Tatton Cinema Development brief

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<ul><li><p>8/12/2019 Tatton Cinema Development brief</p><p> 1/28</p><p>PlanningBriefFormerTattonCinemaSite</p><p>GatleyRoad,GatleyStockport</p><p>PlanningPolicyUpdateFebruary2014</p><p>StockportMetropolitanBoroughCouncil</p><p>1</p></li><li><p>8/12/2019 Tatton Cinema Development brief</p><p> 2/28</p><p>FORMERTATTONCINEMASITE GATLEYROAD,GATELY,STOCKPORT </p><p>1.0 OBJECTIVE</p><p>1.1 Thepurposeofthisdocumentistoprovideaplanningbrieftoguidethefuturedevelopmentofthissite.ThebriefispreparedbytheEconomicDevelopment and Regeneration Service, Place Directorate, inconsultationwiththeDevelopmentManagementService.</p><p>2.0 BACKGROUND</p><p>2.1 LocationandContext(Plan1)The former Cinema site is located in the Centre of Gatley VillageConservation Area with access from Gatley Road (A560). It benefits</p><p>from close proximity to local shops, community and leisure facilities.Tatton Cinema represents a classic example of a 1930s Cinema. Itcomprises shops on both sides of the imposing facade of the formerCinemaEntranceinthemiddle.TheCinemaclosedin2000.</p><p>2.2 GatleyVillageConservationArea- DesignatedinDecember1979.ThisareaextendsalonglengthsofGatleyRoadandNorthendenRoadencompassing the whole of Church and Old Hall Road. It includesseveral attractively landscapedandhistoricallysignificantopenspacesin the village. There are houses, cottages and public houses built inGeorgianandVictorianperiodsalongwithanimpressiveParishChurchdating from 1881 and Cinema (auditorium demolished in 2003) and</p><p>adjacent shops built in the 1930s and other properties of varyingcharacter.</p><p>FrontagetoGatleyRoad </p><p>2</p></li><li><p>8/12/2019 Tatton Cinema Development brief</p><p> 3/28</p></li><li><p>8/12/2019 Tatton Cinema Development brief</p><p> 4/28</p><p>3.8 PlanningHistoryInrecentyears,threeplanningapplicationhavebeensubmittedtoandconsideredbytheCouncilforthesite:</p><p>ApplicationDC04338:Planningpermissionwasgrantedonthe5 th</p><p>June2002,whichhasnowexpired(referredtoinParagraph3.9);</p><p>ApplicationDC041677:Planningpermissionwasrefused(referredtoinParagraph3.10);</p><p> ApplicationDC041678:ConservationAreaConsentwasrefused(referredtoinParagraph3.10).</p><p>Thedetailsoftheseapplicationscanbeviewedonlineat: www.stockport.gov.uk/planningdatabase</p><p>3.9 The site obtained full planning permission granted on 5 June 2002,whichhassinceexpired,forchangeofuseoffrontofcinematoA1andA2, demolition of cinema auditorium and construction of 3 storeydetached building to provide 21 flats and associated parking. Theconsent was subject toa numberofplanning conditions including thefollowing:</p><p> relating to upgrading of thesideand frontaccessroads toSMBCHighwaysadoptionstandards;</p><p> provision of main surface and foul water sewers along the sideaccess road, which requires a Sewer Requisition from UnitedUtilities;</p><p> Theseconditionsare necessary toensureanappropriatehighwayconstruction and safeaccess and egress to the new and existingpropertiesandsatisfactoryprovisionforsitedrainage.</p><p>Appeals against the refusal of Planning Permission (DC041677) andrefusal of Conservation Area Consent (DC041678) were dismissed inApril2010forpartialdemolitionandreconstructionoftheformerTattonCinemafoyeranddemolitionandreconstructionofadjacenttwostoreyretailunits toprovide 377sqm retailunit (useclassA1),erectionof3storey, 44 bedroom care home (use class C2) on site of formerauditorium,alterationstohighway,provisionofaccess,carparkingandservicing,provisionoflandscapinganddevelopmentancillarythereto.</p><p>3.11 The Inspectorconsideredtheproposal included insufficientcontinuoususableamenityspace,whichwouldharmthelivingconditionsoffuture</p><p>occupiers. The Inspector accepted that a management plan thatrestricted theuseof thedeliverybay fortheproposedretailunitwouldbe likely to control noise and disturbance to adequately safeguardresidential amenity and environmental conditions. The appeal againstthe refusalof Conservation Area consent failed because theplanningappealwasdismissed.Therefore,demolitionwithoutagrantofplanningpermissionforthesitesappropriateredevelopmentwouldhaveresultedinagapsitethatwouldharmtheConservationArea.</p><p>4</p>http://www.stockport.gov.uk/planningdatabasehttp://www.stockport.gov.uk/planningdatabase</li><li><p>8/12/2019 Tatton Cinema Development brief</p><p> 5/28</p><p>3.12 PublicUtilities Allmainsservicesareavailabletothesitefromtheadjacenthighway,Gatley Road; details can be obtained from the appropriate statutoryutilityprovider.</p><p>4.0 SITECONSTRAINTS</p><p>4.1 Thesitehasbeenclearedafterthedemolitionofthecinemaauditorium.The existing side access road and front access road are in a poorconditionandwillneedtobemadeup,bythedeveloper,toStockportCouncilsadoptionconstructionstandards. Inaddition,asafepedestrianfootpath will be required to link to the existing pedestrian route toCambridgeRoad.Thesitewillalsorequirenewsurfaceandfoulwatersewerstoservethenewdevelopment.</p><p>SideAccessroadfrom RearviewofTattonBuildingsGatleyRoad</p><p>4.2 GroundConditionsThe Council is not aware of any abnormal ground conditions or any</p><p>contaminationonthissitebutitwillbethedevelopersownresponsibilitytoconductadetailed groundsurvey toensurestructural safetyof thenewdevelopment.Thepresenceoffilledbasementorremainsoftheoldcinemastructurefoundationsarelikelyonthesite.</p><p>4.3 AccessLimitationsTheonlyaccessavailableto thesite isviatheexistingprivateaccessway from Gatley Road, which will require upgrading to the CouncilsHighways adoption standards. No vehicular access from CambridgeRoadwillbepermitted.</p><p>4.4 ExistingandAdjacentBuildings</p><p>The buildingsalong thesouthern and western boundary aremainly 2storeyhighbrickbuiltwithflatroofanda3storeyhighCinemaentrancewith imposing Art-Deco facade which makes a positive contribution totheConservationArea.Thesitefrontageistoberetainedinanyfuturedevelopment proposals. The lay byarea in front of these buildings iscurrentlyusedforshorttermparking.</p><p>5</p></li><li><p>8/12/2019 Tatton Cinema Development brief</p><p> 6/28</p><p>4.5 To the east, there are two off ice buildings, Gardale House andBossco,whichshareaccessfromtheprivateaccessroad.Theprivateaccessroadtotheeastsideiscurrentlyusedforparking.</p><p>5.0 POLICYCONTEXT</p><p>5.1 NationalPlanningPolicyFramework(published27thMarch2012)TheNPPFindicatesthatthefollowingusesareappropriateinprinciplewithincentres:</p><p>5.2 Retail development (including warehouse clubs and factory outletcentres); leisure, entertainment facilities, themore intensive sport andrecreation uses (including cinemas, restaurants, drive-throughrestaurants, bars and pubs, night-clubs, casinos, health and fitnesscentres, indoorbowling centres, andbingo halls); offices; arts, cultureand tourism development (including theatres,museums, galleries andconcert halls,hotelsandconference facilities),commercial, community</p><p>andresidentialdevelopment.</p><p>5.3 TheNPPFrecognisesthattheaboveusescanplayanimportantroleinensuringthevitalityofcentres.</p><p>5.4 StockportUDPReview(adopted31stMay2006)Thesite islocatedwithinaConservationAreaandwithinGatleyLargeLocalCentre,asdefinedontheProposalsMap.1-4TattonBuildingfallswithintheSecondaryShoppingFrontageofGatleyLargeLocalCentre.SavedUDPReviewPolicyPSD2.2 (Service uses in theTownCentre,District and Large Local Centres), indicates that a variety of uses areappropriate in principle, including alternative uses of retail units inSecondaryShopping Frontages (e.g.A2use, A3use,A4useandA5useand/orsomesuigenerisfacilities).</p><p>5.5 AsatMay2013, 48% of theSecondaryShoppingFrontageat groundfloor level was in non-A1 use, within which there were 5 houses atChurch Road. Therefore, only a small proportion of the SecondaryShoppingFrontageinGatleyLargeLocalCentreisinresidentialuseatgroundfloorlevel.</p><p>5.6 ItisconsideredthatthelandtotherearoftheTattonBuildingsdoesnotfallwithinthedefinedSecondaryShoppingFrontage.</p><p>5.7 StockportCoreStrategyDPD(adoptedMarch2011)GatleyisaLargeLocalCentreasidentifiedinCoreStrategyCorePolicyCS6 (Safeguarding and strengthening the service centre hierarchy).PolicyCS6,amongstothermatters,seekstosafeguardthevitalityandviabilityof theboroughscentres andto safeguard residential amenity.Policy CS6 seeks a diversity of uses in the boroughs SecondaryFrontages of the types listed in paragraph5.2above.However, CoreStrategy Policy DMP AS-1 (The Vitality and Viability of Stockports</p><p>6</p></li><li><p>8/12/2019 Tatton Cinema Development brief</p><p> 7/28</p><p>ServiceCentres)seekstolimitthelevelofresidentialuseandhotfoodtakeaways at ground floor level in Secondary Frontages to help toachievea balancedmixofnon-A1usesandto optimise the level andcoherence of active frontages in these key locations, therebycontributing to a quality shopping environment andcentre vitality andviability.</p><p>5.8 Thefollowinguses,asdefinedintheSchedule totheTown&amp;CountryPlanning (Use ClassesOrder) 1987 and its subsequent amendments,maybeconsideredacceptableatthesite,inaccordancewiththeNPPF,UDPReviewPolicyPSD2.2andtheCoreStrategy:</p><p>AcceptableUses:A1: Shops(tonotexceed1,500sqmnetretailsalesarea)A2: Financial&amp;ProfessionalServicesA3: RestaurantsandCafesA4: DrinkingEstablishmentsB1(a): Offices</p><p>D1: Non-residentialInstitutions(includesclinics,healthcentres,crches,daynurseriesand non-residential educationandtrainingcentres)</p><p>D2: Assembly and Leisure (includes cinemas, concert halls,bingo halls, dance halls, gymnasiums, other areas forindoor and outdoor sports or recreations not involvingmotorisedvehiclesorfirearms)</p><p>C2: ResidentialInstitutions C3: Dwellinghouses SuiGeneris: Theatre,launderette </p><p>DuetothelocationandimportanceofthesiteinGatleytheCouncilhas apreferenceforamixeddevelopmentincorporatingthefollowing: PreferredUses: A1: Shops(to not exceed 1,500sq m net retail sales area), </p><p>puttingretailwithintheexistingbuildingtothefrontageC3: Dwelling houses, putting new residential development to</p><p>therear</p><p>Theusesconsideredunacceptableinthislocationare: UnacceptableUses: B2: GeneralIndustry B8: StorageorDistribution </p><p>5.9 Any proposal at this site, including any proposals involving uses notincluded in the above list, will be considered on its merits and inaccordance with the criteria contained in this brief, in particular withregardtoaccessandeffectontheamenityofneighbouringuses.</p><p>7</p></li><li><p>8/12/2019 Tatton Cinema Development brief</p><p> 8/28</p><p>6.0 GENERALDEVELOPMENTREQUIREMENTS</p><p>6.1 StockportUnitaryDevelopmentPlanReview(May2006)AnydevelopmentatthesitewillberequiredtoaccordwiththerelevantsavedpoliciescontainedintheadoptedStockportUDPReview,in</p><p>particular:</p><p> HC1.1 DemolitionandTreeFellinginConservationAreas</p><p> HC1.3 SpecialControlofDevelopmentinConservationAreas</p><p> HC1.4 NewUsesforBuildingsinConservationAreas</p><p> CDH1.3 CareandNursingHomes</p><p> CDH1.6 Day-CareNurseries</p><p> E1.2 LocationofNewBusinessPremisesandOffices</p><p>6.2 GiventhesiteslocationwithinGatleyCentreConservationArea,anyplanningapplicationwillberequiredtobeaccompaniedbyaComprehensiveDesignAppraisalStatement. TheCouncilwillexpectdevelopmenttobedesignedtobehighqualitytothesatisfactionoftheLocalPlanningAuthorityandshallbeconstructedinaccordancewiththeBuildingRegulations.</p><p>6.3 StockportCoreStrategyDPD(March2011)AnydevelopmentatthesitewillberequiredtoaccordwiththerelevantpoliciescontainedintheadoptedStockportCoreStrategyDPD,inparticular:</p><p> CS1 Overarchingprinciples:Sustainabledevelopment</p><p>addressinginequalitiesandclimatechange DMPSD-1 CreatingSustainableCommunities</p><p> DMPSD-3 DeliveringtheEnergyOpportunitiesPlansNewDevelopment</p><p> DMPSD-4 DistrictHeating(NetworkDevelopmentAreas)</p><p> DMPSD-6 AdaptingtotheImpactsofClimateChange</p><p> CS2 HousingProvision</p><p> CS3 MixofHousing</p><p> CS4 DistributionofHousing</p><p> DMPH1 DesignofResidentialDevelopment</p><p> DMPH2 HousingPhasing</p><p>DMPH3 AffordableHousing CS5 AccesstoServices</p><p> CS6 Safeguardingandstrengtheningtheservicecentrehierarchy</p><p> DMPAS-1 TheVitalityandViabilityofStockportsservicecentres</p><p> DMPAS-2 ImprovingIndoorSports,CommunityandEducationFacilitiesandtheirAccessibility</p><p> CS7 AccommodatingEconomicDevelopment</p><p>8</p></li><li><p>8/12/2019 Tatton Cinema Development brief</p><p> 9/28</p><p> DMPAED-5 Education,SkillsandTrainingProvision</p><p> DMPAED-6EmploymentSitesOutsideProtectedEmploymentAreas</p><p> CS8 SafeguardingandImprovingtheEnvironment</p><p> DMPSIE-1 QualityPlaces</p><p> DMPSIE-2 ProvisionofRecreationandAmenityOpenSpacein</p><p>NewDevelopments DMPSIE-3 Protecting,Safeguardingandenhancingthe</p><p>Environment</p><p> DMPSIE-5 AviationFacilities,TelecommunicationsandotherBroadcastInfrastructure</p><p> CS9 TransportandDevelopment</p><p> CS10 AnEffectiveandSustainableTransportNetwork</p><p> DMPT-1 TransportandDevelopment</p><p> DMPT-2 ParkinginDevelopments</p><p> DMPT-3 SafetyandCapacityontheHighwayNetwork</p><p>6.4 SupplementaryPlanningGuidance(SPG)andSupplementaryPlanningDocuments(SPD)ThefollowingSPGsandSPDsareconsideredtoberelevanttousesthatareacceptableattheformerTattonCinemasite:</p><p> DayCareNurseriesSPG</p><p> DesignofResidentialDevelopmentSPD</p><p> LocalEmploymentandTrainingBenefitsSPD</p><p> RecreationalOpenSpaceProvisionandCommutedPaymentsSPG</p><p> ShopfrontsandRelatedAdvertisementsSPG</p><p> SustainableDesignandConstructionSPD(StockportsassociatedSustainabilityChecklistrequiredonmajordevelopmentsover1000sqm)</p><p> SustainableTransportSPD</p><p> TransportandHighwaysinResidentialAreasSPD</p><p>6.5 OtherdesignguidanceOther design guidance specific to Stockport is available via:http://www.stockport.gov.uk/services/environment/planningbuilding/plann ingpolicy/policyguidance/policydesignguidance/Suchguidancecomprises:</p><p> Recyclingandrefusecollectionservicesadesignguideforresidentialdevelopers;</p><p>Informationon theDisabilityDiscrimination Act1995 (also refer to theEqualityAct2010);</p><p> InformationonCrimeImpactStatements;and</p><p> Guidanceforthoseconsideringwaysofprovidingfacilitiesforsmokers.</p><p>LowCarbonDesignGuidanceandsampleenergystatementsarealsoavailableatwww.stockport.gov.uk/planningsustainabledevelopment </p><p>9</p>http://www.stockport.gov.uk/services/environment/planningbuilding/plannhttp://www.stockport.gov.uk/planningsustainabledevelopmenthttp://www.stockport.gov.uk/services/environment/planningbuilding/plannhttp://www.stockport.gov.uk/planningsustainabledevelopment</li><li><p>8/12/2019 Tatton Cinema Development brief</p><p> 10/28</p><p>6.6 ValidationChecklistChecklistsareprovidedtoassistinidentifyingalltheinformationrequirementsofaproposal.Theyalsohelptoreducedelayindeterminingplanningapplications.Furtherinformationaboutthesechecklistsisavailableat:http://www.stockport.gov.uk/services/environment/planningbuilding/plann </p><p>ing/applyforpermission/validationchecklists</p><p>7.0 DEVELOPMENTOPTIONS</p><p>7.1 The redevelopment of the site has scope to significantly enhance avacant site. The site is within a sustainable and accessible location,situated close (approx.15m) to high frequency local public transportroutes to Manchester &amp; Stockport Centres and just 215m away fromGatley Railway Station with frequent trains to and from PiccadillyRailwayStationinManchester.</p><p>7.2 An in-fill development at this currently vacant site should add to thevitality of Gatley Large Local Centre, which is also a designatedConservationArea.</p><p>7.3 The development of this site offers an opportunity for an imaginativedevelopmentinthisprominentlocation. StockportCouncilenvisages:</p><p> Thedevelopmentofanacceptableuse(oruses)ontheclearedpartofthesite,asidentifiedinparagraph5.8above,possiblyaspartofamixedusedevelopment;</p><p> Imaginative restoration and sympathetic rear extension of the TattonCinemabuilding;</p><p>Integrationofthenewdevelopmentwiththeexisting2storeybuildingsad...</p></li></ul>