Place of worship at 227 Ayres Road, Stretford, Manchester

What was proposed

The proposal would convert a commercial building into a place of worship with a 240-seat auditorium, parking, cycle storage, bin storage and ancillary community activities.

“The proposal seeks planning permission to change the use of the building, from Use Class E(c)/B2/B8, Office, Storage and Distribution, to F1(f) Place of Worship, which internally would include a 240-seat auditorium with ancillary uses to the remainder of the ground and first floor.”

“It is proposed to mark out 9 vehicular spaces on the existing hardstanding to the side of the building, including 3 accessible parking spaces, 12 cycle parking spaces, 3no motorcycle parking spaces and a bin store. A fence/gate is proposed to the front boundary with the pavement.”

Officer report

The site and surroundings

The site is a two-storey commercial building in an employment area, near a metrolink depot, allotments, residential development and other mixed uses.

“The site consists of a two-storey brick built commercial building on the south side of Ayres Road, Old Trafford. EXECUTIVE SUMMARY”

“The application relates to a commercial building on the south side of Ayres Road currently operational as an office/store room/showroom for a home furnishings company within a designated Employment Area within Old Trafford. The proposal seeks to change the use of the building to a Place of Worship, with external alterations limited to the highways access and external area of hardstanding.”

Officer report

Officers’ recommendation

Officers considered the employment loss, highway effects and other impacts acceptable subject to travel and traffic management, access improvements, conditions and a legal agreement.

“The loss of employment floorspace is considered to be acceptable with regards to policy W1 of the Trafford Core Strategy and therefore the principle of development is acceptable.”

“Consideration has been given to the impact on the local highways network, and subject to appropriate mitigation including a Travel Plan, Traffic Management Plan and alterations to the highways following a Traffic Regulation Order the application is considered acceptable in this regard.”

Officer report

Consultation responses

The highways authority raised no objection subject to measures, while the allotments officer objected to using allotment land as an access route.

“Local Highways Authority – No Objections. Notes works to highway require separate approval from LHA. SPD3 parking standards would require 169 spaces (based on gross floorspace of 845sqm), therefore there is a shortfall of 163. Notes proposed TRO promoted by Local Authority. Requests conditions requiring, CMS, provision of motorcycle and cycle parking, Traffic and Parking Management Plan and Travel Plan.”

“Trafford Council Allotments Officer – Object to and have denied access for, the use of allotments as an access to site from Kings Road/Warwick Court.”

Officer report

Objections and comments

Objections concerned traffic management, parking, congestion, pedestrian safety, allotment access, noise, soundproofing and ecology.

“The initial consultation period received 8 objections, and 1 neutral comment, all from allotment plot holders and including the Old Trafford Amateur Gardners’ Society (OTAGS).”

“Objections were received on the following grounds: • Inadequate Traffic management and car parking arrangements • Congestion concerns, especially on event days (Old Trafford Football and Cricket Stadiums) and for the mosque • Unsafe for pedestrians/wheelchair users and cyclists due to congestion and parking • Local Car Parks are too far/not large enough, won’t be used • Minibus services are insufficient and parking would block access to allotments • Transport Assessment…”

Officer report

Who spoke

Councillor Twose spoke against the application as ward councillor and did not take part in the debate or vote.

Committee decision

The committee resolved to be minded to grant permission, with the final determination deferred and delegated to the Head of Planning and Development.

“RESOLVED: That Members are minded to grant planning permission for the development and that the determination of the application hereafter be deferred and delegated to the Head of Planning and Development as follows:-”

“(iii) To have discretion to determine the application appropriately in the circumstances where a S106 Agreement has not been completed within three months of the resolution to grant planning permission.”

Minutes

Legal agreement and conditions

Permission was subject to a highways contribution, possible condition amendments, a three-month agreement period, and controls on traffic management and ancillary uses.

“Financial contribution £TBC towards a Traffic Regulation Order for the Highways Works as shown on 25037.GA.02 E”

“(iv) That upon the satisfactory completion of the above Legal Agreement that planning permission be granted subject to the conditions now determined (unless amended by (ii) above) with an amendment to Condition 10 and addition of Condition 11 in regard to ancillary uses as follows:-”

Minutes