30 affordable apartments at 8 Patricroft Church, Eccles

“Full planning permission is sought for the redevelopment of the site to provide 30 affordable residential apartments, arranged across two three-storey buildings, together with associated car parking accessed from Alexandra Road and site-wide landscaping works.”

“The existing Sunday School building and the linked chapel fronting Liverpool Road are proposed to be demolished to facilitate the development, along with the removal of existing trees within the site. The attached single-storey extension (serving The Lancastrian Theatre Organ Trust) will be retained, with its northern elevation, which faces the application site, to be made good in matching materials.”

“The application site comprises the former Patricroft Methodist Church and the adjoining Sunday School building, situated in a prominent position at the junction of the A57 Liverpool Road and Alexandra Road in Eccles. Patricroft Methodist Church ceased worship in October 2020, and the buildings have remained vacant since that time.”

“In respect of the chapel fronting Liverpool Road, this forms a later addition to Patricroft Methodist Church, constructed by TD Howcroft in 1972. It is built in brown brick and features opposed mono- pitched profiled sheet roofscapes of differing heights, together with a flat-roofed link connecting to the Sunday School building.”

“02/44225/TPO - Consent under Tree Preservation Orders Decision: Split - Sent: October 2002 Sunday School Annex, Alexandra Road, Eccles Fell two silver birch trees…”

“02/43867/TPO - Consent under Tree Preservation Orders Decision: Refuse - Sent: April 2002 Former Sunday School Alexandra Road/, Green Street, Eccles Fell two silver birch trees Publicity…”

“In weighing this harm, regard must be had to the public benefits of the scheme. The proposal would deliver 30 affordable residential units, contributing towards an identified and pressing housing need within the borough, as confirmed by the Council’s Housing Strategy Team. The development would also bring a vacant and underutilised brownfield site back into beneficial use in a sustainable location, making efficient use of land and supporting regeneration objectives.”

“Having carefully considered the above, and in accordance with Policy HE1 and relevant national guidance, it is acknowledged that the proposal would result in a high level of harm to a non-designated heritage asset.”

“Consultations Arboricultural Consultant (DM) Summary – No objection subject to conditions requesting that felled trees are replaced in accordance with a tree replacement scheme to be submitted and that a revised Arboricultural Method Statement be submitted detailing tree protection measures for all retained trees lying outside the red line boundary.”

“Salford Highways Officer (DM) Summary – No overall objection subject to the attachment of conditions relating to a scheme of highway works and the submission of a CEMP. Concern has been raised in respect to the deliverability of the cycle store which should be resolved prior to determination.”

“The number of neighbouring properties notified – 87 Representations from neighbours and members of the public Comments of Support - 2 Comments of Objection – 12 objections from 7 separate addresses. Other Representations - 0 Below is a summary of the comments that have been received on this application. The key material planning considerations are discussed within the appraisal section of this report.”

“Existing parking stress on Alexandra Road and surrounding streets, with limited capacity and frequent difficulty finding spaces • Concern that the proposed parking provision is insufficient for 30 apartments, leading to overspill parking • Increased traffic movements likely to worsen congestion on Alexandra Road and Liverpool Road (A57) • Potential highway safety issues, including obstruction, reduced visibility, and restricted access for emergency vehicles • Existing…”

“(2) THAT it be noted that, in response to concerns expressed by the Panel regarding the absence of a lift from the development, which had been accepted due to it having been considered that the provision of 30 affordable housing units outweighs the harm resulting from not all units achieving M4(2) compliance, the Chair made reference to the importance of encouraging developers to install lifts in multi-storey buildings where possible.”

“RESOLVED: (1) THAT planning permission be granted, subject to the recommended schedule of planning conditions set out in the reports, and that:”

“Financial contributions to be provided towards open space (£95,328), outdoor and indoor sports (£31,464), and public realm (£54,360); ▪ Monitoring fee; and ▪ Habitat Management and Monitoring Plan and associated auditing fee.”