Mosque redevelopment at Jalalia Jaame Mosque, Rochdale

What was proposed

The application proposed redeveloping the mosque by removing the dome and minaret, adding a first floor, remodelling the ground floor and changing windows.

“Report Title: Report to Planning Committee Application Number 25/00818/FUL Proposal Re-development of the existing building comprising the removal of the existing dome and minaret, the erection of a new first floor extension, the remodelling of the ground floor and alterations to fenestration on all elevations Site Jalalia Jaame Mosque, 66 Trafalgar Street, Rochdale, OL16 2EB Applicant Jalalia Jaame Mosque, 66 Trafalgar Street, Rochdale, OL16 2EB Recommendation Refusal…”

“The vicinity of the site is predominantly residential with the exceptions of Rochdale Leisure Centre to the south west and Arif Grocers to the north west. 2. Proposal 2.1 The application includes the re-development of the existing building comprising the removal of the existing dome and minaret, the erection of a new first floor extension, the remodelling of the ground floor and alterations to fenestration on all elevations.”

Officer report

The site and surroundings

The single-storey mosque stands between terraced properties in a mainly residential area, with access from Nile Street and Trafalgar Street.

“Site and Surroundings 1.1 The site relates to the Jalalia Jaame Mosque which is located on a rectangular piece of land in between two rows of terraced properties on Entwistle Road to the south and Ramsay Street in the north. The site is located within the Defined Urban Boundary as set out under Policy (G/D/1) of the UDP and it is located within Flood Zone 1 meaning the site has a low probability of flooding from rivers and the sea.”

“The application site is located approximately 0.5km to the east of Rochdale Town Centre with access points from Nile Street and Trafalgar Street. The car park associated with the application site is located to the west of Nile Street.”

Officer report

Earlier applications

Earlier permissions covered extensions, alterations, a mortuary and funeral facility, a car park, and previous first and second-floor development.

“Planning History 4.1 PREAPP/00099/24 – Ground floor remodelling and erection of first and second floor extension. Concerns raised regarding the scale and massing of the proposals and impact on neighbouring properties…”

“Application 17/00915/FUL – Approved 17.10.2017 with conditions for the erection of a single storey extension to the rear of the existing mosque to provide a new mortuary and funeral facility.”

Officer report

Consultation responses

Highways raised no objection, while urban design officers identified concerns about the building’s scale, appearance, roof and impact on neighbours.

“Scale of development 6.3 Development should not affect the amenity of residents or users through visual intrusion, overbearing impact, overshadowing or loss of privacy and development should mitigate against any impacts due to noise, dust, light and odour pollution. To address this, the applicant has limited the number of windows at first floor level to obscure glazing.”

“Features such as the roof form appear ‘heavy’, and details of the ‘chunky’ overhang can certainly be improved. The roof is a dominant feature and acts an important source to draw natural light back into the building. In combination with the solar panels, this element contributes to a visually busy roofscape. A more integrated design approach such as the incorporation of a green roof would have been welcomed to soften the impact and enhance overall design quality.”

Officer report

What people said

One objection cited parking, blocked roads and pavements, and water supply, while over 100 supporters described community, educational and inclusion benefits.

“Roads and pavements blocked by inconsiderate parking.”

“Water supply is affected for existing neighbouring houses by volume of use from Mosque.”

Officer report

Who spoke

The assistant development manager introduced the item, and the applicant, agent and ward councillor addressed the committee; no objectors spoke.

The vote

The committee unanimously voted for approval against the officer recommendation.

“It was MOVED and SECONDED that the application be APPROVED against Officer recommendation.”

“On being put to the vote, it was UNANIMOUSLY cast IN FAVOUR of APPROVAL AGAINST OFFICER RECOMMENDATION.”

Minutes

The final decision

Planning permission was granted subject to obscure glazing on all proposed windows and restrictions on parking along Nile Street.

“DECISION: That planning permission be GRANTED, subject to the following conditions: 1) Obscure Glazing: All windows on proposed development shall be fitted with obscure glazing and retained as such thereafter; 2) Parking shall be restricted to one side of Nile Street and shall not be permitted in the vicinity of its junction with Ramsay Street.”

“REASON for DECISION: The proposed development would deliver significant community benefits, including the provision of multi-purpose facilities that meet the evolving needs of the local population. In particular, the scheme would…”

Minutes