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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 Wilmslow Road, Didsbury, Manchester, 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 Wilmslow Road 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.

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