List No. 6

Didsbury East Application Number Date of Appln Committee Date Ward 081237/FO/2006/S2 6th Nov 2006 15th Mar 2007

Proposal Conversion of existing building to form 8 apartments and erection of 5 storey residential wooden block to form 12 apartments involving horizontal timber boarding with associated car parking and landscaping

Location Ground Of Binswood, 611 Road, , , M20 6DF,

Applicant David Kaberry 8 Grenfell Road, Didsbury, Manchester, M20 6TQ

Agent MBLC Architects & Urbanists 8 Great Marlborough Street, Manchester, M1 5NN

Description

The application site comprises a rather run down large, brick built, Victorian villa property formerly used as a school for children with behavioural problems. The building is of a substantial and imposing appearance in the gothic style and is some two storeys to eaves with additional floorspace in the roof. The building has a date stone which reads 1872. It is not listed and not in a Conservation Area. The building has over the years had unsympathetic additions made to the side and rear. These however are not readily perceptable from the public realm. The site is the subject of a Tree Preservation Order and has good screening along its common boundaries with the adjoining properties on and along the Wilmslow Road frontage.

Members will recall that a previous application for the redevelopment of the site for 22 apartments and undercroft car parking was refused in March 2006 . The Committee¿s resolution to refuse was subsequently upheld at appeal.

The site is located in a predominantly residential area close to the Wilmslow Road / Lapwing Lane junction. The site is surrounded on all sides by residential property. To the north and south of the site are large relatively modern blocks of flats. Didsbury Court to the north comprises a modern four storey block of flats and Digby Lodge to the south comprises a mid C20th 3 storey block of flats with a pitched roof. The other side of Wilmslow Road comprises a mix of mainly large detached properties and a smaller scale block of flats, Balham Court, which is almost immediately opposite the site.

The proposal is for conversion of the existing building into eight self contained flats and the erection of a five storey block comprising 12 self contained flats with associated landscaping and parking for 20 cars. Although the proposed new building is five storeys in height because of the ground levels, and the lower floor to ceiling heights of modern buildings, it will be somewhat lower in height than the existing Binswood building. The ridge height of the proposed new building is slightly lower than the building on the south side of the site, Digby Lodge, and also Didsbury Court to the north.

The footprint of the new building is roughly a long thin rectangle at right angles to Wilmslow Road located between Binswood and the boundary to Digby Lodge. The windows in the northern elevation of Digby Lodge which faces the List No. 6 proposed new block of flats light corridors which give access to the front doors to individual flats. The development to the rear of the proposal (The Pavilions) is three storeys in height and the proposed new building will will extend to some 10 metres from the rear boundary fence.

The proposed design of the new building is a contemporary, cutting edge, wooden structure with sliding sunscreens and a bank of photovoltaic cells mounted on the southern plane of the roof. The rounded ridge profile and eaves gives the building a softer appearance than the usual sharply angled ridge and eaves details which will sit well in the mature landscape into which it will be set. Although the proposed new building extends well forward of the existing building because of the difference in ground levels on this side of the site it will not appear to be dominant and visually intrusive. The building has been designed so as to maximise the potential screening provided around the perimeter of the site by the existing mature trees.

The conversion of the existing building involves the removal of a number of very unsightly and inappropriate additions that have been made to the building in the past. The demolition works involve the removal of a 1960s two storey extension to the side and a very large 2 storey classroom block to the rear.

The car parking area is located to the front of the building in an area which is currently partially car park. The remainder of the front area is given over to landscape and is screened by an attractive brick wall to Wilmslow Road and mature trees particularly to the southern boundary.

Consultations

Local Residents/Business

There have been 3 letters received from local residents which whilst generally welcoming the retention of Binswood also express the following concerns:

1) Proposed new building is too high and will look out of place and take away from the character of the area.

2) Cars entering and leaving will create more congestion and increase possibility of accidents.

3) Because of height will block sunlight to Knightsbridge Views.

4) Placement of rubbish bins at rear will increase noise and create visual disamenity for residents of Knightsbridge Mews. Will detract from use of garden at Knightsbridge Mews. An enclosed bin store with roof and doors would be better.

5) Object to parking at rear on former garden area which will be aesthetically unpleasing.

Head of Engineering

Makes the following comments:

List No. 6

1). Pedestrian visibility splays of 2.4x2.4m to be provided by lowering down wall to 0.6m or less and clearance of vegetation in these splays

2) The 3 angled parking spaces not acceptable as they will encourage drivers to reverse out onto public highways.

MEDC Landscape Architectural Practice

Consider the proposals to be acceptable.

Operational Services

Any comments will be reported to the Committee

Greater Manchester Architectural Liaison Unit

Expressed the following objections.

1) The entrances to both buildings at level one are hidden away in a deep recess which cannot be seen from Wilmslow Road. This will give an opportunity to criminals who can attack the doors unseen.

2) The bike parking under the access bridge will be vulnerable to attack because it cannot be seen from either building.

3) There is nothing to stop criminals getting between the southern boundary and the new building and attacking it there, where they cannot be seen.

Didsbury Civic Society comment that:

1) Some concern about the impact of the new building on the old but agreed that it is likely to complement the site in total. If approved should be a condition that the cedar wood used in construction be maintained to retain its colour tone.

2) TPOs on trees not cleared should be monitored.

3) Stained glass window should be retaied and incorporated in the general design.

Balbrook Conservation Area Group.

1) Welcomes the retention of and conversion of existing building.

2) Recognises the need to accommodate increasing numbers of persons but consider that this must be balanced against the responsibility of preserving elements of the historical character of the area.

3) Vigorously objects to that part of the application that relates to the erection of the five storey wooden block on the following grounds: List No. 6

a. Out of scale. b. Bulk of structure out of keeping with Binswood and surrounding dwellings including those in the Conservation area. c. Sheer scale makes it impossible to soften impact by screening leaving residents with a bleak and unattractive vista. d. Dominance of horizontal timber boarding will contrast with stone character of Binswood. Weathering over time will affect character and appearance. e. Position coupled with scale will diminish the appearance of Binswood and remove to an appreciable degree natural lighting to the south easterly and southerly elevations of Binswood. f. Occupants likely to have 2 cars. Group have concerns about parking and increase in traffic flows. g. Intrusion of light issues for Digby Lodge.

Issues

Unitary Development Plan

Policy DC7a.1 - states that:

"The re-development of large buildings of local historic/architectural interest in extensive grounds will only be permitted where there is no loss to the visual character and amenity value of the site, nor to the visual quality of the local area."

Policy H2.2 - states that:

"The Council will not allow development which will have an unacceptable impact on residential areas."

Policy E1.5

The council will encourage high standards of energy efficiency in new developments.

Policy E1.6

The council will require building material in new developments to be environmentally friendly.

RSS for the North West

Regional Spatial Strategy for the North West - Formerly RPG13, this provides planning guidance for the North West region. Since 2004, the RSS has formed part of the development plan and as such the weight to be attached to its List No. 6 policies has increased. It contains policies that address core principles of development including the following:

Policy DP1 states that new development should demonstrate good design quality and respect for setting.

Policy DP2, Enhancing the Quality of Life, ensuring development provides a high quality of life for this and future generations.

`The North West Plan¿: Draft Regional Spatial Strategy (RSS)

Publicised in January 2006, this draft RSS document provides a framework for the physical development of the region over the next 15 to 20 years.

PPS 1 : Creating Sustainable Communities

States that good design ensures attractive, usable, durable and adaptable places and is a key element in achieving sustainable development. Good design is indivisible from good planning.

`By Design¿ the companion guide to the former PPG1

Although PPG 1 has now been superseded it is a requirement of PPS1 that regard is paid to good practice set out in `By Design¿

Disabled Access

The applicants have provided an access statement stating that all flats are disabled visitor accessible. The proposals provide for an access ramp to provide access to the existing building at ground floor level and a lift provides access to all floors. The coversion of the existing building has been designed to be Disability Discrimination Act (DDA) compliant and whilst it has not been possible to bring the building up to Design for Access 2 standards because of the physical constraints of the building all the flats are designed in excess of part M of the Building Regulations in terms of doorways, corridor widths and bathrooms..

The proposed new building has a ramped access to the main circulation area at level one (via a bridge over the sunken part of the garden) from the car park area. and lift access to all floors. Following discussions with the architects the layout of the individual flats within the new building are fully 'Design for Access 2' compliant.

Sustainability

The new building is designed with sustainability in mind incorporating sliding timber sunscreens to the elevations to avoid solar gain and photo-voltaic panels to the roof area to generate electricity providing a potential for renewable energy on the site. The building makes extensive use of sustainable materials such as timber in its construction. An appropriate condition is proposed to List No. 6 ensure deliverability of any scheme. The building design is expected to achieve a BREEAM rating of at least 'very good' or 'excellent'.

The site is located on a major transport route with good public transport connections to both the local centre at Didsbury and to the City Centre. The scheme also provides for secure bicycle storage for residents

The scheme has been designed to maintain as many of the existing trees on site as possible and will result in the loss of only one protected tree. There will be a net gain of 5 trees on the site following the proposed development.

It is considered that the scheme as now proposed complies with policies E1.5 and E1.6 of the Unitary Development Plan for the City of Manchester.

Secure by Design

The proposals have been amended to take account of the Police Architectural Unit's comments and a suitable condition proposed to ensure compliance.

Character and Appearance

The main issue is the impact of the proposed development on the character and appearance of this part of Wilmslow Road and the consequent impact on adjacent residents. In his decision notice issued on 26 April 2006 in respect of the appeal into the refusal of planning application 073920/FO/2004/S2 the Inspector said of Binswood that it makes a significant contribution both in in terms of its visual impact and as a representation of a particular historical period in the development of Didsbury. Following the appeal the developer and his architect entered into lengthy discussions with officers of the Planning Service and a new proposal has now emerged which it is considered will complement the existing building and its landscaped setting. The scale and mass of the proposed new building is sympathetic to the retained Binswood building and its restrained unfussy design and external appearance further helps to ensure that it remains subservient to the existing building in contrast to the previous scheme. It is considered therefore that the proposal will not adversely impact on the character and appearance of the locality and will comply with policies DC7.1a and H2.2 of the Unitary Development Plan for the City of Manchester.

Trees

The proposal will require the felling of a Tree Preservation Order protected mature Yew tree on the southern boundary of the site. In order to mitigate the loss of this tree the developer will plant an additional 6 specimum semi mature trees - three in the front garden area of the site and three in the rear. In addition all other trees on the site will be be protected to the British Standard 5837 : 2005 'Trees in relation to Construction' during the construction period. The number, size and species of the replacement trees has been agreed with the Landscape Practice as has the carrying out of pruning and hygene works to all the other trees on the site. All tree surgery work will be carried out in accordance with the appropriate British Standard 3998 : 1989 'Recommendations for Tree Work'. It is considered that the loss of one mature Yew tree is acceptable in the light of its replacement and five additional List No. 6 specimum trees. There will be a net gain of five trees on the site following the building works in conformity with the Council's Tree Strategy.

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 Unitary Development Plan, the Head of Planning has concluded that some rights conferred by these Articles on the applicant(s)/objectors/residents 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. He believes that any restriction on these rights posed by refusal of the application is proportionate to the wider benefits of refusal and that such a decision falls within the margin of discretion afforded to the Council under the Town and Country Planning Acts.

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 Unitary Development Plan, the Head of Planning has concluded that some rights conferred by these Articles on the applicant(s)/objectors/residents 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. He believes that any restriction on these rights posed by 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.

Recommendation APPROVE

Approve on the basis that the proposal complies with policies DC7a.1, H2.2, E1.5 and E1.6 of the Unitary Development Plan for the City of Manchester and there are no material considerations that would indicate otherwise.

Conditions and/or Reasons

1) The development must be begun not later than the expiration of three years beginning with the date of this permission.

List No. 6

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 drawings numbered , stamped as received by the Local Planning Authority on , unless otherwise agreed in writing by the City Council as Local Planning Authority.

Reason - To ensure that the development is carried out in accordance with the approved plans.

3) Construction of the works hereby approved by this permission shall not take place until samples and specifications of the 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. The development shall be constructed only using the approved materials unless otherwise agreed 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.

4) The landscaping scheme approved by the City Council as local planning authority shown on the Oakbay Design drawing ref. N166-301 rev. A, date stamped as received by the local planning authority on 15 January 2007, shall be implemented not later than 12 months from the date of commencement of works. Any trees or shrubs removed, dying or becoming severely damaged or becoming severely diseased within 5 years of planting shall be replaced by trees or shrubs of a similar size or species to those originally required to be planted unless otherwise agreed in writing by the City Council as local planning authority.

Reason

To ensure that a satisfactory landscaping scheme for the development is carried out.

5) All trees, shrubs and hedges within the site and/or trees whose root structure may extend within the site, which are to be retained as shown on the approved Oakbay Design plan ref. N166-301, date stamped as received by the local planning authority on 15 January 2007, shall be fenced off before any building or other operation approved by this permission is carried out within the vicinity in accordance with British Standard BS 5837:2005. Thereafter, no excavation or other building or engineering operations shall take place and no plant, machinery or materials (including excavated material) shall be placed, deposited, stored or stacked within any such fence during the construction period.

Reason List No. 6

In order avoid damage to trees/shrubs adjacent to and within the site which are of important amenity value to the area.

6) All tree work to be carried out in persuance of this planning permission shall be carried out by a competent contractor, previously approved in writing by the local planning authority, in accordance with British Standard BS 3998 "Recommendations for Tree Work".

Reason

In order to ensure that the works to trees are carried out in a competant manner in order to comply with policy E2.6 of the Unitary Development Plan for the City of Manchester.

7) Notwithstanding the submitted details before the development hereby approved commences a scheme for the storage and disposal of refuse including a roofed and gated storage structure shall be submitted to and approved in writing by the City Council as Local Planning Authority. 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 - In the interests of amenity and public health, pursuant to policy H2.2 of the adopted UDP.

8) The development hereby approved shall incorporate measures to minimise the risk of crime and to meet the specific security needs of the application site and the development. Any security measures to be implemented in compliance with this condition shall seek to achieve the 'Secure by Design' accreditation awarded by the Greater Manchester Police. Written confirmation of those measures are to be provided to the City Council, as the Local Planning Authority.

Reason - In pursuance of the Council's duty under section 17 of the Crime and Disorder Act 1998 to consider crime and disorder implications in exercising its planning functions; to promote the well-being of the area in pursuance of the Council's powers under section 2 of the Local Government Act 2000, and to reflect the guidance contained in PPS1 "Delivering Sustainable Development".

9) The development hereby approved shall achieve a post-construction Building Research Establishment Environmental Assessment Method (BREEAM) rating of at least 'Very Good' or 'Execellent'. 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 dwellings hereby approved are first occupied.

Reason

In order to minimise the environmental impact of the development pursuant to policies E1.5 and E1.6 in the Unitary Development Plan for the City of Manchester, policies ER13 and DP3 of Regional Planning Guidance for the North West (RPG13) and the principles contained within The Guide to Development in Manchester 2 Draft SPD and Planning Policy Statement 1.

List No. 6

10) Prior to the commencement of any works on site to implement this planning consent full details of a scheme for the incorporation of renewable energy including full specification of the photo-voltaic cells mounted on the roof shall be submitted to, and approved in writing by, the local planning authority.

Reason

In the interests of promoting a sustainable form of building and in order to comply with Policy E.1.5 of the Unitary Development Plan for the City of Manchester and the Council¿s `Guide to Development in Manchester 2¿.

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: 081237/FO/2006/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 all held by the Planning Division.

The following residents, businesses and other third parties in the area were consulted on the application:

Didsbury Civic Society Ballbrook Conservation Area Group Environment & Operations (Trees) Other Unspecified Consultee Greater Manchester Police Commission For Architecture And The Built Environment Head of Engineering Services Chief Executive's Landscape Practice Group British Red Cross Society, Fairfax Avenue, , Manchester, M20 6AJ 145 Lapwing Lane, Old Moat, Manchester, M20 6US 9 Knightsbridge Mews, Withington, Manchester, M20 6GX 8 Knightsbridge Mews, Withington, Manchester, M20 6GX 7 Knightsbridge Mews, Withington, Manchester, M20 6GX 6 Knightsbridge Mews, Withington, Manchester, M20 6GX 5 Knightsbridge Mews, Withington, Manchester, M20 6GX 4 Knightsbridge Mews, Withington, Manchester, M20 6GX Didsbury Court, Flat 30, Wilmslow Road, Withington, Manchester, M20 6AD Didsbury Court, Flat 29, Wilmslow Road, Withington, Manchester, M20 6AD Didsbury Court, Flat 28, Wilmslow Road, Withington, Manchester, M20 6AD Didsbury Court, Flat 27, Wilmslow Road, Withington, Manchester, M20 6AD Didsbury Court, Flat 26, Wilmslow Road, Withington, Manchester, M20 6AD Didsbury Court, Flat 25, Wilmslow Road, Withington, Manchester, M20 6AD Didsbury Court, Flat 24, Wilmslow Road, Withington, Manchester, M20 6AD Didsbury Court, Flat 23, Wilmslow Road, Withington, Manchester, M20 6AD Didsbury Court, Flat 22, Wilmslow Road, Withington, Manchester, M20 6AD Didsbury Court, Flat 21, Wilmslow Road, Withington, Manchester, M20 6AD Didsbury Court, Flat 20, Wilmslow Road, Withington, Manchester, M20 6AD Didsbury Court, Flat 19, Wilmslow Road, Withington, Manchester, M20 6AD Didsbury Court, Flat 18, Wilmslow Road, Withington, Manchester, M20 6AD Didsbury Court, Flat 17, Wilmslow Road, Withington, Manchester, M20 6AD Didsbury Court, Flat 16, Wilmslow Road, Withington, Manchester, M20 6AD List No. 6

Didsbury Court, Flat 15, Wilmslow Road, Withington, Manchester, M20 6AD Didsbury Court, Flat 14, Wilmslow Road, Withington, Manchester, M20 6AD Didsbury Court, Flat 12a, Wilmslow Road, Withington, Manchester, M20 6AD Didsbury Court, Flat 12, Wilmslow Road, Withington, Manchester, M20 6AD Didsbury Court, Flat 11, Wilmslow Road, Withington, Manchester, M20 6AD Didsbury Court, Flat 10, Wilmslow Road, Withington, Manchester, M20 6AD Didsbury Court, Flat 9, Wilmslow Road, Withington, Manchester, M20 6AD Didsbury Court, Flat 8, Wilmslow Road, Withington, Manchester, M20 6AD Didsbury Court, Flat 7, Wilmslow Road, Withington, Manchester, M20 6AD Didsbury Court, Flat 6, Wilmslow Road, Withington, Manchester, M20 6AD Didsbury Court, Flat 5, Wilmslow Road, Withington, Manchester, M20 6AD Didsbury Court, Flat 4, Wilmslow Road, Withington, Manchester, M20 6AD Didsbury Court, Flat 3, Wilmslow Road, Withington, Manchester, M20 6AD Didsbury Court, Flat 2, Wilmslow Road, Withington, Manchester, M20 6AD 1 Fog Lane, Withington, Manchester, M20 6AT Balholm Court, Flat 9, 640 Wilmslow Road, Old Moat, Manchester, M20 6AH Balholm Court, Flat 8, 640 Wilmslow Road, Old Moat, Manchester, M20 6AH Balholm Court, Flat 7, 640 Wilmslow Road, Old Moat, Manchester, M20 6AH Balholm Court, Flat 6, 640 Wilmslow Road, Old Moat, Manchester, M20 6AH Balholm Court, Flat 5, 640 Wilmslow Road, Old Moat, Manchester, M20 6AH Balholm Court, Flat 4, 640 Wilmslow Road, Old Moat, Manchester, M20 6AH Balholm Court, Flat 3, 640 Wilmslow Road, Old Moat, Manchester, M20 6AH Balholm Court, Flat 2, 640 Wilmslow Road, Old Moat, Manchester, M20 6AH Balholm Court, Flat 1, 640 Wilmslow Road, Old Moat, Manchester, M20 6AH 611 Wilmslow Road, Withington, Manchester, M20 6AD Digby Lodge, Flat 9, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 8, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 7, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 6, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 5, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 48, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 47, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 46, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 45, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 44, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 43, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 42, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 41, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 40, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 4, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 39, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 38, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 37, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 36, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 35, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 34, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 33, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 32, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 31, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 30, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 3, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 29, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 28, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 27, Fog Lane, Withington, Manchester, M20 6AP List No. 6

Digby Lodge, Flat 26, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 25, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 24, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 23, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 22, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 21, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 20, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 2, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 19, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 18, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 17, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 16, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 15, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 14, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 13, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 12, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 11, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 10, Fog Lane, Withington, Manchester, M20 6AP Digby Lodge, Flat 1, Fog Lane, Withington, Manchester, M20 6AP Flat 5, 642 Wilmslow Road, Old Moat, Manchester, M20 6AH Flat 4, 642 Wilmslow Road, Old Moat, Manchester, M20 6AH Flat 3, 642 Wilmslow Road, Old Moat, Manchester, M20 6AH Flat 2, 642 Wilmslow Road, Old Moat, Manchester, M20 6AH Flat 1, 642 Wilmslow Road, Old Moat, Manchester, M20 6AH Didsbury Court, Flat 1, Wilmslow Road, Withington, Manchester, M20 6AD Flat 6, 642 Wilmslow Road, Old Moat, Manchester, M20 6AH 636 Wilmslow Road, Old Moat, Manchester, M20 6AH 634 Wilmslow Road, Old Moat, Manchester, M20 3QX Didsbury Court, Flat 5a, Wilmslow Road, Withington, Manchester, M20 6AD 638 Wilmslow Road, Old Moat, Manchester, M20 6AH 9 Knightsbridge Mews, Didsbury Underbank House Millgate Lane Manchester Underbank House Millgate Lane Manchester

Representations were received from the following third parties:

Ballbrook Conservation Area Group Chief Executive's Landscape Practice Group , 5 Knightsbridge Mews, Withington, Manchester, M20 6GX Mr C H W Buckley, Didsbury Court, Flat 22, Wilmslow Road, Withington, Manchester, M20 6AD Dr Vivek Misra, 9 Knightsbridge Mews, Didsbury Didsbury Civic Soiciety, Underbank House Millgate Lane Manchester

Relevant Contact Officer: : Don Dunlevey Telephone No. : (0161) 234 4582 Email : [email protected]