Plans for ‘over-dominant’ 425-unit student block recommended for refusal

Proposals to develop a 425-bed student accommodation facility in Fallowfield look set to fail after Manchester City Council planning officers recommended rejection at next week’s planning committee.

The proposed scheme involves the creation of a 13-storey building and a part four- and five-storey building, as well as the refurbishment of 188 Wilmslow Road and the demolition of existing extensions at the site, currently occupied by retail union Usdaw.

The union, which is an applicant for the scheme alongside the Watkin Jones Group, bought the site in 1920. Almost 200 union staff work there in what is the head office of a wider network of 19 offices across the UK.

There have been 246 objections to the scheme from a number of local civic societies and residents’ groups as well as Cllrs Ali Ilyas, Zahra Alijah, Chris Wills,
Becky Chambers and Rebecca Moore.

An officer’s report to the planning committee says the proposals would result in a high density development next to domestic scale developments within Fallowfield, the height, scale and massing of the building would form an “over-obtrusive feature” within the street scene and the wider area.

The 13-storey building would have a “poor relationship” with the retained Oakley House, and the development would have a direct impact on the amenities of existing residents on Langley Road as well as leading to an increase in activity throughout the day, seven days a week.

It is also considered that there would be wider impacts on the area as a result of up to 425 additional student occupiers that “would not contribute in a positive way to the area’s vibrancy” and would increase pressure on existing neighbourhood services to the detriment of existing residents.

The notes also claim that the proposed scheme would not deliver any significant regeneration benefits to justify the development.

Cllr Zahra Alijah said: “The proposed 13-storey structure overshadows an important park and streets of terraced housing. Platt Fields Park is a vital resource in this urban community: It is a park of historical significance, environmental importance and an essential health resource for local people. Additionally, the lack of on-site parking in the development will have a considerable impact in local streets where parking is already a problem.”

Cllr Ali Ilyas said: “There is a real potential for Usdaw to leave a positive legacy for the community as the site does present an opportunity for the provision of affordable housing, social housing, and retirement housing. There is a real shortage of all of the mentioned types of housing in South Manchester, none of which appears to have been properly explored by the developer.”

And Withington councillors Chris Wills, Becky Chambers and Rebecca Moore said: “While the proposed development is in Fallowfield ward, the site is very near to the North West border of our ward. If approved, it would have a significant impact on our shared district centre, local amenities, public services and, most importantly, on many residents in the South East Fallowfield part of Withington ward.”

A CGI of the proposed scheme

Recommending the development be refused by the planning committee, planning officers say the proposed development would not provide a positive regeneration impact or address the requirement for housing in the area, and the developer has not demonstrated the need for student accommodation in the area, or any agreement with universities for such accommodation.

They said the scheme would also “form an over-dominant feature within the street scene and area”, it would overshadow and have a detrimental effect on nearby trees, would introduce up to 425 students into an area already experiencing high levels of student accommodation and occupation, and would overlook living room windows of adjacent properties.

The planning committee will consider the application on Thursday, September 2.