Airport surface car park at Boundary Farm, Styal Road, Manchester

What was proposed

The application proposed demolishing three glasshouses and three buildings to create a 1,384-space airport car park with access, lighting and landscaping.

“This application seeks full planning permission for the demolition of 3 no. glasshouses and 3 no. smaller buildings and the construction of an airport surface car park with associated access barriers, lighting and landscaping.”

Officer report

The site and surroundings

The 4.4-hectare site contained glasshouses, hardstanding, smaller buildings and grassland, with homes to the east and airport parking to the north.

“The application site extends to approximately 4.4 hectares and comprises three large glasshouses and areas of hardstanding associated with the site’s previous horticultural use, and subsequent use for airport car parking (the current lawful use of the site). There are also a number of smaller single-storey buildings on the site, together with some areas of open grassland.”

“The site is located outside of the operation area of the airport, within the Green Belt as identified in the Local Plan. The application site is wholly within the Cheshire East Council boundary. However, the site adjoins Manchester City Council’s administrative boundary on the site’s northern boundary and where the site access adjoins the adopted highway of Styal Road on the site’s eastern boundary.”

Officer report

Officers recommended approval

Officers considered the proposal acceptable in principle, compliant with planning policy and suitable for approval subject to conditions.

“Policy INF5 of the SADPD sets out the Council’s adopted planning policy regarding off-airport car parking. This policy explains that proposals for airport parking outside of the operational area will not be permitted unless it can be clearly demonstrated current capacity of lawful airport car parks is insufficient to meet the needs of the airport and the proposal accords with other policies in the development plan.”

“Policy PG3 of the CELPS states that limited infilling or the partial or complete redevelopment of previously developed sites which would not have a greater impact on the openness of the Green Belt and the purpose of including land within it than the existing development is not inappropriate development in the Green Belt.”

Officer report

Consultation responses

Highways, safeguarding, environmental, flood, archaeology and other consultees raised no objections, subject to specified conditions where applicable.

“Manchester City Council Highways – No objection subject to conditions…”

“Manchester Airport Safeguarding – No objection subject to conditions relating to construction management plan, bird hazard management plan, landscaping and lighting…”

Officer report

Objections and concerns

Residents and the local MP objected over noise, lighting, traffic, landscaping, Green Belt openness, rural character and the scale of airport parking.

“Proposal for a large-scale surface car park is an outdated model of airport planning – a regressive step back towards car dominated infrastructure • The applicant’s claim that there is a 'requirement' for this parking is based on a self- inflicted shortage. The airport has recently closed existing parking facilities at Enterprise Way (JetParks 2) to enable the 'MIX Manchester' office development. • Other non-Green Belt land is available.”

“The second letter was from the local MP objecting to the proposal on the following grounds: • The only reason the airport claim there to be a shortage of car parking spaces is that the Airport made a commercial decision to change a car park elsewhere on the site into office accommodation. • Previous meet and greet car parking operation not comparable to intensive operation now proposed.”

Officer report

Who spoke at the meeting

A councillor representing Styal Parish Council and the applicant attended and made representations.

The committee’s decision

The committee approved the application subject to the listed conditions, including controls on landscaping, noise, biodiversity, access, drainage, lighting and contamination.

“That the application be approved subject to the following conditions;”

“Development in accordance with approved plans 3. Materials as application 4. Implementation of landscaping scheme 5. Noise management plan to be submitted 6. Biodiversity Gain plan to be submitted 7. 30-year landscape/ habitat management plan to be submitted 8. Development is to be entered into Natural England’s District Licensing Scheme for Great Crested Newts 9. Method Statement of Reasonable Avoidance Measures for reptiles and hedgehogs to be submitted 10.”

Minutes