Modular youth hub at 306 And 308 Yew Tree Road, Manchester

What was proposed

A single-storey modular youth hub and community facility was proposed, with landscaping, parking, access, cycle spaces, waste storage and boundary treatment.

“Consent is sought by the City Council for the erection of a single storey, modular building to be used as a youth hub on the former council depot site, together with associated access, parking and boundary treatment. A glazed canopy would be incorporated above the main entrance.”

“The proposed building would be located on the southern side of the site and features two parking spaces for disabled users, accessed from the existing access point on Yew Tree Road. The development also includes a hard-surfaced area around the building, an enclosed area for external plant to the northern façade of the building, and dedicated spaces for bicycles and waste. For the most part the existing boundary treatment to the perimeter of the site would be retained.”

Officer report

The site and its setting

The 679-square-metre former council depot is surrounded by homes, accessed from Yew Tree Road and lies south of Old Moat Park.

“The application site relates to a former council depot site (679 sqm in area) accessed from Yew Tree Road between nos.306 and 308.The site is currently occupied by a number of single storey brick buildings and a portable building. The site is enclosed by a mix of boundary treatment including high brick walls, concrete post and panel fencing with chain link fencing above and close boarded fencing with weldmesh fencing above.”

Officer report

Effects on nearby homes

Officers considered the modest building, limited capacity, operating controls, management and acoustic conditions sufficient to avoid significantly harmful noise, disturbance or privacy impacts.

“Whilst the proposal includes a new building with potential for intensification of use, the building is modest in size and only anticipated to accommodate up to 25 young people plus staff at any one time and not in continuous use.”

“In terms of any impact arising from the physical presence of the building, given its single storey nature, window/door positioning and relationship with neighbouring residential properties, it is not considered that there would be harmful impact to the living conditions of neighbouring occupiers in terms of over-dominance, overshadowing, overlooking or loss of privacy. As such, the impact to residential amenity is considered satisfactory.”

Officer report

Consultation responses

Residents raised concerns about parking, traffic, noise, privacy, security, antisocial behaviour, wildlife, staffing, consultation detail and the choice of location.

“- traffic and parking congestion would be exacerbated. There is limited parking provision proposed. The 5 staff and an unknown number of users will park on Yew Tree Road, or wherever they can find a space nearby. Parking on this road has become a big problem since the introduction of the Christy Parking Scheme, making the road very congested and dangerous to cross, including for the many users of Old Moat Park.”

“- anti social behaviour - the location would make neighbouring houses vulnerable - it is difficult to make fully informed comments, as the documents lack detail, particularly about what the site will be used for - what hours, by how many people, by whom etc - Will existing buildings remain as depot facilities? - Noise and disturbance, keeping neighbours awake who start work early in the morning, and the facility would give rise to noise in the late evening.”

Officer report

Who spoke

An objector opposed the location and raised concerns about consultation, disruption, privacy, parking and antisocial behaviour, while the applicant’s representative supported the facility’s community role.

Committee discussion

Members discussed internal use, the flat roof, deliveries, visibility, parking, the hedge and protecting neighbours’ privacy through a boundary condition.

“Councillor Richards proposed that a condition should be included that addressed the treatment of the boundary so as to protect neighbours’ privacy.”

“The Planning Offer confirmed that the use was for internal use only and the acoustic insulation would be formally assessed by Environmental Health colleagues. He said the use of a flat roof in this case was acceptable and appropriate as it reduced bulk massing to the rear of near by properties. He said the modular build materials could access the site using the existing access point.”

Minutes

The committee’s decision

The committee approved the application, adding a condition addressing the boundary and removing condition 27.

“Councillor Andrews, with the addition of the condition recommended by Councillor Richards and the removal of condition 27 moved the Officer’s recommendation to approve.”

“The Committee resolved to approve the application with the addition of the condition recommended by Councillor Richards and the removal of condition 27.”

Minutes