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PlanningBriefFormerTattonCinemaSite

GatleyRoad,GatleyStockport

PlanningPolicyUpdateFebruary2014

StockportMetropolitanBoroughCouncil

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FORMERTATTONCINEMASITE GATLEYROAD,GATELY,STOCKPORT

1.0 OBJECTIVE

1.1 Thepurposeofthisdocumentistoprovideaplanningbrieftoguidethefuturedevelopmentofthissite.ThebriefispreparedbytheEconomicDevelopment and Regeneration Service, Place Directorate, inconsultationwiththeDevelopmentManagementService.

2.0 BACKGROUND

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

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.

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

adjacent shops built in the 1930s and other properties of varyingcharacter.

FrontagetoGatleyRoad

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3.8 PlanningHistoryInrecentyears,threeplanningapplicationhavebeensubmittedtoandconsideredbytheCouncilforthesite:

ApplicationDC04338:Planningpermissionwasgrantedonthe5 th

June2002,whichhasnowexpired(referredtoinParagraph3.9);

ApplicationDC041677:Planningpermissionwasrefused(referredtoinParagraph3.10);

ApplicationDC041678:ConservationAreaConsentwasrefused(referredtoinParagraph3.10).

Thedetailsoftheseapplicationscanbeviewedonlineat: www.stockport.gov.uk/planningdatabase

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:

relating to upgrading of thesideand frontaccessroads toSMBCHighwaysadoptionstandards;

provision of main surface and foul water sewers along the sideaccess road, which requires a Sewer Requisition from UnitedUtilities;

Theseconditionsare necessary toensureanappropriatehighwayconstruction and safeaccess and egress to the new and existingpropertiesandsatisfactoryprovisionforsitedrainage.

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.

3.11 The Inspectorconsideredtheproposal included insufficientcontinuoususableamenityspace,whichwouldharmthelivingconditionsoffuture

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.

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3.12 PublicUtilities Allmainsservicesareavailabletothesitefromtheadjacenthighway,Gatley Road; details can be obtained from the appropriate statutoryutilityprovider.

4.0 SITECONSTRAINTS

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.

SideAccessroadfrom RearviewofTattonBuildingsGatleyRoad

4.2 GroundConditionsThe Council is not aware of any abnormal ground conditions or any

contaminationonthissitebutitwillbethedevelopersownresponsibilitytoconductadetailed groundsurvey toensurestructural safetyof thenewdevelopment.Thepresenceoffilledbasementorremainsoftheoldcinemastructurefoundationsarelikelyonthesite.

4.3 AccessLimitationsTheonlyaccessavailableto thesite isviatheexistingprivateaccessway from Gatley Road, which will require upgrading to the CouncilsHighways adoption standards. No vehicular access from CambridgeRoadwillbepermitted.

4.4 ExistingandAdjacentBuildings

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.

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4.5 To the east, there are two off ice buildings, Gardale House andBossco,whichshareaccessfromtheprivateaccessroad.Theprivateaccessroadtotheeastsideiscurrentlyusedforparking.

5.0 POLICYCONTEXT

5.1 NationalPlanningPolicyFramework(published27thMarch2012)TheNPPFindicatesthatthefollowingusesareappropriateinprinciplewithincentres:

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

andresidentialdevelopment.

5.3 TheNPPFrecognisesthattheaboveusescanplayanimportantroleinensuringthevitalityofcentres.

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).

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.

5.6 ItisconsideredthatthelandtotherearoftheTattonBuildingsdoesnotfallwithinthedefinedSecondaryShoppingFrontage.

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

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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.

5.8 Thefollowinguses,asdefinedintheSchedule totheTown&CountryPlanning (Use ClassesOrder) 1987 and its subsequent amendments,maybeconsideredacceptableatthesite,inaccordancewiththeNPPF,UDPReviewPolicyPSD2.2andtheCoreStrategy:

AcceptableUses:A1: Shops(tonotexceed1,500sqmnetretailsalesarea)A2: Financial&ProfessionalServicesA3: RestaurantsandCafesA4: DrinkingEstablishmentsB1(a): Offices

D1: Non-residentialInstitutions(includesclinics,healthcentres,crches,daynurseriesand non-residential educationandtrainingcentres)

D2: Assembly and Leisure (includes cinemas, concert halls,bingo halls, dance halls, gymnasiums, other areas forindoor and outdoor sports or recreations not involvingmotorisedvehiclesorfirearms)

C2: ResidentialInstitutions C3: Dwellinghouses SuiGeneris: Theatre,launderette

DuetothelocationandimportanceofthesiteinGatleytheCouncilhas apreferenceforamixeddevelopmentincorporatingthefollowing: PreferredUses: A1: Shops(to not exceed 1,500sq m net retail sales area),

puttingretailwithintheexistingbuildingtothefrontageC3: Dwelling houses, putting new residential development to

therear

Theusesconsideredunacceptableinthislocationare: UnacceptableUses: B2: GeneralIndustry B8: StorageorDistribution

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.

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6.0 GENERALDEVELOPMENTREQUIREMENTS

6.1 StockportUnitaryDevelopmentPlanReview(May2006)AnydevelopmentatthesitewillberequiredtoaccordwiththerelevantsavedpoliciescontainedintheadoptedStockportUDPReview,in

particular:

HC1.1 DemolitionandTreeFellinginConservationAreas

HC1.3 SpecialControlofDevelopmentinConservationAreas

HC1.4 NewUsesforBuildingsinConservationAreas

CDH1.3 CareandNursingHomes

CDH1.6 Day-CareNurseries

E1.2 LocationofNewBusinessPremisesandOffices

6.2 GiventhesiteslocationwithinGatleyCentreConservationArea,anyplanningapplicationwillberequiredtobeaccompaniedbyaComprehensiveDesignAppraisalStatement. TheCouncilwillexpectdevelopmenttobedesignedtobehighqualitytothesatisfactionoftheLocalPlanningAuthorityandshallbeconstructedinaccordancewiththeBuildingRegulations.

6.3 StockportCoreStrategyDPD(March2011)AnydevelopmentatthesitewillberequiredtoaccordwiththerelevantpoliciescontainedintheadoptedStockportCoreStrategyDPD,inparticular:

CS1 Overarchingprinciples:Sustainabledevelopment

addressinginequalitiesandclimatechange DMPSD-1 CreatingSustainableCommunities

DMPSD-3 DeliveringtheEnergyOpportunitiesPlansNewDevelopment

DMPSD-4 DistrictHeating(NetworkDevelopmentAreas)

DMPSD-6 AdaptingtotheImpactsofClimateChange

CS2 HousingProvision

CS3 MixofHousing

CS4 DistributionofHousing

DMPH1 DesignofResidentialDevelopment

DMPH2 HousingPhasing

DMPH3 AffordableHousing CS5 AccesstoServices

CS6 Safeguardingandstrengtheningtheservicecentrehierarchy

DMPAS-1 TheVitalityandViabilityofStockportsservicecentres

DMPAS-2 ImprovingIndoorSports,CommunityandEducationFacilitiesandtheirAccessibility

CS7 AccommodatingEconomicDevelopment

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DMPAED-5 Education,SkillsandTrainingProvision

DMPAED-6EmploymentSitesOutsideProtectedEmploymentAreas

CS8 SafeguardingandImprovingtheEnvironment

DMPSIE-1 QualityPlaces

DMPSIE-2 ProvisionofRecreationandAmenityOpenSpacein

NewDevelopments DMPSIE-3 Protecting,Safeguardingandenhancingthe

Environment

DMPSIE-5 AviationFacilities,TelecommunicationsandotherBroadcastInfrastructure

CS9 TransportandDevelopment

CS10 AnEffectiveandSustainableTransportNetwork

DMPT-1 TransportandDevelopment

DMPT-2 ParkinginDevelopments

DMPT-3 SafetyandCapacityontheHighwayNetwork

6.4 SupplementaryPlanningGuidance(SPG)andSupplementaryPlanningDocuments(SPD)ThefollowingSPGsandSPDsareconsideredtoberelevanttousesthatareacceptableattheformerTattonCinemasite:

DayCareNurseriesSPG

DesignofResidentialDevelopmentSPD

LocalEmploymentandTrainingBenefitsSPD

RecreationalOpenSpaceProvisionandCommutedPaymentsSPG

ShopfrontsandRelatedAdvertisementsSPG

SustainableDesignandConstructionSPD(StockportsassociatedSustainabilityChecklistrequiredonmajordevelopmentsover1000sqm)

SustainableTransportSPD

TransportandHighwaysinResidentialAreasSPD

6.5 OtherdesignguidanceOther design guidance specific to Stockport is available via:http://www.stockport.gov.uk/services/environment/planningbuilding/plann ingpolicy/policyguidance/policydesignguidance/Suchguidancecomprises:

Recyclingandrefusecollectionservicesadesignguideforresidentialdevelopers;

Informationon theDisabilityDiscrimination Act1995 (also refer to theEqualityAct2010);

InformationonCrimeImpactStatements;and

Guidanceforthoseconsideringwaysofprovidingfacilitiesforsmokers.

LowCarbonDesignGuidanceandsampleenergystatementsarealsoavailableatwww.stockport.gov.uk/planningsustainabledevelopment

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6.6 ValidationChecklistChecklistsareprovidedtoassistinidentifyingalltheinformationrequirementsofaproposal.Theyalsohelptoreducedelayindeterminingplanningapplications.Furtherinformationaboutthesechecklistsisavailableat:http://www.stockport.gov.uk/services/environment/planningbuilding/plann

ing/applyforpermission/validationchecklists

7.0 DEVELOPMENTOPTIONS

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 & Stockport Centres and just 215m away fromGatley Railway Station with frequent trains to and from PiccadillyRailwayStationinManchester.

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.

7.3 The development of this site offers an opportunity for an imaginativedevelopmentinthisprominentlocation. StockportCouncilenvisages:

Thedevelopmentofanacceptableuse(oruses)ontheclearedpartofthesite,asidentifiedinparagraph5.8above,possiblyaspartofamixedusedevelopment;

Imaginative restoration and sympathetic rear extension of the TattonCinemabuilding;

Integrationofthenewdevelopmentwiththeexisting2storeybuildingsadjoiningeithersideofthecinemaentrance;

Development that relateswell to theexistingsurroundingdevelopmentand routes through and around it, which resolves any conflicts in acreativemanner;

Safeguarding theexisting landscape features, especially mature treesalongthenorthernboundaryandenhancethelandscapequality;and

Creationofaninnovativeandsensitivedevelopmentappropriateforthisimportant central site, which adds to the vitality of the centre andimprovesthestreetscenebyqualityhardandsoftlandscapefeaturesandstreetfurnitureappropriatetotheConservationArea.

7.4 Non-ResidentialUsesNumerousnon-residentialusesareidentifiedaboveasbeingacceptableuses at this site. Core Strategy Policy DMP AS-1 (The Vitality andViabilityofStockportsServiceCentres)indicatesthatindividualA1useunits should not exceed 1,500sq m net retail sales area within LargeLocal Centres. Core Strategy Core Policy CS6 indicates that anyproposalsthatseektoprovideA1,A2,A3,A4,B1(a)and/orD2useintheboroughscentresaretobeprovidedatascalecommensuratewith

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the scale, role and function of the centre and in a manner thatsafeguardscentresandresidentialamenityfromanyadverseimpacts.

7.5 AppendicesA&Bprovidefurtherguidelines.

7.6 Itisconsideredthattheunacceptableusesidentifiedabove(B2general

industry&B8storageordistribution)wouldbeinappropriateatthissitebecause they would be likely to unacceptably adversely impact onresidentialamenityinthearea.

7.7 ResidentialUseThe site meets the second spatial priority area for the distribution ofhousingwithintheboroughidentifiedinCoreStrategyCorePolicyCS4Distribution ofHousing.The site isaccessible tocommunity facilities,shopsandservices and achieves anaccessibility score ofaround68.ParticularlyrelevantplanningpoliciesforresidentialproposalsareCoreStrategypolicyCS3 Mix ofHousing,DMP H-1 Designof ResidentialDevelopmentandDMPH-3AffordableHousing.

7.8 TheCouncilenvisagesahighdensityhousingdevelopmentonthissite,which would broadly reflect the massing of the auditorium buildingformerlyonthesite. Threestoreydevelopmentisconsequentlylikelytobe appropriate, the detail of which will be subject to discussion withStockportCouncil.

7.9 AppendixCprovidesfurtherguidance.

7.10 AffordableHousingGatleyspropertypricesareabovetheStockportaverage.CoreStrategyPolicyDMPH-3indicatesthatsubjecttoviability,StockportCouncilwillnegotiate to achieve30% affordablehousing where proposals involvetheprovisionof5dwellings(gross)ormoreandsitesof0.5hectaresormore.Theproportionofaffordablehousingrequiredshouldbereflectedinthecostofland.

7.11 However, the relevant threshold and proportion of affordable housingapplicabletospecificsiteswillbedeterminedbycomparingStockportsaveragepropertypricewithpropertyprices inthe immediatelocalityofthesiteandthelikelysalespricesofthecompleteddwellings.

7.12 In most areas, 75% of theaffordable housing provided bydevelopers

shouldbeintermediatehousingforStockportresidentsonaverageandbelow average incomes. The remaining 25% should be social rentedhousing. Inareaswith aboveaverage propertypricesand aparticularlackofsocialrentedhousing,theaffordablehousingtenurespiltsoughtwillbe50%intermediatehousingand50%socialrentedhousing.Gatleyiscurrentlyconsideredtobeoneofthoseareas.

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7.13 BuildinginContext Designofthedevelopmentshouldrespectitssettingandsurroundingsanditsrelationshiptoitsenvirons.Thescale,massingandheightofthedevelopment should be consistent with Core Strategy policies CS8,DMPH-1,DMPSIE-1,DMPSIE-3andDMPSIE-5.FurtheradvicecanbefoundinStockportCouncilsSPDsandSPGsidentifiedabove.

7.14 Energy&CarbonEmissionsAllnewdevelopmentintheBoroughisrequiredtoconsiderenergyuseandcarbonemissions,andto showtheseconsiderationsin anEnergyStatement. Developments of more than 1000 sq m or more than 10dwellingshavetotakeintoaccountthecarbonreductiontargetslaidoutin Core Strategy Policy SD3 and detailed how they will be achievedwithin an appropriate Energy Statement. The Low Carbon DesignGuidanceandsampleenergystatementsofferassistancewithpreparinganenergystatementaswellasincorporatinglowcarbondesign.

7.15 Materials

Alterationsandextensionstotheexistingbuildingandanynewdevelopmentshouldensureexternalmaterialsareofgoodquality,hardwearingandvisuallysympatheticintermsofcolourandtexturetothecharacteroftheexistingbuildings.DetailsandmaterialsofexternalconstructionmustbeagreedinwritingbytheLocalPlanningAuthoritypriortocommencementofdevelopment,shouldPlanningPermissionbegrantedfordevelopmentatthesite.

7.16 AccessVehicularandpedestrianaccesswillbegainedbyimprovingtheexistingprivateaccessroadalongtheeasternboundary,whichwillneed tobebuilt to highway adoption standards. A safe and secure pedestrianfootpathisrequiredtolinktothepedestrianroutetoCambridgeRoadandvehicularaccesstotheexistingbackalleywaytotheeastside.

7.17 There isalso anopportunityto open access to the backof propertiesfacingGatleyRoadandOldHallRoadbothtoprovideoffstreetparkingwithintheirownrearyardsandrefuseservicecollectionfromtherear.

SideAccessroadviewfromNorth RearviewofTattonBuildings

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7.18 The front road to Tatton Buildings Block needs to be made up toHighways Adoption Standards along with any traffic managementmeasurestoimprovethesafetyandcontrolrandomparking.

7.19 Development should address the needs of motorists along withotherroadandpublictransportusersbypromotingmoresustainabletransport

choicepublictransport,cyclingandwalkingshallbeconvenienttousewith theaim to reduce theneed to travel by car. This wouldhelp toreduce congestion, pollution and promote walking and use of cyclingalong with the access needs of disabled persons as indicated in theNPPF and Core StrategyCorePolicies CS1andCS9. Thedevelopermay be required to make a contribution towards the costs ofinfrastructure to facilitate improvement to and promotion of walking,cyclingandpublictransportnetworks,inaccordancewithDMPolicyT-1intheCoreStrategyDPD.

7.20 ParkingParking should be provided in accordance with the Councils parking

standardsasexplainedintheattachedAppendicesA,B&C.

7.21 Landscaping:InadditiontoretentionandprotectionofexistingmaturetreesalongtheNorthernboundary,asuitableschemeshowingbothhardandsoftlandscapingfeatureswillberequiredasanintegralpartofanydevelopment.DetailsofthelandscapingschememustbeagreedinwritingbytheLocalPlanningAuthoritypriortocommencementofdevelopment,shouldPlanningPermissionbegrantedfordevelopmentatthesite.

7.22 SecurityStockport Council requires all planning applications for MajorDevelopmentstobeaccompaniedbyaCrimeImpactStatement.MajorDevelopmentincludesresidentialdevelopmentof10ormoreunitsandthe erection of buildings of 1000sq m or more floorspace for nonresidentialuse.

7.23 The layout should take into account security and crime preventionmeasuresandadviceisavailablefromGreaterManchesterPoliceCrimePreventionDesignAdvisors.EarlyConsultationswillbeusefultoensurethatappropriatemeasuresareincludedintheproposals.

7.24 TheSecureByDesignandSaferPlacesprinciplesshouldbereferredtoindesigninganyscheme,whichcouldbeusedasaguidefortheuseofthebuilding.Inparticular,areasofpublicaccessshouldbedesignedto allow natural surveillance through good visibility and incorporateeffectivelighting.

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7.25 NoiseParticular regard should be had to Core Strategy Policy DMP SIE-3,which covers noise issues. The Party Walls and Floors in dwellingsshould have appropriate noise attenuation to comply with currentregulationsfortheamenityofthefutureandanyneighbouringresidents.

7.26 ThesiteislocatedwithintheManchesterAirportSafeguardingZone.AnyproposalswillbesubjecttoconsiderationunderCoreStrategyPolicyDMPSIE-5AviationFacilities,TelecommunicationsandotherBroadcastInfrastructure,withbuildingheightrestrictedtolessthan45metres.

8.0 CONTACTS

8.1 Stockport Metropolitan Borough Council

NicolaTurner

HeadofEconomicDevelopment&Regeneration [email protected] Tel:01612181635

AndyKippax HeadofStrategicHousing [email protected] Tel:01614744319

RichardWood PlanningPolicyManager [email protected] Tel:01614744386

AngieJukes Health&EnvironmentAdvisor(Energy) [email protected] Tel:01614744385

DevelopmentManagement EmmaCurle DevelopmentTeamManager [email protected] Tel:01614743542

PaulHartley ProfessionalSupport&ConservationManager [email protected] Tel:01614744563

KevinBrooks SeniorEngineer [email protected] Tel:01614744905

PippaBrown DesignSpecialist [email protected] Tel:01614743531

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8.2 ServicesMain services are available in the existing highways. Detailedinformation of all services is available from the appropriate statutorybody.

United UtilitiesDeveloperServices&PlanningTeam Waterenquiriesemail:[email protected]:[email protected]

Electricity North WestTel:08001954141 Web:www.enwl.co.uk

National GridSalesOrderProcessing POBox5516

Wolverhampton WV19NZ Tel:08709039999 Web:www.nationalgrid.com/gasservices

British Telecom PlcWeb:www.bt.com/ Tel:02073565000

8.3 Information

StockportUDPReviewwww.stockport.gov.uk/udp

StockportCoreStrategyDPDwww.stockport.gov.uk/corestrategy

Supplementary Planning Documents (SPDs) and Guidance(SPGs):www.stockport.gov.uk/spd

GreaterManchesterPoliceCrimePreventionDesignAdvisorDesignforSecurityConsultancyBoyerStreetManchesterM160RETel:01618565928

CommissionforArchitectureandtheBuiltEnvironment(CABE)

DesignCouncilAngelBuilding407StJohnStreetLondonEC1V4ABTel:02074205200Email:[email protected]

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9.0 APPENDICIESPlans 1,2&3AppendixA BusinessUseAppendixB RetailUseAppendixC Dwellinghouses

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Plan1

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Plan2

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Plan3

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PlanningBriefAppendixA

1.0 B1- BUSINESSUSE

1.1 OfficesotherthanA2usefallwithinuseclassB1(a)BusinessUse.

1.2 DesignThepredominantheightofanybuildingsshouldnotexceed4storeysandthedevelopmentshouldsafeguardandenhance(wheresuitable)satisfactorylevelsofaccess,privacyandamenityforfuture,existingandneighbouringusersandresidents.

1.3 ParkingProvisionAdequateparkingshallbeprovidedtothestandardscontainedintheUDPReview,whichrequirethefollowingforB1useoffices:

Maximumgeneralparking

provision

1/30sqm

Minimumdisabledpersonsparkingprovision

1050sqm4(plus4%ofcarparkcapacityover31spaces)

Minimumcycleparkingprovision 1/400sqm,min2Minimummotorcycleparkingprovision

1400sqm1/1400sqm

Notes:

AllfloorareasGrossFloorArea(GFA)unlessotherwisestated.

Where(plusx%ofcarparkcapacityoveryyspaces)isreferredtothefigureyyspacesexcludesdisabledprovision.

PublicFloorArea(PFA)excludestoiletareas.

Minimumparkingbaysize2.4mx4.8m(endaccess,ideally2.5mx5m),2x6m(kerbside),maximumbaysize3.0mx6.0m.

MinimumdisabledparkingbaysizetocomplywithDepartmentforTransportguideInclusiveMobilityAGuidetoBestPracticeonAccesstoPedestrianandTransportInfrastructure2002,orinlinewiththemostrecentDepartmentforTransportguidance.

Wheredisabledprovisionisreducedbecausenearbyonstreetorpubliccarparkprovisionisavailable,nearbyistakentomeanwithin50moftheentrancetothepremises.

1.4 Thecarparkneedstobewelllitandsecureforitsusers.Ensuringthesafetyandsecurityofusersshouldnotcauseharmtothewiderenvironment,thecharacterofthebuildingoraccessibility.

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1.5 Sufficientmanoeuvring,standingandunloadingspaceisrequiredwithinthesiteforthemaximumnumberofservicevehicleslikelytoservethedevelopmentatanytime.

1.6 LandscapingBesides retaining and protecting mature existing trees within the

boundary, a suitable scheme showing both hard and soft landscapefeatures appropriate to the development must be submitted to andapproved in writing with the Local Planning Authority prior tocommencementofdevelopment.

1.7 MaterialsAlterations to theexisting building and any extensions should ensureexternal materials are of good quality, hard wearing and visuallysympathetic in terms of colour and texture to the character of theexisting buildings. The schedule of materials of external constructionmust be submitted to and approved in writing by the Local PlanningAuthoritypriortocommencementofdevelopment.

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PlanningBriefAppendixB

1.0 A1- RETAIL

1.1 DesignRetaildevelopmentshouldcomplywiththeappropriateUDPReview

policies,CoreStrategypoliciesandtheNPPFandtakeintoaccounttheShopfrontsandrelatedAdvertisementsSPG,LocalEmploymentandTrainingBenefitsSPD,SustainableDesignandConstructionSPDandSustainableTransportSPD.

1.2 ParkingProvision:AdequateparkingshallbeprovidedtothestandardscontainedintheUDPReview,whichrequirethefollowingforA1useretail:

Parking TypeofDevelopmentStandardsfor

A1use(Shops)Retail900sqm

GFA

Non-foodretail>900sq

mGFAMaximum

generalparkingprovision

1/25sqm 1/14sqm 1/20sqm

Minimumdisabledparking

provision

500sqm3spaces

4(plus4%ofcarpark

capacityover56spaces)

4(plus4%ofcarpark

capacityover41spaces)

Minimumcycle

parkingprovision

1/200sqm,min

2

1/200sqm 1/200sqm

Minimummotorcycle

parkingprovision


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Wheredisabledprovisionisreducedbecausenearbyonstreetorpubliccarparkprovisionisavailable,nearbyistakentomeanwithin50moftheentrancetothepremises.

1.3 Thecarparkneedstobewelllitandsecureforitsusers.Ensuringthesafetyandsecurityofusersshouldnotcauseharmtothewiderenvironment,thecharacterofthebuildingoraccessibility.

1.4 Sufficientmanoeuvring,standingandunloadingspaceisrequiredwithinthesiteforthemaximumnumberofservicevehicleslikelytoservethedevelopmentatanytime.

1.4 LandscapingBesidesretainingandprotectingmatureexistingtreeswithinthe

boundary, a suitable scheme showing both hard and soft landscapefeatures appropriate to the development should be submitted to andapproved in writing by the Local Planning Authority prior tocommencementofdevelopment.

1.5 MaterialsAlterations to the existing building and any extensions should

ensureexternalmaterialsareofgoodquality,hardwearingandvisuallysympathetic in terms of colour and texture to the character of the

existing buildings. The schedule of materials must be submitted andapproved in writing by the Local Planning Authority prior tocommencementofdevelopment.

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PlanningBriefAppendixC

1.0 C3- DWELLINGHOUSES

1.1 ResidentialUseResidentialdevelopment shouldcomplywith the UDPReviewpolicies,

Core Strategy policies and theNPPF. Inaddition, proposals involvingthe provision of residential development should take into account theDesign of Residential Development SPD, Recreational Open SpaceProvision and Commuted Payments SPG, Sustainable Design andConstruction SPD, Sustainable TransportSPDand theTransport andHighwaysinResidentialAreasSPD.Thedevelopmentshouldbeamixof house types, size and design to bring variety whilst retaining anoverallcohesiveappearance. Thescale,massingandorientationofanyproperties should safeguard the amenity of the existing adjacentresidentialproperties.

1.2 Density

Stockport Council envisages a high density housing development ofpredominantly3 storeyshighon thissiteandanyadditionalheightwillbesubjecttodiscussionwithStockportCouncil.

1.3 AffordableHousingGatleyspropertypricesareabovetheStockportaverage.CoreStrategyPolicyDMPH-3indicatesthatsubjecttoviability,StockportCouncilwillnegotiatetoachieve30%affordablehousingwhereproposalsinGatleyinvolve the provision of 5 dwellings (gross) or more and sites of 0.5hectaresormore.

1.4 However, the relevant threshold and proportion of affordable housingapplicabletospecificsiteswillbedeterminedbycomparingStockportsaveragepropertypricewithpropertypricesin the immediate localityofthesiteandthelikelysalespricesofthecompleteddwellings.

1.5 In mostareas, 75% of theaffordablehousing provided bydevelopersshouldbeintermediatehousingforStockportresidentsonaverageandbelow average incomes. The remaining 25% should be social rentedhousing. Inareaswith aboveaveragepropertypricesanda particularlackofsocialrentedhousing,theaffordablehousingtenurespiltsoughtwillbe50%intermediatehousingand50%socialrentedhousing.

1.6 PrivacyDistancesThe Council encourages innovation and good design in newdevelopments, whilst ensuring satisfactory privacy and space aboutdwellings.TheCouncilsTheDesignofResidentialDevelopmentSPDsets out guidance on privacy distances and includes the followingminimumspacestandardsnormallyappliedbyStockportCouncil:

DwellingHeight StandardFor 1-2 storey dwellings:

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Between habitable room windowson the public or street side ofdwellings

21metres

Between habitable room windowson the private or rear side ofdwellings

25metres

Between habitable room windowsand a blank elevation, elevationwith non-habitable rooms or withhighlevelwindows

12metres

Between habitable room windowsand site boundary (with specialdesign, ground floor kitchenwindowsmaybeconsideredmoreflexibly)

6metres

For 3+ storeys: Add 3 metres per storey to theabovedistances

Note:Thesedistancesmaybeincreasedtoaccommodatechangesinlevel.Habitable rooms includelounges, livingrooms,morning rooms,diningrooms,bedrooms,kitchens,playrooms,studies,conservatoriesand anyother rooms whereoccupants spend significantamountsoftime.

1.8 RecreationandAmenityOpenSpaceResidential development shall be required to provide recreation andamenityinaccordancewithCoreStrategypolicyDMPSIE-2ProvisionofRecreationandAmenityOpenSpaceinNewDevelopmentsandtheRecreationalOpenSpaceProvisionandCommutedPaymentsSPG.

Policy DMP SIE-2 provides the following guidelines for large newresidentialdevelopment:

Where occupancy levels of 100 people or more are expected,openspaceatastandardof1.7haper1,000populationforformalrecreationand0.7haper1,000populationforchildrensplayandcasualrecreationshouldbeprovided;

Where occupancy levels between 50 and 100 people areexpected,openspaceatastandardof0.7haper1,000populationfor childrensplay and casual recreationshouldbeprovided. Inaddition,acontributiontoformalrecreationspacewillberequired.

Small new residential developments will be required to contribute

towards theprovision of open space for formalandcasual recreationandchildrensplayinlocationswhichareaccessibletofutureoccupiers.Suchcontributionswillbefairlyandreasonablyrelatedinscaleandkindtothepermitteddevelopment.

Asfaraspossible,theopenspaceshouldbewithinoradjacenttothenewdevelopmentandplayprovisionshouldinclude facilitiesbasedonthehierarchysetoutinthePlayFacilitiesTable.

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However,provisionofsomeoralloftherecreationalopenspaceoffsiteorthroughcontributionstoimproveand/orexpandanexistingfacilityorcreate a new one will be permitted / required where the Council issatisfiedthatthereisnopracticalalternativeorthatitwouldbebettertodoso.

1.9 AmenitySpaceProvisionThecontextandsettingofprivateamenityspaceshouldbeanintegralpartoftheoveralllayoutofaresidentialdevelopmentandbewellrelatedtothedwellingsserved. TheCouncilsstandardofprovisionrequiredissetoutintheDesignofResidentialDevelopmentSPD:

DwellingSize Standard1bedflat Balcony area of 5sqm and / or

adequately screened communalamenity space with minimumprovisionof18sqmperunit

2+bedflat 35sqm communalamenityspaceper

unitSmallfamilyhouse2/3beds 75sqm(50forterraced)preferably to

therearoftheproperty4/5beds 100sqm

Privacy and space requirements can be achieved through skilful andinnovativedesigntocreateamoreinterestingurbanform,providedthespaceprovidedcandemonstratetheappropriateprovision.

1.10 MaterialsAlterations to theexisting building and any extensions should ensure

external materials are of good quality, hard wearing and visuallysympathetic in terms of colour and texture to the character of thesurrounding area. The schedule of materials of external constructionmust be submitted to and approved in writing by the Local PlanningAuthoritypriortocommencementofdevelopment.

1.11 AccessDevelopment should address the needs of motorists along with otherroadandpublictransportusersbypromotingmoresustainabletransportchoicepublictransport,cyclingandwalkingshallbeconvenienttousewith the aim to reduce the need to travel by car. This would help toreduce congestion, pollution and promote walking and use of cycling

along with the access needs of disabled persons as indicated in theNPPFandCoreStrategyCorePoliciesCS1andCS9.

1.12 ParkingParkingstandardsforC3DwellinghousesaresetoutinAppendix9 oftheUDPReviewandaresummarisedbelow:

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TypeofDevelopment

C3Dwellings

Housing ShelteredHousing

Maximumgeneral

parkingprovision

2/dwelling 1/3dwellings

plus2perwardensdwelling

Minimumdisabledparking

provision

Ifparkingreservedtoindividualdwellings1/dwellingtodisabledstandard.Ifparkingnotreservedtoindividual

dwellingsminimum1/10dwellings.

10%ofspacesto

bedisabledstandard

Minimumcycleparking

provision

Ifnogarage1inlockablestore Norequirement

Minimummotorcycle

parkingprovision

Norequirement Norequirement

Comments Ifparkingreservedtoindividualdwellingsdisabledprovisionincludedinmaximum

provision.Ifparkingnotreservedtoindividualdwellingsdisabledprovisionis

inadditiontomaximum.Maximumexcludesgarageswithin

individualdwellingcurtilagesbutincludessharedaccessenclosedcarparks.

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Notes:

AllfloorareasGrossFloorArea(GFA)unlessotherwisestated.

Where(plusx%ofcarparkcapacityoveryyspaces)isreferredtothefigureyyspacesexcludesdisabledprovision.

PublicFloorArea(PFA)excludestoiletareas.



Wheredisabledprovisionisreducedbecausenearbyonstreetorpubliccar park provision isavailable, nearby is taken tomeanwithin50moftheentrancetothepremises.

1.13 Landscaping:

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Besides retaining and protecting mature existing trees within theboundary, a suitable scheme showing both hard and soft landscapefeatures appropriate to the development must be submitted to andapproved in writing by the Local Planning Authority prior tocommencementofdevelopment.

1.14 SecurityThe layout should take into account security and crime preventionmeasures included in NHBC recommendations BS8220 and adviceguidancefromtheGreaterManchesterPoliceCrimePreventionDesignAdvisor. Early Consultations will be useful to ensure that appropriatemeasuresareincludedintheproposals.

The Secure By Design and Safer Places principles should beincorporatedinthedesignofthedevelopment.Inparticular,theareasofpublicaccessshouldbedesignedtoincludenaturalsurveillancethroughgoodvisibilityandincludeeffectivelighting.

1.15 NoiseThePartyWallsandFloorsindwellingsshouldhaveappropriatednoiseattenuation to comply with current regulations for the amenity of theresidents.Where thesite isaffectedbyAircraftNoiseContours,noiseattenuationmeasuresarerequiredtocomplywithCoreStrategypolicyDMP SIE-3 Protecting, Safeguardingandenhancing the Environmentand the guidance contained in the NPPF. A minimum distance of 30metres shall be required from the operational railway track to anyhabitableroom.