Three-storey community building at Former Autocare Centre, Manchester

What was proposed

A three-storey building would provide learning, community, commercial and service uses, with landscaping, eight car spaces and cycle parking.

“Proposal Erection of a three storey mixed use building (Class F1 Learning and non-residential institutions); (Class F2 Local Community) and (Class E; Commercial, business and service), landscaping, car parking and cycle parking following demolition of existing building. Location Former Autocare Centre, 2A Seymour Road, Manchester, M8 6BG”

“The application relates to the erection of a three storey mixed use building (Class F1 Learning and non-residential institutions); (Class F2 Local Community) and (Class E; Commercial, business and service), landscaping, car parking and cycle parking following demolition of existing buildings.”

Officer report

The site and surroundings

The site contains a poor-condition MOT garage with hardstanding, waste and scrap vehicles, near schools, commercial premises and residential areas.

“The application site is currently occupied by a MOT car garage spread across three buildings, with the entire area covered in hardstanding. The existing buildings are of masonry construction and are in poor condition, consisting of low-grade structures showing signs of deterioration. Waste materials and scrap vehicles are stored along the sides and rear of the site, whilst additional vehicles associated with the business…”

“To the east lies another car garage and MOT centre. South of the site is an area of scrubland associated with the rear of nearby commercial units, and to the southeast, beyond a dense border of trees and hedgerow is a large surface car park serving the Tesco supermarket. Immediately west of the site is a narrow access road linked to a neighbouring restaurant and its car park.”

Officer report

What officers recommended

Officers recommended approval because the scheme would regenerate a poor-quality site, provide community and educational benefits, and have manageable impacts.

“In this context, the proposed mixed-use development, which incorporates space for worship, community events, and local enterprise, represents a valuable addition to the District Centre. It addresses a recognised shortfall in high-quality community facilities in the area whilst also supporting economic growth through the provision of affordable shared workspaces and meeting pods.”

“The supporting narrative to the policy states further that although the Council values employment land, there are circumstances where it will be appropriate to support alternative uses such as when employment is un-viable, particularly if the site has remained empty or vacant for a period of time and the employment space no longer serves the needs of businesses due to its age and the conditions of the property; or, when an alternative use would bring more benefits to the…”

Officer report

Parking and safeguarding

The main concerns were highway impacts, parking demand, pedestrian safety, privacy and safeguarding near the school opposite.

“-Impact to the highway, including trip generation, parking demand and highway safety.”

“-Improved appearance of a key site in the locality.”

Officer report

What consultees and residents said

Residents and school representatives objected over parking, traffic, safety and overlooking, while consultees generally supported approval subject to conditions.

“Local Residents/Occupiers – 14 letters have been received from local residents, as well as multiple objections raised by representatives of Kind David’s Primary School who are located on the opposite side of Seymour Road. Comments are summarised below:”

“The Addendum notes that the public car-park to the rear of the site (adjacent to Tesco) is operated by the City Council and provides parking for users of the northern Cheetham Hill District Centre, of which the site falls within. It is noted that the car- park allows 3-hours free parking with longer durations for additional costs.”

Officer report

Who spoke

The applicant’s agent supported approval, highlighting community facilities, design, travel arrangements and the 75-person capacity.

What members discussed

Members asked about overlooking of the school and local parking capacity; officers referred to screening, fencing and detailed parking assessment.

“Councillor Kilpatrick stated that this was a good application but questioned any overlooking of the nearby King David School.”

“Councillor Gartside enquired on local parking capacity.”

Minutes

The vote

Councillor Lovecy moved approval and Councillor Riasat seconded it.

“Councillor Lovecy moved the officer’s recommendation of approve for the application.”

Minutes

The decision

The Committee approved the application subject to the conditions in the printed reports.

“The Committee resolved to approve the application subject to conditions within the printed reports.”

Minutes