Manchester City Council Item 5 Planning and Highways Committee 12 November 2015 Application Number Date of Committee Date Ward 110182/FU/2015/N1 Application 12 November Crumpsall Ward 14 October 2015 2015 Proposal Change of use of first floor flat (Class C3) to office (Class A2) Location 64A Crumpsall Lane, Crumpsall, Manchester, M8 5SG Applicant Mrs Nasrin Ali, 14 Park Road, Crumpsall, Manchester, M8 4HU Agent Description The application site relates to a two bedroom, first floor flat above an existing ground floor retail unit, presently in use as a ‘deli’. The host building occupies a mid terrace position within a small, two-storey commercial parade of five units and is adjoined on one side by a hot food takeaway and to the other by a newsagent with first floor flats above. The property includes a forecourt area and a small rear yard accessed via an alleyway off Hermitage Rd. With the exception of a large public house on the opposite side of the parade, the immediate surroundings are predominantly residential in character. In this case, planning permission is sought to change the use of the first floor residential flat to that of a small office (Class A2). It is anticipated that the office will be occupied by a solicitors. The application has been presented to the Planning and Highways Committee as the applicant is an elected Member of the City Council. Item 5 – Page 1 Manchester City Council Item 5 Planning and Highways Committee 12 November 2015 Consultations Local Residents/Occupiers – No representations received. City Wide Support (Highways) - The proposals are all contained within a private boundary to the development and do not impinge on the adopted highway. The addition of a small office and any associated parking demands at the location does not raise any highway safety or capacity concerns and the proposals are therefore accepted in principle. There is no proposed off-street car parking provided at the development and any associated vehicles will therefore have to make use of the on street provisions or make alternative arrangements. With this in mind, there is considered sufficient car parking available in the adjacent Crumpsall Lane and Hermitage Road to accommodate any low level demand which the small office is likely to generate. The trips generated by the development are considered to produce a greater level of traffic, when compared to those which the former residential accommodation could generate; however the proposed change of use is unlikely to generate a significant traffic impact and on this basis Highways accepts the proposals in principle. There are no proposed works to the adopted highway and no highway licenses would be required prior to the works commencing. Policy Local Development Framework The principal document within the framework is the Manchester Core Strategy which sets out the spatial vision for the City and includes strategic policies for development during the period 2012 – 2027. '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 also been saved until replaced by further development plan documents to accompany the Core Strategy. Planning applications in Manchester must therefore be decided in accordance with the Core Strategy, saved UDP policies and other Local Development Documents.' The following policies within the Core Strategy are considered relevant: Policy SP1 refers to the key spatial principles which will guide the strategic development of Manchester together with core development principles. It is stated that developments in all parts of the city should create well designed places which enhance or create character, make a positive contribution to the health, safety and well being of residents, consider the needs of all members of the community and protect and enhance the built environment. Further, development should seek to minimise emissions, ensure the efficient use of natural resources, reuse previously Item 5 – Page 2 Manchester City Council Item 5 Planning and Highways Committee 12 November 2015 developed land wherever possible, improve access to jobs, services and open space and provide good access to sustainable transport provision. The proposed development is considered to be in accordance with policy SP1 in that a high quality residential development will be provided that contributes towards meeting housing growth in the City and creating a high quality neighbourhood for residents to live in. Consideration has been given to minimising the impact upon the amenity of local residents as well as preserving or enhancing the historical context. Policy DM1 states that new development should have regard to more specific issues for which more detailed guidance may be given within supplementary planning documents. Issues include: the appropriate siting and appearance of development, the impact upon the surrounding area, the effects on amenity, accessibility, community safety and crime prevention, health, the adequacy of internal accommodation and amenity space and refuse storage/collection. Policy T2 of the Core Strategy states that all new developments should provide appropriate car parking facilities and also that the circumstances of each proposal should be taken into account to establish what level of parking is appropriate National Planning Policy Framework The central theme to the NPPF is to achieve sustainable development. The Government states that there are three dimensions to sustainable development: an economic role, a social role and an environmental role (paragraphs 6 & 7). Paragraphs 11, 12, 13 and 14 of the NPPF outlines a “presumption in favour of sustainable development”. This means approving development, without delay, where it accords with the development plan and where the development is absent or relevant policies are out-of-date, to grant planning permission unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits when assessed against the NPPF. Issues Principle Having regard to the existing planning policy framework, City Council policy and national planning guidance, the principle of the development is considered acceptable and unlikely to have a significant impact upon the highway, the living conditions of nearby residential occupiers or upon the character of the neighbourhood. As such, the proposed change of use is considered to comply with policies DM1, T2 and SP1 of the Manchester Core Strategy. Residential Amenity Given the typical traits of the proposed use and the likely low levels of activity of a use within a predominantly commercial parade adjacent to a busy thoroughfare, it is unlikely that there will be any material impact upon the nearest residential properties. Item 5 – Page 3 Manchester City Council Item 5 Planning and Highways Committee 12 November 2015 Whilst there may be minimal impact upon the adjoining first floor which is in residential use, the expectation of the level of amenity would be much lower than that of housing developments within typical residential neighbourhoods. To ensure no undue impact and to safeguard levels of amenity, conditions have been imposed with respect to day time hours of opening and servicing. Car Parking and Highways Issues Policy T2 of the Core Strategy states that all new developments should provide appropriate car parking facilities and also that the circumstances of each proposal should be taken into account to establish what level of parking is appropriate. Policy DM1 requires that adequate parking should be provided for all new development and consideration should be given to traffic generation and road safety, whereas policy SP1 goes on to state that new developments should improve access to jobs, services, education and open space by being located to reduce the need to travel and provide good access to sustainable transport provision. The applicant states that the proposed use will entail one full time member of staff and two part-time posts, with the likely customer footfall comprising of two to three visits per day. It is not believed that the proposed use would generate a material or detectable impact upon car parking demand or create a high frequency of vehicular trips. The highway to the front of the premises and along nearby side roads contains unrestricted kerbside parking which will adequately cater for any demand. It not therefore considered that the proposed use will have any significant impact upon parking or the function of the highway. Refuse Storage Due to the nature of the use, it is not anticipated that much waste will be generated. The applicant has stated that paper waste will be stored in the office, shredded and disposed of via a confidential waste shredding service. General waste will be minimal and stored in a shared receptacle with the existing ground floor use within the rear yard area. This arrangement is considered acceptable in this instance and a condition is recommended to ensure this strategy is adhered to. Conclusion On balance, it is considered that the proposal represents an appropriate and satisfactory form of development that fulfils the criteria set down in policy. Human Rights Act 1998 considerations – This application needs to be considered against