The Trafford Council's Planning and Development Management Committee is scheduled to meet on 9 October 2025, to discuss planning applications and related matters. Among the items for consideration are an application to build houses and install ball strike mitigation at Flixton Cricket Club, and a retrospective application for a house extension on Bowness Drive in Sale.

Flixton Cricket Club Development

The committee will be considering an application for the construction of two new houses, additional cricket ball safety nets, and an acoustic fence at Flixton Cricket Club, Lawrence Road, Flixton. This application has been called in by Councillor Simon Thomas and has generated more than 10 representations contrary to the officer's recommendation. The application was previously deferred on 10 April 2025, to allow the applicant to address concerns raised by Sport England and the council's strategic planning team.

The planning officer's report explains that the application seeks permission for:

• Two new houses in the north-east corner of the ground.
• Ball strike mitigation netting.
• An acoustic fence around the club's existing plant.

The officer's recommendation is to refuse the application, primarily due to the loss of protected open space and outdoor sports facilities. According to the Agenda Item 6 - Application Index, the officer's report notes that the applicant, Mr Connor, has not adequately addressed the concerns of Sport England regarding the unmitigated loss of protected open space. The report also notes that the plans no longer include a direct replacement for cricket nets.

The officer's report notes that Sport England objects to the application, stating that it does not meet the exceptions in their Playing Fields Policy or align with paragraph 104 of the National Planning Policy Framework (NPPF). Sport England's Playing Fields Policy states that development which leads to the loss of a playing field will be opposed unless it meets one of five specific exceptions. The relevant exceptions in this case are:

• Exception 1: A robust and up-to-date assessment has demonstrated that there is an excess of playing field provision in the catchment area.
• Exception 4: The area of playing field to be lost will be replaced by a new area of playing field of equivalent or better quality and quantity, in a suitable location, with equivalent or better accessibility and management arrangements.

The report states that Sport England considers that neither of these exceptions has been met. The council's current Playing Pitch Strategy (PPS) is out of date, but it concludes that the existing quantity of cricket pitches should be protected. Sport England has found no reference to the replacement of the playing field and ancillary facilities that will be lost to the proposal.

The officer's report notes that the England and Wales Cricket Board (ECB) acting as Sport England's technical advisors, requires details of the design, maintenance, repair and replacement arrangements for the ball stop netting.

The officer's report notes that the applicant states that the proposal would allow for significant additional and necessary investment into the sports club, and that without investment there is a real danger that the club's facilities will become dangerous and not fit for purpose. The applicant states that the club will invest any money from the sale of the land back into the club to improve existing facilities, and that this could form part of a Section 106 legal agreement¹. The officer's report recognises that this would potentially result in some community benefits, and that the proposals would also result in the construction of two additional dwellings, making a small contribution to housing land supply. However, the officer's report concludes that the adverse impacts of granting permission in terms of the loss of protected open space and outdoor sports facilities would significantly and demonstrably outweigh the benefits.

The officer's report notes that 43 letters of representation have been received, 19 in support and 8 in objection, with one neutral letter. Those in support of the application say that additional funding at the cricket club will drive a more inclusive environment and help improve internal facilities, and that the land earmarked for the houses is currently not used by the club and is effectively derelict. Those objecting raise concerns about traffic, parking, noise, litter, and the loss of green space.

Bowness Drive Extension

The committee will also be considering a part retrospective application for the erection of a single-storey front, side and rear extension at 11 Bowness Drive, Sale. According to the Agenda Item 6 - Application Index, the planning officer's recommendation is to grant the application. The application is being reported to the committee because a council employee within the Place Directorate has an interest in the application.

The officer's report explains that planning permission is sought for a single-storey front, side and rear wraparound extension. The report notes that building works have commenced, and as such the proposal is part retrospective. The proposed front extension has a projection of 1.05m towards Bowness Drive, and the proposed side extension projects 1.7m beyond the original side elevation of the dwelling. At the rear, the single-storey extension has a rear projection of 3.1m.

The officer's report notes that no representations were received in response to this application.