The Planning and Transportation Regulatory Panel are scheduled to meet to discuss several planning applications, including a large residential development at Clippers Quay and several applications relating to houses in multiple occupation (HMOs). They will also review planning applications determined under delegated authority and planning appeals.

Planning Applications

The panel will be considering a number of planning applications, with the most significant being a proposal for Clippers Quay.

Clippers Quay Development

The report pack includes a full planning application for the demolition of existing structures at HQ, Reception Ground Floor, Clippers Quay and the erection of a 30-storey development. This would comprise 141 residential dwellings (Class C3¹), 171 community living units (Class Sui Generis²) with communal spaces, a bike hub, shop and café (Class E³), landscaping and associated works. The applicant is Clippers Quay Eden Ltd.

The report pack describes the concept of 'co-living' as a lifestyle centred around sharing, with the applicants preferring the term Community Living . It is aimed at young professionals seeking affordable, inclusive and sustainable living environments. The development would include shared amenity spaces and community activities, with active building management.

The proposed 30-storey building would have a brick construction for the first 11 storeys, with glazed upper floors. It would include a small basement, a ground floor with a residents' amenity area, a publicly accessible café and shop, and a bike hub. The first floor would house a residents-only cycle store, co-working space, gyms and an auditorium. Co-living apartments would be located on floors 2-10, with a communal area on each floor. Floors 12-29 would contain apartments, including duplex apartments and penthouses.

The report pack notes that a previous application for a 34-storey building on the site (18/71329/FUL) was withdrawn. It also references other developments in the area, including the Cotton Quay scheme, which has buildings up to 48 storeys.

The applicants undertook pre-application discussions with the council and consulted the local community. Key issues raised during consultation included the height of the development, its impact on views, and potential construction disruption.

The report pack details that 322 neighbouring properties were notified of the application, resulting in 164 objections from 94 different addresses. Concerns raised include:

• Design: Out of keeping with the area, too tall, unappealing.
• Amenity: Disruption, loss of view and sunlight, privacy concerns.
• Pollution/Environment: Air and noise pollution, impact on wildlife.
• Highways: Traffic congestion, lack of parking.

The report pack also includes consultation responses from various bodies, including Transport for Greater Manchester (TFGM), Active Travel England, the Environment Agency, and Trafford MBC.

The report pack notes that the site is located within Salford Quays Town Centre, and the principle of residential development is considered acceptable. It also assesses the housing type and mix, dwelling sizes, space standards, and affordable housing provision. No on-site affordable housing is proposed, but the applicants are willing to make a contribution of £500,000 towards financial obligations, secured by a Section 106 agreement⁴.

The report pack considers the scale and massing of the development, its design and appearance, and its impact on heritage assets, including the nearby Trafford Road swing bridge. It also assesses the potential impacts on amenity, daylight/sunlight, wind, pollution, trees and landscaping, ecology, flood risk, highways, energy and social value.

The recommendation is to approve the application subject to conditions and a Section 106 agreement.

Houses in Multiple Occupation (HMOs)

The panel will also be considering several applications relating to Houses in Multiple Occupation (HMOs):

• 25 Victoria Road, Eccles: Change of use of a dwellinghouse to a 7-bedroom HMO, with associated external alterations. The applicant is Mr Frankie Griffin.
• 73 Ellesmere Street, Swinton: Change of use of a dwellinghouse to a 5-bedroom HMO, including a single-storey rear extension and rear dormer. The applicant is Daniel Fung.
• 183-185 Liverpool Road, Cadishead: Change of use from a day nursery to a 6-bedroom HMO, with a single-storey rear extension. The applicant is Zulqurnain.
• 77 Falcon Crescent, Swinton: Change of use of a dwellinghouse to a 6-person HMO, including a single-storey rear extension and rear dormer extension. The applicant is Daniel Fung.

These applications have all received objections from neighbouring properties, and the report pack details the various concerns raised, including the impact on the character of the area, residential amenity, parking, and highway safety.

Springwood Primary School

The panel will also be considering an application for a single-storey classroom block at Springwood Primary School, Swinton. The proposal includes associated parking, emergency access, landscaping, and a GRP electrical kiosk. The applicant is Salford City Council.

The report pack notes that the school is a special educational needs and disability (SEND) school, and the expansion is needed to meet future demand for places. The development would increase the school's capacity to 266 pupils and create 25 new staff members.

The report pack details that 40 objections have been received from neighbouring properties, raising concerns about disruption, parking, traffic, and the loss of playing fields.

Other Matters

The panel will also be reviewing a report on planning applications determined under delegated authority. This report lists applications that have already been decided by the Executive Director for Place, in accordance with the council's scheme of delegation.

Finally, the panel will be reviewing a report on planning appeals. This report provides details of new planning and enforcement appeals received and appeal decisions made.