Agenda item

Outline application (all matters reserved except for access) for up to 65 dwellings (Use Class C3) and associated landscaping, open space, access arrangements and car parking provision on land to the west of Hollin Lane, Middleton.

Minutes:

The Director of Economy reported on submitted planning application 16/00444/OUT, an outline application (all matters reserved except for access) for up to 65 dwellings (Use Class C3) and associated landscaping, open space, access arrangements and car parking provision on land to the west of Hollin Lane, Middleton.

 

Further to the submitted report the Director of Economy provided points of clarification on the following items:

- On page 24 the officer response refers to ‘replacement ponds’.  However, there are no existing ponds within the site and therefore, not replacements are proposed;

- Sport England had not objected to the application;

- In relation to paragraph 1 on page 44 of the submitted report the access to the site was confirmed as being off Hollin Lane; 

- In relation to page 51 of the submitted report the Education Calculation referred to 88 dwellings though should have read 94 dwellings, however the calculation provided remained unchanged.

 

Further to the submitted report the Director advised that the recommendation be revised in order to make the development acceptable in respect of the capacity of existing junctions and in respect of highway safety.  An additional requirement was to be introduced for junction mitigation at the western termination of Langley Lane at the junction with Heywood Old Road. Rochdale Borough Council has previously observed traffic flow problems and accidents at this location, the combined proposals for this area would significantly intensify these issues. Furthermore, the Director of Economy advised that the recommendation be revised following detailed comments from Highways and Transport for Greater Manchester, citing the potential impact on the junction of Hollin Lane/Langley Lane and Langley Lane/Heywood Old Road which was considered to constitute a severe impact unless appropriate junction mitigation is introduced to both junctions.  It was considered that the cumulative impact of all the developments proposed within the wider Hollin Lane masterplan would result in both junctions operating over capacity.  In addition, excessive queuing at both junctions would increase the likelihood of accidents as vehicles at both Langley Lane junctions waiting to turn into Hollin Lane/Heywood Old Road would be more likely to take undue risks when exiting the junctions.

 

Therefore, due to the cumulative impact of the proposed developments, signalisation of the Langley Lane/Heywood Old Road junction was to be included within the conditions of recommendation. In addition, notwithstanding the junction improvements which were submitted as part of application 15/01183/OUT and 15/01195/OUT (to provide a left turn lane onto Hollin Lane from Langley Lane); it was now considered that the cumulative impacts of the proposed developments within the Hollin Lane Masterplan would make the impact on the junction of Langley Lane/Hollin Lane unacceptable without appropriate mitigation.

 

The Director further advised on amendments to the S106 contributions as detailed at page 54 of the submitted report, so that notwithstanding the details contained within the submitted report, the following contributions and mitigation measures were proposed as part of the application:

  1. The provision of affordable housing on site and/or an off-site contribution in lieu of onsite provision in accordance with the provisions of UDP policy H/7 and its associated SPD: Affordable Housing;
  2. A financial contribution towards the provision of primary school places in Middleton Township calculated by the pupil yield of the development multiplied by the relevant basic need funding allocation (currently £200,200.17 but the final calculation shall be based on the multipliers in place at the relevant time);
  3. A financial contribution towards the provision of secondary school places in Middleton Township calculated by the pupil yield of the development (0.1 per dwelling) multiplied by the relevant basic need funding allocation (currently £100,100.65 but the final calculation shall be based on the multipliers in place at the relevant time);
  4. A financial contribution towards the provision of outdoor sport and recreation facilities at Bowlee Playing Fields (currently up to £60,350.16) but the final calculation shall be based on the Sport England multipliers in place at the relevant time);
  5. A local labour scheme;
  6. A scheme for the provision, implementation and management of a Locally Equipped Area of Play (LEAP); and

A landscape and public open space plan for the provision, implementation and management of the landscape open space within the site.

The Director further advised of additional objections received following publication of the submitted report, providing detailed comment where those matters had not been addressed within the submitted report. 

 

Having been offered the option of addressing the Sub-Committee on applications 16/00444/OUT and 16/00725/OUT either separately on each item or collectively, Mr B. Tierney on behalf of the objectors made a collective address to the Sub-Committee.

 

The Sub-Committee considered the views of Mr B. Tierney who addressed the Committee in respect of applications 16/00444/OUT and 16/00725/OUT on behalf of the objectors.

 

The Committee further considered comments of Councillor Neil Emmott who addressed the Sub-Committee in respect of this application and in respect of application 16/00725/OUT.

  

DECIDED – That the Planning & Licensing Committee be advised that this Sub-Committee would be minded to refuseplanning permission on the following grounds:

(i)            The principle of the development of Protected Open Land is unacceptable;

(ii)          The cumulative impact of this and other proposed developments in the area on the safety and efficient operation of the existing highway network and resultant congestion in the area; and

(iii)         The inability of the existing local infrastructure, including schools and sports facilities, to cope with pressure from additional residents associated with these developments.