Land At Roaches Eastern Side Of Manchester Road Mossley

1. 1.The application fails to justify the loss of established employment premises. The requirement to safeguard and improve existing employment premises and the employment land supply within the borough is not satisfactorily justified within the submission, and insufficient evidence to demonstrate there is no demand for the premises or that it is unviable to retain the premises for employment purposes has been provided. The proposals are therefore contrary to Policy JP-J2 of Places for Everyone, Policy E3 of the Tameside Unitary Development Plan and the Employment Land Supplementary Planning Document.
2. 2.The application site is situated in an area immediately characterised and bordered by employment and industrial uses, including general industrial operations which directly border the site. The proposed residential use in this location would result in a poor standard of living for future occupiers, detrimental to their amenity, with prevailing character of employment operations close by creating an unpleasant and alien living situation for future occupiers. The ability of neighbouring businesses to operate and expand without potential unreasonable restrictions in the future, as a result of noise disturbance and complaints, may impede full use of the established industrial premises in the future. The proposals are therefore contrary to Policy H10 of the Tameside Unitary Development Plan and the National Planning Policy Framework.
3. 3.The proposed development, at plots 1A, 4B and 5A would provide insufficient outdoor amenity spaces, with those spaces directly adjacent to the boundary with the neighbouring existing industrial uses, and those existing buildings causing an overshadowing and overbearing impact upon these areas. The lack of a useable outdoor amenity space represents a very poor standard of amenity for future occupiers. The proposals are therefore contrary to Policy H10 of the Tameside Unitary Development Plan, the Residential Design Supplementary Planning Document and the National Planning Policy Framework.
4. 4.The proposed development would be accessed off a shared access road out of Roaches Industrial Estate, and would lack a frontage to the main highway, Manchester Road. The shared access would run for a considerable distance and would be shared with commercial and HGV vehicles which serve the adjacent businesses, creating a contrived and piecemeal form of development, with poor legibility and access. The proposed development would therefore be at the detriment of the visual amenities of the area and is therefore contrary to Policy C1 and H10 of the Tameside Unitary Development Plan and the National Planning Policy Framework.
5. 5.The proposed development, at plots 6A, 7A, 8A, 9A, 10A, 11A and 12C, would be sited directly adjacent to the boundary with Roaches Way, which is an area of public open space and which has dense, mature tree coverage directly adjacent to this boundary. The mature trees are in a good condition and offer significant amenity value to the Roaches Way and wider environment and a positive contribution to the character and appearance of the area. The close proximity of the mature trees to the outdoor amenity spaces of those plots would lead to the shading of these areas, and tree roots extending into the gardens, increasing the likelihood that the trees would need to be felled in order to provide a sufficient level of amenity for future occupiers. The loss of the trees would cause significant harm to the character and appearance of the area, and no landscaping would compensate for this loss due to its siting and use of samplings which would take a considerable amount of time to establish. The proposed development would therefore be at the detriment of the visual amenities of the area and is therefore contrary to Policy JP-G7 of Places for Everyone, Policies C1, H10 and N3 of the Tameside Unitary Development Plan and the National Planning Policy Framework. This decision refers to the following drawings submitted to the Council: Location plan (dwg no. CPL-2268, amended Jan 2023); Proposed site plan (dwg no. 1002, rev. F). REASON FOR REFUSING PLANNING PERMISSION Statement under Article 35 (2) of the Town and Country Planning (Development Management Procedure) England Order 2015 (as amended): The proposal would not improve the economic, social and environmental conditions of the area nor does it comply with the development plan and therefore does not comprise sustainable development. There were no amendments to the scheme, or conditions which could reasonably have been imposed, which could have made the development acceptable and it was therefore not possible to approve the application. The Local Planning Authority has therefore implemented the requirement in Paragraph 39 of the NPPF.

From the council's decision notice.

Application type

Outline Planning Permission

Scale / size

Large

Number of dwellings

17

Parish

Mossley

Date validated

12 February 2021

Consultation expiry

14 January 2025

Consultation end

14 January 2025

Neighbour consultation end

24 March 2021

Target decision date

14 May 2021

Committee meeting

15 January 2025

Applicant

Private applicant

Agent

Chorlton Planning Ltd

Agent address

61 Nudger Green Dobcross Oldham OL3 5AW

Case officer

Ben Sandover

Statutory period

91 days

Last advertised

11 March 2021

Advertisement expiry

1 April 2021

Appeal reference

25/00024/REFUSE

Appeal status

Appeal decided

Appeal result

Appeal Dismissed

Planning Portal ID

PP-09501877

Documents

18