Documents
Resources
Learning Center
Upload
Plans & pricing Sign in
Sign Out

«Location»

VIEWS: 53 PAGES: 19

									02.06.03 - Main Planning 03/0260P.............................................................................................................................. 2 WOODSIDE POULTRY FARM, STOCKS LANE, OVER PEOVER, KNUTSFORD, WA168TN ............................................................................................................................ 2 03/0469P.............................................................................................................................. 7 3 SCHOOL LANE POYNTON ............................................................................................. 7 03/0471P.............................................................................................................................. 9 9 SCHOOL LANE, POYNTON, STOCKPORT, SK121AX ................................................ 9 02/2869P............................................................................................................................ 11 21 SCHOOL LANE POYNTON STOCKPORT SK121AX ............................................... 11 03/1162P............................................................................................................................ 13 MARKET PLACE & CASTLE STREET, MACCLESFIELD .............................................. 13 03/1060P............................................................................................................................ 15 BUS STATION, SUNDERLAND STREET, MACCLESFIELD ......................................... 15

1

Application No:

03/0260P
Location:

WOODSIDE POULTRY FARM, STOCKS LANE, OVER PEOVER, KNUTSFORD, WA168TN
Proposal: PART DEMOLITION , EXTENSION TO AND CHANGE OF USE OF EXISTING POULTRY BUILDINGS TO OFFICES AND DEMOLITION OF ADJACENT POULTRY BUILDINGS TO PROVIDE 60 CAR PARKING SPACES. WOODSIDE POULTRY FARM 20-Feb-2003 Yes 378109 373979

For Registered Policy Item Grid Reference POLICIES

The site lies within the Green Belt and on the boundary of the Jodrell Bank Inner and Outer Zones. RELEVANT PREVIOUS APPLICATIONS 7/10/3141 - Poultry sheds - refused 1964 and appeal allowed 1965. 7/10/3621 - Poultry sheds - approved 1965. 7/10/4232 - Poultry sheds - approved 1968. 7/10/4878 - Poultry sheds - approved 1970. 7/10/5805 - Poultry sheds - refused 1972. 7/10/6100 - Residential development - refused 1973. 00/1054P - Additional poultry sheds and relocated office (outline) - refused 12.07.00. 00/2593P - Additional poultry sheds and relocation office (outline) - refused 03.01.01 (appeal dismissed 24.09/01) 02/0236P - Extension and change of use of existing poultry building to offices and demolition of adjacent buildings and 72 car parking spaces - refused 02.05.02. 02/2275P - Demolition of existing buildings and erection of 7 dwellings refused 20.11.02. CONSULTATIONS The Highways Authority has no objection in principle subject to conditions and a revised layout of the proposed car parking and internal layout of the site. It is also suggested that this may be a site where a green travel plan is required. This would first require the submission of a transport assessment. Head of Environmental Health - no objection. United Utilities - no objection. The Jodrell Bank Observatory makes no comment on the application. 2

Peover Superior Parish Council object to the application. The Parish does not want to see any further commercial development in the Parish - Radbroke Hall is sufficient. The village is not large enough for such a further new development which would increase the number of vehicles on the roads. It is already a rat run at certain times of the day. Electronic equipment and computers would not help the running of Jodrell Bank. Residents adjacent to the offices would be troubled by loss of privacy, noise and car park lighting. PUBLICITY Newspaper advertisement, site notice and neighbour notification with last date for comments on 19.03.03.

REPRESENTATIONS Twenty-seven letters of objection and a petition with 88 signatories opposing the scheme have been received. The size of the development is unsuitable for the village. According to health and safety regulations, the offices could accommodate up to 393 employers - 60 car parking spaces would therefore be insufficient. It is in an unsustainable location away from public transport and facilities for workers. It is contrary to Green Belt policy - it would be inappropriate development since it would not be a change of use, but would involve major reconstruction of the buildings. It would impair the operation of the Jodrell Bank observatory. It would have an adverse impact on drainage, it would be visually intrusive, cause overlooking and light pollution. There would be unacceptable disturbance, particularly if 24 hour working applies. The roads in the area are too narrow and unsuitable for additional traffic. There are only a few roadside footpaths, endangering pedestrians. There is much traffic in the area due to Radbroke Hall and the proposal would increase on street parking, resulting in highway danger. Some of the objectors suggest that housing would be a more suitable use for the site, although one letter states that agriculture is the only use that should be accepted. KEY ISSUES 1. The application site is occupied by various buildings of breeze block and timber construction used to house over 30,000 birds. The site has a complex history and in 2001 an appeal was dismissed to provide additional poultry sheds. The buildings were required in order to comply with forthcoming changes in EU regulations for the housing of poultry, but the Inspector agreed with the Council that the new sheds would worsen existing problems of odour, dust and flies caused to local residents. Subsequently applications for both office development and housing have been refused primarily on Green Belt grounds. This application bears some similarity to the refused scheme 02/0236P. It is proposed to modify the three largest buildings on the site to provide offices. Smaller buildings on one side and to the rear would be demolished. The previous application would have demolished the

3

central of the three large buildings and ‘converted’ the remaining two buildings with a narrow link between them. The application was refused since it was considered that the amount of new construction would not comply with Green Belt policy since there would be significant reconstruction, particularly of the upper parts of the building. 2. This application would result in the middle building of the poultry sheds being partially demolished and unlike the previous scheme, partially retained. All three buildings would be reduced in height and a small link would be provided towards the rear. The main reduction is at eaves level on each of the buildings, which would be lowered from 4.8 metres to 2.7 metres. There would be a small reduction in the ridge height from 7.3 metres to 7 metres. The plans show the retention of some of the first floor accommodation and the floor area of offices would be 1,445 square metres. Local Plan Policy GC8 states that the reuse of buildings in the countryside are not permitted unless the building is of permanent and substantial construction, capable of being converted without major or complete reconstruction. The buildings do not easily lend themselves to conversion. The lower walls are of breeze block construction, with wooden cladding above. It is not considered it is possible to reuse the wooden elements due to their lack of strength and the fact that they are likely to be impregnated with residue from the poultry, which would not be suitable as a material forming part of a building of a workplace environment. A reduction in the eaves height has decreased the overall proportion of new build compared to the earlier scheme. However, it has been calculated that over 60% of the external surface area of the proposed office building would have to be newly constructed. It is therefore concluded that the proposal still constitutes inappropriate development in the Green Belt where very special circumstances need to be demonstrated if planning permission is to be granted. The proposal is considered to meet the other criteria as set out in Policy GC8. The proposed car parking would inevitably have some impact on the openness of the Green Belt, although to some extent this needs to be balanced against the fact that various buildings would be demolished on the site. If planning permission were to be granted, it is considered that the main case in favour would be the removal of the existing use, which is unneighbourly due to problems of odour, dust and flies. The applicants can also point to the fact that the previous appeal decision in effect means that it would be difficult for the existing use to continue on the site once new animal welfare regulations become operative next year. Whilst this combination of circumstances may be unusual, it is not considered to be unique either in terms of the juxtaposition of residential properties and farming activities causing odour problems, or the introduction of new regulations rendering agricultural activity unviable on a particular site. It is therefore concluded that planning permission should not be granted. Nevertheless, it is also recognised that there have been many

3.

4.

4

applications and the future of this site has not yet been resolved. Therefore attempts were made to further decrease the height and remove the first floor element, in order to reduce the proportion of new build and the amount of parking, thereby rendering the development ‘appropriate’. However, the applicants have indicated that they are not prepared to submit revised plans along these lines. 5. Many of the local residents have expressed a preference for houses on the site. If either houses or offices were to be provided in the form of a new building, this would be inappropriate development. It is not considered that the existing buildings can be converted to residential use. In contrast, it may be possible to convert to office use, albeit with a somewhat greater degree of alteration than may normally be permissible. The Borough Council has firmly resisted proposals for new houses on redundant farms elsewhere in the Borough. Even where new houses have been permitted in the Green Belt, there have been significantly greater planning benefits than would occur on this site. The Highways Authority does not raise concern relating to the number of parking spaces. Subject to some minor amendments and conditions, no objection is raised in principle although it is suggested a green travel plan may be considered. This would first require the submission of a transport assessment, if the application were to be approved. It is not considered there are other issues which would justify a refusal of planning permission. A condition could be imposed to ensure that lighting does not cause injury to nearby residential properties. The plans as submitted show some rooflights on the elevation facing the nearest residential properties on Stocks Lane. The amount of overlooking would be reduced by the fact that they are at an angle. More significantly, the distance to the nearest property is more than double the minimum standard recommended in Local Plan Policy DC36. Any loss of trees can be mitigated by planting elsewhere in the site. This could include planting on the boundaries of the nearest residential properties to act as a buffer between them and the offices and associated parking areas. It should also be noted that the Jodrell Bank Observatory makes no objection to this application, unlike the scheme for new housing. The application is recommended for refusal on Green Belt grounds. Officers have attempted to make suggested revisions to ensure compliance with policy, but the applicants feel unable to agree to these. Nor is it considered that very special circumstances exist to justify an exception to the strict control over development in the Green Belt. OTHER RELEVANT INFORMATION The application was referred from West Area Planning Sub-Committee with a resolution to approve the application (3/2ag), since it was considered that very special circumstances exist to make an exception to Green Belt Policy.

6.

7.

8

5

Application for Full Planning RECOMMENDATION : Refuse for the following reasons 1. RLPB2 - Contrary to Green Belt/Countryside polcs

6

Application No:

03/0469P
Location:

3 SCHOOL LANE POYNTON
Proposal: CHANGE OF USE FROM A1 (RETAIL) to C3 (RESIDENTIAL DWELLING) FULONE LTD 27-Feb-2003 Yes 392487 383498

For Registered Policy Item Grid Reference POLICIES

The application site lies within an existing shopping area as designated in the Macclesfield Borough Local Plan. RELEVANT PREVIOUS APPLICATIONS 02/1191P 03/0143P Change of use from A1 (retail) to A3 (food and drink) Refused 29.07.02 Appeal Dismissed 14.01.03 Change of use from A1 (retail) to A2 (financial & professional services) Approved 31.03.02

CONSULTATIONS Head of Environmental Health advises that future residents of the unit may experience some loss of amenity due to the close proximity of existing shops. However, it is considered that no objections would be made subject to soundproofing conditions. Poynton Parish Council raises no objections. The Highways Officer raises no objections. PUBLICITY Site notice and neighbour notification. The last date for comments is 2 April 2003. REPRESENTATIONS One letter has been received which advises there would be no objection to the change, as it would have minimum disruption to the surrounding area. APPLICANTS SUBMISSION Efforts have been made to let the vacant units, with appropriate local marketing of all the units. This has included the erection of a board on the site, direct mails to retailers in the Poynton area, placing of adverts in local papers, and specific marketing to targeted groups. No. 3 has been vacant since August 2001. There are financial difficulties at No.21 particularly since the Co-op late shop opened, while No.9 has also recently closed – but efforts have been made to keep the business going. If granted consent we would be prepared to restrict the use of these flats to social housing for the benefit of the community. 7

KEY ISSUES 1 This application seeks full planning permission for the change of use of an existing retail unit to residential use at 3 School Lane in Poynton. Alterations to the front elevation are also proposed. Members should note that this is one of three similar change of use applications on this row of shops. Local Plan Policy S4 advises that the Council will seek to maintain a level of shopping provision at local centres commensurate with the role the centre serves in the community, and that improvements will be carried out where appropriate. Planning permission for the change of use to A2 has recently been granted as it was considered that the change of one of the units to non-retail use would still maintain a provision commensurate with the local centre. In addition, the use of a unit to a small-scale office still gives an impression of activity, similar to a retail use. There are concerns that the change of use of this unit to residential use will be detrimental to the parade of shops, and would lead to further pressure for other shops to be lost in favour of residential use. Over time this would reduce the provision of any local shops for the local community. This would not be an acceptable situation and would not represent a sustainable solution. It is not considered that any sufficient information has been submitted to demonstrate that the units are unviable, and will remain vacant for a considerable length of time. Furthermore, other changes – such as that already approved should be considered first. The introduction of a residential unit, which has retail units either side, could create a loss of amenity for future residents. However, after careful consideration of the existing first floor flats, and the comments of Environmental Health it is considered that no amenity objection can be sustained provided appropriate conditions are imposed. However, for the reasons indicated above a policy objection is raised due to the loss of the existing retail unit.

2

3

OTHER INFORMATION This application has been referred from South Area Planning Committee. Voting N.C.

Application for Full Planning RECOMMENDATION : Refuse for the following reasons 1. RLPD2 - Contrary to provisions of Local Plan

8

Application No:

03/0471P
Location:

9 SCHOOL LANE, POYNTON, STOCKPORT, SK121AX
Proposal: CHANGE OF USE CLASS AI (RETAIL) TO USE CLASS C3 (RESIDENTIAL) MARTIN PRYCE, FULONE LIMITED 27-Feb-2003 Yes 392497 383521

For Registered Policy Item Grid Reference POLICIES

The application site lies within an existing shopping area as designated in the Macclesfield Borough Local Plan. RELEVANT PREVIOUS APPLICATIONS None CONSULTATIONS Head of Environmental Health advises that future residents of the unit may experience some loss of amenity due to the close proximity of existing shops. However, it is considered that no objections would be made subject to soundproofing conditions. Poynton Parish Council raises no objections. The Highways Officer raises no objections. PUBLICITY Site notice and neighbour notification. The last date for comments is 2 April 2003. REPRESENTATIONS One letter has been received from a local resident. It is considered that the residential use would be more acceptable, given that no one wants shops in Poynton. APPLICANTS SUBMISSION Efforts have been made to let the vacant units, with appropriate local marketing of all the units. This has included the erection of a board on the site, direct mails to retailers in the Poynton area, placing of adverts in local papers, and specific marketing to targeted groups. No. 3 has been vacant since August 2001. There are financial difficulties at No.21 particularly since the Co-op late shop opened, while No.9 has also recently closed – but efforts have been made to keep the business going. If granted consent we would be prepared to restrict the use of these flats to social housing for the benefit of the community. KEY ISSUES 9

1

This application seeks full planning permission for the change of use of an existing retail unit to residential use at 9 School Lane in Poynton. Alterations to the front elevation are also proposed. Members should note that this is one of three similar change of use applications on this row of shops. Local Plan Policy S4 advises that the Council will seek to maintain a level of shopping provision at local centres commensurate with the role the centre serves in the community, and that improvements will be carried out where appropriate. There are concerns that the change of use of this unit to residential use will be detrimental to the parade of shops, and would lead to further pressure for other shops to be lost in favour of residential use. Over time this would reduce the provision of any local shops for the local community. This would not be an acceptable situation and would not represent a sustainable solution. It is not considered that sufficient information has been submitted to demonstrate that the units are unviable, and will remain vacant for a considerable length of time. Furthermore, other changes – such as that already approved at No. 3 School Lane should be considered first. The introduction of a residential unit, which has retail units either side, could create a loss of amenity for future residents. However, after careful consideration of the existing first floor flats, and the comments of Environmental Health it is considered that no amenity objection can be sustained provided appropriate conditions are imposed. However, for the reasons indicated above a policy objection is raised due to the loss of the existing retail unit.

2

3

OTHER INFORMATION This application has been referred from South Area Planning Committee. Voting N.C.

Application for Full Planning RECOMMENDATION : Refuse for the following reasons 1. RLPD2 - Contrary to provisions of Local Plan

10

Application No:

02/2869P
Location:

21 SCHOOL LANE POYNTON STOCKPORT SK121AX
Proposal: CHANGE OF USE CLASS A1 (RETAIL) TO USE CLASS C3 (RESIDENTIAL) MARTIN PRYCE, FULONE LTD 03-Mar-2003 Yes 392502 383532

For Registered Policy Item Grid Reference POLICIES

The application site lies within an existing shopping area as designated in the Macclesfield Borough Local Plan. RELEVANT PREVIOUS APPLICATIONS 64167P Change of use to takeaway. Refused 22.08.90

CONSULTATIONS Head of Environmental Health advises that future residents of the unit may experience some loss of amenity due to the close proximity of existing shops. However, it is considered that no objections would be made subject to soundproofing conditions. Poynton Parish Council raises no objections. The Highways Authority raises no objections. PUBLICITY Site notice and neighbour notification. The last date for comments is 16 April 2003. REPRESENTATIONS One letter has been received in support of turning this area into residential accommodation APPLICANTS SUBMISSION Efforts have been made to let the vacant units, with appropriate local marketing of all the units. This has included the erection of a board on the site, direct mails to retailers in the Poynton area, placing of adverts in local papers, and specific marketing to targeted groups. No. 3 has been vacant since August 2001. There are financial difficulties at No.21 particularly since the Co-op late shop opened, while No.9 has also recently closed – but efforts have been made to keep the business going. If granted consent we would be prepared to restrict the use of these flats to social housing for the benefit of the community. KEY ISSUES

11

1

This application seeks full planning permission for the change of use of an existing retail unit to residential use at 21 School Lane in Poynton. Alterations to the front elevation are also proposed. Members should note that this is one of thr ee similar change of use applications on this row of shops. Local Plan Policy S4 advises that the Council will seek to maintain a level of shopping provision at local centres commensurate with the role the centre serves in the community, and that improvements will be carried out where appropriate. There are concerns that the change of use of this unit to residential use will be detrimental to the parade of shops, and would lead to further pressure for other shops to be lost in favour of residential use. Over time this would reduce the provision of any local shops for the local community. This would not be an acceptable situation and would not represent a sustainable solution. It is not considered that sufficient information has been submitted to demonstrate that the units are unviable, and will remain vacant for a considerable length of time. Furthermore, other changes – such as that already approved at No. 3 School Lane should be considered first. The introduction of a residential unit, which has retail units either side, could create a loss of amenity for future residents. However, after careful consideration of the existing first floor flats, and the comments of Environmental Health it is considered that no amenity objection can be sustained provided appropriate conditions are imposed. However, for the reasons indicated above a policy objection is raised due to the loss of the existing retail unit.

2

3

OTHER INFORMATION This application has been referred from South Area Planning Committee. Voting N C

Application for Full Planning RECOMMENDATION : Refuse for the following reasons 1. RLPD2 - Contrary to provisions of Local Plan

12

Application No:

03/1162P
Location:

MARKET PLACE & CASTLE STREET, MACCLESFIELD
Proposal: CHANGE OF USE OF HIGHWAY TO PART USE AS HIGHWAY & PART USE FOR THE SITING OF A STREET MARKET ON FRIDAYS FOR A TEMPORARY PERIOD OF 6 MONTHS. MACCLESFIELD BOROUGH COUNCIL 30-Apr-2003 Yes 391584 373623

For Registered Policy Item Grid Reference POLICIES

Both Castle Street and Market Place lie within the Principal Shopping Area of Macclesfield Town Centre. The Market Place site lies within the Macclesfield Town Centre Conservation Area, which adjoins the Town Hall, a Grade II Listed Building. RELEVANT PREVIOUS APPLICATIONS 02/0150P Variation of trading hours on Condition No 3 of Planning Permission 97/0964P for the change of use of highway to part use as highway and part use for the siting street barrows – Approved with conditions 07.03.02.

97/0963P Change of use of highway to part use as highway and part use of the siting of tables and chairs for street cafes – Market Place, Mill Street from Market Place to Queen Victoria Street, Exchange Street and Castle Street, Chestergate from Churchill Way – Approved with conditions 07.07.97. 97/0964P Change of use of highway to part use as highway and part use for the siting of street barrows – Market Place, Mill Street from Market Place to Queen Victoria Street/Exchange Street, Castle Street and Chestergate from Churchill Way, Market Place – Approved with conditions 07.07.97.

CONSULTATIONS Highway Authority/Police/Macclesfield Civic Society – comments not received at the time of preparation of report. PUBLICITY Neighbour notification/site notice and newspaper advertisement. Final date for the receipt of representations is 28.05.03. REPRESENTATIONS To date one e-mail of support has been received from the occupier of Kamou, 3 Chestergate Macclesfield. The correspondence states that the market in the Market Place should be a permanent arrangement for all normal market days. 13

KEY ISSUES 1 This application relates to locations on both Castle Street and Market Place. The application essentially seeks full planning permission for the siting of demountable market stalls within the highway at these locations. 15 stalls are proposed at Market Place and 18 stalls are proposed along Castle Street. These demountable market stalls have dimensions of some 3 metres by 3 metres. No details of the appearance of these stalls have been submitted with this application. In terms of policies there are no objections to the principle of the siting of the market stalls within these locations, which will assist in increasing the vitality and viability of Macclesfield Town as a shopping centre. A condition needs to be attached to any permission granted to ensure that the appearance of the market stalls are acceptable particularly having regard to their prominent location within the town centre and the conservation area. No objections are therefore raised to this application, subject to the views of the outstanding consultees.

2

SUBJECT TO The views of the outstanding consultees.

Application for Full Planning RECOMMENDATION : Approve subject to following conditions 1. ALC21 - Benefit of Council only 2. The use hereby permitted is temporar, it shall discontinue and the land returned to its former condition on or before the 2 December 2003 unless in the meantime a futher application has been submitted to and approved by the Local Planning Authority 3. Full details of the appearance of the stalls shall be submitted to and agreed with the Local Planning Authority.

14

Application No:

03/1060P
Location:

BUS STATION, SUNDERLAND STREET, MACCLESFIELD
Proposal: GENERAL PRACTICE SURGERIES & RETAIL, ASSOCIATED ALTERATIONS TO ADJOINING CAR REPAIR/SALES AREA PRIMARY CARE INITIATIVES (MACC) LTD 30-Apr-2003 Yes 391880 373511

For Registered Policy Item Grid Reference POLICIES

The site lies within a redevelopment site on the Macclesfield Borough Local Plan. The site lies close to but not within the Macclesfield Town Centre Conservation Area. RELEVANT PREVIOUS APPLICATIONS 98/1986P Retention of galvanised palisade fence and gates – Approved December 1998. Retention of galvanised palisade fence and gates to a maximum height of 2 metres – Refused April 1998. Demolition of 8 Albert Place and making good of 7 Albert Place Conservation Area Consent Approved September 1997. -

98/0202P

97/1442P

97/1396P

Demolition of 8 Albert Place, bus station canteen and existing workshop, erection of new service bays and pitch roof to existing offices – Approved September 1997.

CONSULTATIONS The Head of Environmental Health raises no objections. The views of the Highway Authority are awaited. PUBLICITY Neighbour notification, site notice and newspaper advertisement with a closing date for representations of 28.05.03. REPRESENTATIONS Two letters in support of the application have been received from J J Cookson Ltd and an agent representing the owners of theSunderland Street site and J J Cookson. The letters refer to the benefit of this level of facility within the town, the potential regeneration of this part of the town centre from this development and the opportunity to link through to the other schemes which have been undertaken in the vicinity of this site including that by J J Cookson themselves, Aldi and the new bus terminus facility. 15

Macclesfield Civic Society supports the principle of this site for this form of development. The Society however feel that the level of information provided is insufficient for them to comment on the quality of the building, although their overall impression is that it is rather uninspiring and could be an opportunity lost. They suggest that the surface of Charlotte Street is so uneven that the sets should be reused elsewhere before a new surface is laid and that a pedestrian refuge is created at the junction of Albert Place and Queen Victoria Street adjacent to Cookson Showroom. One letter of objection from a resident of Boden Street had been received at the time of writing the report. The concerns are the impact on their privacy including car parking adjacent to their gardens, concern about loss of daylight, concern about structural implications of the heavy plant equipment needed for undertaking this development, and concern about disruption during the course of development. APPLICANT’S SUBMISSION On behalf of the application an architectural statement, Transport Assessment and Travel Plan have been submitted with the application. These are available as background documents. The main points from the supporting documentation are as follows: The proposal is to create an amalgamated site for GP Practices, the site has been selected as being in a central location and offers a sustainable location, a study of a large number of other sites has been undertaken prior to this one, the proximity to the bus and rail stations is important, there is an opportunity to recreate the Sunderland Street area, regard has been had to the proximity to the Conservation Area and to views in and around the site in formatting the application, parking has been provided to include disabled spaces and materials have been selected which combine tradition and modern materials. KEY ISSUES 1 The application site comprises the whole of the existing bus station and bus depot together with part of the site currently occupied by the premises of J J Cookson (car dealer), which would be reorganised to enable this development to take place. The site is bounded by Sunderland Street to the south, and Boden Street to the north. The intention is to provide associated retail uses on the ground floor together with entrance facilities and security arrangements, to provide G P Surgeries, administration and conference facilities on upper floors together with associated educational and other facilities. The total floor space would be 6134 square metres. Accommodation would be on five levels. 200 car parking spaces to include both staff and public parking would be provided. The key issues in considering this application are the provisions of the Development Plan, the height, scale and massing of the building in relation to adjacent buildings and the impact on the Conservation Area, the impact on existing properties in the area including residential properties on Boden Street, and highways, access and car parking arrangements. Policy MTC10 of the Adopted Local Plan indicates that proposals for the redevelopment of this site would be acceptable and should comprise a multi-storey car park, shopping, leisure, offices and other uses appropriate to a town centre. The proposed development would be a major generator of trips and a town centre 16

2

3

4

location close to the bus and train stations is therefore considered to be the most appropriate location for this type of facility. Government advice in respect of town centre uses and transport is set out in Planning Policy Guidance Notes 6 and 13. One of the objectives of PPG6 is to focus development in locations which maximise the opportunity to use of means of transport other than the car. PPG13 seeks to integrate planning and transport at all levels in order to promote more sustainable transport choices for both people and for moving freight, to promote accessibility to a variety of facilities by public transport, walking and cycling and to reduce the need to travel especially by car. Policy MTC10 also refers to the need to retain the bus picking up and setting down operation. However given the relocation of the bus station to Queen Victoria Street it would be sufficient to retain a bus drop off point at the front of this facility which is provided by way of a lay-by. It is concluded for this type of facility serving the town of Macclesfield for general practitioners, this site is an accessible and sustainable choice and having regard to the provisions of the Local Plan and National and Local Policies it is concluded that no objections can be raised to the principle of the development. 5 In terms of design, this building will be seen not only from four sides within and around the town centre but also from above. This scheme seeks to combine a traditional approach which comprises brickwork with stone feature courses and either blue or stone slate roofs with more modern materials including metal panels, curtain walling and glass. The design seeks to break up the scale and mass of the building and in particular the appearance of the three storey part of the building fronting on to Sunderland Street. The fourth and fifth levels of accommodation have been set back towards the centre of the building. In design terms, this type of building is a new type of structure based upon the concept of a super surgery. Few such buildings have yet been constructed. The design solution seeks to mitigate the impact of the development and also to combine both traditional and modern materials. This scheme is an ambitious one and fully utilises the whole of the existing site. It is considered that a combination of planning conditions requiring the submission of further details and a Legal Agreement would be appropriate. The proposed development will have some impact on the existing properties, which immediately adjoin the site. The premises of J J Cookson Ltd are to be reorganised and they have indicated their support for the application. The main concern is however on the visual amenities of properties in residential use on Boden Street. Boden Street is proposed as the vehicular entrance to the car parking which comprises public and staff spaces. A ramp would enable cars to enter the site adjacent to the residential property at 23 Boden Street. In addition to further traffic through Boden Street, the scheme incorporates some proposals for on street parking to mitigate the impact of the new vehicular ramp. There are implications for residents parking along Boden Street and an amendment to existing Traffic Regulation Order may be required. The impact on residential amenity has to be assessed in relation to the replacement of an existing bus depot / garage by a car park at the rear of the properties on Boden Street. Although the car parking / building will be set back the size and scale will have some impact on the amenities of the residents of the nine properties. 8 The application is accompanied by a Transport Assessment and a Travel Plan. The Transport Assessment concludes that the development is acceptable. It indicates that the site has been specifically 17

6

7

selected so as to create accessibility for patients to surgeries and to assist in providing centralised facilities. Assessments of trips have been based upon the existing operation of the current Macclesfield surgery sites and upon the operational experience of a similar size of surgery at Cheltenham. Local access would be achieved through a one-way entry to the site via Boden Street and an exit by Charlotte Street. The development would thus result in a substantial increase on trips on these routes and the immediate connections to Sunderland Street. Improvements would be required including resurfacing and restriction of the use of the car park. Detailed junctional and operational rearrangements at Waters Green, Sunderland Street, the station access, together with a new proposed signal junction at Sunderland Street and Pickford Street will be required. The Transport Assessment concludes that the development will not result in a material impact on existing and future operation of the local highway network. The report concludes that existing local junctions and some localised improvement measures can accommodate the proposals. The site’s location would also encourage sustainable trip making and accords with the principles of Government Policy by increasing accessibility and a detailed Travel Plan sets out proposals. 9 The proposals in the Travel Plan include the appointment of a Travel Plan coordinator, the provision of travel information for staff and patients, provision of cycle parking, lockers, changing facilities and showers, investigated opportunities for discounting public transport, guaranteeing ride home for those travelling to work by alternative modes of transport, development of a contracting arrangement with a local taxi company, arrangements with staff who need their car during the working day. These measures will be designed to ensure that a number of staff and patients use alternative modes of transport to the private car. 10 The applicants have been in discussions with the Highway Authority prior to the submission of the application. The Highway Authority is at the time of writing still considering the detailed proposals for junction arrangements and for the Travel Plan. The traffic and transport implications of this application together with the impact of the development on the local highway network and on the opportunities for alternative means of transport other than the private car will need to be satisfactorily addressed. The concept of a super surgery has been the subject of site investigation over a number of years. This site is within the town centre and is in a sustainable location where it is accessible by a variety of means of transport. The scheme proposed is an ambitious one embracing six existing surgeries and providing additional facilities to improve healthcare for the residents of the Town and surrounding villages. There will be some impact on adjacent residential properties on Boden Street but it is considered that this impact can be mitigated by the setting back of the building in a staggered manner as proposed, and by the detailed selection of materials. A similar approach took place at the rear of the Aldi store opposite the Boden street properties.. It is important to note that the views of the Highway Authority are awaited. It is however concluded that on the basis of the consultations and submission to date a recommendation of approval can be made.

11

SUBJECT TO 1 The receipt of the comments of the Highway Authority - the incorporation of their recommended conditions and requirements in a Legal Agreement 18

2

The prior completion of a Legal Agreement to secure the Travel Plan, to ensure funding of any related junction improvements and Traffic Regulation Orders and to mitigate the impact on the adjacent residential properties, grant planning permission subject to the following conditions.

Application for Full Planning RECOMMENDATION : Approve subject to following conditions 1. AFP11 - Commencement of development 2. AGRG1 - hours of deliveries 3. AGRB1 - business hours (excluding Sunday) 4. AGR61 - obscure glazing requirement 5. AEXD1 - submission of specified materials 6. AEXA1 - specification of bonding of brickwork 7. AEX61 - sample panel - brickwork to be available 8. AEX41 - details of materials to be submitted 9. AAP71 - development in accord with approved plan 10. Restriction on hours of construction. 11. No pile driving shall take place accept with the express written permission of the Local Planning Authority. 12. Condition securing travel plan to complement Legal Agreement.

19


								
To top