Approval recommended for student flats extension scheme, despite objections
Manchester City Council planning officers have recommended approval for a scheme to redevelop six existing student accommodation buildings in the Ardwick Ward to create 876 bed spaces.
The proposal, by Empiric Student Property, supported by agent Melissa Lee, of Turley, involves the phased demolition and extension of the existing buildings to a maximum height of 12 storeys to form purpose built student accommodation at the Victoria Point site on Hathersage Road.
In addition to accommodation, the scheme would also create ground floor commercial/community space.
The council, which will consider the proposal at next Thursday’s planning committee (October 24), said 20 representations have been received, 18 of which object to the proposed development.
The key issues relate to the impact of the proposal on the amenity of neighbouring occupiers, the need for purpose-built student accommodation (PBSA), and the heritage impacts of the proposals on the adjacent Grade II-listed Victoria Baths.
Within the existing six buildings there are currently 271 residential units containing 566 bed spaces in a mix of apartments ranging in size from one-bedroom studios to four-bed apartments.
The site was originally developed following the granting of outline planning permission in December 2006, and reserved matters approval in September 2007.
On completion of the development in 2009 it was occupied as student accommodation, and this was undertaken as permitted development at that time which was prior to the commencement of the council’s article 4 direction being in place in October 2011 which prevented the change of use from C3 dwellinghouses to C4 Houses in multiple occupation without the benefit of planning permission.
The use of the site as student accommodation was later confirmed through the granting of consent for works to the site in 2017.
The applicant says that, despite works it had undertaken in 2017 following the purchase of the site and buildings, there is a need for comprehensive refurbishment and re-development of the site for it to be sustainable in the long term in respect of the experience of occupiers, fire safety, technical and environmental considerations.
There have been amendments to the proposals since they were originally submitted, and these relate to elevation alterations to the western side of the proposed buildings to reduce the number of window openings facing towards the adjacent Octagon House site.
The application proposals seek to retain existing structures although demolition and part demolition of buildings is proposed as follows: Blocks 1 and 5 are to have their structure fully retained, albeit Block 5 is being extended upwards; blocks 2 and 3 are proposed to have their structure partially retained; block 4 and 6 are proposed to be completely demolished.
Planning officers say in the notes to the committee: “Officers have worked with the applicant in a positive and pro-active manner to seek solutions to problems arising in relation to dealing with the planning application.
“This has included discussions about the form and design of the development and amended details and drawings have been provided by the applicant.
“The proposals are considered to be acceptable and appropriately worded conditions are proposed.”
