Manchester City Council
Planning and Highways Committee
Application Number
107063/FO/2014/S2
Item 9
11 December 2014
Date of Appln
14th Oct 2014
Committee Date
11th Dec 2014
Ward
Didsbury East
Proposal
Creation of a 140 space car park and extension of existing car park to
provide an additional 28 spaces to be delivered on a phased basis
Location
Land Opposite Junction Of Cotton Lane And Heyscroft Road, Didsbury,
Manchester, M20 4BX
Applicant
Mr Bob Higginbotham , The Christie Hospital, Christie Hospital NHS
Trust, 550 Wilmslow Road, Withington, Manchester, M20 4BX
Agent
Dr Ahmed Eldharat, Bertram Done, Paragon House, 48 Seymour Grove,
Manchester, M16 0LN
Description
This application relates to two sites, approximately 0.46 hectares in size, located
within the curtilage of The Christie Hospital’s site on the eastern side of Wilmslow
Road and to the south of Cotton Lane. The larger of the two sites to the north is
located between the hospital’s residential accommodation and the Cotton Lane
boundary wall. It is currently informal open space and home to approximately 29
individual trees and 1 group of trees, several of which are protected by a Tree
Preservation Order. The other site to the south constitutes Block D, a single storey
vacant administration building, located along the eastern edge of the existing car
park. The location of the application sites (edged in red) and the Tree Preservation
Order area (annotated in green) is shown below:
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Manchester City Council
Planning and Highways Committee
Item 9
11 December 2014
To the north of the site, on the opposite side of Cotton Lane, there are several semidetached dwellings and a primary school. The Christie Hospital site is located to the
west, east and south of the site, either in the form of parking spaces, residential
accommodation or landscaped areas..
The applicants are proposing to create a 140 space car park in the area to the north
of residential accommodation and expand the existing car park by demolishing Block
D in order to provide an additional 28 parking spaces.
The parking spaces are to be delivered in two phases to coincide with the loss of
those parking spaces associated with the development of the Maggie Centre and
Proton Beam Therapy Centre and the requirement of additional spaces for the new
Gynaecology unit. Phase 1 would see the delivery of 83 spaces on part of the site at
the rear of the residential accommodation, replacing those lost to the Maggie Centre
development. Phase 2 would see the remaining 85 spaces provided at the rear of the
residential accommodation (57 spaces) and on the site of the demolished Block D
(28 spaces). The phase 2 parking spaces would be provided to off-set those lost in
connection with the Proton Beam Therapy Centre site and also the provision of the
new Gynaecology unit.
In addition to the above, a total of 17 six metre high lighting columns will be erected
throughout the larger of the two sites.
Even though a total of 168 spaces are proposed, this development would only result
in a net increase in 86 parking spaces on the site. The existing car park has 311
spaces, of which 82 spaces would be lost to accommodate the Maggie Centre. The
provision of the proposed 168 spaces would see the total number of spaces rise to
397 spaces, i.e. 86 more than the existing parking layout. However, when taking into
consideration the permanent loss of parking spaces associated with the Proton Beam
Therapy Centre, i.e. 106, the number of parking spaces throughout the hospital
complex would actually run at a deficit of 20. This deficit would be accommodated in
another application submitted by The Christie to provide 155 spaces on the site of
the former Golden Lion PH for a temporary period of 5 years (ref.
106636/FU/2014/S2). That application is also on this agenda (Item 10).
Access to the proposed parking spaces would be via the existing driveway off Cotton
Lane. The parking spaces at the rear of the residential accommodation would be
layed out using a porous tarmac material on top of a tree protection membrane, while
the parking spaces on the site of Block D would be layed out using traditional tarmac
surfacing.
To facilitate the proposal, the applicants are proposing to fell nine trees, three of
which are covered by the Tree Preservation Order.
The applicants did apply for a similar proposal (ref. 105726/FO/2014/S2) on the site
that is the subject of this application but that application was withdrawn as it involved
the hardsurfacing of the area around those trees to be retained.
Consultations
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Manchester City Council
Planning and Highways Committee
Item 9
11 December 2014
Local Residents – Two letters of objections have been received, the contents of
which are outlined below:
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Elements of the car park are only 10 metres away from the back of the
dwellings on Cotton Hill. As a result light pollution from the lighting columns
will be an issue and will impact upon quality of life and health.
Noise from cars entering and exiting the car park will be an issue for those
residents who live closest to the proposal.
The Christie is continually adding more parking spaces and is therefore only
encouraging more car use. With this comes the obvious negative impact
associated with high traffic volumes, namely increased pollution, increased
parking on surrounding streets and a lower quality of life and personal safety
for non-car users.
There are two schools on Cotton Lane which bring with it their own car related
problems, this proposal will only add to the problem.
The Christie have been asked to come up with a less car focussed travel plan
but their only solution is more car parking spaces. It is now time they
concentrated on discouraging car usage amongst their staff and patients.
Ward Members – Correspondence has been received from Cllr Chris Paul, the main
points of which are outlined below:
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This proposal is part of the evolution of the Christie Hospital's site which now
includes property in Old Moat, Didsbury East and Withington wards and
considerable effect too in Didsbury West.
The updated proposals appear to be a considerable improvement on the first
draft.
Progress on the Green Travel Plan and parking/park and ride strategies in
particular must be considered carefully.
United Utilities Water PLC (UU) – UU have stated that the drainage of the site
should be considered in the following order of priority: a) an adequate soakaway, b) a
watercourse and c) a sewer.
Highway Services – No objections raised to the access and layout of the parking
areas.
Arboricultural Officer – Any comments will be reported at the committee.
Issues
The National Planning Policy Framework (NPPF) – The NPPF was published on
the 27th March 2012 and replaces and revokes a number of Planning Policy
Guidance (PPGs) and Planning Policy Statements (PPSs) previously produced by
Central Government.
The NPPF constitutes guidance for local planning authorities and decision-makers
both in drawing up plans and as a material consideration in determining planning
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Manchester City Council
Planning and Highways Committee
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11 December 2014
applications. It does not change the statutory status of the development plan, i.e. the
Core Strategy, as the starting point for decision making and it states further that
development that accords with an up-to-date local plan, such as the Core Strategy,
should be approved unless other material considerations indicate otherwise.
The NPPF states that the planning system must contribute to the achievement of
sustainable development. These are encapsulated into three categories: economic,
social and environmental.
Core Strategy Development Plan Document – The Core Strategy Development
Plan Document 2012 -2027 ("the Core Strategy") was adopted by the City Council on
11th July 2012. It is the key document in Manchester's Local Development
Framework. The Core Strategy replaces significant elements of the Unitary
Development Plan (UDP) as the document that sets out the long term strategic
planning policies for Manchester's future development.
A number of UDP policies have been saved until replaced by further development
plan documents to accompany the Core Strategy. Planning applications in
Manchester must be decided in accordance with the Core Strategy, saved UDP
policies and other Local Development Documents. Relevant policies in the Core
Strategy are detailed below
Policy SP1, Spatial Principles, - Development in all parts of the City should make a
positive contribution to neighbourhoods of choice including creating well designed
places that enhance or create character and protect and enhance the built and
natural environment.
Policy DM1, Development Management – This policy states that all development
should have regard to a number of issues, the most relevant of which in this instance
are:
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Appropriate siting, layout, scale, form, massing, materials and detail.
Impact on the surrounding areas in terms of the design, scale and appearance
of the proposed development. Development should have regard to the
character of the surrounding area.
Effects on amenity, including privacy, light, noise, vibration, air quality, odours,
litter, vermin, birds, road safety and traffic generation. This could also include
proposals which would be sensitive to existing environmental conditions, such
as noise.
Accessibility: buildings and neighbourhoods fully accessible to disabled
people, access to new development by sustainable transport modes.
Community safety and crime prevention.
Vehicular access and car parking.
Flood risk and drainage.
Saved UDP Policy DC26, Development and Noise – This policy seeks to reduce the
impact of noise generating development. It states that the Council will consider the
effect of new development proposals and the implications of new development being
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Manchester City Council
Planning and Highways Committee
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11 December 2014
exposed to existing noise sources. Developments likely to result in unacceptably high
noise levels will not be permitted.
The Christie Strategic Planning Framework – The Strategic Planning Framework
(SPF) was prepared by The Christie NHS Foundation Trust. The Framework provides
a spatial context for future growth at the site to would enable development to be
brought forward in a manner that respects its neighbourhood. It was endorsed by The
Executive Committee on 18th June 2014, (subject to clarification of the height of any
new multi-storey car park ) and the Planning and Highways Committee were
requested to take it into consideration when determining planning applications
relating to the hospital site.
Section 7 describes the principles that should be taken into consideration when
designing proposals at The Christie
1. Ensuring that the existing character of surrounding streets is preserved.
2. Maintaining and enhancing existing street frontages by respecting established
boundary treatments, landscape treatments and building set-backs and
following the established relationship of buildings to the street.
3. Establishing parameters for development that identify the maximum height
and scale of new built form that can be accommodated without prejudicing
local character or amenity.
4. Ensuring that important street views that contribute to local character are not
adversely affected by development.
5. Ensuring that the setting of the Conservation Area, and the character of the
Grade II listed Red Lion PH, are not adversely impacted.
6. Where existing properties back onto the site ensuring that residential amenity,
privacy and security to these dwellings is maintained by the boundary
treatment, landscape buffer and position and scale of new buildings.
Section 8 lists the seven principle development zones, one of which is the Kinnaird
Road site in which this proposal is located. Of this site, the SPF states that “The site
has the potential to accommodate a range of uses such as Phase 2 of the MCRC,
the Maggie’s Centre, improved accommodation for existing administrative functions,
and staff parking in response to projected requirements from the Transport and
Parking Framework.”
It continues stating that “the Cotton Lane frontage offers potential for development of
around three residential-sized storeys in a continuous frontage” and that
development “should seek to retain the mature trees where they are in good
condition”.
Principle of the Proposal – The Christie have been working towards alleviating the
problems of on-street parking associated with its operation, primarily through the
adoption of its Green Travel Plan and the introduction of an on-street parking
management scheme. However, a number of developments throughout its campus
will see the number of parking spaces within its control reduced. It is anticipated that
the Green Travel Plan’s introduction will change the way that people access the site.
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However, it is recognised that there is an immediate need to replace spaces lost to
developments such as the Maggie Centre and the Proton Beam Therapy Centre in
order to effectively manage parking at the hospital. As such the principle of the
proposal is considered acceptable.
Residential Amenity – The retention of the high brick wall along the Cotton Lane
boundary will ensure that the parked cars will not be visible to the residents on the
opposite side of Cotton Lane. Furthermore, this brick wall will also act as an acoustic
barrier and reduce the impact of vehicle related noises upon the aforementioned
residents. In light of this, it is not considered that this car park will have a detrimental
impact upon the levels of residential amenity enjoyed along Cotton Lane.
The car park extension of 28 spaces would be partially screened from the rear
elevations of the dwellings on Cotton Hill, given this and the fact that the dwellings
are located approximately 27 metres from the proposed parking, it is not considered
that this element of the proposal would impact upon the levels of residential amenity
enjoyed by those residing on Cotton Hill.
Lighting Columns – The applicants have submitted a lighting plan which indicates
that light spillage out of the northern most site will be minimal with the lowest level (1
lux) being encountered in the middle of the Cotton Lane carriageway. As 1 lux would
equate to moonlight it is not considered that the lighting columns would cause an
undue impact upon the levels of amenity enjoyed by the residents of those dwellings
on the opposite side of Cotton Lane.
No lighting columns are proposed on the smaller of the two sites so the impact upon
the residents of Cotton Hill will be negligible.
Visual Amenity – The proposed car parking spaces would not be visible from the
public realm given the retention of the tall brick wall that runs along the northern
boundary of the site with Cotton Lane. In light of this and the fact that the majority of
the trees are to be retained it is not considered that the proposal would have an
impact upon the levels of visual amenity enjoyed along this stretch of Cotton Lane.
The 28 parking spaces proposed on the site of Block D would be located behind a
belt of trees situated between them and the dwellings on Cotton Hill. This would go
some way to reduce the visual impact of the car park extension.
Pedestrian and Highway Safety – The staff that used to park in the spaces lost to
the Maggie Centre would still travel to this site though instead they would utilise the
new spaces. As a result the actual number of new vehicular movements to the site
would be small when compared to The Christie Hospital campus as a whole. Given
the number of traffic movements anticipated and the fact that the existing access
road off Cotton Lane would be used, an access that has been designed to cater for
such traffic and which is located away from the majority of the dwellings on Cotton
Lane, it is not considered that the proposal would prove detrimental to the current
levels of pedestrian and highway safety enjoyed along Cotton Lane.
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Manchester City Council
Planning and Highways Committee
Item 9
11 December 2014
Car Parking Surfacing – The applicants have stated their intention to use a porous
material on top of a tree protection membrane on the northern most site. While this
would allow surface water to drain through to the trees and ensure their roots are
protected, aesthetically it would provide a hardsurfaced solution in an area that was
previously grassed. To overcome this, the applicants have been requested to replace
this system with a grasscrete® type product allowing grass to grow through a mesh
while still providing the necessary stability for vehicles to manoeuvre. This is reflected
in the recommendation.
Trees – The majority of the trees within the larger of the two sites are to be retained,
with only nine proposed to be felled to facilitate the development. The nine trees to
be felled are classified as follows:
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2 x Category U – unsuitable for retention
1 x Category C – low quality
6 x Category B – moderate quality
This loss is considered acceptable and it is anticipated that this would be mitigated
against with a replacement tree planting scheme requested of the applicants.
To ensure that those trees to be retained remain in a healthy state the applicants
would be using a membrane product and porous hardsurfacing surface treatment to
prevent compaction of the tree roots and to ensure the availability of surface water.
Crime and Safety – The proposed car parking areas would be lit to ensure the
safety of staff and The Christie’s current security arrangements with encompass it.
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 &
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 approval of the application is proportionate to the wider
benefits of approval and that such a decision falls within the margin of discretion
afforded to the Council under the Town and Country Planning Acts.
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Manchester City Council
Planning and Highways Committee
Recommendation
Item 9
11 December 2014
MINDED TO APPROVE (subject to the receipt of an
acceptable replacement tree planting scheme and amended
drawings indicating the incorporation of grassed cellular
paving)
Article 31 Declaration
Officers have worked with the applicants in a positive and proactive manner to
resolve any problems arising in relation to dealing with the planning application. Preapplication discussions were held with the agents and no significant problems have
arisen.
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:
a)
P20a, stamped as received on 9th October 2014
b)
P21a, stamped as received on 9th October 2014
c)
P22a, stamped as received on 9th October 2014
d)
P23a, stamped as received on 9th October 2014
e)
P24a, stamped as received on 9th October 2014
f)
P25a, stamped as received on 9th October 2014
g)
Tree Survey (Bowland Tree Consultancy Ltd), stamped as received on 9th
October 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) Prior to the commencement of the development hereby approved, a timetable for
the phased introduction of the car parking facilities hereby approved shall be
submitted to and be approved by the City Council as local planning authority. The
phased introduction of the car parking facilities shall then be undertaken in
accordance with the approved details.
Reason - To ensure the satisfactory development of the site and in the interests of
residential amenity, pursuant to Policy DM1 in the Core Strategy Development Plan
Document.
4) 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)
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Manchester City Council
Planning and Highways Committee
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11 December 2014
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
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.
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: 107063/FO/2014/S2 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:
United Utilities Water PLC
Greater Manchester Ecology Unit
Greater Manchester Police
Withington Civic Society
1A Cotton Lane, Manchester, M20 4GL
20-34 Harcombe Road, Manchester, M20 4AT
1-7 Verity Close, Manchester, M20 4AU
1-7 Cotton Lane, Manchester, M20 4GL
86 Heaton Road, Manchester, M20 4GW
91 Heaton Road, Manchester, M20 4GW
2-12 Kinnaird Road, Manchester, M20 4QL
88-112 Heyscroft Road, Manchester, M20 4QN
26 Cottonfield Road, Manchester, M20 4QW
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Manchester City Council
Planning and Highways Committee
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11 December 2014
1b-1j, 2a-2d, 3-27 Cotton Lane, Manchester, M20 4UX
22-76 Cotton Hill, Manchester, M20 4XR
Flat 1, 23 Rathen Road, Manchester, M20 4QJ
Flat 2, 23 Rathen Road, Manchester, M20 4QJ
1-12 Chatterton Close, Manchester, M20 4HX
Flat 1-3, 8 Kinnaird Road, Manchester, M20 4QL
12 Gainsborough Avenue, Manchester, M20 4US
1-33 Rathen Road, Manchester, M20 4QJ
Ground Floor Flat, 3 Rathen Road, Manchester, M20 4QJ
Flats 1-8, 563 Wilmslow Road, Manchester, M20 4GJ
Flats 1-10, Ferncrest, 557 Wilmslow Road, Manchester, M20 4GJ
Flats1-18, 559 - 561 Wilmslow Road, Manchester, M20 4GJ
St Cuthberts RC Primary School, Heyscroft Road, Manchester, M20 4UZ
Manchester Muslim Prep School, 551 Wilmslow Road, Manchester, M20 4BA
Flats 1-6 Level 2, Withington Hall Block A, Cotton Lane, Manchester, M20 4UX
Flats 1-6 Level 3, Withington Hall Block A, Cotton Lane, Manchester, M20 4UX
Flats 1-6 Level 1, Withington Hall Block B, Cotton Lane, Manchester, M20 4UX
Flats 1-6 Level 2, Withington Hall Block B, Cotton Lane, Manchester, M20 4UX
Flats 1-6 Level 3, Withington Hall Block B, Cotton Lane, Manchester, M20 4UX
Flats 1-8 Level 1, Withington Hall Block C, Cotton Lane, Manchester, M20 4UX
Flats 1-8 Level 2, Withington Hall Block C, Cotton Lane, Manchester, M20 4UX
Flats 1-8 Level 3, Withington Hall Block C, Cotton Lane, Manchester, M20 4UX
Units 1-2, Withington Hall Block D, Cotton Lane, Manchester, M20 4UX
Representations were received from the following third parties:
United Utilities Water PLC
22 Cotton Hill, Manchester, M20 4XR
24 Cotton Lane, Withington, Manchester, M20 4XT
Relevant Contact Officer :
Telephone number
:
Email
:
David Lawless
0161 234 4543
[email protected]
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