Agenda and minutes

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No. Item




Declarations of Interest

    Members are required to declare any disclosable pecuniary, personal or personal and prejudicial interests they may have and the nature of those interests relating to items on this agenda and/or indicate if S106 of the Local Government Finance Act 1992 applies to them.   


    There were no declarations of interests.


Urgent Items of Business

    To determine whether there are any additional items of business which, by reason of special circumstances, the Chair decides should be considered at the meeting as a matter of urgency.


    There were no urgent items of business for the Committee to consider.


Items for Exclusion of Public and Press


Minutes pdf icon PDF 60 KB

    To approve as a correct record the minutes of the last meeting of the Planning & Licensing Committee held on 2nd October 2017.



    That the minutes of the meeting of the Planning and Licensing Committee, held 2nd October 2017, be approved as a correct record.


Outline planning application at a site to the east of Boothroyden Road, Middleton pdf icon PDF 347 KB


    The Director of Economy submitted a report that detailed planning application 15/00471/OUT for outline planning application (including access) for the demolition of existing buildings and the erection of up to 71 residential units including ancillary facilities and associated infrastructure on a site to the east of Boothroyden Road, Middleton.


    There were no objectors to the application present at the meeting.


    The Committee considered representations for Mr. R. Adams, the agent to the applicant, who addressed the meeting in support of the application.



    That planning permission be granted subject to the completion of a S106 Agreement to secure a contribution of £81,076 towards outdoor recreational facilities and subject to the conditions that were detailed in the report.


    Reason for Recommendation:

    The proposal would involve the redevelopment of a brownfield site within the urban area of Middleton.  The loss of the existing employment site was considered acceptable in this case, given the location and means of access to the site in relation to residential properties.  The proposal would also accord with national planning guidance due to its sustainable location and the contribution to housing supply in the Borough.


    The viability position in relation to the development was scrutinised and agreed by officers.  The lack of contributions towards affordable housing and education provision, and the reduced contribution of £81,076 towards outdoor recreation, detract from the social sustainability of the proposed scheme.  However, it was considered that the benefits of the scheme in terms of the provision of housing on a brownfield site outweigh the harm caused by the provision of reduced contributions.


Change of use at 71 - 73 Long Street, Middleton pdf icon PDF 247 KB


    The Director of Economy submitted a report that detailed planning application 17/00576/FUL for a change of use and conversion from Offices to House in Multiple Occupation (Sui Generis) comprising 16 bedrooms, including external alterations to side and rear elevations (which represented a resubmission of planning application 16/01349/FUL), on the first and second floors at 71 - 73 Long Street, Middleton.


    The Committee considered representations from Mr. M. Cove, who addressed the meeting on behalf of the objectors to the application.


    The Committee considered representations from Mr. F. Smith, the agent to the applicant, who addressed the meeting in support of the application.


    During the consideration of this item by Members of the Committee the Council’s Planning Solicitor advised that a previous decision by Middleton Township Committee, relating to that Committee’s opposition to houses in multiple occupation, within the Township, should not have any relevance or value in the Committee’s deliberations on this particular planning application.



    That planning permission be refused.


    Reasons for the recommendation:

    The proposed scheme would represent an intense use of the building by virtue of the provision of 16 individual bedrooms and the resultant number of persons potentially able to occupy the property. Internally, the development would provide only two small communal kitchens and two small communal lounge/dining areas. Given the limited floorspace provided in each individual bedroom, residents would be entirely reliant on the cramped and substandard communal areas for all leisure activities and daily tasks such as cooking. There are also a number of inherent weaknesses in the proposed floorplan of the development, which would result in an unsuitable relationship between co-existing occupiers of the property including clustering of bedrooms around main entrance and lobby areas and proximity of shared bathroom facilities to bedroom and kitchen areas. In light of these factors, it is considered that the scheme would provide an unacceptable living environment for the future occupiers of the House of Multiple Occupation. Noting the proposed intensity of use, insufficient provision has also been made within the scheme for appropriate and practical storage of the refuse and recycling containers which would be required for a development of this size and nature. On the basis of these factors, the proposal is considered contrary to the adopted Supplementary Planning Document ‘Guidelines and Standards for Residential Development’, Policy DM1 of the adopted Rochdale Core Strategy and the National Planning Policy Framework.


Determined Planning Appeals pdf icon PDF 96 KB


Lodged Planning Appeals pdf icon PDF 85 KB


    The Director of Economy presented details of appeals that had recently been submitted to the Planning Inspectorate:


    (a)  17/00363/HOUS - Wickenhall House, Huddersfield Road, Milnrow;

    (b)  17/00794/HOUS - 20 Aubrey Street, Rochdale;

    (c)  17/00469/HOUS - 8 Dell Side Way, Rochdale.



    That the recently submitted appeals to the planning Inspectorate be noted.