8 two-bedroom apartments at 404 Wilbraham Road, Manchester

What was proposed

The application proposed a 3/4-storey building with eight two-bedroom apartments, access, amenity space, landscaping, cycle parking and refuse storage.

“The application seeks full planning permission to redevelop a long-vacant corner site at 404 Wilbraham Road to provide a 3 / 4-storey building comprising 8 two-bedroom apartments, with landscaping, private and shared amenity space, cycle parking, refuse storage and associated highway works.”

Officer report

The site and surroundings

The vacant, hard-surfaced corner site was formerly a nursery and garden centre and lies near shops, services, public transport and mixed residential and commercial uses.

“The application site includes a parcel of land at the corner of Wilbraham Road and Egerton Road North. The site is currently entirely hard surfaced and was formerly used as a nursery/garden centre but has been vacant for at least a decade, currently used for storage of general remnants of the earlier use. Historic maps show that the site was previously occupied by a large, detached dwelling, consistent with the surrounding pattern of residential development in the area.”

“The site is found within Chorlton Ward in a mixed-use area. The surrounding townscape is varied in character. To the east, the area is predominantly residential, including both single dwellinghouses and properties that have been subdivided into flats. Wilbraham St Ninians Church is found diagonally opposite the site. Immediately to the west is a terrace of commercial units at ground floor level with residential accommodation above.”

Officer report

Earlier proposals

Earlier multi-storey schemes were mostly refused, while permissions were granted for a garden centre and a three-storey dwellinghouse.

“The site has a long history of proposals for multi‑storey development, including retail with flats above, offices, and a hotel. Most schemes submitted between 1982 and 2000 were refused, reflecting concerns at the time about scale or land use. A later mixed retail and residential proposal in 2003 was withdrawn before a decision was made.”

“029780 Description: Erection of a three-storey building to form shop/offices with offices over Decision: Refused 29/10/1987”

Officer report

Why officers supported it

Officers considered the housing, regeneration, design, accessibility, amenity, transport and biodiversity benefits acceptable, subject to conditions.

“The design, scale and layout of the scheme have been carefully considered in the context of the surrounding townscape. The building responds positively to the established character of Wilbraham Road and Egerton Road North, and its height, massing and appearance are considered appropriate for this prominent corner site.”

“Overall, the proposal accords with the Development Plan as a whole and there are no material considerations that would outweigh the benefits of the scheme. The development would deliver clear regeneration, environmental and housing benefits, and is therefore recommended for approval subject to the conditions set out in this report.”

Officer report

Consultation responses

Highways and other consultees raised no objection subject to conditions, while ecology confirmed more than 10% biodiversity net gain after updated information.

“Environmental Health reviewed the submitted information and raise no objection, subject to conditions. The Phase 1 Desk Study is accepted; however, no site investigation, detailed risk assessment or remediation strategy has yet been submitted. These matters will need to be addressed through appropriately worded pre‑commencement and pre‑occupation conditions once the site has been cleared.”

“GMEU initially advised that the ecological information submitted was insufficient, raising concerns regarding the lack of mitigation and enhancement measures and the absence of an acceptable Biodiversity Net Gain (BNG) assessment. Following submission of updated ecological information, GMEU advise that they are satisfied in principle and raise no objection, subject to conditions.”

Officer report

Who spoke

The agent addressed the Committee about the neglected site, eight apartments, amenity, biodiversity, building standards, cycle storage and addressed neighbour concerns.

The committee vote

The Committee resolved to approve the application, subject to the conditions set out in the report.

“The Chair invited the Committee to determine the application.”

“The Committee resolved to approve the application, subject to conditions set out within the report.”

Minutes