APPLICATION No:
04/49660/FUL
APPLICANT:
Abbotsound Ltd
LOCATION:
Land To The Rear Of The Maypole PH And The Former Co-op
Building 13/21 Broughton Road (Broad Street) Salford 6
PROPOSAL:
Create 37 parking spaces, and alterations to former Co-op to form 50
apartments, installation of railings, 4 storey extension to and
conversion of Maypole PH to form 14 apartments.
WARD:
IRWELL RIVERSIDE
DESCRIPTION OF SITE AND PROPOSAL
This application relates to the former Co-operative building complex and the adjacent Maypole public
house on the north side of Broughton Road, close to its junction with the A6, Broad Street. Both buildings
are vacant Grade II Listed Buildings. The buildings have been vacant for many years and are falling into
disrepair. Work has been undertaken on the Co-op buildings recently as an implementation of an earlier
approval for change of use to residential accommodation. In the last few weeks an outrigger on the
Maypole public house collapsed.
The site is bounded by a railway cutting to the west, Broughton Road to the south, Cobden Street to the east
and Sovereign street to the north.
The proposal is for the conversion of the Co-op building from its former use as mixed commercial
floorspace to a total of 50 one and two bedroomed flats (approval has already been granted for the
conversion to 39 apartments) and the erection of a four storey extension and the conversion of the former
Maypole public house to a total of 14 two bedroomed apartments.
Alterations to the appearances of the buildings would be retained as closely as possible to the original and
alterations are minimal.
The four storey extension to the rear of the Maypole would be constructed in materials to match the existing
building.
The proposal would also include the closure of Sovereign Street and the erection of gates close to the
junction with Cobden Street.
SITE HISTORY
The properties were spot listed Grade II in July 1992 as parts of the complex were under threat of
demolition.
In October 2001 planning permission and Listed Building Consent were granted for the conversion of the
Co-op into 39 flats (01/42638/COU).
Applications for the construction of a 32 space car park to the rear of the Maypole public house and the
creation of an additional four apartments in the Co-op building were withdrawn.
There is a concurrent application for Listed Building Consent for the proposed demolition and alterations
that will be determined under delegated authority (03/47335/LBC).
CONSULTATIONS
Director of Environmental Services – This development is surrounded by busy roads taking a high volume
of traffic and HGVs and a railway line, and the noise from this would affect the proposed development. A
condition regarding acoustic dual glazing is therefore required.
British Coal – No objections
The Ramblers Association – Does not intend to oppose the proposal
Peak and Northern Footpath Society – No comments to date
Open Space Society – No comments to date
Greater Manchester Pedestrian Association – No comments to date
Greater Manchester Police Architectural Liaison Unit – No comments to make
New Deal for Communities – Have supported the retention, refurbishment and bringing back into use of
these buildings that site at the heart of the gateway into the New deal area. The impact of vacant land and
buildings and the poor quality environment and the general lack of viability in and around the area is
significant.
PUBLICITY
The application has been advertised by means of both site and press notices
The following neighbour addresses were notified:
12, 22 and 38 Broughton Road
3 Cobden Street
REPRESENTATIONS
I have received no letters of representation / objection in response to the planning application publicity.
REGIONAL SPATIAL STRATEGY
Site specific policies: none
Other policies: none
UNITARY DEVELOPMENT PLAN POLICY
Site specific policies:
Other policies: EC14/3 Improvement Proposals, EN12 Protection and Enhancement of Listed Buildings,
H6/H11 Open Space Provision Within New Housing Developments, T13 Car Parking
REVISED DEPOSIT DRAFT REPLACEMENT PLAN POLICY
Site specific policies: none
Other policies: CH2 Works to Listed Buildings, H8 Open Space Provision Associated With New Housing
Development, A10 Provision of Car, Cycle and Motorcycle Parking in New Development
PLANNING APPRAISAL
The main planning issues relating to this application are whether the development proposed accords with
the provisions of the development plan.
Works to the Listed Buildings
Policy EN12 states that the Council will not normally permit any developments that would detract from the
architectural and historic character of a listed building.
Draft policy CH2 states that proposals involving the alteration, extension or change of use of a listed
building will only be permitted where they would preserve or enhance the character and features of special
architectural or historic interest that contribute to the reasons for its listing. A change of use from the
original use of a listed building will only be permitted where it is not practical or economically feasible to
continue that original use, or a new use is required to secure the long term future of the listed building.
Planning permission and listed building consent have already been granted for the change of use to
residential accommodation. The works involve refurbishing the exterior of the building as closely as
possible to its original state and the Council’s Listed Buildings and Conservation Officer has been closely
involved in the scheme.
The works to the Maypole public house involved the removal of an unstable outrigger and its replacement
with a similar structure. This outrigger has recently collapsed and indeed the whole building is in a very
poor state of repair. I consider that the change of use to residential accommodation is fully supported by
policies EN12 and CH2.
Car Parking
Policy T13 of the adopted plan states that the Council will ensure that adequate parking and servicing is
provided to meet the needs of new development, in accordance with the Council’s standards and that car
parks are designed to a high standard, with particular regard to access arrangements, surface materials,
boundary treatments and security measures.
Policy A10 of the Revised Deposit Draft Replacement UDP requires development to make adequate
provision for disabled drivers, cyclists and motorcyclists, in accordance with the Council’s maximum
standards. It also states that the maximum car parking standards should not be exceeded.
The level of car parking for the scheme is below 100% as would be expected in this city centre location. I
have no highway objections and I am of the opinion that the level of parking proposed across the site is
acceptable.
Open Space
Adopted Policy H6 requires adequate provision of informal open space and children’s play within new
housing developments. This policy is linked to Policy H11 that sets out a sliding scale for such provision.
Draft Policy H8 requires adequate and appropriate provision to be made for formal and informal open space
within housing developments.
In accordance with the above policies, the applicant has agreed to make a contribution towards the
provision and maintenance of open space in the vicinity. In accordance with the recently adopted
Supplementary Planning Guidance, the contribution in this regard would be £34,315. I am satisfied that the
application therefore accords with Adopted policies H6 and H11 and Draft Policy H8.
VALUE ADDED TO DEVELOPMENT
The development results in the contribution of £34,315 towards children’s play facilities and open space in
the local area
CONCLUSION
I consider that the proposal represents the retention and bringing back into use of two listed buildings that
were in danger of demolition as a result of their poor state of repair. I consider that the development accords
fully with the provisions of the development plan and that there is no detrimental effect on any interest of
acknowledged importance. I recommend that permission is granted subject to the following conditions.
RECOMMENDATION:
Subject to the following Conditions
1.
Standard Condition A01 Five year time limit
2.
The windows of all habitable rooms to all elevations shall be acoustically dual glazed to the
standards of the Noise Insulation Regulations 1975 (as amended). An alternative would be to install sealed
double glazed units comprising glass of 10mm and laminated 6.4mm with a 12mm air gap. Each unit shall
be installed in accordance with the manufacturer's recommendations to avoid air gaps when fitting the
frames. Alternative means of ventilation, which must be sound attenuated should be provided.
3.
No development shall be started until samples of all facing materials to be used on the development
have been submitted to and approved in writing by the Director of Development Services.
4.
Standard Condition F03X Surfacing
(Reasons)
1.
Standard Reason R000 Section 91
2.
Standard Reason R024A Amenity of future residents
3.
Standard Reason R007A Development-existing building
4.
Standard Reason R013A Use of parking areas
Note(s) for Applicant
1.
The proposed development lies within a coal mining area. In the circumstances the Applicant
should take account of any coal mining related hazards to the stability of their proposal. Developers must
also seek permission from the Coal Authority before undertaking any operation that involves entry into any
coal or mines of coal, including coal mine shafts and adits and the implementation of site investigations or
other works. Property specific summary information on any past, current or proposed surface and
underground mining activity to affect the development can be obtained from the Coal Authority. The Coal
Authority Mining Reports Service can be contacted on 0845 762 6848 or at www.coal.gov.uk
2.
This development is subject to the planning obligation entered into by the applicant under Section
106 of the Town and Country Planning Act 1990, prior to the granting of planning permission.
3.
The responsibility to properly address contaminated land issues, including safe development,
irrespective of any action taken by this authority, lies with the owner/developer of the site. The
applicant/developer is requested to contact the Council's Public Protection Unit as soon as is practicable
should contamination be encountered during development of the site. Historical map searches have
identified a former potentially contaminative use (i.e. a former industrial use, an infilled feature such as a
pond etc.) that may effect the development of the site. You need to ensure that your builder and the building
control officer dealing with the developer are aware of this so that appropriate precautions can be taken to
protect the developer, the public, the environment and the future occupants from contamination issues.