The Manchester Council Planning and Highways Committee met to discuss planning applications and related matters. The committee was scheduled to consider a variation to a previously approved planning permission, and a change of use application for a property to be used as temporary accommodation for homeless people.

Here's a summary of the key items from the agenda:

Planning Application for Land Bounded By The Boulevard

The committee was scheduled to consider a report regarding application 143227/JO/2025, concerning land bound by The Boulevard, The Avenue, Didsbury High School and existing properties on Clearwater Drive. The applicant, Sophie Crawshaw from Southway Housing Trust Ltd, was seeking a variation of condition 2 relating to specified plans, which was attached to a previous planning permission, 135235/FO/2022. The proposed variations included:

• An increase in building height.
• Elevational alterations, including changes to window heights and louvred screens at ground floor level, including to the car park podium¹.
• Removal of a green wall to the car park.
• A positioning alteration to the car park ramp.

The Director of Planning, Building Control and Licensing noted that the application sought amendments to a planning approval granted on 26 January 2023 for the erection of a part 8 and part 6 storey building to form 76 residential apartments, with a ground floor medical centre, associated car parking, landscaping and infrastructure.

The report noted that the proposals had been subject to notification, with 950 letters sent to nearby addresses, a site notice posted, and an advertisement placed in the Manchester Evening News. 12 comments were received raising concerns including that the development already looked out of place on The Boulevard and the proposed increase in height would exacerbate this.

The report stated that the principle of a high density residential development of the site, together with the siting of the building and level of car parking proposed had all been previously established through the granting of the original planning approval.

The report stated that the applicant indicated that a number of the amendments followed further detailed design work post planning approval and as a result of consultation with the fire engineer and amendments to building regulations.

The report detailed the proposed amendments:

• All Elevations: A height increase to the two lower block heights of 995mm, 268mm and 225mm. The report stated that these amendments are explained as a result of the cumulative effect of raising internal floor levels; the routing of services underneath steel structural beams, and to ensure minimum ceiling heights were achieved for the medical centre so that internal clinical spaces can function as intended.
• North Elevation (facing towards The Boulevard): Amendments to the louvred screens to the ground floor as a result of changes to the technical requirements for the internal transformer room and internal relocation of the bin store.
• East Elevation: Amendments to a number of windows on the eastern side of the taller block as a result of the proposed amendments to the height of the mansard roof. Amendments to the treatment of the car park podium on the eastern elevation including the introduction of louvres and brick piers and the removal of the green wall that was proposed.
• South and West Elevation: Amendments to the ramped access to the upper floor of the decked car park.

The report noted that MCC Highway Services raised no concerns or objections to the proposed amendments. MCC Environmental Health requested information from the developer regarding changes to the car park podium and internal transformer room and implications in terms of noise impacts on the nearest residential receptors. Following the submission of a technical note from the applicant's acoustician and further clarification of the finishes to the car park podium, MCC Environmental Health confirmed that the transformer room would not adversely affect the noise levels and would not exceed MCC noise criteria at the nearest residential properties, and that the change from perforated panels to louvres to the car park are unlikely to give rise to adverse noise impacts on the nearest residential receptors.

The Health and Safety Executive confirmed that the HSE was content with the fire safety design of the building to the extent that it affects land use planning considerations.

The Director of Planning, Building Control & Licensing recommended that the committee approve the application.

A supplementary agenda was also provided, containing further observations from the Director of Planning, Building Control & Licensing. For clarification purposes the application proposals do not alter the intended provision of affordable housing at this site, and that the application proposals would deliver 76 affordable residential units (100% of the units within the development) and these would be in the form of 30 dwellings to be available for social rent and 46 dwellings as part of shared ownership provision. As such it was proposed to update condition 8 to specifically refer to the document approved under that condition discharge application.

The supplementary agenda also noted that the final finishes and details of the proposed louvres to the car park and to the louvred doors to the ground floor elevation facing The Boulevard have not currently been submitted for final approval by the applicant, and as such it was proposed to make a small amendment to proposed condition 11 to include these items together with the final details and finishes to the car park privacy screen.

Following clarification from the applicant, condition 35 needed an amendment to refer to the apartments and privacy screens to be installed to the external amenity areas on the eastern side of the building to ensure that privacy to existing residential properties is maintained.

Change Of Use Application for Mariana House

The committee was also scheduled to consider a report regarding application 143416/FO/2025, concerning Mariana House, 45 - 47 Alexandra Road South, in Whalley Range. The applicant, Ms C Miller from Mariana House, was seeking a change of use from a care home (Use Class C2) to temporary living accommodation for homeless people (Sui Generis).

The Director of Planning, Building Control & Licensing noted that the application proposed a change of use from a vacant care home to a facility providing temporary accommodation for homeless individuals with mobility issues. The development would consist of 19 bedrooms with accessible facilities and serve as transitional housing for people awaiting resettlement into permanent or alternative accommodation. The intended occupants are primarily single men and women, along with a small number of childless couples. All placements would be made exclusively through the Council's Homelessness Service.

The report noted that in response to the notification of application, 50 representations had been received, with 1 in support and 49 objecting to the proposal. Principal concerns related to perceived harm to community safety, risks to children, fear of increased anti-social behaviour and crime in the area, the impact to character of the area and the impact to local property values.

The report stated that Environmental Health had no objection, but recommended a condition requesting the submission and agreement of waste management scheme. Highway Services stated that in comparison to the former use, the level of trips generated is not anticipated to be dissimilar and as such no highway concerns are expected. Homelessness Services confirmed that the proposed development is supported, and that the intention is for the site to be managed and operated by MCC's Homelessness Service. Greater Manchester Police stated that there are no concerns regarding the proposed change of use. Flood Risk Management noted that the site is within Flood Zone 2², with the use more vulnerable to the risk of flooding.

The Director of Planning, Building Control & Licensing recommended that the committee approve the application.

A supplementary agenda was also provided, containing further observations from the Director of Planning, Building Control & Licensing. Clarification was provided on the standard of accommodation, noting that all proposed bedrooms are of an adequate size ranging from 10 sqm to 17.4 sqm, and that the bedroom accommodation is supplemented by communal areas in the form of 2 lounges areas and dining room.

The supplementary agenda also noted that whilst there is other homeless accommodation in the area, the overall provision is not at a level that could be considered saturated and therefore would not justify a reason for refusal. Importantly, the proposed development would serve a different group within the homeless population by offering accessible facilities for individuals with mobility impairments, something currently unavailable in nearby accommodation.

Concerns had been raised regarding the potential impact of the proposed accommodation on local services, particularly access to healthcare. However, as the proposed facility would accommodate no more than 21 individuals, fewer than the 23 residents previously housed at the former care home, it was not considered that the development would place any material impact or place any additional pressure on local infrastructure or services.

Previous Planning Minutes

The committee was also scheduled to approve the minutes of the meeting held on 28 August 2025.