Cheadle Area Committee reports 11th August 2015

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]

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:-

(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]

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

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.

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.

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.


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.


(ii) DC056819 - 9 Rodmill Drive, Gatley

In respect of the erection of one detached dwelling (resubmission of application DC053379) at 9 Rodmill Drive, Gatley


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


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.


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.


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.


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

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



Cheadle Village Partnership

Manchester Rugby Club

St Anns Road North Allotment Association


All Hallows Church Youth Group

Cheadle Golf Club

250

500

250

50

11,095.30

452.92

250



St. Anns Road North Allotment Association


Cheadle Golf Club

100

450

13,549.60

200

AGENDA ITEM 3

All Hallows Church Youth Group

500

8,154.25 12, 892.38 16,349.60

Appendix A - Resume Of Issues Progress Report

SCHEME

CA

LLED

IN?

Y/N

WIT

H T

RA

FFIC

SE

RVI

CES

WIT

H L

EGA

L

ON

AD

VER

T

OB

JEC

TIO

NS?

Y/N

AW

AIT

ING

O

PS. D

ATE

OPE

RA

TIVE

D

ATE

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.

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.

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

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)

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.

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

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.

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

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.

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

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

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

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

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

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:

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

(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.

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

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

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).

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

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

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.

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

Cheadle Area Committee reports 11th August 2015

Documents

Transcript of Cheadle Area Committee reports 11th August 2015