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Web: www.stockport.gov.uk/democracy or scan the QR Code*
CHEADLE AREA COMMITTEE
Meeting: Tuesday, 11 August, 2015Tea: 5.00 pm
Ladybridge Park Residents Club, Edenbridge Road, Cheadle
Hulme
Business: 6.00 pm
Introductions
1. MINUTES (Pages 6 - 12)
To approve as a correct record and sign the Minutes of the
meeting held on 14 July 2015.
2. DECLARATIONS OF INTEREST
Councillors and officers to declare any interests which they
have in any of the items on the agenda for the meeting.
3. URGENT DECISIONS
To report any urgent action taken under the Constitution since
the last meeting of the Committee.
4. PROGRESS ON AREA COMMITTEE DECISIONS (Pages 13 - 17)
To consider a report of the Democratic Services Manager.
The report provides an update on progress since the last meeting
on decisions taken by the Area Committee and details the current
position on ward flexibility funding. The report also includes the
current position on the ward delegated budgets.
The Area Committee is recommended to note the report.
Officer contact: David Clee on 0161 474 3137 or email:
[email protected]
Democratic ServicesTown Hall, Stockport SK1 3XE
Contact: Democratic Services on 0161 474 3216Email:
[email protected]
Area Governance
AGENDA
http://www.stockport.gov.uk/democracymailto:[email protected]:[email protected]
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5. COMMUNITY ENGAGEMENT
(i) Chair's Announcements
To receive any announcements from the Chair about local
community events or issues.
(ii) Public Question Time
Members of the public are invited to put questions to the Chair
of the Area Committee on any matters within the powers and duties
of the Area Committee, subject to the exclusions set out in the
Code of Practice (Questions must be submitted prior to the
commencement of the meeting on the cards provided. These are
available the meeting. You can also submit via the Councils website
at www.stockport.gov.uk/publicquestions.
(iii) Public Realm
The local Public Realm Officer will attend the meeting to
provide an update on matters raised at the last committee meetings.
Councillors and Members of the public are invited to raise issues
affecting local environmental quality.
(iv) Petitions
To receive petitions from members of the public and community
groups.
(v) Open Forum
In accordance with the Code of Practice no organisation has
indicated that they wished to address the Area Committee as part of
the Open Forum arrangements.
(vi) Ward Flexibility Funding
To consider any applications for Ward Flexibility Funding or to
receive feedback from organisations who have received funding.
Non-Executive Business
6. DEVELOPMENT APPLICATIONS (Page 18)
To consider a report of the Corporate Director for Place
Management and Regeneration
(a) To consider the development applications where members of
the public have attended the meeting in order to speak or hear the
Area Committees deliberations.
(b) To consider the remaining development applications.
(c) To consider consultations (if any) received by the Corporate
Director for Place Management and Regeneration on any planning
issues relevant to the Cheadle area.
The following development applications will be considered by the
Area Committee:-
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(i) DC057891 - 14 Lynton Vale Avenue, Gatley (Pages 19 - 31)
Outline application including details of access and scale for
the erection of single dwelling in garden to the rear of 14 Lynton
Vale Avenue (Amended Description)
The Area Committee is recommended to grant planning
permission.
(ii) DC58373 - Cross Keys Hotel, 10 Adswood Road, Cheadle Hulme
(Pages 32 - 58)
Affordable housing scheme of 14 units comprising 4 number 3
bedroom 5 person and 10 number 2 bedroom 4 person houses
The Area Committee is requested to recommend the Planning and
Highways Regulation Committee to grant planning permission.
(iii) DC058609 - South Manchester Sports Club, St Ann's Road
North, Heald Green (Pages 59 - 77)
Removal of existing 2 no. 7 a side short grass football pitches
and replacement with 3 no. 5 a side 3G pitches with associated
floodlighting and fencing.
The Area Committee is recommended to grant planning
permission.
Officer Contact: Jim Seymour on 0161 474 3656 or email:
[email protected]
7. PLANNING APPEALS, ENFORCEMENT APPEALS AND NOTICES (Pages 78 -
80)
To consider a report of the Deputy Chief Executive
The report summarises recent appeal decisions, current planning
appeals and enforcement activity within the area represented by the
Cheadle Area Committee.
The Area Committee is recommended to note the report.
Officer contact: Joy Morton on 0161 474 3217 or email:
[email protected]
8. REVIEW OF OUTCOMES TOUR MARCH 2015 (Pages 81 - 93)
To consider a report of the Corporate Director for Place
Management & Regeneration.
The report outlines the findings of the review of outcomes tour
undertaken on Friday 6th March 2015.
The Area Committee is recommended to comment on and note the
report.
Officer contact: Kevin Brooks on 474 4905 or email:
[email protected]
mailto:[email protected]:[email protected]:[email protected]
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Executive Business
9. PARK EVENT APPLICATION - BRUNTWOOD PARK (NORTH REGION BMX
CLUB CHAMPIONSHIP) ON 27 SEPTEMBER 2015 (Pages 94 - 97)
To consider a report of the Corporate Director for Place
Management and Regeneration
The report considers an application from Bruntwood Park BMX Club
to host the North Region BMX Club Championships on 27 September
2015.
The Area Committee is recommended to approve the application,
subject to the production of appropriate papers and event
plans.
Officer Contact: Iain Bate on 0161 474 4421 or email:
[email protected]
10. UNDERPASS AT STOCKPORT RAILWAY STATION
This item has been placed on the agenda at the request of the
Chair
DATE OF NEXT MEETING
Tuesday, 29 September 2015
Eamonn Boylan Chief Executive
Town HallStockportMonday, 3 August 2015
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Any person wishing to photograph, film or audio-record a public
meeting are requested to inform Democratic Services in order that
necessary arrangements can be made for the meeting.
If you require a copy of the agenda or a particular report(s) by
e mail or in large print, Braille or audio, please contact the
above person for further details. A minicom facility is available
on 0161 474 3128.
A loop system is available in the meeting rooms in the Town
Hall. Please contact the Town Hall Reception on 0161 474 3251 for
further details.
* Smartphone users can download a QR reader application onto
their phone for free. When they see a QR code they can use the
phones camera to scan it and are directed automatically to the
related web information. The cost of using a QR code is dependent
on your mobile phone contract or pre-paid bundle. For further
information on costs please contact your mobile provider.
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CHEADLE AREA COMMITTEE
Meeting: 14 July 2015At: 6.00 pm
PRESENT
Councillor Peter Burns (Chair) in the chair; Councillor Adrian
Nottingham (Vice-Chair); Councillors Graham Greenhalgh, Keith
Holloway, Sylvia Humphreys, John Pantall, Paul Porgess, Iain
Roberts and June Somekh.
1. MINUTES
The Minutes (copies of which had been circulated) of the meeting
held on 9 June 2015 were approved as a correct record and signed by
the Chair.
2. DECLARATIONS OF INTEREST
No declarations of interest were made.
3. URGENT DECISIONS
No urgent decisions were reported.
4. PROGRESS ON AREA COMMITTEE DECISIONS
A representative of the Democratic Services Manager submitted a
report (copies of which had been circulated) updating the Area
Committee on progress since the last meeting on decisions taken by
the Area Committee and the current position on Ward Flexibility
Funding. The report also included the current position on the ward
delegated budgets.
RESOLVED That the report be noted.
5. COMMUNITY ENGAGEMENT
(i) Chair's Announcements
The Chair reported on the success of the recent summer festivals
held in the Cheadle area.
(ii) Public Question Time
Members of the public were invited to submit questions on any
matters within the powers and duties of the Area Committee, subject
to the exclusions set out in the Code of Practice.
One question had been submitted in advance of the meeting by a
member of the public who was not present at the meeting. The Chair
confirmed that, in accordance with the Code of Practice, a written
response would be provided to the questioner.
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Cheadle Area Committee - 14 July 2015
(iii) Public Realm
In the absence of the Public Realm Inspector, the Area Committee
received a note on current public realm issues within the area
represented by the Area Committee.
With regard to annual Highway Safety Inspections, the Area
Committee was advised of the following information:-
Cheadle and Gatley Ward inspections were currently taking place
on both sides of the road in the vicinity of Styal Road and Park
Road, and would then take place on Springfield Road and the Lakes
estate.
Cheadle Hulme North Ward inspections were currently taking place
on on Twining Brook Road then in the St. Davids Road area.
Heald Green Ward inspections were currently taking place on
Oakdale Road and Eastleigh Road, and would then take place on East
Avenue and Branksome Drive.
With regard to the Public Realm Update, the Area Committee was
advised that the Public Realm Inspector had received 155 customer
enquiries relating to blocked gullies, defects in the highway,
overgrown vegetation, graffiti and domestic waste being presented
incorrectly. The Community Payback scheme were scheduled to work
across the area of the Area Committee during the week commencing 20
July 2015 and a number of sites had been identified for litter
clearance and/or removal of vegetation.
The following comments were made/issues raised:-
A van parked on Outwood Drive, Heald Green had meant that the
parking restrictions on Outwood Drive had been unable to be
completed.
It was not always necessary for instances of overgrown
vegetation to be reported as certain areas were affected each
year.
The police would take action against vehicles which were not
licensed and insured, not just abandoned vehicles.
RESOLVED That the report be noted.
(iv) Petitions
No petitions were submitted.
(v) Open Forum
In accordance with the Code of Practice, no organisation had
indicated that they wished to address the Area Committee as part of
the Open Forum arrangements.
(vi) Ward Flexibility Funding
There were no funding applications to consider.
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Cheadle Area Committee - 14 July 2015
6. DEVELOPMENT APPLICATIONS
Development applications were submitted.
(NOTE: Full details of the decisions including conditions and
reasons for granting or refusing planning permission and imposing
conditions are given in the schedule of plans. The Corporate
Director for Place Management and Regeneration is authorised to
determine conditions and reasons and they are not therefore
referred to in committee minutes unless the committee makes a
specific decision on a condition or reason. In order to reduce
printing costs and preserve natural resources, the schedule of
plans is not reproduced within these minutes. A copy of the
schedule of plans is available on the councils website at
www.stockport.gov.uk/planningdecisions. Copies of the schedule of
plans, or any part thereof, may be obtained from the Services to
Place Directorate upon payment of the Councils reasonable
charges).
The Chair outlined the procedure approved by the Council for
public speaking on planning applications.
(i) DC58710 - Bruntwood Hall, Bruntwood Park, Cheadle
In respect of plan no. 58710 for the refurbishment of Bruntwood
Hall to create a 22 room luxury hotel, with associated bars and
restaurant areas, external terrace and spa at ground floor and
courtyard extension to create additional circulation space at
Bruntwood Hall, Bruntwood Park, Cheadle
a member of the public spoke against the application
and
a representative of the application spoke in support of the
application
It was then
RESOLVED (1) That the Corporate Director for Place Management
and Regeneration be authorised to determine the application,
subject to the completion of the Section 106 Agreement and the
relevant commuted sum arrangements.
(2) That the Area Committee requests that an informative be
imposed advising the hotel operator that all negotiations with
regard to any land and property transactions must protect the
rights of park users and that the hotel business should operate in
a manner which is respectful of all other park users and existing
businesses at all times.
(3) That the Corporate Director for Place Management and
Regeneration be requested to investigate whether part of the store
for grounds maintenance equipment could be reduced in size through
the use of barriers and the remaining area used for car parking for
users of the hotel.
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Cheadle Area Committee - 14 July 2015
(ii) DC056819 - 9 Rodmill Drive, Gatley
In respect of the erection of one detached dwelling
(resubmission of application DC053379) at 9 Rodmill Drive,
Gatley
a member of the public spoke against the application
It was then
RESOLVED That planning permission be refused for the reasons
detailed in the report.
(iii) DC057948 - 22 Cranston Grove, Gatley
In respect of plan no. 57948 for a change of use to a separate
dwelling at 22 Cranston Grove, Gatley
a member of the public spoke against the application
and
a representative of the applicant spoke in support of the
application
It was then
RESOLVED That temporary planning permission be granted for a
period of one year.
(iv) DC058745 - 12 Mill Lane, Cheadle Hulme
In respect of plan no. 58745 for proposed adaptations and
extensions to an existing detached dwelling at 12 Mill Lane,
Cheadle Hulme
a representative of the applicant spoke in support of the
application
It was then
RESOLVED That the Planning and Highways Regulation Committee be
recommended to grant planning permission.
7. PLANNING APPEALS, ENFORCEMENT APPEALS AND ENFORCEMENT
NOTICES
A representative of the Corporate Director for Place Management
and Regeneration submitted a report of the Deputy Chief Executive
(copies of which had been circulated) listing any outstanding or
recently determined planning appeals and enforcements within the
area represented by the Cheadle Area Committee. RESOLVED That the
report be noted.
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Cheadle Area Committee - 14 July 2015
8. ABNEY HALL PARK CAFE
A representative of the Corporate Director for Corporate and
Support Services submitted a report (copies of which had been
circulated) regarding the proposed granting of a lease of the
pavilion to allow Abney Project Community Interest Company (C.I.C.)
to continue to operate a tea room with ancillary retail sales in
Abney Park.
RESOLVED (1) That the Corporate Director for Corporate and
Support Services be advised that the Area Committee supports the
proposal to grant a further lease to the Abney Project C.I.C. for a
term of one year to continue to operate a tea room with small
ancillary retail sales in Abney Park.
(2) That the operation be further monitored during this period
to ensure it provides a positive contribution to the visitor
experience at Abney Park with the C.I.C fulfilling its stated aims
of contributing to the community and the C.I.C be advised to
colloborate with Cheadle Civic Society in this regard.
9. BARCHESTON ROAD AND BROADWAY, CHEADLE - NO WAITING AT ANY
TIME TRAFFIC REGULATION ORDER
A representative of the Democratic Services Manager submitted a
report of the Corporate Director for Place Management and
Regeneration (copies of which had been circulated) regarding the
findings of an investigation into parking concerns at the junction
of Barcheston Road and Broadway, Cheadle.
RESOLVED (1) The Area Committee was minded to approve the
following No Waiting At Any Time Traffic Regulation Order on
Barcheston Road and Broadway, Cheadle at an approximate cost of 525
to be funded from the Area Committees Delegated Budget (Cheadle and
Gatley Ward allocation):-
Proposed No Waiting at Any Time
Broadway, Cheadle - south side, from a point 10m west of the
westerly kerbline of Barcheston Road to a point 10m east of the
easterly kerb line on Barcheston Road.
Barcheston Road, Cheadle - both sides, from the southerly kerb
line of Broadway for a distance of 15m in a southerly
direction.
(2) That approval be given to the statutory legal advertising of
the Traffic Regulation Order and, subject to no objections being
received within twenty one days from the advertisement date, the
Order be made.
10. COMMUTED SUMS FOR PLAY
A representative of the Democratic Services Manager submitted a
report of the Corporate Director for Place Management and
Regeneration (copies of which had been circulated) inviting the
Area Committee to consider proposals for the allocation of commuted
sums received from housing developers for play provision.
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Cheadle Area Committee - 14 July 2015
RESOLVED (1) That the following commuted sums be allocated to
the play areas indicated:- 10,795.12 from development no.1143 (DC
049456, Wentworth Gardens, Old Wool Lane) for future play
improvements at Bruntwood Park.
699.24 from development no.1150 (DC 054551, 2 Ashfield Road,
Cheadle) for future play improvements at Diamond Jubilee Play Area
(Cheadle Recreation Ground)
167.31 from development no.1151 (DC 054737, 10 Old Rectory
Gardens, Cheadle) for future play improvements at Diamond Jubilee
Play Area (Cheadle Recreation Ground).
334.62 from development no.1157 (DC 054954, 153 Styal Road,
Heald Green) for future play improvements at Gatley Recreation
Ground.-836.55 from development no.1168 (DC 054309, Land off
Orchard Gardens, Gatley) for future play improvements at Gatley
Recreation Ground.
-836.55 from development no.1173 (DC 055115, 4 Grange Park Road,
Cheadle) for future play improvements at Bruntwood Park.
(2) That approval be given to the reallocation of 2,053.86 that
had previously been allocated to Brookfield Recreation Ground as
follows:-
-213.45 from development no.835 (4-10 Chapel Road) for future
play improvements at Bruntwood Park.
-334.62 from development no.908 (22 High Street) for future play
improvements at Bruntwood Park.
-669.24 from development no.912 (Bulkley Road) for future play
improvements at Diamond Jubilee Play Area (Cheadle Recreation
Ground).
-334.62 from development no.935 (Queen Street) for future play
improvements at Diamond Jubilee Play Area (Cheadle Recreation
Ground)..-501.93 from development no.968 (Brookfield Road) for
future play improvements at Bruntwood Park.
11. PARK EVENT APPLICATION - MAKERS' MARKETS IN CHEADLE GREEN ON
5 SEPTEMBER, 3 OCTOBER, 7 NOVEMBER 2015
A representative of the Democratic Services Manager submitted a
report of the Corporate Director for Place Management and
Regeneration (copies of which had been circulated) regarding an
event application from Cheadle Civic Society to hold a Makers
Market on Cheadle Green on 5 September, 3 October and 7 November
2015.
RESOLVED That the application from Cheadle Civic Society to hold
a Makers Market on Cheadle Green on 5 September, 3 October and 7
November 2015 be approved, subject to the production of appropriate
papers and obtaining a Temporary Event Notice and Street Collection
Permit.
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Cheadle Area Committee - 14 July 2015
12. PARK EVENT APPLICATION - 'BARK IN THE PARK' IN ABNEY PARK ON
20 SEPTEMBER 2015
A representative of the Democratic Services Manager submitted a
report of the Corporate Director for Place Management and
Regeneration (copies of which had been circulated) regarding an
event application from Lisa Graham of Muttley Crew Dog Walking and
Pet Services to hold a Community Fun Day and dog show on 20
September 2015.
RESOLVED That the application from Lisa Graham of Muttley Crew
Dog Walking and Pet Services to hold a Community Fun Day and Dog
Show on 20 September 2015 be approved, subject to the production of
appropriate papers and event plans, to include:-
- an agreed traffic/parking management plan- that the organisers
ensure all litter is removed from the event site- that no roadside
flyposting is undertaken to advertise the event.
The meeting closed at 7.58 pm
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CHEADLE AREA COMMITTEE Date: 11 August 2015
PROGRESS ON AREA COMMITTEE DECISIONS
Report of the Democratic Services Manager
WARD FLEXIBILITY FUNDING
The amounts available to be spent in 2015/16, incorporating the
monies carried forward and a budget of 3,000 per ward for 2015/16,
are as follows:-
Cheadle and Gatley Cheadle Hulme North Heald Green
Funding awarded in 2014/15
Chelwood Foodbank Plus
Cheadle Village Partnership
Manchester Rugby Club
St. Anns Road North Allotment Association
Budget carried forward
Cheadle Golf Club
150
500
250
450
5,404.25
250
Funding awarded in 2014/15
Chelwood Foodbank Plus
Cheadle Village Partnership
Manchester Rugby Club
St Anns Road North Allotment Association
Budget carried forward
All Hallows Church Youth Group
Cheadle Golf Club
250
500
250
50
11,095.30
452.92
250
Funding awarded in 2014/15
Chelwood Foodbank Plus
St. Anns Road North Allotment Association
Budget carried forward
Cheadle Golf Club
100
450
13,549.60
200
AGENDA ITEM 3
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All Hallows Church Youth Group
500
8,154.25 12, 892.38 16,349.60
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Appendix A - Resume Of Issues Progress Report
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COMMENTS
Manchester Road, CheadleMJ11/03/2014
Corporate Director for Place Management and Regeneration
submitted a report seeking the comments of the Area Committee
regarding the proposed Manchester Road cycle route following the
successful bid for funding from the Department for Transport, via
the Cycle City Ambition Grant. The cost of the scheme was
approximately 450,000 which would be included in the 2014/15
Highways Capital Programme. Scheme on site est 12 week construction
programme. Civil works substantially complete by end of October,
works over M60 bridge delayed due to Highways Agency request for
additional info.
Cycle Links to Gatley StationMJ23/09/14
Corporate Director for Place Management and
Regenerationsubmitted a report seeking the Area Committees comments
regarding the proposed cycle links to Gatley Railway Station
following the successful bid for funding from the Department for
Transport via the Cycle City AmbitionGrant to provide cycle safety
improvements on/off the highway within the Borough. Scheme on
site.
Stanley Road, Heald GreenAV10/03/2015
Corporate Director for Place Management and Regeneration
outlining the results of vehicle speed data obtained arising from
an investigation into the speed of vehicles using Stanley Road,
Heald Green close to the entrance to the Seashell Trust. Exec Cllr
has approved, decision published. Poles and electricity installed;
VAS signs to be erected soon.
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Councillor Lane, CheadleAV04/15
Democratic Services Manager submitted a report regarding the
findings of an investigation into concerns regarding parking on
residential roads adjacent to a local clinic in the vicinity of
Councillor Lane, Cheadle. Operative from 1 September 2015.
Church Road/Stonepail Road, GatleyAV04/15
Democratic Services Manager submitted a report of the Corporate
Director for Place Management and Regeneration regarding the
outcome of an investigation into parking at the junction of Church
Road and Stonepail Road, Gatley. On advert. Operative from 24th
August 2015.
Argyll Road, CheadleAV06/15
Democratic Services Manager submitted a report of the Corporate
Director for Place Management and Regeneration regarding the
findings of an investigation into parking concerns at the junction
of Argyll Road and Councillor Lane, Cheadle. On advert.
Waldon Avene,CheadleAV06/15
Democratic Services Manager submitted a report of the Corporate
Director for Place Management and Regeneration setting out the
findings of a consultation exercise and seeking approval to the
introduction of a Traffic Regulation Order on Waldon Avenue and
Wilmslow Road, Cheadle. On advert.
Barcheston Road and BroadwayCheadleEP7/15
A representative of the Democratic Services Manager submitted a
report of the Corporate Director for Place Management and
Regeneration (copies of which had been circulated) regarding the
findings of an investigation into parking concerns at the junction
of Barcheston Road and Broadway, Cheadle. Information sent to Legal
to draft notices for advertising.
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Cheadle Delegated Budget
Ward Balance brought forward from
2013/14)
Budget 2014/15
Total Available
Approved and Estimated Schemes
Available Balance
Cheadle and Gatley
20,910 10,750 31,660 700 30,960
Cheadle Hulme North
3,990 10,750 14,740 1,500 13,240
Heald Green 26,260 10,750 37,010 0 37,010
Total 51,160 32,250 83,410 2,200 81,210
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Cheadle Committee 11 August 2015
DEVELOPMENT APPLICATIONS
Report of the Corporate Director Place Item 1: DC057891 SITE
ADDRESS: 14 LYNTON VALE AVENUE, GATLEY, CHEADLE, SK8 4DF PROPOSAL:
Outline application including details of access and scale for the
erection of single dwelling in garden to the rear of 14 Lynton Vale
Avenue.(AMENDED DESCRIPTION) Item 2: DC058373 SITE ADDRESS: CROSS
KEYS HOTEL, 10 ADSWOOD ROAD, CHEADLE HULME, CHEADLE, SK8 5QA.
PROPOSAL: Affordable Housing scheme of 14 units comprising 4 number
3 bedroom 5 person and 10 number 2 bedroom 4 person houses. Item 3:
DC058604 SITE ADDRESS: South Manchester Sports club, St Anns road
North, Heald Green, Stockport, SK8 4RZ PROPOSAL: Removal of
existing 2 no. 7 a side short grass football pitches and
replacement with 3 no. 5 a side 3G pitches with associated
floodlighting and fencing. INFORMATION These applications need to
be considered against the provisions of the Human Rights Act 1998.
Under Article 6, the applicants [and those third parties, including
local residents, who have made representations] have the right to a
fair hearing and to this end the Committee must give full
consideration to their comments. Article 8 and Protocol 1 Article 1
confer(s) a right of respect for a persons home, other land and
business assets. In taking account of all material considerations,
including Council policy as set out in the Unitary Development
Plan, the Head of Development and Control has concluded that some
rights conferred by these Articles on the
applicant(s)/objectors/residents and other occupiers and owners of
nearby land that might be affected may be interfered with but that
that interference is in accordance with the law and justified by
being in the public interest and on the basis of the planning
merits of the development proposal. He believes that any
restriction on these rights posed by approval of the application is
proportionate to the wider benefits of approval and that such a
decision falls within the margin of discretion afforded to the
Council under the Town and Country Planning Acts. This Copyright
has been made by or with the authority of SMBC pursuant to section
47 of the Copyright Designs and Patents Act 1988 (the Act). Unless
the Act provides the prior permission of the copyright owner.
(Copyright (Material Open to Public Inspection) (Marking of Copies
of Maps) Order 1989 (SI 1989/1099)
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Application Reference: DC/057891 Location: 14 LYNTON VALE
AVENUE, GATLEY, CHEADLE, SK8
4DF Proposal: Outline application including details of access
and scale
for the erection of single dwelling in garden to the rear of 14
Lynton Vale Avenue.(AMENDED DESCRIPTION)
Type of Application: Outline Planning Permission
Registration Date: 26/02/2015 Expiry Date: 23/04/2015 Case
Officer: Jim Seymour
Applicant: C/O Bailey Dyson Int. Cons. Ltd Agent : C/O Bailey
Dyson Int. Cons. Ltd COMMITTEE STATUS Delegated application
DESCRIPTION OF DEVELOPMENT Outline application with matters of (1)
access and (2) scale submitted for the erection of a single
dwelling. Indicative details of siting and appearance are also
included in the application. The application site relates to the
part side/part rear garden area of no. 14 Lynton Vale Avenue. The
proposed plot would be formed predominantly from the large rear
garden to the rear of number 14 Lynton Vale Drive but also
including a narrow slip of land from the side of the property. In
terms of access the site would be given an independent access point
off the turning head of Lynton Vale Avenue. A new driveway, turning
facility and parking space for two vehicles is identified on the
plans in the north eastern corner of the site. In terms of layout
the proposal the proposal identifies a building would be sited
towards the rear boundary with the main body of the house being
5.680 m from the boundary. The property would extend across the
majority of the width of the plot leaving 1.790m to the eastern
boundary and 2.260m to the west boundary. The dwellings two storey
frontage is separated by 22.570m from no. 14 Lynton Vale and
25.230m from no.12 Lynton Vale. The remaining area surrounding the
dwelling would be laid to garden apart from the north eastern
corner which is dedicated to access and parking. In terms of scale
the property is predominantly two storey with a pitched roof and
ridge height of 7.150m.
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No 14 Lynton Vale would retain its own rear private garden
separated from the new access via a new fence/wall and its existing
access arrangements from the frontage. The application has been
accompanied by an Arboricultural Report. This proposes that 4
no.existing mature trees on site would be removed to facilitate the
development including a TPOed tree in the north eastern site
corner. A replacement mitigation tree planting plan has been
submitted which identifies the layout and positioning of 7
replacement trees. This does not constitute a landscaping
submission at outline stage but is needed to establish the
principle of development at the site. SITE AND SURROUNDINGS The
application relates to land to the rear and side of no. 14 Lynton
Vale Avenue and currently forms the garden area to this property.
The land is dimensions 527sqm in area. The site is adjoined to the
north by no. 14 and 12 Lynton Vale Avenue, to the south east by no.
20 Lynton Vale Avenue, to the south by Gatley Hall and to the west
by a Tatton House. The land is relatively level and includes 4
large trees on site including one near the proposed access point.
POLICY BACKGROUND The application site is allocated within a
Predominantly Residential Area, as defined on the UDP Proposals
Map. The following policies are therefore relevant :- Saved UDP
policies EP1.10 : AIRCRAFT NOISE L1.2 : CHILDRENS PLAY Core
Strategy DPD policies CS1 : OVERARCHING PRINCIPLES : SUSTAINABLE
DEVELOPMENT -
ADDRESSING INEQUALITIES AND CLIMATE CHANGES SD-1 : CREATING
SUSTAINABLE COMMUNITIES SD-3 : DELIVERING THE ENERGY OPPORTUNITIES
PLAN : NEW
DEVELOPMENT SD-6 : ADAPTING TO THE IMPACTS OF CLIMATE CHANGE CS2
: HOUSING PROVISION CS3 : MIX OF HOUSING CS4 : DISTRIBUTION OF
HOUSING H-1 : DESIGN OF RESIDENTIAL DEVELOPMENT H-2 : HOUSING
PHASING CS8 : SAFEGUARDING AND IMPROVING THE ENVIRONMENT SIE-1 :
QUALITY PLACES SIE-2 : PROVISION OF RECREATION AND AMENITY OPEN
SPACE IN NEW
DEVELOPMENTS SIE-3 : PROTECTING, SAFEGUARDING AND ENHANCING
THE
ENVIRONMENT CS9 : TRANSPORT AND DEVELOPMENT T-1 : TRANSPORT AND
DEVELOPMENT
-
T-2 : PARKING IN DEVELOPMENTS T-3 : SAFETY AND CAPACITY ON THE
HIGHWAY NETWORK Supplementary Planning Guidance/Documents
RECREATIONAL OPEN SPACE PROVISION AND COMMUTED PAYMENTS
SPG DESIGN OF RESIDENTIAL DEVELOPMENT SPD SUSTAINABLE DESIGN AND
CONSTRUCTION SPD National Planning Legislation THE NATIONAL
PLANNING POLICY FRAMEWORK (NPPF) PLANNING HISTORY DC056742 -
Outline application for a single detached dwelling to the rear of
14 Lynton Vale Avenue, Gatley. Withdrawn 10/10/14. NEIGHBOURS VIEWS
The occupiers of 11 nearby properties have been notified in writing
of the proposal. In total 5 letters of objection have been received
on the following grounds: 1. The existing trees should be retained
on site. 2. The access is not adequate. 3. The proposed access is
not safe for pedestrians and vehicles. 4. The section of wall
should not be removed its historic and forms part of Gatley Hall
and hence demolish historical features. 5. Ground level of site is
higher than adjoining land which makes the impact worse on
neighbours. 6. The proposal is too close to other houses. 7. The
proposal will take light form other properties. 8. The proposal is
too close to number 20. 9. Any dwelling here should be single
storey. 10. The proposal will be detrimental to the traditional
village character of the area. 11. The plans are not accurate. 12.
The proposal will not provide affordable housing. 13. The proposal
will increase noise and disturbance to properties. 14. The proposal
will increase traffic in the turning head and along Lynton Vale
Avenue 15. The proposal will negatively impact on family life for
existing residents 16. The proposal will destroy a beautiful and
peaceful green site. 17. The site is not previously developed land
and shouldn't be built on. 18. The proposal contravenes development
plan policy and the NPPF. 19. The proposal is overdevelopment. 20.
The proposal will resulting in a loss of privacy and amenity for
residents. 21. The proposal will generate noise, disturbance and
problems during construction. CONSULTEE RESPONSES
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Highways Engineer: The site is situated in a sustainable
location having regard to the Council's assessment criteria and is
considered appropriate for residential development. A development
of a single dwelling and associated traffic generation will not
adversely affect the safety and operation of Lynton Vale Avenue and
I am satisfied that an acceptable means of access can be provided.
The detailed design of the access is a matter for a planning
condition, alongside conditions covering driveway formation,
parking and cycle parking. Recommendation: No objections. Tree
Officer: The building footprints predominantly sits within the
existing garden area of the residential property. The development
of the residential property shall have a negative impact on many
mature trees or high level specimen tree within the property of the
development or the neighbouring property. The site design appears
to be a high density for the small garden area which will have a
high demand/risk for future tree works and actionable nuisances
from the trees on the site and neighbouring sites and as such
should have these issues considered prior to approval at this level
as several trees will either be lost or heavily pruned losing the
amenity levels of the trees. The main residential access driveway
will also require the removal of several protected trees on site
and whilst they are identified as low amenity or in decline the TPO
is there to protect trees in this location in perpetuity and as
such this makes the argument mute. The removal of the trees to
create the access will drastically alter the amenity and aesthetics
of the area and open up views across the site at the proposed new
building. The site layout plan does not consider the orientation to
retain as many trees as possible although this is to off-set other
planning requirements thus making a conflict of issues and in fact
its current position is the worst orientation resulting in far too
many trees being lost on this site. The Tree survey report and
layout plan previously showed a poor level of replacement
planting/off-setting which clearly goes against council policy to
enhance the local biodiversity with tree planting on all
developments, following a further consultation with the agents a
new and improved landscaping has been submitted showing a increase
in design and tree numbers which subject to further alterations
would off-set and in fact enhance the site subject to conditions.
As such there are no arboriculture concerns for this application as
long as the conditions are made to require further information be
submitted to allow a more detailed landscaping design as well as a
method statements for construction, arboriculture impact assessment
and additional root protection plans showing the protection levels
and increased replacement trees to off-set the tree loss on the
site. Housing Policy Officer: The development is of such a scale
that there is no requirement for any affordable housing provision.
The site is within 800m of Gatley Large Local Centre and therefore
falls within the first two spatial priority areas for housing
location as set out in Policy CS4 (Distribution of Housing) of the
Core Strategy.
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However, the site appears to be mainly greenfield land currently
used as garden land for an adjacent residential property. Policy
CS4 sets out a hierarchy for development of urban greenfield sites.
The first of these is accessible sites not designated as open
space, with the second the use of private residential gardens in
accessible urban locations where proposals respond to the character
of the area and maintain good standards of amenity and privacy for
the occupants of existing housing. Given the Councils continued
position of housing under-supply urban greenfield sites need to be
considered as potential development sites, subject to the hierarchy
and sequential approach described in Policy CS4. There are very few
sites in the first level of that hierarchy and therefore garden
sites which meet the requirements of policy are currently
acceptable sites for housing development. Consequently, subject to
assessment against other policies relating to design, amenity and
privacy, the proposal meets the requirements of Core Strategy
Policy CS4, as well as adding to the housing numbers and mix in
line with Core Policies CS2 and CS3. ANALYSIS This outline
application requires assessment in respect of the following
matters: 1. Landuse The application site is located within a
Predominantly Residential Area as defined on the UDP Proposals Map.
The application site is greenfield land (used as garden currently
but is also allocated within one of the two main spatial priority
areas for residential development, as set out in Core Strategy DPD
policy CS4, being within 800m of Gatley Large Local Centre. The
site is therefore is acceptable in principle for housing
development and complies with Core Strategy Policy CS4 The proposal
would also add to the housing numbers and mix in the borough in
line with the aims and aspirations of Core Policies CS2 and CS3.
(It should be noted that the Council is currently in a position of
housing under-supply, with 3.1 years worth of supply against a
requirement in national policy for 5 years plus a 5% buffer.) 2.
Residential amenity Although submitted in outline the application
includes In terms of existing residents the proposed new dwelling
is sited to face approximately in a north (front) and south (rear)
direction and have the primary habitable room windows on the these
front and rear elevations respectively. Adjoining properties to the
north have rear windows facing the site but the proposal provides
separation distances to comply with the Councils standards
consisting of >25m (window to window). The adjacent property to
the south east (20 Lynton Vale Avenue) has no habitable windows
facing the site or proposed dwelling and therefore there is no
conflict with separation distances in this respect either. In terms
of mass and bulk it should be noted that the proposed dwelling is 2
storey in height (max 7.15m to ridge) and is slightly lower than
the properties on the frontage of Lynton Vale Avenue. The proposal
is sited relatively close to boundaries to the south and west
however 5.9m is retained to the rear boundary where the proposal
would face onto part of a large garden area belonging to Gatley
Hall. There is substantial mature screen vegetation in place in the
control of the neighbouring property along this boundary which
offers protection from the proposal. The proposal is therewill not
be overbearing on adjacent properties in terms of its overall scale
and siting. The existing property at no. 14 would retain adequate
amenity space to the rear similar in amount to the the other
properties
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adjacent. The proposal would introduce a residential property
into this location with the associated noise and disturbance.
Whilst representing a change for adjoining residents is a
development of a single dwelling only and it would be difficult to
argue that the impact of the proposed dwelling proposal would
worsen the current situation to the extent where in terms of noise
and disturbance a refusal of planning permission could be
substantiated. New boundary treatments 2m high boundary treatments
can be secured by planning condition and this will secure the
boundaries for existing residents and protect amenity further. This
includes the treatment of the new boundary formed between the
application site and no 14. In terms of intended residents, given
the above situation, the proposed dwelling is not considered to be
overlooked by existing property and will offer adequate privacy in
this regard for its occupants from the front or rear. The side
elevations of the proposed dwelling are blank at first floor level.
This can be secured by planning condition. There is therefore no
overlooking issue in these directions. The proposal includes rear
and front garden area to serve the property which is capable of
beneficial use and in excess of the councils recommended amount of
75sqm per unit. The site lies within the noise contour area where
aircraft noise is a relevant consideration. However the standard
condition to require and provide acceptable sound attenuation could
be added to any permission issued and this would adequately deal
with this amenity issue. In summary there are no residential
amenity issues for either existing or proposed residents that
either fail to meet the councils policies and guidelines or could
not be satisfied via the imposition of planning conditions and
therefore the proposal is acceptable in this respect in accordance
with Core Strategy DPD policies H-1 and SIE-1 and the Design of
Residential Development SPD. 3. Design. The proposed dwelling are
sited in a position to the rear of the existing properties on
surrounding streets. In this sense the proposal represents a form
of backland "backland" development and as outlined in the relevant
planning policy guidance and the Councils SPD on the Design of
Residential Development SPD such proposals can cause problems in
terms utility services, inadequate access, loss of privacy, loss of
spaciousness and a over-reduction in garden size. In turn this can
lead to a change in the character of an area and a unacceptably
more cramped environment. Relevant planning policy and guidance
does not however rule out development in backland locations and
such sites can form a valuable form of housing land supply as set
out above in planning policy terms provided schemes maintain
reasonable garden size, maintain appropriate spacing between
dwellings and are of appropriate scale and massing. In particular
building heights should be carefully considered and the SPD
identifies that building heights of a lower scale may be more
appropriate and less conspicuous in backland locations.
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With the above in mind the following should be noted. The
proposal should provide adequate and safe access and servicing (too
be confirmed upon receipt of the highways engineers comments). The
existing and proposed properties would be provided with at least
the minimum amount of beneficial residential amenity space
(>75sqm). Adequate separation is provided to comply with the
Councils privacy standards as outlined above. The scale and massing
of the proposed new properties is considered to be appropriate
being slightly lower in height than the prevailing dwelling height
surrounding the site. Whilst the proposal will undoubtedly change
the appearance and character at the site and in turn the outlook
from neighbouring properties given the above range of compliance
listed above it is not considered that a refusal on poor design
based on the backland nature of the site could be sustained at
planning appeal. The final design and appearance of the proposal
will be determined at reserved matters stage however the indicative
elevations incorporates a design and features that are in keeping
with the surrounding properties which are a mixture of ages and
designs. Materials of construction would be dealt with at reserved
matters stage. On this basis the proposal is considered to comply
with all the development plan design related policy and guidance
listed above in accordance with Core Strategy DPD policies H-1 and
SIE-1 and the Design of Residential Development SPD. Given that
there would be partially limited remaining space for extensions at
the site particularly given the proximity of the building to
boundaries at the rear and sides it is considered appropriate to
remove permitted development rights from the new property to allow
the Council to consider any subsequent extensions. This should be
done as part of any outline approval. 4. Access, highway safety and
parking The outline submission includes details of access. A new
driveway is proposed to the north east from Lynton Vale Drive. The
comments of the Highway Engineer are included above. It is not
considered that the proposal will generate any highways objections
in terms of traffic generation, access or car parking for the
development that would provide reason to resist the proposal. 5.
Trees The proposal results in the loss of 4 mature trees including
one TPOed tree in the north eastern corner to allow for the new
access to be created. This was initially a significant concern
based on the impact on amenity the tree loss would have however a
tree survey and replacement planting scheme has been submitted to
mitigate (7 trees to replace the original 4) for the loss and now
achieves the support of the Councils Arboricultural officer subject
to final agreement of exact position and species of trees. On this
basis the application no longer raises objection from a tree and
amenity point of view and is considered to comply with the
requirements of Core Strategy SIE-3 in this regard. 5. Developer
contributions As a result of the Ministerial Statement of November
2014 and the associated amendments to Government policy in the form
of the National Planning Practice Guidance (NPPG), due to the fact
that the proposal is for development of ten or less
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units, the Council can no longer require this application to
make a contribution towards open space. There is no requirement for
any affordable housing provision based on the number of units in
the scheme being below the relevant threshold (5 units) for this
part of the Borough. 6. Other issues The proposal involves
demolition of a section of brick wall to the side of no. 14 to
allow for the new access to be created. the brick wall in question
was originally part of Gatley Hall which is a listed building.
Following investigation by the Councils conservation officer it has
however been established that the ownership of the wall was
transferred to the property at no.14 prior to the listing of the
Hall and therefore it is not listed as a curtilage structure to the
Hall itself. There is therefore no need for any duplicate Listed
Building Consent application and there are no objections to the
removal of the wall from a conservation or listed building point of
view. A condition should be added no less to deal with the after
treatment of the wall and to agree the details of the new section
of wall which would attach onto the original following construction
of the new access. The site lies within the Manchester Airport
Noise Zone. This location does not preclude the site from new
residential development, provided that an acceptable level of
protection for the proposed development from aircraft noise can be
provided. As such, subject to the imposition of a suitably worded
planning condition to ensure that this would be the case, the
proposal is considered to comply with Saved UDP policy EP1.10 and
Core Strategy DPD policy SIE-3. Although the proposal does not
trigger the Council's carbon reduction targets, statement on
Energy/Sustainability has been submitted with the application. This
highlights the proposed energy efficiency measures that could be
incorporated within the proposed development in order to reduce
energy consumption and assesses the potential for the inclusion of
available renewable and low and zero carbon technologies within the
proposed development indicating a willingness to make the
appropriate CO2 savings. Given this undertaking a condition can be
added to ensure that the proposal complies with the requirements of
Core Strategy DPD policy SD-3. Permeable drainage will be required
as part of the highways conditions for the proposed parking areas
which adequately deal with the requirements of policy SD-6. This
will help ensure in part that the existing proposal does not
overload the existing drainage system. Other drainage conditions
can be added to ensure that the site is adequately/appropriately
drained so as not to add to any existing drainage or flooding
problems at the site or in the wider area. In terms of contaminated
land the former garden use of the site means there is low risk of
contamination however the standard informative can be used to
safeguard development. SUMMARY Grant
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Existing Trees
Proposed Tree PlantingRefer to Planting Schedule
Proposed Grass Turf
KEY
Proposed Ornamental Hedge PlantingRefer to Planting Schedule
PlantSchedule
QTY UNIT CODE PLANTNAME STOCK FORM GIRTH/HEIGHT
Trees3 No. ACECAL Acercampestre'Elsrijk' RB STD 1416cm4 No.
PRUTIBhs Prunusserrulatibetica RB STD 1214cm
QTY UNIT CODE PLANTNAME STOCK SIZE
Hedges11 m TaxbacHedge Taxusbaccata RB 6080cm44 No.
Plantsspaced@4/minasingleRow
NotesandAbbreviationsFORM = Shapeoftreeassuppliedbythenursery.RB
= Rootballed(balledandwrapped).SIZE =
HeightorSpreadofjuvenileplant.Std = (clearstem)Standard.STOCK =
Rootcondition/protectionmethodegBareroot.Refertospecificationforfurtherinformation.AllplantstobecompletelyhardenedoffSubstitutionstobeagreedwithLandscapeArchitect.
1No. PRU TIB hs
1No. PRU TIB hs
1No. PRU TIB hs
1No. PRU TIB hs
1No. ACE CAL
1No. ACE CAL
1No. ACE CAL
11m Tax bac Hedge44No. plants @ 4/m
1:100 25/06/15 MK
10818.L01
10818 MS DL
Tree Planting Plan
Planning
14 Lyntonvale Avenue
Bailey Dyson International Consultants
A
A 25/06/15 PLANNING MS DL
Tree can be staked either side of the root system to avoid
excess movement during establishment.
Tree should be planted at the same level as it was in the
nursery.
Stakes should be an appropriate size for the tree planted
Grass and weed removed 1m around base to reduce competition.
Tree ties should be adjusted to allow the tree to grow.
Tree pit dug at least twice the size of the root system, and
filled with good clean topsoil to BS3882.
Tree Planting and Staking
DrawingNo:
Revision:
Approved:Date:
Rev.
Checked:Drawn:Project:
Status:
Title:
Project:
Client:
21 Swan Street,Manchester, M4 5JJ.Tel. (0161) 312
3131www.urbangreen-space.co.uk [email protected]
Date. Description. Drawn Chk'd
Do not scale this drawing (printed or electronic version).
Contractors must check all dimensions from site
This drawing is copyright and is for use on this site only. This
drawing should be read in conjunction with all relevant consultants
drawings and specialist subcontractors / supply chain drawings and
specifications.
All works to be carried out in accordance with the latest
British Standards / Codes of Practice unless specifically directed
otherwise in the specification.
Responsibility for the reproduction of this drawing in paper
form, or issued in electronic format, lies with the recipient to
check that all information has been replicated in full and is
correct when compared to the original paper or electronic
image.
Graphical representations of equipment on this drawing have been
co-ordinated, but areapproximations only. Please refer to the
specifications and / or details for actual sizes and / or specific
contractor construction information.
Scale@A2
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Application Reference: DC/058373 Location: CROSS KEYS HOTEL, 10
ADSWOOD ROAD,
CHEADLE HULME, CHEADLE, SK8 5QA Proposal: Affordable Housing
scheme of 14 units comprising 4
number 3 bedroom 5 person and 10 number 2 bedroom 4 person
houses.
Type of Application: Full Planning Permission
Registration Date: 17/04/2015 Expiry Date: 17/07/2015 Case
Officer: Emma Curle
Applicant: Bowsall Agent : Jennings Design Associates COMMITTEE
STATUS Planning and Highways Regulation Committee - Departure to
the Development Plan DESCRIPTION OF DEVELOPMENT The application
seeks to redevelop the vacant bowling green to the rear of Bowling
Green public house for a residential development of 14 no. Houses.
All 14 houses will be affordable units provided by a Registered
Provider. The applicant is in advanced discussions with Stockport
Homes. It is proposed that the units would be offered at as
affordable rent (80% of Market Rent) units. The properties would be
served by a new access road off Adswood Road. This would adapt the
existing easterly access point at the pub car park and provide a
new access serving the proposed dwellings and the pub car park.
Visibility splays of 2m x 70m would be provided in each direction.
The existing westerly access point to the pub car park would be
closed off. A total of 18 parking spaces would be retained for the
pub. As proposed the new access would initially runs close to the
eastern site boundary before turning into the centre of the site
and culminating in a turning head. The internal access road would
be of shared surface design and construction. The new dwellings are
arranged around the above turning head. Two house types are
proposed with the 14 houses split into 10 no. 2 bedroom and 4 no. 3
bedroom units. Each property is 2 storey with pitched roofs. The
plans indicate a relatively traditional design with porch detail to
frontage. Materials of construction are red brick work and concrete
tile for the roof covering and upvc windows. Each property is
provided with 1 car parking space either to its frontage or within
a communal area. Each property has its own small rear garden area.
The layout includes for a landscape buffer along the eastern site
boundary with the access road and an acoustic barrier fence along
the sites northern boundary with the
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public house and its car park. Several trees within the site on
the eastern and southern boundary would be removed to facilitate
the development. Replacement tree and planting is proposed as
identified on the proposed landscaping plan to mitigate for the
loss. The application has been accompanied by the following
supporting information: 1. Planning Policy Compliance Statement 2.
Bowling Green and Sports Facility Assessment 3. Preliminary Risk
Assessment (including Environmental database report) 4. Noise
Assessment 5. Extended Phase 1 Habitat Survey 6. Utility Plans pack
7. Energy Statement 8. Sustainability Checklist 9. Transport
Statement 10. Design and Access Statement 11. Tree Survey report
12. Building for life Assessment 13. Secured by design application
14. Draft S106 agreement 15. Economic Viability Appraisal SITE AND
SURROUNDINGS The application relates to the currently vacant/unused
bowling green and existing car park belonging to the Cross Keys
public house on Adswood Road. The Cross Keys public house is not
part of the application site and would be retained as a public
house. The car park area lies immediately to the east of the public
house and forms part of the application site for access reasons.
The car park currently has two access points off Adswood Road. the
bowling green lies to the rear of the public house and car park at
a lower level currently separated by a brick retaining wall. The
site is over grown having not been used as a bowling green for
sometime. There are numerous trees along the sites perimeter
boundaries. The site is adjoined to all other sides by residential
properties. No 12 Adswood road lies to the east of the site with a
long rear garden adjoin the sites boundaries. Residential
properties off Alderdale Road lie to the south and Littlebrook
Close to the south west and have boundaries wit the site. No 8
Adswood road lies to the west of the pub and also has a side
boundary adjoining the site. POLICY BACKGROUND The application site
is allocated within a Predominantly Residential Area, as defined on
the UDP Proposals Map. The following policies are therefore
relevant :- Saved UDP policies EP1.10 - AIRCRAFT NOISE L1.1 - LAND
FOR ACTIVE RECREATION USE
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L1.2 - CHILDRENS PLAY UOS1.3 - PROTECTION OF LOCAL OPEN SPACE
Core Strategy DPD policies CS1 : OVERARCHING PRINCIPLES :
SUSTAINABLE DEVELOPMENT -
ADDRESSING INEQUALITIES AND CLIMATE CHANGES SD-1 : CREATING
SUSTAINABLE COMMUNITIES SD-3 : DELIVERING THE ENERGY OPPORTUNITIES
PLAN : NEW
DEVELOPMENT SD-6 : ADAPTING TO THE IMPACTS OF CLIMATE CHANGE CS2
: HOUSING PROVISION CS3 : MIX OF HOUSING CS4 : DISTRIBUTION OF
HOUSING H-1 : DESIGN OF RESIDENTIAL DEVELOPMENT H-2 : HOUSING
PHASING CS8 : SAFEGUARDING AND IMPROVING THE ENVIRONMENT SIE-1 :
QUALITY PLACES SIE-2 : PROVISION OF RECREATION AND AMENITY OPEN
SPACE IN NEW
DEVELOPMENTS SIE-3 : PROTECTING, SAFEGUARDING AND ENHANCING
THE
ENVIRONMENT CS9 : TRANSPORT AND DEVELOPMENT T-1 : TRANSPORT AND
DEVELOPMENT T-2 : PARKING IN DEVELOPMENTS T-3 : SAFETY AND CAPACITY
ON THE HIGHWAY NETWORK Supplementary Planning Guidance/Documents
RECREATIONAL OPEN SPACE PROVISION AND COMMUTED PAYMENTS
SPG DESIGN OF RESIDENTIAL DEVELOPMENT SPD SUSTAINABLE DESIGN AND
CONSTRUCTION SPD National Planning Legislation THE NATIONAL
PLANNING POLICY FRAMEWORK (NPPF) PLANNING HISTORY No previous
planning history. NEIGHBOURS VIEWS The application has been
advertised on site and in the press as a Major Development and as a
Departure to the Unitary Development Plan. The occupiers of 34
nearby properties have been notified in writing of the proposal. In
total 7 letters of objection have been received. The grounds of
objection are summarised as follows:
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1. The development will overlook gardens and invade privacy. 2.
The proposal will increase security risks to adjoining properties.
3. The proposal will result in loss of greenery at the site and
spoil views and outlook of neighbouring properties. 4. Having new
rental properties in the area will bring the area down. 5. The
development should include a play area for children. 6. The
removal/reposition of bus stop should not be allowed and will cause
highway safety issues. 7. There have been many road traffic
accidents and incidents in this immediate locality and the proposal
will only worsen these. 8. The bowling green can flood and by
building houses on the site this will worsen the situation for
surrounding properties and increase the risk of flooding. 9. The
drainage system at Alderdale Road/Littlebrook Close cannot cope
with more properties being connected to it. This should not be
allowed. 10. The site is a wildlife haven now it overgrown and
numerous species of wildlife live on it. The proposal will ruin
this. 11. The proposal will result in the loss of alot of valuable
trees at the site. 12. The proposal will increase noise levels to
properties to the rear of the site which will be detrimental to
residential amenity. 13. Construction will be a nuisance to
neighbours. 14. The drainage plan seeks to cross land (no 25
Alderdale Road) in private ownership and no consent has been given
by owner to allow these works to take place. 15. What impact will
the proposal have on the culvert at the bottom of the site. 16.
There has been no consultation by the developer with residents.
CONSULTEE RESPONSES Planning Policy Officer (Housing): The proposal
is for 14 no. dwellings, 10 no. 2-bed units and 4 no. 3-bed units.
The site is located within the Predominantly Residential Area and
partly on allocated local open space. In terms of the principle of
housing in this location, a view will need to be taken in respect
of the proposed loss of local open space at the site.
Notwithstanding that matter, the site is not within the first two
spatial priority areas for housing location as set out in Policy
CS4 (Distribution of Housing) of the Core Strategy. However, the
Council is currently in a position of housing under-supply with 3.1
years of supply against a requirement in national policy for at
least 5 years plus a buffer. In such situations Policy H2 (Housing
Phasing) of the Core Strategy allows for housing development on
sites which meet the Councils accessibility criteria. In this case
the site scores around 64/65, which exceeds the current minimum
score of 34 for houses. Consequently, subject to assessment against
other relevant policies including the loss of open space, the
proposal meets the locational requirements of Core Strategy
Policies CS4 and H2, as well as adding to the housing numbers and
mix in line with Core Strategy Policies CS2 and CS3. In terms of
affordable housing the site lies within an area defined as a Hot
for the
-
purposes of assessing affordable housing provision, however this
is overridden by the fact that the relevant policy (Affordable
Housing - H3) requires any urban open space to be released for
housing should deliver at least 50% affordable housing.
Notwithstanding that matter, the provision of the units is
described as affordable. Although the means of delivering this is
not included in the application, it appears that funding for the
site is coming from the Homes and Communities Agency (HCA) and this
means that the housing to be provided is Affordable Rent. The units
are to be delivered by a Registered Provider (RP) and affordable
rent should be no more than 80% of local market rent. This is not
normally the means by which the Council seeks to deliver affordable
housing units that is usually done by splitting the affordable
units between social rent and shared ownership properties. In this
case, however, the use of affordable rent to deliver housing can be
weighed against the fact that all units are to be delivered in this
way rather than the 50% required by policy to be affordable
housing, as referred to above. It may be that the delivery of the
housing through affordable rent is deemed to be a relevant factor
in determining the application. Should the application be approved
then it is advised that the delivery of the units be subject to a
s.106 agreement in order to ensure delivery of the units by an RP
at a level which make such delivery viable. Planning Policy Officer
(Open Space): A commuted sum will be required to fund new formal
provision to compensate for the loss of the open space elsewhere in
the borough (and not necessarily in the form of a bowling green the
borough-wide formal open space deficiency is in terms of such space
generically, not necessarily in terms of a specific type of formal
provision the suggested commuted sum below has been calculated
based on a reasonable cost of providing generic formal open space
rather than of providing a bowling green. It is based on the size
of the LOS that is to be extinguished by the development , based on
the formal open space requirement per thousand population (1.7ha)
and the formulae set out within the Recreational Open Space
Provision SPG the commuted sum would be calculated as set out
below; The area of designated LOS equates to 1950 sqm based on the
1.7 ha standard this could provide for 115 people. The provision of
the compensatory LOS would be calculated as 115 x 198.35 = 22810.25
The maintenance would be calculated as 115 x 17x 11.86 =
23186.30
Totalling 45,996.5 The commuted sum for the provision of open
space to meet the needs of the residents is 23,410.80 For the
proposal to be compliant with the planning policy position
regarding open space, a s106 is required for the following; a) To
pay for play/formal open space to cater for the new residents of
the scheme
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(23,410.80 as set out in my response attached) - in order to be
compliant with Dev Man Policy SIE 2 b) To pay for the compensatory
open space to replace the Bowling Green, which is designated LOS -
required in order to be compliant with UOS1.3,L1.1, CS8, para 74 of
the NPPF Environment Agency: There are no constraints on the EA
maps. No objections. United Utilities: No objection subject to the
drainage strategy providing that drainage layout submitted is
adhered to. Highways Engineer: These comments are further to
previous comments made on this application following discussions
held with the applicant and the subsequent amendments to the
original application proposals including the submission of a Road
Safety Audit. Access into the proposed development site is via the
existing car park entrance adjacent to 12 Adswood Road which will
now be a shared access with the pub car park. The result of this
shared access will have the benefit of closing the car park
entrance directly adjacent to the Cross Keys which has the
potential of reducing accidents arising from junction proximity
issues. It would also mean that the existing bus stop can remain
close to its current position and not raise visibility issues
around the closed access. The shared junction does have the
capacity to safely accommodate both development and car park
traffic. Additional supporting information supplied by the
applicant shows that the visibility splays at the junction are
within expected standards and that servicing vehicles can be safely
accommodated within the junction layout. The submitted Stage 1 Road
Safety Audit has identified potential issues with the junction and
the amended design mitigates those potential road safety issues.
The applicant has also amended the internal access road layout in
line with Core Strategy policies to ensure quality design and a
safe environment. Examination of the site's accessibility using the
Council's accessibility model, which considers accessibility in
relation to employment, retail, schools, health centres, hospitals
and evening economy uses, concludes that the site is highly
sustainable. In conclusion the development will use an existing
access which meets existing design standards and has no capacity
issues. The closure of direct access to Adswood Road from the car
park will have a beneficial impact on vehicle movements in this
area with a potential improvement to road safety. The amended
internal road layout meets this Councils criterion in terms of
design and can be adopted by the Council.
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Therefore subject to the requested conditions being applied
there are no sustainable highways reasons to refuse this
application. Recommendation: No objection subject to conditions
Arboricultural Officer: The proposed development will have a
minimal negative impact on trees or hedges located on site with the
proposed new residential development being located within the
existing garden area/bowling green /hard standing. The sites front
and rear boundary has a poor level of vegetation and trees and as
such there cannot be any loss of trees on site as this will have a
negative impact on amenity and biodiversity. The proposed
development should have only a minimal negative impact on the
existing trees within the curtilage with the majority of these poor
specimens or low amenity and therefore have a minimal impact on the
biodiversity of the area. The construction materials or vehicles
potentially will not impact on the trees and as such no temporary
protective fencing should be required to be erected to make
contractors aware of the protective trees and limit access to these
areas to prevent compaction, accidental damage or spillage of
chemicals on the root zones of all trees in the site. The main
concern for this site is the potential damage during
construction/deliveries, and therefore protection/restrictions to
the trees to the site as the trees are an integral part of the tree
scape therefore cannot be lost. The trees offer a poor level of
biodiversity/habitat benefit and as such they need either retaining
or replacing as any loss would be unacceptable as this would be
further increasing urban sprawl of Cheadle Hulme area. In principle
the scheme will have a negative impact on the trees in the area and
therefore is acceptable with protection and informative set for all
construction traffic and deliveries in relation to the trees on
site and in the surrounding areas preventing accidental damage. The
scheme has a great opportunity to improve the biodiversity and
amenity of the area with a high specification landscaping scheme
that will enhance the local area and screen off the new
development. This landscaping scheme can be conditioned but the
original layout plan does not offer a high level of enhancement at
that stage. Nature Development Officer: Comments awaited.
Environmental Health (Contaminated Land): No objections. Please
note that these conditions should be applied as a phased approach,
depending upon the outcome of each subsequent condition i.e if the
investigation carried out to satisfy CTM1 recommends further works
then CTM2 should then be applied etc.
CTM 1 CTM 2 CTM 3 Con 1 Informative
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LFG 1 LFG 3
Drainage Team: Members are advised that following the late
receipt of comments from the Drainage Team, the applicant was
advised of the need to address the comments only shortly before the
completion of this report. In summary the applicant has been
requested to :-
1. The designers need to submit a full drainage design drawing
including all levels, pipe sizes and gradients and manhole schedule
with full supporting calculations.
2. Subject to geological investigations and soakaway penetration
tests any new SW proposal to use SUDs infiltration principles where
feasible. The minimum of which should include permeable paving to
driveways, or using soft landscaped areas for water management.
3. The maximum run-off from the site be limited to 5 l/s being
the Greenfield equivalent run-off from a 1.0 Hectare undeveloped
site. (Actual site is only 0.34 Hectare).
4. The designers need to provide written evidence of UU
acceptance of any proposed drainage that connect and discharge into
any the UU public sewers.
5. The designers need to provide written evidence of riparian
owner(s) acceptance of any proposed drainage that crosses or
connects direct into the culvert watercourse.
6. All storm water run-off, up to and including the 30 year
critical storm event to be retained below ground and demonstrated
with supporting calculations / hydraulic modelling.
7. All storm water run-off up to and including the 100 year
critical storm event to be retained on site and demonstrated how
the designers intend to achieve this.
8. Finally any residual flood waters (greater than 100 year
storm event) should be directed away from the rear gardens of the
houses in Alderdale Road.
ANALYSIS In assessing the application the following issues
require detailed consideration; 1. Landuse The application site has
two allocations on the UDP Review Proposal Map. The front section
of the site relating to the proposed access point and pub car park
is Predominantly Residential Area. The rear section of site
relating to the bowling green in allocated as open space. The open
space allocation makes up the majority of the application site as
apart from a small section of new road within the existing car park
the remainder of built development takes place on the open space.
The wider surrounding area is predominantly residential area. Open
space
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The majority of the site falls within designated Local Open
Space. The majority of the designated LOS is also defined as a
bowling green. The land that forms a border around the Bowling
Green also functions as LOS although it is not designated. The site
is therefore is protected by saved UDP Policies L1.1 (Land for
Active Recreation use), UOS1.3 (Protection of Local Open Space),
Core Strategy Policy CS8 (Safeguarding and Improving the
Environment) and Paragraph 74 of the NPPF. Paragraph 74 of the NPPF
indicates: 'Existing open space, sports and recreational buildings
and land, including playing fields, should not be built on unless:
an assessment has been undertaken which has clearly shown the open
space, buildings or land to be surplus to requirements; or the loss
resulting from the proposed development would be replaced by
equivalent or better provision in terms of quantity and quality in
a suitable location; or the development is for alternative sports
and recreational provision, the needs for which clearly outweigh
the loss.' Core Strategy Policy CS8 states that Any development
resulting in a loss of open space within an area of relative
high-levels of provision will be expected to offset that loss by
making improvements to existing open space or providing (at least)
equivalent new open space in a committee area of relative low
provision so as to help not exacerbate the under-supply situation
that exists across the borough as a whole. UDP Review Policy UOS
1.3 goes on to state that development within Local Open Space will
only be permitted where it would be replaced by open space of
equivalent or better quantity, quality, usefulness and
attractiveness. Core Policy CS8 allows for circumstances that
outweigh the normal presumption to retain LOS and one such
presumption is affordable housing. This policy should however be
applied as a whole and it is important to note that policy CS8
requires the provision of compensatory open space or that any loss
in open space is offset by making improvements to existing open
space. The proposal would clearly result in the complete loss of
the area designated as open space. The proposal would however
deliver 100% affordable housing and therefore in light of the
evidenced need for significant numbers of affordable housing within
the borough, evidenced both by the Core Strategy as well as the
Housing needs assessments, it is considered that weight should be
given in this respect against the policy presumption to retain
Local Open Space. Members will note that officers have considered
the matters carefully through the consideration of the application
and is considered that an appropriate position would be to seek an
off-site contribution which is therefore an acceptable means of
complying with policy requirements and as outlined in the policy
comments above a compensatory payment of 45,996.5 would be the
amount need to compensate for the loss of the allocation. Provision
of such an amount would therefore comply with policy. However, in
this respect no contributory payment is proposed by the applicant
to comply policy. A Viability Appraisal has been submitted with
this application in which identifies that the proposed development
cannot afford to comply with this requirement (The contents of the
appraisal are discussed in more details below).
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The proposal therefore does not comply with development plan
open space policy hence its Departure Status. Housing Provision.
The site is not within the first two spatial priority areas for
housing location as set out in Policy CS4 (Distribution of Housing)
of the Core Strategy. However, the Council is currently in a
position of housing under-supply with 3.1 years of supply against a
requirement in national policy for at least 5 years plus a buffer.
In such situations Policy H2 (Housing Phasing) of the Core Strategy
allows for housing development on sites which meet the Councils
accessibility criteria. In this case the site scores around 64/65,
which exceeds the current minimum score of 34 for houses.
Consequently, subject to assessment against other relevant policies
including the loss of open space, the proposal meets the locational
requirements of Core Strategy Policies CS4 and H2, as well as
adding to the housing numbers and mix in line with Core Strategy
Policies CS2 and CS3. In terms of affordable housing the site lies
within an area defined as a Hot for the purposes of assessing
affordable housing provision, however this is overridden by the
fact that the relevant policy (Affordable Housing - H3) requires
any urban open space to be released for housing should deliver at
least 50% affordable housing. Notwithstanding that matter, the
provision of the units is described as affordable. The units are to
be delivered by a Registered Provider (RP) and affordable rent
should be no more than 80% of local market rent. This is not
normally the means by which the Council seeks to deliver affordable
housing units that is usually done by splitting the affordable
units between social rent and shared ownership properties. In this
case, however, the use of affordable rent to deliver housing can be
weighed against the fact that all units are to be delivered in this
way rather than the 50% required by policy to be affordable
housing, as referred to above. It may be that the delivery of the
housing through affordable rent is deemed to be a relevant factor
in determining the application. Should the application be approved
then it is advised that the delivery of the units be subject to a
s.106 agreement in order to ensure their delivery as affordable
rent. Predominantly residential area. The front section of the site
is within a predominantly residential area. This element of the
application would retain the existing car park albeit with altered
access arrangements with the remainder of the frontage providing
the new access road and link to Adswood Road and buffer strip to
the adjacent residential property. The development is residential
and therefore raises no issues in terms in acceptability in
principle. The impact of the proposed development on residential
amenity is discussed in more detail below. 2. Residential amenity
In terms of existing residents the proposed new dwellings are sited
to face in either a east (front) and west (rear) direction or north
(front) and south (rear)direction and have the primary habitable
room windows on the these front and rear elevations respectively.
Given the orientation of the proposed units to existing properties
separation distances are provided to comply with the Councils
policies and
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guidelines. It should be noted that there are rooms in the roof
space of the new dwellings. The proposal would introduce noise and
disturbance into this currently quiet, particularly given the
bowling greens under use, location and hence light levels and noise
will be increased to the rear of the existing properties. However
again given the separation and orientation of existing dwellings to
the proposed development this should not generally be to an
unacceptable level. The most affected property would be no 12
Adswood Road which lies adjacent to the new access road and pub car
park entrance. This property would therefore experience a
significant increase in traffic noise and disturbance from the new
occupiers of the 14 houses and users of the pub car park. A
reasonable landscape buffer has however been provided to this side
of the access road and the landscape plan shows this will be
planted with heavy standard trees and other landscaping. A new
reinforced substantial boundary treatment should be provided along
this boundary however to add to proposed landscaping mitigation and
this could be secured by planning condition. In terms of intended
residents, given the above situation, the proposed dwelling is not
considered to be overlooked by existing property and will offer
adequate privacy in this regard for its occupants from properties
outside the site. Within the site there are some minor shortfalls
in separation distances between two sets of plots however these are
very small (no more than 1.5m) and not considered to warrant major
concern. Acceptable levels of privacy and amenity are therefore
considered to have been provided. The proposal includes rear garden
areas to serve each property. These are small and in some instances
below 50sqm the minimum standard the Councils has for any housing
type. However each plot has a garden has an area capable of
beneficial use. and it is considered unreasonable to resist the
proposal on this basis. The site lies within the noise contour area
where aircraft noise is a relevant consideration. However the
standard condition to require and provide acceptable sound
attenuation could be added to any permission issued and this would
adequately deal with this amenity issue. In summary there are no
residential amenity issues for either existing or proposed
residents that either fail to meet the councils policies and
guidelines or could not be satisfied via the imposition of planning
conditions and therefore the proposal is acceptable in this respect
in accordance with Core Strategy DPD policies H-1 and SIE-1 and the
Design of Residential Development SPD. 3. Design. The proposed
dwelling are sited in a position to the rear of the existing
properties on Adswood Road, Alderdale Road and Littlebrook Close.
In this sense the proposal represents "backland" development and as
outlined in the relevant planning policy guidance and the Councils
SPD on the Design of Residential Development SPD such proposals can
cause problems in terms utility services, inadequate access, loss
of privacy and loss of spaciousness. In turn this can lead to a
change in the character of an area and a unacceptably more cramped
environment. Relevant planning policy and guidance does not however
rule out development in backland locations and such sites can form
a valuable form of housing land supply as set out above in planning
policy terms provided schemes maintain reasonable garden size,
maintain appropriate spacing between dwellings and are of
appropriate scale and massing. In particular building heights
should be carefully considered and the SPD
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identifies that building heights of a lower scale may be more
appropriate and less conspicuous in backland locations. With the
above in mind the following should be noted. The proposal does
provided adequate and safe access and servicing. The existing and
proposed properties would be provided with beneficial residential
amenity space. Adequate separation is provided to comply with the
Councils privacy standards as outlined above. The scale and massing
of the proposed new properties is also considered to be appropriate
being traditional two storey in height and sited at a lower ground
level than those on the frontage of Adswood Road du to ground level
changes.. Whilst the proposal will undoubtedly change the
appearance and character at the site and in turn the outlook from
neighbouring properties given the above range of compliance listed
above it is not considered that a refusal on poor design based on
the backland nature of the site could be sustained at planning
appeal. The design of the proposal is relatively traditional in
form and scale and incorporates a design style and features that
are in keeping with the surrounding properties. Materials of
construction are specified as red brick work, concrete tiling for
the roof covering and upvc windows none of which are the cause for
any concern and can be finally agreed via planning condition. On
this basis the proposal is considered to comply with all the
development plan design related policy and guidance listed above in
accordance with Core Strategy DPD policies H-1 and SIE-1 and the
Design of Residential Development SPD. Given that there would be
limited remaining space for extensions at the site it is considered
appropriate to remove permitted development rights from the new
property to allow the Council to consider any subsequent
extensions. 4. Access, highway safety and parking The detailed
comments of the Council Highway Engineer are contained within the
consultee responses section above. In summary there is no objection
to the proposal which now has an amended format to deal with
earlier concerns that the highway engineer raised. The development
now has a single access point to serve the proposed 14 new
dwellings and 18 space pub car park. The other access at the
western end of the car park would be closed off removing conflict
with the main junction on Adswood Road in this location and 2m x
70m visibility splays will be provided at the new access point. The
revised details still require the repositioning of the existing bus
stop but this would no raise issue in visibility terms due to the
closure of the western car park access. Given the proposed
infrastructure and level of trip generation no objection is raised
from the engineer in terms of the suitability of the new access. In
addition it is noted that adequate car parking and
turning/manouvering is provided within the site for service
vehicles. The internal road would be shared surface which is also
acceptable to the engineer. In view of the above, on the basis of
the amended scheme, the previous concern raised by the Highway
Engineer have been overcome. As such, in the absence of objections
from the Highway Engineer and subject to conditional control, the
proposal is considered acceptable in terms of the issues of access,
highway safety and parking, in accordance with Core Strategy DAD
policies SD-6, SIE-1, CS9, T-1, T-2 and T-3.
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5. Impact on trees/ecology An arboricultural report and
replacement landscaping scheme accompanies the application. This
shows that the removal of a several trees notably along the eastern
and southern site boundaries. The submission has been inspected by
the Council Arboricultural Officer. No objections are raised
subject to further conditions relating to retention of existing
trees and provision of protected fencing. Replacement tree planting
and other landscape mitigation should be agreed by condition . In
view of the above the proposal is considered acceptable with regard
to its impact on tree on site and off site in accordance with Core
Strategy DPD policies SIE-1 and SIE-3. In respect of the wider
ecology interests of the site the Councils Nature Development
Officer has been consulted. A phase one habitat survey has been
produced as part of the submission. Comments are awaited from the
Nature Development Officer and committee will be updated of these
at the meeting. 5. Open Space Payments and viability. The proposal
will increase the population capacity at the site and therefore
falls to be considered under SIE-2 in respect of the provision of
open space. The proposal would generate a population capacity of
persons and therefore generates the need for commuted sum payment
of 23,410.80 to be paid. In addition, as outlined above in section
1, a payment of 45,996.50 is also required to comp