Four commercial units at 78 - 80 Tib Street, Manchester

What was proposed

The application proposed demolishing the existing building and constructing a four-storey building with four commercial units.

“Proposal Demolition of existing building at 78-80 Tib Street and erection of four- storey building (Use Class E).”

“The proposal is for the demolition of the existing buildings on site and the erection of a four storey building consisting of four commercial units (Use Class E).”

Officer report

The site and surroundings

The site contained two vacant, dilapidated three-storey buildings in the Smithfield Conservation Area, with nearby residential and commercial properties.

“The site is in the Smithfield Conservation Area and the Northern Quarter neighbourhood. The Northern Quarter is a City Centre neighbourhood that is characterised by back of footpath developments and a varied street scape in terms of scale. Ground floor commercial uses, with a mix of upper floor residential and office uses, are located within new and converted buildings which contribute to the significance of the area.”

“Tib street contains a variety of uses, including commercial retail, office, drinking establishment and residential uses. Residential homes are present within the upper floors of a high number of buildings, including both 72 and 82-84 Tib Street. Tib Street contains a diverse mix of buildings, with older Georgian weavers cottages to the northern end of the street, and a mix of Victorian, Edwardian and modern buildings further to the south.”

Officer report

Earlier planning history

An earlier application for façade alterations, a rooftop and rear extension to create three commercial units was refused in June 2024.

“137210/FO/2023 - Elevational alterations of front facade, erection of roof top and two storey rear extension to facilitate creation of 3no Class E units and other associated works – Refused June 2024.”

“044789/FU/CITY2/93 - Change of use of ground floor clothes shop and basement storage area to a cafe bar – Approved February 1994.”

Officer report

What officers recommended

Officers recommended approval because the proposal would regenerate a vacant site, support commercial activity and employment, and provide a suitable high-quality building.

“The replacement building is commensurate with the scale and use for the area. The design would be high quality and would promote a quality neighbourhood, economic development and sustainable travel patterns.”

“It has sought to minimise the potential for overlooking and loss of sunlight and daylight. The proposal would redevelop a site that does not currently contribute positively to the area. The building would be of a high level of sustainability and high quality materials thereby reducing CO2 emissions.”

Officer report

Consultation and objections

Two letters objected over noise, disturbance, daylight, sunlight and privacy, while consultees raised no objection subject to conditions.

“Local residents/public opinion – Four letters of representation were received, two of which neither objected nor supported the proposals subject to certain criteria, and two letters of objection. The letters of objection can be summarised as follows:”

“The siting of a commercial development on site rather than a residential development is likely to have a detrimental impact on neighbouring amenity via noise generation and general disturbance. • The development would have an unacceptable impact on daylight and sunlight received by adjacent properties. • The proposal would cause an unacceptable loss of privacy to neighbouring residential premises.”

Officer report

Who spoke

An agent for the applicant supported the scheme, describing its design, conservation-area fit, low carbon features and contribution to the streetscene.

Members’ discussion

Members asked whether noise and vibration had been assessed, and the planning officer said conditions addressed those issues.

“The Committee raised the following issues; had noise and vibration been assessed.”

“The Planning Officer stated that noise issues were fully addressed by conditions within the report.”

Minutes

The committee vote

Councillor Andrews moved the officer recommendation and Councillor Curley seconded it.

“Councillor Andrews moved the Officer’s recommendation.”

Minutes

The decision

The committee approved the application subject to the report’s conditions and an additional condition in the late representations agenda.

“The Committee resolved to move the recommendation of Approve for the application subject to conditions within the report and the additional condition in the Late Reps agenda.”

Minutes