20 homes and care home at Land At Parkfield House, Manchester Old Road, Middleton

The site and surroundings

The 1.1-hectare site lies near Middleton town centre and includes a stark four-storey office building, mature trees, a stone wall and heritage assets nearby.

“Site and Surroundings 1.1 The application relates to a site approximately 1.1ha in area set north of Manchester Old Road, approximately 375m west of the boundary of Middleton Town Centre and 500m west of Middleton Bus Station. The site contains Parkfield House, a visually stark, four-storey office building constructed from concrete in a brutalist style with alternating unbroken bands of fenestration and chamfered concrete wrapping around an ‘L’-shaped floorplate.”

Officer report

Earlier planning history

Earlier permission was granted for changing the existing office accommodation into 33 apartments, subject to conditions.

“Planning History 4.1 20/00699/PRA56 - Prior approval for change of use from existing office accommodation to 33 apartments – Prior Approval Granted STC 5. Publicity 5.1 The Application was publicized through neighbour notification letters site notice and press notice. A total of 14 objections, 3 neutral responses and 4 letters of support were received.”

Officer report

What officers recommended

Officers recommended permission because the scheme would regenerate a brownfield site, provide homes and care facilities, and bring substantial public benefits despite heritage harm.

“Planning Balance and Conclusions 7.97 The development proposals would see the delivery of new homes and needed care facilities on a previously developed, brownfield site adjacent to the designated town centre, which will provide a valuable contribution to the realisation of the Middleton Town Centre Masterplan and provide substantial regeneration benefits to the area.”

“This harm is in part mitigated through the delivery of a scheme for the whole site, which is reflective of the key characteristics of the Conservation Area. 7.101In applying the test of Paragraph 215 of the Framework, and weighing the public benefits of the scheme against the harm, in respect of the regeneration of a brownfield site in a sustainable location which is highlighted as a priority within the adopted Middleton Town Centre Masterplan, and the highly efficient use…”

Officer report

Who spoke

An objector and the applicant addressed the committee after the report was introduced by the team leader.

The committee decision

A motion to approve was proposed and seconded, then passed unanimously, with permission granted subject to a Section 106 agreement.

“It was MOVED and SECONDED that the application be approved.”

“DECISION: That planning permission be GRANTED subject to a Section 106 agreement, as set out in the report.”

Minutes