Student flats ‘could harm relations with neighbours’
COUNCILLORS WARN ‘HUGE MONOLITHIC BUILDINGS’ ARE TOO BIG FOR AREA
NEARLY 500 planned student flats could overshadow Hulme Arch and ‘damage’ relations between the Manchester Metropolitan University and the local community, councillors have warned.
MMU hopes to complete its Birley Fields campus with three new blocks of apartments across the road from its existing academic buildings on Stretford Road. But scores of neighbours have objected, one calling the plan a ‘huge monolithic inappropriate structure.’
And Hulme councillors say the move could strain relations with existing residents.
They want another consultation exercise, arguing the original one was not carried out properly, while suggesting 16 storeys – higher than the 12 storeys planned under a previous proposal – is too high, dominating the adjacent bridge and nearby housing.
MMU see the move as the final phase in their Hulme campus, which was created to replace its old base in Didsbury.
It plans three blocks of six, 11 and 16 storeys on the corner of Stretford Road and Princess Road, land that at one point contained the Hulme crescents. That replaces lower-scale plans for which outline planning permission had previously been granted in 2012.
But Coun Annette Wright, writing on behalf of all three Labour councillors for the ward, raised an array of concerns.
“Concerns are expressed that the development proposals may damage relations between MMU and local residents,” according to a summary of her position in a planning report going before councillors next week.
“Members requested that the application be put on hold to allow for a significant period of consultation, with a view to revising the design plans and submitting a new proposal, more in keeping with the original application.”
Residents are supportive of tall buildings, it adds, but are worried about ‘the city centre is expanding.’
“Members consider that the 16 storey block will tower over Hulme Arch bridge, a hugely significant local landmark, which is liked by residents and which defines the area for those passing through,” adds the report.
“They state that putting such a tall block so close to the bridge will, regardless of intention, be seen as a symbol of developers concerns take priority over the views of residents.”
Councillors are ‘critical’ not only of the original consultation, but the way the council had notified residents about it, it says. A total of 50 objections has been received directly from local residents, with one person describing the plan as ‘a huge monolithic inappropriate structure.’ The community had been reassured, according to objectors, that there would be no high rises planned as part of the Birley Fields campus.
According to the report, however, MMU’s current need for student accommodation is higher than when it submitted its original outline application in 2012. As a result the proposals are looking to house twice as many students as it had planned then.
Planning officers have concluded the resulting scale of the development is acceptable.
“Comment has been made with regards to the impact upon the Hulme Arch as a landmark feature,” says the report. “However, it is considered that the scale of the development proposals would not detract from but would complement the scale of the Hulme Arch.”
Recommending it for approval, the report adds: “The principle of student accommodation in this location has been established by previous consents as being acceptable.
“The scheme for development is of an appropriate scale, mass and design having regards to the site context. It is not considered that the proposals will adversely impact upon the residential amenities of surrounding residential property.”
The council’s planning committee will consider the application tomorrow.