Retail shop with parking at 18 Kenyon Lane, Manchester

What was proposed

The application sought retail use of a vacant sports and social club, external changes, partial demolition and eight parking spaces.

“Proposal Change of use from Sports and Social Club (Class F2) to Commercial Retail (Class E(a)), elevational alterations and partial demolition to provide parking area…”

“The application relates to the change of use of a vacant sports and social club (Class F2) to commercial retail (Class E(a)), elevational alterations, involving a new shopfront and the partial demolition of a rear extension to provide a car parking area with 8 spaces.”

Officer report

The site and its surroundings

The single-storey former social club stands in a mixed-use area near a local centre, with homes, shops, a public car park and industrial uses nearby.

“The application site comprises a vacant, single storey building formerly occupied by a social club (Lightbowne Club). The site is bounded by Kenyon Lane to the east, Penn Street to the north, Ebsworth Street to the west, and a vehicle repair/MOT garage with an adjacent informal open space to the south.”

“To the north, across Penn Street, lies a free, surface-level public car park. To the west are two-storey terraced residential properties, while to the east, across Kenyon Lane, are additional terraced dwellings alongside a parade of local shops and restaurants. To the south is a vehicle repair/MOT garage, beyond which is a hand car wash facility and the Tulketh Industrial Estate, which accommodates a number of industrial units and workshops.”

Officer report

Earlier permission was refused

An earlier retail application was refused because it lacked dedicated parking and could increase competition for neighbours’ on-street parking spaces.

“The application relates to a revised proposal following the refusal of permission for an earlier change of use to retail (Ref: 141335/FO/2024) based on the Council’s concerns surrounding the lack of dedicated car parking provision and the impact to neighbouring residential occupiers due to increased competition for on-street parking spaces.”

Officer report

Why officers recommended approval

Officers considered the retail use, design, parking, residential impact and highway effects acceptable, with conditions protecting amenity and controlling the development.

“Although the Moston Lane Development Framework identifies this site as a potential location for residential redevelopment, along with Ebsworth Street and the adjacent car park as part of a new local centre featuring residential-led mixed-use development and public civic space, the document is not intended to be overly detailed or prescriptive. Instead, it offers preliminary analysis, concepts, and proposals to guide future opportunities for investment and growth.”

“In light of the above, the proposed development would allow for the reuse of a vacant building and provide a more vibrant and active street frontage, whilst the edge of centre location ensures strong connectivity to Moston Lane. The scale of the proposed retail use is modest and falls well below the threshold requiring a retail impact assessment, with no significant adverse effects anticipated on the vitality or viability of nearby centres.”

Officer report

What consultees and residents said

Residents raised concerns about parking, traffic, HGVs, accidents, noise, waste and the need for more community-focused uses; Highways and Environmental Health raised no fundamental objection.

“-There would be too much dangerous parking and illegal parking and more accidents and traffic build-up.”

“Environmental Health – No objection. Conditions are advised in relation to hours of use, servicing hours, the use of external equipment, waste management and the control of fumes/odours.”

Officer report

Who spoke at the meeting

No objectors attended, and neither the applicant nor the agent was present.

The committee’s decision

Councillor Andrews moved approval, Councillor Chohan seconded it, and the committee resolved to approve the application.

“Councillor Andrews moved the Officer’s recommendation to approve.”

“The Committee resolved to approve the application.”

Minutes