Agenda item

Outline planning application (all matters reserved except for access) for up to 94 residential units (Use Class C3) with associated landscaping, open space, access arrangements and car parking; alongside demolition of farm and buildings associated with Close Road Farm on land to the West of Hollin Lane, Middleton

Minutes:

 The Director of Economy introduced planning application 16/00725/OUT an outline planning application (all matters reserved except for access) for up to 94 residential units (Use Class C3) with associated landscaping, open space, access arrangements and car parking; alongside demolition of farm and buildings associated with Close Road Farm on land to the west of Hollin Lane, Middleton.

 

Further to the submitted report the Director 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.  

 

The Director of Economy further advised if amendments to the S106 contributions as detailed at pages 105-106 of the submitted report, so that notwithstanding the details contained in the officer report, the following contributions and mitigation measures are 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 provision of primary school places in Middleton Township (current calculation of £289,520.24 for up to 94 dwellings);
  3. A financial contribution towards provision of secondary school places in Middleton Township (current calculation of £144,760.09 for up to 94 dwellings);
  4. A financial contribution towards the provision of outdoor sport and recreation facilities at Bowlee Playing Fields calculated by way of either a) £929.16 per dwelling or b) £386.86 per person of the population of the development based on ONS Census Figure of people per dwelling for Rochdale at the time of commencement (current calculation of up to £ 87,341.04);
  5. The provision of two bus stops;
  6. The provision of a pedestrian crossing facility on Hollin Lane;
  7. A scheme for the provision, implementation and management of a Locally Equipped Area of Play (LEAP);
  8. A landscape and public open space plan for the provision, implementation and management of the landscape open space within the site; and
  9. A financial contribution towards the provision of cycle lane improvements comprising new and renewed on carriageway cycle lanes along Hollin Lane from its junction with Langley Lane to its junction with Rochdale Road.

 

Consequently, the application was recommended for approval subject to a S278 agreement requiring junction mitigation works to both junctions as detailed above and the completion of a S106 planning obligation, as detailed above, in addition to the S106 planning obligations and S278 agreements detailed within the submitted report and additional conditions as detailed and circulated by the Planning Officer to Members of the Sub-Committee.

 

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 had previously indicated a wish to make a collective address to the Sub-Committee during consideration of the application 16/00444/OUT.

 

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

 

Mr S. Harris answered questions on behalf of the applicant which were raised by Members of the Sub-Committee.

 

The Sub-Committee further considered comments of Councillor Neil Emmott who addressed the Sub-Committee in respect of this application and in respect of application 16/00444/OUT simultaneously. 

 

DECIDED – That the Planning & Licensing Committee be advised that this Sub-Committee would be minded to refuse planning 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.