Place of worship at 114 Chain Road, Manchester

What was proposed

A two-storey place of worship would replace former convent buildings, with community facilities, 189 parking spaces, landscaping and an altered access.

“Executive Summary This application relates to a 2.5 ha site currently occupied by former convent buildings with associated parking, and landscaping within the site. The proposed development includes a 2-storey building to form a place of worship (Class F1) with associated parking and landscaping following the demolition of the existing building. 25 objections have been received from neighbouring residents and schools.”

“The overall proposed parking provision would be 189 spaces. A 133 space car park is proposed to the east of the access road with 10 motorcycle spaces. 12 additional spaces in proximity to the proposed place of worship for disabled users, and 20 spaces for staff are also proposed. A separate overflow parking area is proposed to the west of the access road and south of Meade Hill School would provide a further 24 spaces, with 3 spaces to the south of the presbytery.”

Officer report

The site and its setting

The 2.5-hectare site contains former convent buildings, parking and landscaping beside schools, housing, a care home and other religious buildings.

“Description The site is located at the northern end of Chain Road, in an area comprising a mix of residential, educational establishments (North Ridge High School, Our Lady’s RC High School, Meade Hill SEN school), care home accommodation (St Euphrasia’s Nursing Home) and Convent of the Good Shepherd.”

Officer report

Earlier use and heritage

The site had a longstanding religious use, while the former convent was treated as a non-designated heritage asset before demolition was considered acceptable.

“Issues Principle The site was historically occupied by the Convent of the Good Shepherd, which was interconnected with the St Euphrasia’s Care Home, and the new convent building to the north, both of which remain in use and are not part of this application. This prior use reflects a longstanding established religious use being present on this site. The principle of the use of the application site for these purposes has therefore been established.”

“Heritage Whilst there are no listed buildings on the site, and the site is not in a Conservation Area, the former convent building has been considered as a non-designated heritage asset.”

Officer report

What officers recommended

Officers recommended approval, concluding that the proposal’s benefits outweighed the loss of the former convent and that impacts could be controlled by conditions.

“On balance it is considered that the benefits which the proposed development would bring outweigh the loss of the former convent building.”

“The relationship between the proposed building, the care home and Covent of the Good Shepherd to the north has resulted from the release of the land comprising the proposed development from the Convent of the Good Shepherd. It has been advised that it was part of the overall long-term strategy of the convent to release this land to facilitate their continued presence on the wider site.”

Officer report

What people said

Residents, schools and a ward councillor raised concerns about congestion, parking, noise, pollution, drainage, trees, wildlife and the scale of the proposal.

“This would not be enough time to completely empty and refill the car parks at the proposed site and would cause excessive traffic congestion to Chain Road, Cooper Lane and the surrounding area. Such a large amount of traffic attempting to leave and gain access in such a short space of time will cause queueing traffic around the local residential streets and would hinder access for local residents.”

“Local schools – 2 objections have been received raising the following concerns: - Loss of trees along boundary with school would be unacceptable. These trees assist in screening the school from passing traffic which contributes to enabling their pupils to be calm. - Roads need to be maintained. The use of the road during the week and need full access for school buses/ taxis and walking parents/ pupils.”

Officer report

Who spoke

The applicant described community benefits, while a ward councillor highlighted traffic, noise and pollution concerns affecting schools and residents.

What members discussed

Members discussed traffic restrictions, access, security, drainage, facilities for homeless people and whether the car park clearing period needed flexibility.

“The Committee raised issues around traffic regulation orders (TROs) on Chain Road, access for active travel from the west side of the site being unavailable on security grounds, if the car park clearing time could be extended from 50 minutes to 1 hour, concerns around drainage and whether a shower point be included for the homeless.”

“The Planning Officer responded, stating that the TRO maintains access to the school without inconsiderate parking, the entrance to the site would be widened for safety and this would be agreed by Highways. The application already works in terms of access routes from the south and dedicated pedestrian and cycle access. The police had asked for other access not to be provided.”

Minutes

The committee’s decision

The committee moved the officer recommendation and approved the application with stronger wording on the condition about car park timings.

“The Committee were satisfied with the additional wording being added to the condition around car park timings and moved the officer’s recommendation.”

“The Committee resolved to move the Officer’s recommendation of Approve for the application with the strengthening of the wording on the condition mentioned above.”

Minutes