Multi-sport courts and pitch at Wythenshawe Town FC, Manchester

What was proposed

The application proposed a 3G football pitch, tennis and multi-use courts, padel courts, containers, parking, cycle storage, lighting and associated works.

“Proposal Creation of a 3G football pitch, 2no. tennis/multi use courts, 6no. doubles padel courts, 4no. shipping containers to create cafe, terrace and storage facilities, 1no. shipping container to provide changing facilities and associated parking, secure cycle storage, private access road, fencing, lighting posts and canopies following demolition of existing buildings.”

Officer report

The site and surroundings

The proposal covered the southern half of the football complex, beside a railway embankment, warehouse, homes and a public footpath.

“This application relates to the southern half of the Wythenshawe Town FC complex, the main access to which is via Timpson Road. The northern half of the site accommodates the main competitive pitch, clubhouse facilities, and a small car park. The southern half, edged below, consists of junior undersized football pitch, an L- shaped garage type structure and a hard surfaced area used as a car washing business.”

“To the south of the site there is an embankment associated with the live railway line that runs along the east-west axis. To the east, off Timpson Road, there is a large builders’ warehouse operated by Selco. To the west, there is a residential estate of predominantly two storey semi-detached and terraced dwellings, with nos. 64 to 74 Churchstoke Walk facing the application site.”

Officer report

What officers recommended

Officers recommended approval subject to Secretary of State referral, a replacement grass pitch agreement and planning conditions.

“Whilst the loss of the existing grass pitch is noted, the proposed financial contribution towards a replacement facility is considered to mitigate this impact. Overall, subject to conditions and a Section 106 Agreement, the proposal is considered acceptable and is recommended as Minded to Approve, subject to referral to the Secretary of State.”

“Recommendation MINDED TO APPROVE (Subject to referral to the Secretary of State and the signing of a Section 106 Agreement in respect of the provision of a replacement grass pitch)”

Officer report

What consultees said

Highways, environmental and drainage consultees raised no objections or supported controls, while Sport England maintained its objection to losing the grass pitch.

“The proposal does not meet Exception 5 of the Sport England Playing Fields Policy or NPPF paragraph 104, primarily due to insufficient justification for the loss of a natural grass football pitch.”

“The scheme would result in a loss of football pitch provision and the proposed 5-a-side pitch and other facilities (padel, tennis, netball) are not considered adequate mitigation or a substitute for identified football needs • While the revised Community Use Agreement shows some improvement, key concerns remain regarding affordability, clarity of access arrangements, parking provision, inclusivity, and availability of facilities (including toilets and peak-time access).”

Officer report

What residents said

Two households supported the facilities and community benefits, while eight households raised concerns about noise, lighting, disturbance, parking, safety and wildlife.

“The combined effect of multiple pitches and courts is considered excessive for the location, and the intensity of the use is incompatible with the proximity of residential properties. • Noise from the proposal and the associated sporting activities will have a detrimental impact on those residents who live closest to the site. This noise would occur during the day and throughout the evening/nighttime.”

“Concerns have been raised about impacts on mental health, stress, sleep disturbance, and overall quality of life arising from noise and activity levels. • The development would reduce property values and make homes less attractive or, in some cases, effectively uninhabitable due to noise. • The proposal could potentially harm to local wildlife from increased lighting, noise and activity.”

Officer report

Who spoke

Ward Councillors Evans and Marsh, the applicant and the Planning Officer addressed the Committee about community benefits, Sport England’s objection and mitigation.

What members debated

Members expressed full support, said the scheme would improve participation and urged the Secretary of State to favour the replacement pitch.

“During discussion of the item, the Committee expressed full support for the scheme, noting it would improve participation and should not be delayed and would urge the Secretary of State to look favourably on the provision of a replacement pitch.”

“The Chair invited the Committee to determine the application.”

Minutes

The committee decision

The Committee delegated authority to grant planning permission, subject to referral to the Secretary of State and completing an agreement for a replacement grass pitch.

“The Committee resolved to delegate the decision to the Director of Planning to grant planning permission subject to the referral to Secretary of State and the completion of a Section 106 Agreement for the provision of a replacement grass pitch.”

Minutes