New mosque at 29 Gibraltar Road, Halifax

The site

The site is a fully developed corner plot beside homes and a business yard, with informal on-street parking and no mosque off-street parking.

“The site is formed from a broadly rectangular plot on the corner of Gibraltar Rd and Buckland Pl and measures approx. 715 sqm. The site is completely covered in buildings or hardstanding and is accessed via the main entrance on Gibraltar Rd. Informal on-street car parking is available in the vicinity of the site, although the Mosque does not benefit from any off-street parking associated with it.”

Officer report

Earlier permissions

Earlier permissions approved educational and worship use in 2005 and mosque, cultural centre and education centre use in 2014.

“Description: Change of use from residential and retail (storage) to place of education and worship Decision: Approved (Time Limited) 09/12/2005”

“Application: 14/00810/FUL Description: Change of use for place of worship (mosque) (D1), cultural centre and continuation of existing use for education centre (part retrospective) Decision: Approved 07/10/2014”

Officer report

What officers recommended

Officers recommended refusal because inadequate off-street parking was likely to cause indiscriminate parking, congestion, highway safety and residential amenity harm.

“However, the aforementioned conflicts in respect of access and parking are material. The proposed development would secure no off-street parking, notwithstanding Local Plan requirements (approx. 78 spaces for 1,960 sqm). The proposed reliance upon on-street capacity and third-party car parking is neither robust nor enforceable. Whilst parking surveys have been conducted, these are considered narrow in focus and fail to account for the five daily prayers or major events.”

“As set out by the Local Highway Authority, the absence of on-site arrangement, parking is likely to result in indiscriminate parking and increased manoeuvring to the detriment of highway safety and the amenity of residents, many of whom lack off-street parking.”

Officer report

Consultation responses

Highways objected over parking and traffic, while flood risk officers accepted remaining drainage matters could be controlled by condition; police and Yorkshire Water had no objections subject to conditions.

“Given acceptance of 5l/s rather than 2l/s or 2.7l/s, it is evident that the submitted drainage plan is overstating surface water attenuation requirements hence it is acceptable to resolve remaining matters by way of condition.”

“West Yorkshire Police – No objections subject to conditions.”

Officer report

What people said

One valid representation supported retaining the worship and community facility, managed parking, and sustainable travel or off-site parking.

“The statutory public consultation period of 21 days took place between 08/04/2024 to 29/04/2024 by site notice, press advert, and neighbour letters. During the public consultation, 1 valid representation was received in support of the proposal.”

“Proposal would retain a local place of worship and community facility. • Parking is already effectively managed during larger events to reduce impacts on local and highway amenity. • Lack of car parking can be overcome by using a variety of sustainable transport and off-site parking elsewhere in the area.”

Officer report

Who spoke

The applicant and agent addressed the committee, as did Councillors Fazal and Khan as ward councillors.

The committee decision

The committee resolved to permit the application and delegated authority to issue the decision notice with appropriate conditions.

“(a) the application be permitted for the following reasons:”

“(b) delegated authority be given to the Director, Regeneration and Strategy to issue a decision notice subject to the appropriate conditions, including but not limited to security and designing out crime.”

Minutes