geo-environmental Assessment by 3e Consulting Engineers Ltd,
Bat and Breeding Bird Scoping Survey ref NGR:SJ385536393883
7396-L(00)25C,
7396/L(00)21G,
7396/L(00)22F,
7396/L(00)02L,
7396/L(00)03G,
7396/L(00)04G,
7396/L(00)05G,
7396/L(00)06H,
7396/L(00)10 Rev A
7396/L(00)14 (demolition)
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Manchester City Council
Planning and Highways Committee
Item 5
19 February 2015
Letter from Deloitte dated 13 November 2014
Reason - To ensure that the development is carried out in accordance with the
approved plans. Pursuant to policies SP1 and DM1 of the Core Strategy.
3) No development that is hereby approved shall commence unless and until
samples and specifications of all materials to be used on all external elevations of the
development have been submitted to and approved in writing by the City Council as
local planning authority.
Reason - To ensure that the appearance of the development is acceptable to the City
Council as local planning authority in the interests of the visual amenity of the area
within which the site is located, as specified in policies SP1 and DM1 of the Core
Strategy.
4) The development hereby approved shall achieve a post-construction Building
Research Establishment Environmental Assessment Method (BREEAM) rating of at
least a 'very good' rating. Post construction review certificate(s) shall be submitted to,
and approved in writing by the City Council as local planning authority, before any of
the buildings hereby approved are first occupied.
Reason - In order to minimise the environmental impact of the development,
pursuant to policies SP1, T1-T3, EN4-EN7 and DM1 of the Core Strategy, the
principles contained within the Guide to Development in Manchester SPD (2007),
and the National Planning Policy Framework.
5) The development hereby approved shall achieve a post-construction Building
Research Establishment Environmental Assessment Method (BREEAM) rating of at
least three star sustainability rating under the code for sustainable homes for those
elements of the development which are residential in nature. A post construction
review certificate shall be submitted to and approved in writing by the City Council as
local planning authority before any of the buildings hereby approved are first
occupied.
Reason - In order to minimise the environmental impact of the development pursuant
to policies SP1, T1-T3, EN4-EN7 and DM1 of the Core Strategy, the principles
contained within the Guide to Development in Manchester SPD (2007) and the
National Planning Policy Framework.
6) Prior to the commencement of development, full details of a surface water
drainage scheme, shall be submitted to and approved in writing by the City Council
as Local Planning Authority. The scheme shall be fully implemented in accordance
with the approved details before the scheme is completed, and maintained thereafter.
Reason - To prevent the increased risk of flooding, to improve and protect water
quality, improve habitat and amenity by ensuring the satisfactory storage of/disposal
of surface water from the site, pursuant to policy EN14 and DM1 of the Core
Strategy.
7) a) Before the development hereby approved commences, a report (the Preliminary
Risk Assessment) to identify and evaluate all potential sources and impacts of any
ground contamination, groundwater contamination and/or ground gas relevant to the
site shall be submitted to and approved in writing by the City Council as local
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Manchester City Council
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planning authority. The Preliminary Risk Assessment shall conform to City Council's
current guidance document (Planning Guidance in Relation to Ground
Contamination).
In the event of the Preliminary Risk Assessment identifying risks which in the written
opinion of the Local Planning Authority require further investigation, the development
shall not commence until a scheme for the investigation of the site and the
identification of remediation measures (the Site Investigation Proposal) has been
submitted to and approved in writing by the City Council as local planning authority.
The measures for investigating the site identified in the Site Investigation Proposal
shall be carried out, before the development commences and a report prepared
outlining what measures, if any, are required to remediate the land (the Site
Investigation Report and/or Remediation Strategy) which shall be submitted to and
approved in writing by the City Council as local planning authority.
b) When the development commences, the development shall be carried out in
accordance with the previously agreed Remediation Strategy and a
Completion/Verification Report shall be submitted to and approved in writing by the
City Council as local planning authority.
In the event that ground contamination, groundwater contamination and/or ground
gas, not previously identified, are found to be present on the site at any time before
the development is occupied, then development shall cease and/or the development
shall not be occupied until, a report outlining what measures, if any, are required to
remediate the land (the Revised Remediation Strategy) is submitted to and approved
in writing by the City Council as local planning authority and the development shall be
carried out in accordance with the Revised Remediation Strategy, which shall take
precedence over any Remediation Strategy or earlier Revised Remediation Strategy.
Reason - To ensure that the presence of or the potential for any contaminated land
and/or groundwater is detected and appropriate remedial action is taken in the
interests of public safety, pursuant to policies DM1 and EN18 of the Core Strategy.
8) No part of the site outside of the building shall be used other than in accordance
with a schedule of days and hours of operation submitted to and approved in writing
by the City Council as local planning authority. No amplified sound or any music shall
be produced or played in any part of the site outside of the building.
Reason - To safeguard the amenities of the occupiers of nearby properties, pursuant
to Policies SP1 and DM1 of the Core Strategy.
9) In this condition "retained tree" means an existing tree, shrub or hedge which is to
be as shown as retained on the approved plans and particulars; and paragraphs (a)
and (b) below shall have effect until the expiration of 5 years from the date of the
occupation of the building for its permitted use.
(a) No retained tree shall be cut down, uprooted or destroyed, nor shall any retained
tree be topped or lopped other than in accordance with the approved plans and
particulars, without the written approval of the local planning authority. Any topping or
lopping approved shall be carried out in accordance with British Standard 5387
(Trees in relation to construction)
(b) If any retained tree is removed, uprooted or destroyed or dies, another tree shall
be planted at the same place and that tree shall be of such size and species, and
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Manchester City Council
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shall be planted at such time, as may be specified in writing by the local planning
authority.
(c) The erection of fencing for the protection of any retained tree shall be undertaken
in accordance with the approved plans and particulars before any equipment,
machinery or materials are brought on to the site for the purposes of the
development, and shall be maintained until all equipment, machinery and surplus
materials have been removed from the site. Nothing shall be stored or placed in any
area fenced in accordance with this condition and the ground levels within those
areas shall not be altered, nor shall any excavation be made, without the written
consent of the local planning authority.
Reason - In order avoid damage to trees/shrubs adjacent to and within the site which
are of important amenity value to the area and in order to protect the character of the
area, in accordance with policies EN9 and EN15 of the Core Strategy.
10) All tree work should be carried out by a competent contractor in accordance with
British Standard BS 3998 "Recommendations for Tree Work".
Reason - In order avoid damage to trees/shrubs adjacent to and within the site which
are of important amenity value to the area and in order to protect the character of the
area, in accordance with policies EN9 and EN15 of the Core Strategy.
11) No trees shall be felled, or have any works undertaken on them, during the bird
nesting and bat breeding seasons (March to September inclusive), unless bats and
nesting birds have been shown to be absent by a suitably qualified person.
Reason - To ensure the protection of wildlife habitats in the locality, pursuant to
policy EN15 of the Core Strategy for the City of Manchester and National Planning
Policy Framework.
12) Notwithstanding the provisions of the Town and Country Planning (General
Permitted Development) Order 1995 as amended by The Town and Country
Planning (General Permitted Development) (Amendment) (England) Order 2010 (or
any order revoking and re-enacting that Order with or without modification) no part of
the premises shall be used for any other purpose (including any other purpose in
Class C3 of the Schedule to the Town and Country Planning (Use Classes) Order
1987 as amended by The Town and Country Planning (Use Classes) (Amendment)
(England) Order 2010, or in any provision equivalent to that Class in any statutory
instrument revoking and re-enacting that Order with or without modification) other
than the purpose(s) of C3(a).
Reason - In the interests of residential amenity, to safeguard the character of the
area and to maintain the sustainability of the local community through provision of
accommodation that is suitable for people living as families pursuant to policies DM1
and H11 of the Core Strategy for Manchester and the guidance contained within the
National Planning Policy Framework.
13) No development shall commence until details of the measures to be incorporated
into the development (or phase thereof) to demonstrate how secure by design
accreditation will be achieved have been submitted to and approved in writing by the
City Council as local planning authority. The development shall only be carried out in
accordance with these approved details. The development hereby approved shall not
be occupied or used until the Council as local planning authority has acknowledged
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Manchester City Council
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in writing that it has received written confirmation of a secured by design
accreditation.
Reason - To reduce the risk of crime pursuant to policies SP1 and DM1 of the Core
Strategy and to reflect the guidance contained in the National Planning Policy
Framework.
14) The wheels of contractors' vehicles leaving the site shall be cleaned and the
access roads leading to the site swept daily in accordance with a management
scheme submitted to and approved in writing by the City Council as local planning
authority prior to any works commencing on site.
Reason - In the interest of pedestrian and highway safety, as specified in policies
SP1 and DM1 of Core Strategy.
15) Before development commences a scheme for the extraction of any fumes,
vapours and odours from the premises hereby approved shall be submitted to, and
approved in writing by, the City Council as local planning authority. The approved
scheme shall be implemented prior to occupancy and shall remain operational
thereafter.
Reason - In the interests of the amenities of the occupiers nearby properties
pursuant to Policies SP1 and DM1 of the Core Strategy.
16) Deliveries, servicing and collections, including waste collections, shall not take
place outside the following hours:
7.30 am to 8.00 pm Monday to Saturday
No deliveries or collections on Sundays or Bank holidays.
Reason - To safeguard the amenities of occupiers of nearby residential
accommodation, pursuant to Policies SP1 and DM1 of the Core Strategy.
17) The car parking indicated on the approved plans shall be surfaced, demarcated
and made available for use prior to the building hereby approved being occupied.
The car park shall then be available at all times whilst the site is occupied.
Reason - To ensure that there is adequate parking for the development proposed
when the building is occupied pursuant to Policies SP1 and DM1 of the Core
Strategy.
18) The permitted hours of opening are to be agreed in writing with the City council
as local planning authority prior to occupation of the units.
Reason - In order to protect the residential amenity of nearby residential properties,
pursuant to Policies SP1 and DM1 of the Core Strategy.
19) Details of any roller shutters or security grilles to be installed within the
development shall be submitted to and agreed in writing by the City Council as Local
Planning Authority before they are in place. Roller shutters and grilles shall be of an
open grille construction, with the housing for the mechanism recessed behind the
plane of the wall where the mechanism is to be located and be colour-coated.
Reason -In the interests of visual amenity, pursuant to Policy DM1 of the Core
Strategy
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Manchester City Council
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20) Upon the occupation of the shop units, any proposed roller shutters on the
frontage of the proposed shop units and food store shall be open/raised from 9.00
a.m. until the business closes in the evening.
Reason - In the interests of visual amenity and order to ensure that the appearance
of the building is in keeping with the character of the area pursuant to Policy DM1 of
the Core Strategy.
21) Before development commences on site a servicing/parking management
strategy must be submitted to and approved in writing by the City Council as local
planning authority. The strategy must include details of how the residential car
parking spaces will be prevented from use by retail staff and visitors and how
servicing and deliveries will be managed. The details of the approved scheme shall
be implemented as part of the development and shall remain in situ whilst the use or
development is in operation.
Reason - To ensure a satisfactory development and in the interests of amenity and
traffic safety pursuant to Policies SP1, and DM1 of the Core Strategy.
22) No development shall commence until a hard and soft landscaping treatment
scheme, including details of the replacement trees and the materials to be used on
the areas between the proposed building and the public footpath, has been submitted
to and approved in writing by the City Council as local planning authority. The
approved scheme shall be implemented not later than 12 months from the date the
buildings are first occupied. If within a period of 5 years from the date of the planting
of any tree or shrub, that tree or shrub or any tree or shrub planted in replacement for
it, is removed, uprooted or destroyed or dies, or becomes, in the opinion of the local
planning authority, seriously damaged or defective, another tree or shrub of the same
species and size as that originally planted shall be planted at the same place, unless
otherwise agree in writing by the City Council as local planning authority.
Reason - To ensure that a satisfactory landscaping scheme for the development is
carried out that respects the character and visual amenities of the area, in
accordance with Policies SP1 and DM1 of the Core Strategy.
23) Before development commences on site a tenant management strategy must be
submitted and approved in writing by the City Council as local planning authority.
Reason - In the interests of residential amenity of existing and future residents
pursuant to Policies SP1 and DM1 of the Core Strategy.
24) Before development commences on site, the details of the entry mechanism to
the rear parking and delivery area and how it will be operated by the occupiers of the
retail and residential units, and servicing and delivery vehicles shall be submitted to
and approved in writing by the City Council as local planning authority.
Reason - In the interests of public and highway safety, pursuant to policies SP1 and
DM1 of the Core Strategy.
25) Prior to the occupation of the retail units, a management strategy for deliveries
and servicing of the units shall be submitted to and approved by the City Council as
local planning authority. The strategy must include details of the size of vehicles and
times and frequency of deliveries to the individual units and methods to be put in
place to allow access for delivery and servicing vehicles.
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Manchester City Council
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Reason - In the interests of highway safety and residential amenity, pursuant to
policies SP1 and DM1 of the Core Strategy.”
Local Government (Access to Information) Act 1985
The documents referred to in the course of this report are either contained in the
file(s) relating to application ref: 106846/FO/2014/S1 held by planning or are City
Council planning policies, the Unitary Development Plan for the City of Manchester,
national planning guidance documents, or relevant decisions on other applications or
appeals, copies of which are held by the Planning Division.
The following residents, businesses and other third parties in the area were
consulted/notified on the application:
Sherwood Tenants’ and Residents’ Association
1 - 35 Selside Walk, Manchester, M14 6DU
2 - 10 Sherwood Avenue, Manchester, M14 6EA
2 - 36 Redmere Grove, Manchester, M14 6ES
1 - 17 Standish Road, Manchester, M14 6NP
2 - 12 Standish Road, Manchester, M14 6NP
34 - 48 Moseley Road, Manchester, M14 6NR
3A Ladybarn Road, Manchester, M14 6WN
3B Ladybarn Road, Manchester, M14 6WN
Flats A and B, 5 Ladybarn Road, Manchester, M14 6WN
9 Ladybarn Road, Manchester, M14 6WN
9A Ladybarn Road, Manchester, M14 6WN
Bentleys, Harburg House, 11 Ladybarn Road, Manchester, M14 6WN
42 Ladybarn Road, Manchester, M14 6WW
4 - 32 Carill Drive, Manchester, M14 6WR
Flats 1-7, 1 Wynnstay Grove, Manchester, M14 6XG
Flat 1 - 18 Morris Court, 1 Wynnstay Grove, Manchester, M14 6XG
5 Wynnstay Grove, Manchester, M14 6XG
Flat 1 - 9, 9 Wynnstay Grove, Manchester, M14 6XF
Flat10 -18, 11 Wynnstay Grove, Manchester, M14 6XF
1A Egerton Road, Manchester, M14 6XY
3A Egerton Road, Manchester, M14 6XY
Flat 1 - 16 Willow Court, Willow Bank, Manchester, M14 6XP
1 - 23 Boland Drive, Manchester, M14 6DS
2 - 14 Boland Drive, Manchester, M14 6DS
26 Sherwood Street, Manchester, M14 6EG
28 Sherwood Street, Manchester, M14 6EG
1 - 7 Scargill Close, Manchester, M14 6ER
2 Egerton Road, Manchester, M14 6XW
5B Wilbraham Road, Manchester, M14 6JS
5C Wilbraham Road, Manchester, M14 6JS
5D Wilbraham Road, Manchester, M14 6JS
Flats 1 - 33, Oaklands House, 8 Wilbraham Road, Manchester, M14 6JW
1 15 Beech Court, Willow Bank, Manchester, M14 6XN
2 - 16 Beech Court, Willow Bank, Manchester, M14 6XN
Flats 1 - 5, 9 Wilbraham Road, Manchester, M14 6JS
Flats 1 - 4, 11 Wilbraham Road, Manchester, M14 6JS
323 Wilmslow Road, Manchester, M14 6NW
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Manchester City Council
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19 February 2015
331 Wilmslow Road, Manchester, M14 6NW
355A Wilmslow Road, Manchester, M14 6XU
318 Wilmslow Road, Manchester, M14 6XQ
325A Wilmslow Road, Manchester, M14 6NW
Flats 1 - 12, Carlogie House, 365 Wilmslow Road, Manchester, M14 6AH
Flats 1 - 7, 367 Wilmslow Road, Manchester, M14 6AH
312A Wilmslow Road, Manchester, M14 6XQ
Friendship Inn, 353 Wilmslow Road, Manchester, M14 6XS
Flat 1 - 80, Mayfair Court, 306 Wilmslow Road, Manchester, M14 6NS
359 Wilmslow Road, Manchester, M14 6XU
361 Wilmslow Road, Manchester, M14 6XU
Buchanans, 304 Wilmslow Road, Manchester, M14 6NL
327 Wilmslow Road, Manchester, M14 6NW
351 Wilmslow Road, Manchester, M14 6XS
351A Wilmslow Road, Manchester, M14 6XS
258 - 268 Wilmslow Road, Manchester, M14 6JR
Revolution, 311 - 313 Wilmslow Road, Manchester, M14 6NW
9 Wilbraham Road, Manchester, M14 6JS
Queen Of Hearts And Carrolls Hotel, 256 Wilmslow Road, Manchester, M14 6LB
321A Wilmslow Road, Manchester, M14 6NW
Flat 1 - 23, Village Gate, 15 Wilbraham Road, Manchester, M14 6EZ
363 Wilmslow Road, Manchester, M14 6XU
First Floor, 310 Wilmslow Road, Manchester, M14 6XQ
312 - 336 Wilmslow Road, Manchester, M14 6XQ
Basement And Ground Floor, 310 Wilmslow Road, Manchester, M14 6XQ
Ground Floor, 317 Wilmslow Road, Manchester, M14 6NW
Willowbank Hotel, 340 - 342 Wilmslow Road, Manchester, M14 6AF
Unit 6, Ladybarn House, Wilmslow Road, Manchester, M14 6FP
Unit 4, Ladybarn House, Wilmslow Road, Manchester, M14 6ND
Unit 5, Ladybarn House, Wilmslow Road, Manchester, M14 6ND
Sainsburys, 347 Wilmslow Road, Manchester, M14 6SX
Bizzie Kids Nursery, 357 Wilmslow Road, Manchester, M14 6XU
Atm Front Of Mcdonalds, 336 Wilmslow Road, Manchester, M14 6XQ
Starbucks, Mayfair Court, 306 Wilmslow Road, Manchester, M14 6NS
Bar Xs, 341 - 343 Wilmslow Road, Manchester, M14 6XS
310 Wilmslow Road, Manchester, M14 6XQ
315 Wilmslow Road, Manchester, M14 6NW
317 Wilmslow Road, Manchester, M14 6NW
329 Wilmslow Road, Manchester, M14 6NW
Ladybarn House, Wilmslow Road, Manchester, M14 6ND
Ladybarn House, 2 Moseley Road, Manchester, M14 6ND
324 - 326 Wilmslow Road, Manchester, M14 6XQ
5 - 7 Wilbraham Road, Manchester, M14 6JS
5A Wilbraham Road, Manchester, M14 6JS
6 Wilbraham Road, Manchester, M14 6JZ
355 Wilmslow Road, Manchester, M14 6XU
319A Wilmslow Road, Manchester, M14 6NW
19 - 41 Willow Bank, Manchester, M14 6XT
20 - 40 Willow Bank, Manchester, M14 6XT
Flat 1 - 49, Ladybarn House, 2 Moseley Road, Manchester, M14 6ND
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Manchester City Council
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19 February 2015
12A Standish Road, Manchester, M14 6NP
317A Wilmslow Road, Manchester, M14 6NW
323A Wilmslow Road, Manchester, M14 6NW
359A Wilmslow Road, Manchester, M14 6XU
Flat 12a, 11 Wynnstay Grove, Manchester, M14 6XF
315A Wilmslow Road, Manchester, M14 6NW
329A Wilmslow Road, Manchester, M14 6NW
357 Wilmslow Road, Manchester, M14 6XU
7A Ladybarn Road, Manchester, M14 6WN
7B Ladybarn Road, Manchester, M14 6WN
318A Wilmslow Road, Manchester, M14 6XQ
Flat Above, 326 Wilmslow Road, Manchester, M14 6XQ
Apartment 1-20, The Blake Building, 349-351 Wilmslow Road, Manchester, M14 6XS
Flat 1 - 16, 2 Willow Bank, Manchester, M14 6XP
Flat 1 - 17, 4 Wilbraham Road, Manchester, M14 6GF
Flat 1 - 10, 5A Wilbraham Road, Manchester, M14 6JS
Flat 1 - 8, 3 Wynnstay Grove, Manchester, M14 6XG
Flat 5, 11 Wilbraham Road, Manchester, M14 6JS
Flat 6, 11 Wilbraham Road, Manchester, M14 6JS
Flat A, 331 Wilmslow Road, Manchester, M14 6NW
Flat 1, 42 Ladybarn Road, Manchester, M14 6WW
Flat 13, 4 Wilbraham Road, Manchester, M14 6GF
Flat 5, Morris Court, 1 Wynnstay Grove, Manchester, M14 6XG
First And Second Floor, 355 Wilmslow Road, Manchester, M14 6XU
Flat At Buchanans, 304 Wilmslow Road, Manchester, M14 6NL
Flat At Friendship Inn, 353 Wilmslow Road, Manchester, M14 6XS
Flat A, Queen Of Hearts & Carrolls Hotel, 256 Wilmslow Road, Manchester, M14 6LB
Top Flat, 327A Wilmslow Road, Manchester, M14 6NW
The Great Central, Mayfair Court, 306 Wilmslow Road, Manchester, M14 6NS
Opal Estates, Mayfair Court, 306 Wilmslow Road, Manchester, M14 6NS
320A Wilmslow Road, Manchester, M14 6XQ
Flat 11, 5A Wilbraham Road, Manchester, M14 6JS
Flat 1, 3A Wynnstay Grove, Manchester, M14 6XG
Flat 2, 3A Wynnstay Grove, Manchester, M14 6XG
Holy Innocents Church, 2 Wilbraham Road, Manchester, M14 6JZ
City South Manchester Housing Trust, Turing House, Archway 5, Hulme, M15 5RL
Representations were received from the following third parties:
20 Egerton Road, Fallowfield
4 Carrington Road, Fallowfield, Manchester M14 6ED
The Coach House, 1A Derby Road, Fallowfield, Manchester M14 6UN
12 Clifton Avenue, Manchester M14 6UB
2F Egerton Road, Manchester M14 6XW
30 Redmere Grove, Fallowfield, Manchester, M14 6ES
1 Boland Drive, Fallowfield, Manchester M14 6DS
2A Clifton Avenue, Manchester M14 6UB
3 Amherst Drive, Manchester M14 6UG
33 Derby Road, Fallowfield, Manchester M14 6UX
2A Egerton Road, Manchester, Manchester, M14 6XW
2 Amherst Road, Fallowfield, Manchester, M14 6UQ
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Manchester City Council
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19 February 2015
52 Leyland Avenue, Didsbury, Manchester M20 6EW
2 Beech Court, 4 Willow Bank, Fallowfield, Manchester M14 6XN
39 Willow Park, Fallowfield, Manchester M14 6XT
15 Clifton Avenue, Manchester M14 6UD
City South Manchester Housing Trust, Turing House, Archway 5, Hulme,
Manchester, M15 5RL
South East Fallowfield Residents’ Group
Sherwood Tenants’ and Residents’ Association
Fallowfield and Withington Community Guardians
Withington Civic Society
Relevant Contact Officer :
Telephone number
:
Email
:
Paula McGovern
0161 234 4547
[email protected]
23