Land Off Egmont Street Mossley Ashton OL5 9NB

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 site 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 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.By virtue of their location within the proposed development, the outdoor spaces would provide an insufficient usable area for future occupiers. They would be positioned directly adjacent to the boundary with the neighbouring existing industrial uses, with those existing buildings causing an overshadowing and overbearing impact upon these areas creating a sense of enclosure. 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 kitchen windows to Apartments no's 2, 4, 6, 8, 10 and 12 are sited directly adjacent to the boundary with the neighbouring existing industrial uses, and those existing buildings causing an overshadowing and overbearing impact upon the habitable room creating a sense of enclosure and representing 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.
5. 5.The proposed development would create a contrived and piecemeal form of development and 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. NOTES FOR APPLICANT 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. This decision refers to the following drawings and documents received by the Council on 23rd October 2023: Location Plan Earthworks & Cut and Fill - Dwg no : 5505 Rev : P01 Earthworks & Cut and Fill Section Sheet 1 - Dwg no : 5506 Rev : P01 Existing Levels and Constraint Plan - Dwg no : 5506 Rev : P01 Existing Site Plan - Dwg no : EX K1096/01 Existing Site Sections - Dwg no : 5561 Rev : P01 Proposed Drainage Strategy - Dwg no : 5000 Rev : P01 Proposed Levels - Dwg no : 5500 Rev : P01 Topographical Plan Transport Statement Doc Ref: AM/230552/TS/01 Dated October 2023 Prepared By SCP Slope Stability Assessment Ref: VDG/RP/121 dated October 2023 Arboricultural Survey to BS5837:2012 Prepared By Arbtech Consulting Limited dated 29 August 2023 Archaeological Desk-based Assessment prepared by Brindle & Green Ltd dated September 2023 Crime Impact Statement reference: 2023/0412/CIS/01 Version B: 06/10/2023 Design & Access Statement prepared by Neil Pike Architects (NPA) Employment Use Viability Assessment prepared by Roger Hannah dated October 2023 Energy Statement prepared by Energy Counsel dated 20th September 2023 Phase 1 Geoenvironmental Desk Study Report No. A5333/23 dated 20th July 2023 Prepared By Earth Environmental & Geotechnical Preliminary Ecological Appraisal dated 20/09/2023 prepared by Tyrer Ecological Consultants Ltd On 6th November 2023: Planning Statement dated November 2023 prepared by Iceni and Supporting Statement prepared by Jigsaw On 9th November 2023: Development Consultation prepared by Jigsaw On 17th January 2024: Proposed Refuse Store and Cycle Store Plan and Elevations - Dwg no : PL K1096/06 Rev : A On 5th February 2024: CGI Imagery and Building for a Healthy Life Assessment On 6th February 2024: Swepth Path Analysis - Dwg no : SCP/230552/ATR02 Rev : C Visibility Splay and Access Arrangements - Dwg no : SCP/230552/D01 Rev : D Travel Plan dated February 2024 prepared By SCP On 20th & 21st February 2024: Arboricultural Impact Assessment - Dwg no : Arbtech AIA 01 Arboricultural Method Statement dated 16 February 2024 prepared Arbtech Consulting Limited Ecological Impact Assessment Prepared By Tyrer Ecological Consultants Ltd dated 19/02/2024 Tree Protection Plan - Dwg no : Arbtech TPP01 On 2nd April 2024: Employment Land Study prepared by Nolan Redshaw dated 8th March 2024 On 25th April 2024: Affordable Housing Statement prepared by Jigsaw On 23rd May 2024: Planning Department, Tameside MBC, PO Box 304, Ashton Under Lyne, Tameside, OL6 0GA Landscape Proposals - Dwg no : 7229.01 Rev : E Ground Gas Addendum Report Reference: 16-956-R2 Prepared By E3P dated April 2024 Phase II Geoenvironmental Site Assessment Reference: 16-956-R1-1 Prepared By E3P dated February 2024 On 3rd June 2024: Letter from Nolan Redshaw Chartered Surveyors dated 31st May 2024 and Letter from dBx Acoustics Ltd dated 31/05/2024 On 9th July 2024: Watercourse Condition Assessment Sheet and Watercourse River Type On 26th August 2024: Marketing Report prepa

From the council's decision notice.

Postcode

OL5 9NB

Application type

Full Planning Permission

Scale / size

Large

Number of dwellings

36

Parish

Mossley

Date validated

2 November 2023

Consultation expiry

13 June 2024

Consultation end

13 June 2024

Neighbour consultation end

27 November 2023

Target decision date

25 July 2025

Applicant

Private applicant

Agent

Neil Pike Architects

Architect profile

NEIL PIKE LIMITED

Agent address

Michigan House 17-19 Chorley New Road Bolton BL1 4QR United Kingdom

Case officer

James Appleton

Statutory period

91 days

Last advertised

9 November 2023

Advertisement expiry

30 November 2023

Site notice start

7 November 2023

Site notice end

28 November 2023

Planning Portal ID

PP-12482808

Documents

81