Stockport School of Gymnastics

Planning Design & Access Statement for Change of Use of Unit 1 Pepper Road, Hazel Grove

Planning, Design & Access Statement: Revision 05/04/10 Unit 1 Pepper Road, Hazel Grove

Summary

Overview

Stockport School of Gymnastics (SSoG) is a Community Amateur Sports Club based at Dialstone Recreation Centre Target Life Offerton. The Club is a British Gymnastics affiliated organisation and holds Sport England Club Mark accreditation, evidence of the Club offering a safe, child friendly training environment with a proven ethos for development and improvement.

The Club‟s development plan, approved by British Gymnastics, identifies a number of drivers for moving from our current leisure centre base to a permanent training facility; foremost amongst these are:

i) An aspiration to improve the performance and competition results of the Club Squad through providing an enhanced training environment and attracting more highly qualified coaches ii) A desire to broaden the Club‟s recreational gymnastics programme for the benefit of the local community, particularly South Stockport‟s young people.

Current arrangements at Dialstone are not amenable to this goal and in recent years the Club has investigated and progressed a number of unsuccessful alternative options in support of the above vision. This has now become a critical issue for the club as the Dialstone Centre is to be disposed of by Stockport Metropolitan Borough Council, tenders due in by 9th August 2010.

The Club believes that the opportunity described within this document, based on the change of use of an industrial unit (Unit 1 Pepper Road, Hazel Grove) offers the optimum balance of benefit versus impact for all key stakeholders including the local community, surrounding industrial neighbours, Stockport Sports Trust and SSoG members and associates.

Whilst the change of use is recognised as being outside core planning policy the document addresses how the change of use would still successfully fulfil the underlying principles of these policies.

Summary Planning Policy Assessment

In preliminary discussions with Stockport Planning Department three key elements of concern regarding compliance of the change of use with planning policy were identified:

i) Impact on employment in a designated UDP employment area ii) Adverse traffic impact iii) Adverse impact on sustainable travel

Detailed responses to these concerns are covered in the body of the document and summarised below:

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Employment

The change of use from industrial warehousing (B8) to leisure (D2) with office support (B2) is, notionally, contra to the Stockport Unitary Development Plan which aims to encourage economic growth and development through protecting industrial employment. However SSoG believe there are strong mitigating factors in support of the proposed leisure use:

i) Factory associated warehousing will likely provide less employment per unit area than a well utilised gymnastics facility. SSoG have evidence of another gym club occupying a similar industrial unit employing 8 full time and 20 part time jobs; the leasers of Unit 1 Pepper Road indicated that prior to marketing the unit 2-3 jobs were associated with the space. ii) SSoG believe that a proportion of the potential leisure employment would be complimentary to that of the industrial estate through offering lunchtime and early evening leisure provision to employees on the estate by way of fitness, health and dance classes together with associated café facilities. iii) The warehousing unit being investigated has been advertised for lease for over six months and SSoG have confirmation of five additional units on Pepper Road being advertised for lease, indicating that there is little demand for such industrial space in the south of the borough. iv) Based on industry norms (discussed in the document) these units would support 149 jobs on the estate. Loss of a single unit therefore would not make a significant impact on industrial employment potential, irrespective of potential leisure use employment.

Traffic & Parking

In a previously unsuccessful change of use application by SSoG for an industrial unit on Newby Road, Hazel Grove, unease was expressed regarding lack of parking capacity and potential local traffic congestion. For Pepper Road these issues are not considered to present a concern because:

i) The use of the facility will not coincide with the morning and evening peak traffic flows thus ease of entry and egress from the estate will be no worse than at present ii) The facility has a large car park directly adjacent to the unit (capacity of 70 bays, although MDA only have an agreement with the owner. Rexington Developments, to use 33 ) as well as 29 spaces within the MDA compound. A traffic survey by SSoG for the current peak use at Dialstone on Saturday morning found a maximum of 33 parked cars. iii) The location of Unit 1 is well separated from the main Pepper Road artery via a side road which is not heavily utilised. Congestion, caused through constrained access for heavy goods vehicles, will not therefore present a problem.

Sustainability and Green Travel

SSoG recognises that Pepper road is not ideally located to fully support sustainable transport (e.g. only a single bus route exists on the main Bramhall Moor Lane and the nearest station is not within easy walking distance) however SSoG will

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undertake to implement and/or encourage a number of sustainable travel initiatives within it‟s membership:

i) Car sharing is already used widely by parents of gymnasts. This will be further encouraged and incentivised. ii) SSoG will investigate with local schools whether a similar arrangement to the “swim-bus” principle could be established to foster school use of the facility whilst minimising the number of vehicle journeys. iii) SSoG intends to maintain recreational classes at Dialstone. This will minimise the volume of traffic needing to cross the Borough, in particular across the A6. iv) A high quality bicycle shed and showers will be provided to encourage the use of bicycle transport

Wider Policy Considerations

From the wider policy perspective the change off use of Unit 1 supports a number of SMBC and Government initiatives:

i) Youth inclusion – the recreational classes are open to all abilities, both genders and ages 4 to18. SSoG supports the Stockport leisure key scheme. ii) Active Stockport strategy – the facility would support the objectives of this initiative. iii) Child obesity and prescription exercise – gymnastics is well recognised as a sport that can positively impact health and wellbeing from mild stretching exercises for older participant to rigorous work-outs for younger people. iv) Olympics legacy – the government has a stated aim to use the 20102 London Olympics as a spring board for sustained improvements in sporting performance. GB is expected to perform well in gymnastics and there is likely to be a significant increase in demand for involvement in the sport. Currently this demand would be very poorly catered for in Stockport.

Conclusion

The change of use described in this document is recognised, on face value, to fall short of specific planning policy objectives. However SSoG believes that there are strong mitigating measures that can successfully be implemented to alleviate these key planning concerns. Implementation of the controls, together with the contribution to wider Government and SMBC health and inclusion policies, suggest the change of use should be recognised as offering a highly beneficial asset to the community of South Stockport and, as such, should be carefully considered for approval.

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Contents

1 Introduction ...... 7

2 Background ...... 7

2.1 Stockport School of Gymnastics ...... 7 2.2 Current Training Venue (Target Life Dialstone) ...... 8 2.3 Current Arrangements ...... 9 2.4 The future of Gymnastics at Target Life Dialstone ...... 9 2.5 Future Status of Target Life Dialstone ...... 9 2.6 The Facility Vision and Specification ...... 10 3 Unit 1 Pepper Road ...... 10

4 Planning History ...... 11

4.1 Unit 1 Pepper Rd ...... 11 4.2 Previous Applications by SSoG ...... 12 5 The Proposed Scheme ...... 13

5.1 Operational Strategy ...... 13 5.2 Initial Set-up of the New Facility ...... 13 5.3 Medium and Long Term Development ...... 14 5.4 Continuing Recreational Classes at Target Life Dialstone...... 14 6 Justification and Benefits ...... 14

6.1 The Olympic Legacy ...... 14 6.2 Stockport Sports Trust Community Partnership Plan 2007/10 ...... 15 6.3 Active Stockport ...... 15 6.4 The Need for this Gymnastics Facility ...... 15 7 Planning Policy ...... 16

7.1 Planning Policy Guidance Notes and Statements ...... 16 7.2 North West of England Plan Regional Spatial Strategy to 2021 ...... 17 7.3 Stockport Unitary Development Plan (UDP)...... 17 8 Planning Appraisal ...... 19

8.1 PPS1 „Delivering Sustainable Development‟...... 20 8.2 PPS6 „Planning for Town Centres‟ ...... 20 8.3 PPS4 „Planning for Sustainable Economic Growth‟ ...... 20 8.4 E3 and E3.1 „Protection/Regeneration of Employment Areas‟ ...... 21 9 Design and Access Statement ...... 23

9.1 External Modifications to the Building ...... 23 9.2 Internal Modifications to the Building ...... 24 9.3 External Access Modifications ...... 25 10 Conclusion ...... 25

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11 Appendices ...... 26

Appendix 1: Transport Survey ...... 27

Appendix 2: Employment at Basingstoke Gym Club ...... 29

Appendix 4: Gym Classes in Proximity to Pepper Road ...... 31

Appendix 5: Transport Assessment ...... 34

Appendix 6: Travel Plan ...... 39

Appendix 7: The Sequential Test ...... 40

Appendix 8: British Gymnastics Facility Requirements ...... 52

Appendix 9: Drawings ...... 57

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1 INTRODUCTION

Stockport School of Gymnasts (SSoG) is applying to change the use of Unit 1 Pepper Road, Hazel Grove, SK7 5DP, which is a modern industrial unit, from warehousing to leisure. The proposed leisure use is a gymnastics training facility. The case for the change is outlined in this Planning, Design and Access Statement.

Pepper Road is located centrally within the Club‟s existing catchment area but is designated as an Employment Area reserved for B1, B2 and B8 uses in the Stockport Unitary Development Plan. Notionally this would preclude leisure use but after extensive investigation SSoG have been unable to identify suitably designed premises in locations other than in designated industrial areas within the borough. The Pepper Road site offers a number of specific advantages that are described in detail in this document.

The document records how the proposed leisure use would fulfil the main policy objectives of an employment area without causing detrimental local traffic issues and, within the constraints of the location, support Stockport‟s sustainable transport objectives. The document also records the wider benefits that the facility would provide including supporting health in the community and young people‟s inclusion.

2 BACKGROUND

2.1 Stockport School of Gymnastics

Stockport School of Gymnastics is a British Gymnastics Association (BGA) affiliated club providing boys and girls recreational gymnastics classes and training for a Club Squad of Womens Artistic Gymnasts (i.e., gymnastics utilising bars, beam, floor and vault). The recreational classes currently operate throughout the year on Saturday and Sunday, offering nine one hour sessions for between 24 and 48 children per session. The Club squad, comprising in the region of 50 gymnasts, trains for up to 12 hours per week on Saturday and Sunday (during the day) and on Monday, Tuesday and Thursday evenings. SSoG has been based at Target Life Dialstone since 1986.

This club does not fit the profile of a typical “elite” gymnastics club. The more able gymnast is catered for, through the club‟s Development Pathway, but the club has a community based ethos and over the years has taken part in a range of different activities and formed a broad base of affiliations:

i) The club has been involved with the twinning visits with Heilbronn and Beziers. The club has been involved with Stalybridge twinning for more than 21 years and will be visiting France in 2010. The Armentieres gymnasts from the Jeune Garde club are visiting Stockport at the end of April 2010. Friendships at coach and gymnast level endure for many years and it is a great opportunity for our gymnasts to stay with a French family, experiencing language and customs. Page 7 of 59

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ii) The club has a float each year in the Stockport Carnival and in 2002 performed in Woodbank Park. Over the years we have supported Hazel Grove, Romily and Stockport Carnivals winning best float in class in 2002. iii) The club does displays at local primary school fetes, the most recent was in July 2009 at Wt Winifred‟s Primary School in Northern Moor. iv) We cater for both boys and girls. Currently we have 20 recreational boys, some with special needs and 180 recreational girls. v) We hold a gymnastics competition for all of the recreational gymnasts in the borough, named after the founder of the club, Frank Williams. This competition was started a few years ago as a small floor and vault competition for girls. We now have over 300 entries. Clubs from Hazel Grove, Avondale, Poynton, Newall Green, Tameside, High Peak and Stockport usually enter teams. In 2009 the competition celebrated it‟s 10th birthday. vi) We purchase all of our own kit and train all of our own coaches; no funding is obtained from the Stockport Sports Trust. We spend on average £5,000 per annum on new and replacement kit. This is an important factor as the club is financially sound and the business plan which is proposed for the new centre means that it will be sustainable. vii) We are members of the Stockport Sports Council. viii) We are a registered Community Amateur Sports Club. ix) We are members of British Gymnastics, the North West Gymnastics Association and the Greater Manchester Gymnastics Association. x) We raised the profile of the borough by bringing the Greater Manchester Grades to the Dialstone Centre in February 2003. The event was so successful that it was repeated in February 2004 and we were honoured with the North West Regional Grades finals in March 2004. This event attracted teams from Cheshire, Merseyside, Lancashire, Greater Manchester and the Isle of Man. xi) We are accredited to the Gym Mark standard. This is British Gymnastics version of the Sport England Club Mark which ensures that the club is a child friendly environment. All our coaches are CRB checked, we have more than 25, some have attended a Child Protection Awareness course. xii) We run social events for parents coached and gymnasts. We also have put on Spectaculars in the past and actively raise funds to help with club finances. xiii) We have a regularly updated Website which keeps all of our members informed on current news and events, attracts new members and records competition results. We also have a monthly newsletter. xiv) We support the Stockport Sports Trust by providing specialist gymnastics classes during their holiday fun schemes and the August Funday. xv) We support the LEA with running their Key stage 1, 2, 3 and 4 Borough Finals at Target Life Dialstone. xvi) We support Stockport MBC by offering discounts for Leisure Key holders

The Club is very popular with over 250 active members but this does lead to some frustrations such as a waiting list for classes, as there are insufficient sessions available at Target Life Dialstone to satisfy demand.

2.2 Current Training Venue (Target Life Dialstone)

Target Life Dialstone consists of the following accommodation:

 Main sports hall  Small gymnasium

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 Store rooms (2-off)  Office  Change Rooms and toilets (2-off)  Disabled access toilet  Vending machine area

The recreation centre is a stand-alone annex to the main Dialstone Community Centre, with independent entry, but does rely on the main centre for services (i.e., heating, power, water).

2.3 Current Arrangements

SSoG currently has an annual block booking of the main sports hall on Saturday for 6 hours and on Sunday for 5 ½ hours and 2-two hour block bookings of the small gymnasium on Monday and Thursday evenings and on Tuesday during the summer. Each of these sessions requires the specialist gymnastic equipment to be assembled, and then disassembled by SSoG members, leaving the equipment unavailable for more frequent use during non-Club training times and causing significant wear to the apparatus, matting and facility. Much of the money we spend on equipment is replacement of kit that has prematurely worn due to constant moving.

2.4 The future of Gymnastics at Target Life Dialstone

The Club has had a successful history at Target Life Dialstone Recreation Centre since first moving there in1986. We have held two gymnastic spectaculars which played to packed audiences. We have attracted Olympic gymnasts to give exhibitions and have run many well attended gymnastic competitions. Although Stockport Sports Trust has always been supportive we are only one user in a multisport centre and our objectives do not always coincide with those of the other users.

If we stay at Dialstone the Club will not be able to progress the two key aspirations of our development plan which are to make sustained improvements to the performance of our club squad and to better serve the community through growing involvement in gymnastics via a wider reaching recreational programme.

2.5 Future Status of Target Life Dialstone

The facility on Lisburne Lane in Offerton comprises of Target Life Dialstone, managed by Stockport Sports Trust and the Dialstone Centre, which offers a number of community services such as a Library, a café, Adult Continuing Education Classes, Teacher Training Centre and a Youth Centre. The future of the facility is under continual review as the buildings are in decay and maintained only to satisfy health and safety requirements and short term occupational needs.

The Sports Hall has a clear uninsulated plastic roof which leads to it being uncomfortably hot in the summer and cold in the winter. It has undergone repairs to fix multiple leaks. It does not meet current energy use minimisation standards.

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During 2007/8 there were plans for a developer, David Maclean, to demolish the centre and to build a number of houses on the site. The centre, including a new Sports facility, a Medical Centre and a number of the existing service offered by the Dialstone Centre were to be located in a new purpose built facility on the brownfield site, known as Blackstone Park, on the opposite side of Lisburne Lane. SSoG had a number of meetings with the Sports Trust, the developers and the architects during this period and a dedicated gymnastics facility was included as part of the plan. The scheme was cancelled when property prices fell late in 2008.

It is certain that the current buildings cannot operate without major repairs or redevelopment in the long term and if the centre is to be redeveloped then we do not want to spend money on improvements to the facilities. We can obtain no reassurances that the centre will still be viable in its present form in two years time.

We do not want to plan our future based on uncertainty.

Stockport Metropolitan Borough Council is currently looking to dispose of its freehold interest in both Dialstone and Blackstone Park and has invited offers subject to contract for consideration. Offers would be conditional on planning, ground investigation and vacant possession and should be submitted by Monday 9th August 2010. This time there appears to be no alternative accommodation for the gymnastics club, hence the urgency to find a new home.

2.6 The Facility Vision and Specification

British Gymnastics have published a document „Facility Strategy Stage 1 2006‟ which describes the structure of gymnastics in Great Britain, types of Gymnastic Clubs and the facilities that these clubs require. These requirements are summarised in Appendix 8.

The requirements for the proposed SSoG facility at Pepper Road have been based on our desire to establish a permanent Development Level Facility with a view to moving in the longer term to a Performance Development Facility – both having the same requirement of a minimum 35 x 18 m clear footprint with a 7 m ceiling height.

These specifications are demanding and limit the number and type of premises that will be suitable. The floor area can only be offered by industrial/warehouse properties and the roof height rules out mill properties.

3 UNIT 1 PEPPER ROAD

The premises are located within the well established Bramhall Moor Industrial Estate in Hazel Grove, Stockport. The property is situated approximately 3 miles South East of Stockport Town Centre and 10 Miles South East of Manchester City Centre. Manchester Airport lies 10 miles to the West. The property is accessed from Pepper Road, via Bramhall Moor Lane and the A6 London Road. The building is approximately 4 miles away from Junctions 1 and 27 of the M60 Manchester orbital Motorway via the A6 London Road. The site is shown in the redline drawing in Appendix 9.

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The site is approximately 0.4 hectares in size and is occupied by an existing warehouse building and the offices of MDA Creative. The business of MDA Creative continues and the attached warehouse, which is now surplus to their requirements, is the subject of this planning application. The semi detached unit comprises a modern, portal frame warehouse constructed in the late 1990‟s. The unit benefits from the following features:

• 7m eaves height

• Extensive Ground and First Floor office accommodation heated by gas central heating

• Mezzanine storage space.

• Sodium lighting to the warehouse

• Gas coil heaters to the warehouse

• Male & Female WC‟s and a kitchen facility

• Electrical roller shutter door

• Dedicated car parking space

The accommodation comprises a warehouse of 727 m², Ground Floor Office & Ancillary Facilities of 135 m², First Floor Offices of 220 m² and a Mezzanine Storage of 180 m².

The existing warehouse is of no unique architectural or historical merit. It is on the edge of an estate designated as an Employment area but is well separated from the nearest residential properties. The attached offices, currently occupied by MDA Creative, are of merit as described in section 4.1.

4 PLANNING HISTORY

4.1 Unit 1 Pepper Rd

The site is owned by MDA Creative and the main office has a distinctive glazed frontage.

Dominic Michaelis Associates, Architects, and their parallel practice, Solar Energy Developments, jointly or severally carried out a number of solar and low energy building contracts and R&D programs since their foundation in 1974 until 1990, when their work was carried on by Solar Energy Limited.

In Stockport, they designed and built the JEL factory offices, a solar low energy building that earned the practice the first joint RIBA, RICS and CIBSE Award. The building was chosen, amongst 22 projects throughout Europe, to be monitored by the EC, and the results showed that for 3% extra cost, energy savings of 50% could Page 11 of 59

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be achieved. The building became the flagship of the company, but also of the industrial estate in which it stood. It was opened by Prince Charles and achieved some kudos as the most energy efficient building of its type in Europe.

The attached warehouse is the subject of this application and has been used by MDA as a photographic studio, but at less than full capacity for some time. The warehouse was marketed by King Sturge in January 2007, but was not let. The property is currently being marketed by Roger Hannah since February 2009. The Unit has been advertised on “egpropertylink” and on the Roger Hannah website. It has been sent as a target mailshot to industrial occupiers in the vicinity and to identified parties within the Roger Hannah database. The property has been advertised in the Manchester Evening News. The only marketing tool not utilised is a board which was felt may have a detrimental effect to the other company within the building.

There is no recent planning activity associated with this property that has been found. On the plot next door, owned by Rexington Developments, is the site of the MDA car park. This plot has had a number of planning applications.

In 1997 a planning application, 67099, was made for an office, re-organisation of existing car parking and planting improvements to woodland belts. This application was granted permission on 4 September 1997. The work was not carried out.

In June 2002 full planning application, DC008387, for the erection of a single storey office/light industrial unit and a reduced number of car parking places. The application was refused.

This land was subject to a further application, reference DC013187, which was approved on 4 December 2003 for a small office, modifications to the car park and alterations to the access road. This was not implemented and a fresh application was applied for DC040736 in 2008 to refresh application DC013187; we understand that this application has been approved.

We have contacted Rexington Developments and there is no intention to proceed with the office at the moment, but the plans cannot be discounted and any SSoG plans must assume both scenarios, the implementation of the new gymnastics facility with an adjoining office and without.

The drawing of the scheme proposed by Rexington Developments is given in Appendix 9.

4.2 Previous Applications by SSoG

SSoG have previously applied for change of use for industrial units as follows:

DC013486 CHANGE OF USE FOR UNIT 8E, NEWBY RD INDUSTRIAL ESTATE

This application was refused 5th January 2004 due to being contrary to the UDP, specifically in that the scheme would not generate sufficient employment in an Employment Area. The sequential test was not proven and there were also concerns on the need to improve pedestrian access.

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DC014963 CHANGE OF USE FOR UNIT 8E, NEWBY RD INDUSTRIAL ESTATE

This application was refused 10th June 2004 due to being contrary to the UDP, specifically in that the scheme would not generate sufficient employment in an Employment Area and the sequential test was not proven. The concerns in the original application on pedestrian access were fully addressed.

At the conclusion of application DC014963 the Economic Development Team offered to help with identification of suitable premises, but despite meetings and property searches, no suitable premises were found. There was an unavoidable conclusion that, due to the particular design requirements (large clear floor area and high ceiling height) gymnastics facilities would best be housed in an Industrial Unit.

5 THE PROPOSED SCHEME

The proposed scheme involves the change of use of the existing warehouse from B8 (warehousing) to D2 (leisure) and B1 (offices).

The change of use of the building will not involve any changes to the footprint or external look and visual amenity of the facility.

Internally, the building will be converted to leisure use with provision of a nominal amount of office space will be used for administration of the centre and for training. A modest number of internal alterations proposed will include the erection/dismantling of partition walling to make the space more usable for gymnastics and to add required toilets, changing rooms etc.

5.1 Operational Strategy

The facility will operate as Stockport School of Gymnastics Limited, a Community Interest Company (CIC). SSoG has a well established constitution and committee structure and will run the centre on a day-to-day basis through this existing mechanism. Strategic and financial direction will be provided by the CIC Board. Although this committee is made up entirely of volunteers it is broadly based and does not rely on the efforts of any one individual. SSoG Ltd will initially utilise volunteer and part time paid coaches but it is envisaged that as the venture grows it will quickly support full time paid coaches and other staff.

5.2 Initial Set-up of the New Facility

Initially the development would concentrate on the minimum of modifications to allow the centre to function and consist of the following:

i) The main hall and mezzanine would accommodate the permanently erected gymnastics equipment. ii) Office. iii) Toilets for both boys and girls. iv) Kitchen area. v) Changing area. Page 13 of 59

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vi) Spectator area. vii) Upgrade to the Disabled Toilet. viii) Showers. ix) Secure Bicycle Storage.

The outline drawings are in Appendix 9

5.3 Medium and Long Term Development

In the medium to long term the following developments will be installed:

i) Installation of a trampoline. ii) Fitting showers in the changing rooms. iii) Development of a reception and café area. iv) Establishment of a gymnastics dance studio.

5.4 Continuing Recreational Classes at Target Life Dialstone

The popularity of the recreational classes run at weekends at Target life Dialstone and the invaluable service that it provides to the Offerton community would be continued by SSoG. The Saturday classes would be run in the Gymnasium and would benefit from having the same equipment as currently offered, a gymnastics floor area, a vault, a trampette, a beam and a set of asymmetric bars. The classes would continue to be part of the SSoG development plan and gymnasts who show aptitude for the sport will be developed in the new Gymnastics Facility on Pepper Road.

As the future of the Dialstone Centre is uncertain, due to the impending sale of the land, SSoG would endeavour to find alternative premises in the Offerton area to continue to deliver gymnastics to the community.

6 JUSTIFICATION AND BENEFITS

The justification and benefits arising from the creation of a dedicated gymnastics facility for SSoG and the wider community are as follows:

6.1 The Olympic Legacy

The Department for Media Culture and Sport have published a document „Before, during and after: making the most of the London2012 Games‟ which aims to improve the quality of life for all through cultural and sporting activities, to support the pursuit of excellence and to champion the tourism, creative and leisure industries. The headline is to „Inspiring young people through sport: offer all 5 to 16year-olds in England five hours high-quality sport a week and all 16 to 19 year- olds three hours a week by 2012‟ and „Getting people more active: help at least two million people in England to be more active by 2012‟.

Participation is only part of the Olympic Legacy, the document also makes promises: Page 14 of 59

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„Our promise is… to make the UK a world-leading sporting nation.

This means… more people of all ages playing more sport and being more physically active than ever before; a greater number of world-class UK athletes winning gold; the creation of a world-class high-performance sporting system; and encouraging athletes to give back to their sport once they have retired.‟

General participation will be a large part of the new Gymnastics Facility, but the Elite side of the sport will also be strongly supported with our highly qualified coaching team, commitment to continual education and the development of our senior gymnasts into coaching and judging roles.

6.2 Stockport Sports Trust Community Partnership Plan 2007/10

The Stockport Sports Trust is a social enterprise company and a registered charity, 65% funded by fees, 35% funded by Stockport MBC, responsible for running 15 Leisure and Fitness Centres and Swimming Pools in Stockport. They are especially focussed in promoting their facilities to families and individuals of all ages and backgrounds and this is reflected in their mission and vision statements.

The 2007-2010 Plan stated “We want to demonstrate over the next 3 years that we have achieved the following in the Sport context: Built Sports Networks, Clubs and Communities that are strong and self supportive”.

This new gymnastics facility is supported by Stockport Sports Trust as being in line with their Partnership Plans.

6.3 Active Stockport

The Active Stockport strategy aims to help people of all ages improve their fitness levels and do the five, 30 minute sessions of physical activity per week that Government guidelines recommend.

6.4 The Need for this Gymnastics Facility

Additional Sports Facilities in Stockport will always be welcome, especially as it will meet the aims of many National and Stockport initiatives. SSoG would include the following:

i) SSoG has increased the number of recreational gymnastics sessions at Target Life Dialstone from 3 on a Saturday morning to 9 spread over the entire weekend. All sessions are popular and there is still a waiting list for specific times, indicating an un-met need within the locality. In addition we are not able to offer and sessions on weekday afternoons and evenings as there are no spare slots offered by the Sports Trust. ii) The nearest permanent centre for gymnastics within 5 km is Vernon Park Gymnastics in the centre of Stockport. iii) Gymnastics centres outside Stockport commonly offer their facilities for supervised use by schools during the day (gymnastics is a National Curriculum core activity). Stockport Education Service does not have this capability. The SSoG facility could provide the opportunity for high quality school gymnastics Page 15 of 59

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coaching in the same way that school children across the borough receive swimming tuition. iv) The development of a permanent gymnastics facility at Dialstone Recreation Centre has been proposed on many occasions and has been rejected as the centre also houses many other activities such as 5-a-side, badminton and karate. v) The demographics show that there are sufficient children in the catchment area to support a permanent gymnastics facility.

The other potential benefits offered to the Offerton, Bramhall and Hazel Grove locality and Stockport Borough community in general, by a permanent gymnastics centre, would be as follows:

i) The opportunity to meet the stated SMBC Strategic Sports Development objective of increasing the permanent gymnastics facilities in the Borough. ii) As well as artistic gymnastics the facility would provide a venue for other members of the gymnastics disciplines such as trampolining, rhythmic gymnastics and acrobatic gymnastics, who could effectively utilise the equipment. iii) The facility would serve a wide range of ages and both sexes from “Mini-movers” session to adult trampolining. iv) There are health and well-being benefits for children and adults in the Borough taking place in a physically and mentally demanding sport. v) The facility could contribute to the Stockport Health Authority “Exercise on Prescription” initiative. vi) There is the opportunity to host NW Region Competitions again raising the profile and image of the area. vii)Improve access to the sports and activities offered for low income families as SSoG has offered discounts for the last 6 years for members of the Stockport MBC Leisure Key Scheme.

7 PLANNING POLICY

The Planning Policies that are of relevance to the proposed scheme are as follows:

7.1 Planning Policy Guidance Notes and Statements

In particular PPS1 „Delivering Sustainable Development‟ proposes that there should be more efficient use of land through the use of suitably located previously developed land and buildings and that access for all should be provided by ensuring that new development is located where everyone can access services or facilities on foot, bicycle or public transport rather than having to rely on access by car.

PPS4 „Planning for Sustainable Economic Growth‟, policy EC18 1b ii discusses the requirements for car parking for non-residential development and for leisure use „the scale of parking is proportionate to the size of the centre‟ and suggests that „local parking standards‟ should be applied. If there were no local standards then PPG13 Annex D should be used.Although PPS6 „Planning for Town Centres (March 2005)‟ is applicable to Town Centres; Pepper Rd is not considered as such, there are some important principles. PPS6 sets out the considerations that should be taken into account by planning authorities when assessing applications for new retail Page 16 of 59

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developments that can also be applied to this Gymnastics Facility. The considerations are:

i) Whether a need for the development can be demonstrated. ii) The appropriateness of the scale of the proposed development. iii) Whether sequentially preferable sites exist. Sites within centres should be developed first followed by sites at the edge of centres. Only once these have been exhausted should out of centre sites be promoted. iv) The impact of the proposed leisure development on the vitality and viability of nearby centres. v) The accessibility of the location, particularly by non-car users.

The Travel Plan is covered by PPG13 Transport which requires leisure development to adopt a sequential approach, with preference given to town centre sites, followed by edge-of-centre sites and, only then, out-of-centre sites in locations which are well served by public transport. PPG13 also requires all leisure facilities with a gross area greater than 1000 m² to offer a Transport Assessment.

7.2 North West of England Plan Regional Spatial Strategy to 2021

There are no new themes in this strategy that are not covered within the PPGs, PPSs and the UDP.

7.3 Stockport Unitary Development Plan (UDP)

The relevant sections of the UDP are:

L1 „Leisure in Stockport‟ states that the council intends to ensure that the borough‟s leisure needs are met by; promoting and safeguarding a wide range of well designed sport, leisure, library, cultural and entertainment facilities in accessible and otherwise suitable locations. Any proposals should provide for access in accordance with Policy DCD1.3 „Access for People with Access Difficulties‟. All facilities should as far as possible be accessible by public transport.

L1.4 „Indoor Sport/Recreation and Leisure Facilities‟ which on other sites outside existing centres will be required to demonstrate the need for the development, that a sequential approach has been followed in selecting the location of the site, and are appropriate in scale to that of the centre and its catchment. In addition the proposals should show that there would be no harm to the vitality and viability of existing centres, the site would be accessible by a choice of means of transport; and that there would be no harm to the operation of the transport system.

A sequential approach will be applied to allocating sites and determining planning applications for leisure development. All options in a centre must be thoroughly assessed before less central sites are considered for development for main town centre uses. The sequential approach requires that locations are considered in the following order: first locations in appropriate existing centres where suitable sites or buildings for conversion are likely to become available; second edge of centre locations with preference to sites that are well connected to the centre; and third out of centre sites with preference given to sites which are well served by a choice of means of transport.

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The policy draws attention to the importance of reducing dependence on private cars and facilitating use of public transport. The Council will normally resist the use of employment land (see policy E3.1) for large-scale indoor leisure developments since the supply of land in the Borough for industrial and other employment uses is limited.

E3 „Protection/Regeneration of Employment Areas‟ states that the council will seek to retain and promote the use of the best existing employment land (defined as employment areas on the proposals map) for employment purposes and complementary uses.

The overall aim of this policy is to avoid the further loss of employment land, and in particular industrial land, to other uses. It is intended that vacant and under-used land and premises in Employment Areas will be re-used for employment generating purposes, thus making a major contribution to the overall supply of employment land in Stockport for which there is a high demand.

E3.1 „Protection of Employment Areas‟ which allows complementary commercial and leisure uses, where suitable sites can be identified. Such uses could include indoor sports facilities and food and drink outlets of a modest scale, hotels, day nurseries and other uses that can provide a service to local firms or people working in the area. Development within both these categories will only be permitted if the extent to which the area can function as an Employment Area will be maintained or enhanced. Factors to be taken into account are job creation, the availability of land for employment uses and the compatibility of the proposed use with the use of the adjacent land for employment purposes. To be defined as modest, complementary uses will normally be expected to occupy small sites of less than one acre.

ST1.4 „Walking‟ states that the Council will require that walking facilities are maintained and improved in new developments and highway schemes, in line with the Borough‟s Strategic Walking Network. Where necessary improvements cannot be directly provided as part of the development, contributions to the enhancement of the Strategic Walking Network will be required to an extent commensurate with the impact of the development.

ST1.5 „Cycling‟ states that the Council will require that the needs and safety of cyclists are provided for in new developments and highway schemes. Where necessary improvements to transport infrastructure to aid cyclists cannot be directly provided as part of the development, fair and reasonable contributions commensurate with the impact of the development will be required. Adequate cycle parking should be provided at new developments in line with the Council‟s adopted cycle parking standards.

TD1.1 „Achieving Accessible Development‟ sets out that new development should be accessible by a range of transport modes.

TD1.2 „Transport Assessments‟ requires that for D2 use, where the gross area is greater than 1000 m², should have a Transport Assessment.

The accommodation comprises a warehouse of 727 m², Ground Floor Office & Ancillary Facilities of 135 m², First Floor Offices of 220 m² and a Mezzanine Storage of 180 m² and hence is greater than 1000 m².

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TD1.3 „Travel Plans in Developments‟ requires applications for non-residential development which is likely to have significant transport implications to be supported by a Travel Plan.

TD1.4 „Parking in Developments‟ sets out that development should provide appropriate car parking and cycle parking in line with standard levels provided.

TD1.6 „Accessibility and the design of Development‟ states that the design should provide for the following:

• Pedestrian access that is safe, convenient and of high aesthetic quality

• Safe and convenient cycle access and parking

• Access and appropriate parking facilities for the mobility impaired

• Good access to/by public transport, including physical measures to facilitate access within development sites where appropriate

• Goods and delivery access and parking should be safe, practical in operation and sensitively located

• Safe and secure access to car parking appropriate to the nature of the development

8 PLANNING APPRAISAL

Without mitigation, this scheme appears to contravene a number of planning policies and would be refused. The following appraisal examines the main policy issues and identifies how the proposed scheme will enhance the general provision of leisure, both for the Stockport community and in particular for the occupants of Bramhall Moor Industrial Estate.

Discussions and correspondence has occurred with members of the SMBC planning department and a Pre-Planning Application has also been submitted.

Initial discussions

Meeting on 11th January with Richard Leyshon and David Bryant to describe the proposal and to understand the issues on Employment. A recommendation was given to submit a Pre-Planning Application.

Transport and Sustainability

Meeting on 18th January with Kevin Brooks to investigate the issues on Sustainability

Pre-Planning Application

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Submitted on 28th January 2010. Case Officer Karyn Clarke. Awaiting formal response at the time of this application.

8.1 PPS1 ‘Delivering Sustainable Development’.

Currently the premises at Pepper Rd are accessible by road, hence suitable for car, motorcycle and cycle access. There is no footpath to the unit but SSoG are keen to enter into discussions regarding contributions to suitable access for pedestrians. The building will have the required disabled access and already has level access and a disabled toilet. Further information on Transport issues is given in Appendix 5 and the associated Travel Plan is provided in Appendix 6.

8.2 PPS6 ‘Planning for Town Centres’

SSoG is not a new gymnastics club; it is the expansion of a club that has been in existence for more than 20 years, delivering quality gymnastics to the community. The need for the club is evident in the membership which grows year on year. The club believes that it is best placed to provide quality coaching that will help to deliver in line with the Olympic Legacy.

To allow the club to grow it needs a new location which meets British Gymnastics requirements. This can only be achieved in premises with a large floor area and a high roof. As new build is not a viable option for SSoG; the most suitable location is an Industrial/Warehouse unit, which in South Stockport are all located in Employment areas. The Sequential Test is provided in Appendix 7.

The development is less than 0.4 hectares and can be considered as modest.

8.3 PPS4 ‘Planning for Sustainable Economic Growth’

The scale of the facility, although strictly requiring a Transport Assessment as it is greater than 1000 m², is not a tradition leisure facility, such as a Sports Centres run by the Sports Trust. PPS4 discusses local parking standards, but where they are not available, reverts back to PPG13, Annex D.

This gymnastics facility is a club for members and is not open to the general public on a subscription of „pay and play‟ basis. Hence the number of participants is predictable at any time during the week. This gymnastics training facility is similar to a Nursery or Playgroup (D1 use), where it would be more normal to have 1 car parking space per 6 children, plus 1 car parking space per coach (staff).

This is an important consideration as the peak time for the club members to attend the facility is at the weekend, when there are no other car parking needs at MDA as they are a 5 day operation. Their car parking spaces can be „shared‟ as defined in PPG13 (5.1).

The use of the facility during the week is for a smaller number of gymnasts and staff, as estimated in the Transport Assessment in Appendix 5.

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8.4 E3 and E3.1 ‘Protection/Regeneration of Employment Areas’

The premises that we are looking at are located in a designated employment area. The opening of a gymnastics facility will bring employment to the area, but not necessarily in the initial phase, nor all of it full time. Employment will also be split between paid and volunteer.

Potential Numbers of Employees

Meaningful data regarding typical employment densities created by warehouse use is not easy to obtain, however a search has revealed some examples. A paper prepared by Savills on behalf of Hackbridge Unit Trust surveyed the Felnex Trading Estate where a combined area of 26885 m² offered employment to 70 people. The nature of the jobs were not stated. This approximates to a job for every 385 m². In Rugby a study by the Council in 2004 revealed that there were 600,000 m² of warehouses and the sector employed 3588 people (also including those in communications). This equates to a job for every 167 m² (or less). The area of the unit at Pepper Rd is 1262 m², so to be roughly equivalent, the facility should provide between 3 and 7 jobs.

A paper by Arup Economics and Planning “Employment Densities” July 2001 published on behalf of the English Partnerships and the Regional Development Agencies gives the areas per person for each type of development. Warehousing is given as one job for each 50 m², leisure centres as one job for each 90 m². The figures for warehousing are an average, which is acknowledged to vary widely. For instance for larger hi-tech warehouses this rises to 80 m². The maximum employment based on the warehousing value of one person per 50 m² would be 25 people. These numbers give higher levels of employment than the examples in Rugby or the Felnex Trading Estate.

Employment in leisure at 90 m² per job would equate to 14 full time equivalent jobs. Part time jobs equate to full time jobs at a ratio of 2.5 part time to 1 full time job.

Appendix 2 gives the example of a similar Gymnastics Facility in Basingstoke where they have created 8 full time jobs and 20 part time jobs. There is no reason why SSoG cannot, in the fullness of time, provide an equal number of full and part time jobs. It is recognised that during the first year of operation this will not be possible but as the business grows the numbers of full time employees will increase.

SSoG believe that this gymnastics facility is a business and that it potentially can provide full time and part time employment, At least equivalent to other leisure facilities.

Demand for Employment premises

When SSoG last searched for properties in Bramhall Moor Technology Park in 2004 there was not a single unit available for sale or lease. In December 2009 there were 6 empty units reflecting a current oversupply of employment premises. There is also a shift in the type of property that companies are demanding with industrial premises being replaced by other types of property.

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In the sequential test, Appendix 7, the total the amount of vacant space currently in Bramhall Moor Technology Park that could be used to support employment, excluding Unit 1, is 149. We would suggest that there is more than adequate provision for employment available currently and that the loss of Unit 1 is not a big factor in the area.

Vitality and Viability of existing centres

It is acknowledged that there are existing facilities in the South Stockport area, where recreational gymnastic classes are available. They are as listed in Appendix 4. However, whilst the facilities available are invaluable to local people, there are deficiencies and gaps in their gymnastics offerings which will be met by the proposed scheme. In terms of the vitality and viability of the existing centres, their gymnastics provision is a very small part of much larger operation and should gymnasts transfer to the SSoG there would be a negligible loss of income and no change in the character of the centres.

Complementary Use

The gymnastics centre must be sustainable in a business sense and will be looking at additional activities to generate revenue. Although gymnastics based activities will form the majority of the income, other associated leisure use is anticipated.

The facility will be primarily a dedicated gymnastics facility, training elite gymnasts from the Women‟s Artistic discipline for county and regional competition and recreational gymnasts for their weekly lessons. However this facility will be attractive to a number of related British Gymnastics disciplines in the area.

For gymnastic related disciplines, there is a trampoline for trampoliners, a sprung floor for acrobatic gymnastics and a high roof for rhythmic gymnastics. There will also be interest for adult gymnastic classes. During school holidays there will be gymnastics training camps.

It is hoped that if transport were available there would be use by local schools.

It is recognised that vacant and underused land and premises in Employment areas will be reused; E 3 alludes to this. Older buildings in particular can be considered for refurbishment. This warehouse was built in the 90s and E3.1 states „Proposals for change of use of modern industrial premises to non-employment uses will also be resisted, due to the impact on the limited supply of such premises‟. However Appendix 3 gives an example of where a gymnastics club has successfully turned a newly built industrial unit into a dedicated gymnastics facility.

Personal Planning Permission

We understand that it is possible to use a mechanism called Personal Planning Permission which allows a particular person or organisation to gain planning permission for uses not included in Policy. When the person or organisation stops that use then Policy is reapplied and no precedence has been established. We have examples of other gymnastic facilities being given “change of use”.

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We have made contact with Basingstoke Gym Club. They moved into an Industrial Unit in 1993 on a Personal Planning Permission as the area was an employment area subject to B1, B2 and B8 use. They have moved to new premises as the original site was to be redeveloped.

Basingstoke Gym Club is discussed in Appendix 2.

The Department of the Environment in their Circular 11/95 entitled „The Use of Conditions in Planning Permissions‟ discusses Personal Planning Permission. It states:

“Personal Permissions

Unless the permission otherwise provides, planning permission runs with the land and it is seldom desirable to provide otherwise. There are occasions, however, where it is proposed exceptionally to grant permission for the use of a building or land for some purpose which would not normally be allowed at the site, simply because there are strong compassionate or other personal grounds for doing so. In such a case the permission should normally be made subject to a condition that it shall endure only for the benefit of a named person-usually the applicant (model condition 35): a permission personal to a company is inappropriate because its shares can be transferred to other persons without affecting the legal personality of the company.”

In Development Control Practice Volume 3 edited by Martin Shingler on pages 181- 050 it says:

“A recent trend which may be discerned is the use of industrial buildings or sites on established industrial estates for covered leisure uses. Despite reservations about loss of potential employment land, such sites can prove attractive to local authorities since amenity problems are far less likely to occur, although this is not always the case. The familiar argument is that it is more beneficial for the change of use to come about rather than a building to remain empty may successfully be advanced. Noise would be unlikely to exceed that coming from an industrial process in the building. Evening comings and goings may also be acceptable if restricted to reasonable hours.”

9 DESIGN AND ACCESS STATEMENT

The new facility is to be converted from the current warehouse into a building that is suitable for leisure use. There are no planned modifications to the exterior of the building, minor modifications to the pedestrian access, secure bicycle storage and some modifications and fit out inside the building.

9.1 External Modifications to the Building

There are no plans to modify the external structure of the building. It is possible that in adding internal features such as toilets and showers additional waste pipes may be required, considered as a minor modification.

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9.2 Internal Modifications to the Building

Design

The internal modifications will be conducted in 2 phases. In the initial phase the building will undergo minimum modifications necessary to make it operational. This will include no major internal structural modifications to the mezzanine floor; only those necessary to meet current building regulations, such as new stairs and more robust balustrades. The area under the mezzanine will have a room changed to a shower and a room that is currently used as a dressing room will be converted to a changing room.

The main hall will be fitted with state of the art gymnastics equipment, namely a sprung floor, vault, a number of beams, a trampoline, asymmetric bars and a half moon pit.

In the second phase it is likely that the mezzanine area will be reduced, additional gymnastics equipment added and the first floor area will be converted to a gymnastics dance studio and a conditioning area.

Wheelchair Access

This warehouse was constructed in the 1990s and full access is available for wheelchair users to the ground floor areas and an accessible toilet is already in place. The facility has a mezzanine area and a first floor and currently theses are only accessible by stairs. Access was not deemed necessary at the time of the original design.

In phase 1 there will be activity on the ground floor and on the mezzanine level. It is planned that all of the main facilities will be on the ground floor, such as toilets , kitchen and rest area. On the mezzanine level there will be some bars and beams, which are also repeated on the ground floor. There will also be a viewing area for parents, but wheelchair users will be able to view from the ground floor.

The principle is that all facilities on the mezzanine floor will be repeated on the ground floor, meaning that access to the mezzanine area is not necessary for the wheelchair user. This has been checked as being acceptable with Stockport Disability Forum.

In phase 2 there are plans to modify the mezzanine level, substantially reducing it and replacing it with additional gymnastics equipment. The first floor level will be developed to add a gymnastics dance studio and conditioning workstations. The same principle will be used in phase 1, in that alternative facilities will be added on the ground floor for wheelchair users.

(Equal opportunities are an important part of our sport, and SSoG are committed to offer access to wheelchair users. The detailed design of the first floor facilities is not complete.)

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9.3 External Access Modifications

The facility will need a new gate to be added through the existing railings that surround the MDA Creative property. This will lead directly to the separate entrance which will be used exclusively by SSoG members. The path that crosses from the car park to the entrance will be physically separated from the MDA access way from their loading bay to a pallet store. This is used by a fork lift truck twice a day and will need to be access controlled to protect gymnasts and parents as they enter the building. The forklift truck needs level access, hence a gated system is proposed. The modifications are sketched out in Appendix 9 and detailed drawings are subject to survey and dimensions of fittings from vendors.

The facility will need the footpath extended from Pepper Road to the building.

10 CONCLUSION

The change of use described in this document is recognised, on face value, to fall short of specific planning policy objectives. However SSoG believes that there are strong mitigating measures that can successfully be implemented to alleviate these key planning concerns. Implementation of these controls, together with the contribution to wider Government and SMBC health and inclusion policies, suggest the change of use should be recognised as offering a highly beneficial asset to the community of South Stockport and, as such, should be carefully considered for approval.

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11 APPENDICES

Appendix 1: Transport Survey ...... 27

Appendix 2: Employment at Basingstoke Gym Club ...... 29

Appendix 4: Gym Classes in Proximity to Pepper Road ...... 31

Appendix 5: Transport Assessment ...... 34

Appendix 6: Travel Plan ...... 39

Appendix 7: The Sequential Test ...... 40

Appendix 8: British Gymnastics Facility Requirements ...... 52

Appendix 9: Drawings ...... 57

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Appendix 1: Transport Survey

Data collected from Target Life Dialstone on Saturday morning 12th December 2009.

This represents the peak current usage of the centre with three sessions operating from 10 to 11, 11 to 12 and 12 to 1. Between 9 and 10 a number of parents set up equipment for the sessions.

Travel by Car Travel by Car Time Bike Motorbike Bus Walk (Parked) (Dropped Off) Set up 9.00 - 9.50 10 5 0 0 0 0

Session 1 Arriving Gymnasts 9.50 - 10.15 29 5 0 0 1 1 Session 1 10 to 11 27 parked cars 19 gymnasts (rec) 11 gymnasts (Club) 22 coaches

Session 2 Arriving Gymnasts 10.50 - 11.15 21 6 0 0 0 3 Session 2 11 to 12 26 parked cars 29 gymnasts (rec) 11 gymnasts (Club) 19 coaches

Session 3 Arriving Gymnasts 11.50 - 12.15 25 1 0 0 0 1 Session 3 12 to 1 33 parked cars 24 gymnasts (rec) 12 gymnasts (Club) 21 coaches

Analysis

The maximum number of cars parked on the site was 33 during the 12 to 1 session, representing 36 gymnasts and 21 coaches. The club encourages parents to stop and observe the sessions through our completely open policy.

There were no disabled users. There were no motorbikes.

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Despite buses running along Lisburne Lane, there was only a single bus user.

5 gymnasts walked from their homes, a mixture of those old enough to walk by themselves and some with parents. Pedestrian access is excellent, which should encourage walking to the gym.

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Appendix 2: Employment at Basingstoke Gym Club

The Basingstoke Gym Club is a limited company and a registered charity in the borough of Basingstoke and Deane. They have been training in a converted industrial unit and in 2004 purchased a „new‟ facility which is again an old industrial unit. They applied for, and were successful, in a planning application for change of use. They were supported by the council to the extent that they have received a £600,000 grant towards the refurbishment of the premises.

The club is successful and the following list represents the staff employed in 2004.

CENTRE MANAGER – Joy Payne

HEAD COACH – Janet Allabush

SENIOR MEN‟S COACH – Barry Phelan

DEVELOPMENT OFFICER – Gayle Mahoney

PRE-SCHOOL CO-ORDINATOR – Julie Creelie

CLUB ADMINISTRATOR – Karen Rawson

RECEPTIONIST/COACH – Karen Phelan

APPRENTICE – David Roy Wood

In essence 8 full time employees and there are a further 20 part time employees and many opportunities for volunteers.

The business is clearly making a mark in the community as the awards gathered indicate:

1998 Basingstoke & Deane Sports Club of the Year

1998 V.I.P (Volunteers Investment Programme) runners up award

1998 Cystic Fibrosis award for charity fund raising

1999 Basingstoke & Deane Sports Club of the Year

1999 V.I.P Southern Region club of the Year

2000 British Gymnastics Southern Region Club of the Year

2001 Finalist in the Basingstoke Business Awards – Business in the Community

2002 Finalist in the Hampshire Business Awards – Business in the Community

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Appendix 3: Use of Modern Industrial Units – Espirit Academy

In the Stockport UDP (E3.1) it states „Proposals for change of use of modern industrial premises to non-employment uses will also be resisted, due to the impact on the limited supply of such premises‟.

However there are some examples of where modern buildings are used for leisure purposes, an example of this is the Espirit Academy, a gymnastics club based in Swindon. The history of their planning application is below:

First published on Monday 17 November 2003

Home at last for gymnasts

A GROUP of Swindon gymnasts are celebrating because they have somewhere proper to practise after a 30-year wait.

The Esprit Gymnastics Academy has just won planning permission to transform an 8,000 sq ft industrial unit in Hobley Drive, Stratton St Margaret, into a cutting edge training facility.

For three decades members of the academy have struggled to find suitable premises where its 250 members, aged six-months and above, can fulfil their potential.

Mark Hows, 43, Esprit business manager, said: "We are absolutely ecstatic. At last we can give talented gymnasts the training facilities they deserve."

But there is lots of building work to be done before the gymnasts can start stretching and vaulting.

Mr Hows said: "We hope to have everything finished by Christmas. The children cannot wait to start using the premises."

The self-funded academy is spending £30,000 on the facility, which will include a dance studio and café.

Some £20,000 worth of equipment, such as beams, bars and safety mats, have already been bought.

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Appendix 4: Gym Classes in Proximity to Pepper Road

Survey conducted in December 2010

Competitive Gymnastic Clubs

These clubs are members of British Gymnastics, have a dedicated facility and have sufficient coaches and equipment to offer quality gymnastics coaching. Clubs also offer recreational classes for both boys and girls.

Manchester South Gymnastics Club

Located on Fenside Rd some 7.8 km from Pepper Rd, unlikely to compete with SSoG. Classes are oversubscribed and prices higher than both SSoG and Vernon Park.

Vernon Park Gymnastics Club

Located at Pear Mill in Lower Bredbury and 4.0 km from Pepper Rd. Currently SSoG and Vernon Park are approx 2 km apart and there is currently a choice between the 2 clubs for those wanting to train for competitive gymnastics. Vernon Park has gymnasts who live close to target Life Dialstone and Pepper Rd and SSog has gymnasts who travel from the other side of Vernon Park. This is a function of coaching style and facility. Prices are generally in line with SSoG.

Non Competitive Gymnastic Clubs

These are community clubs, either run by the Sports Trust, as with Avondale, or by private enterprise, such as Cheshire Gymnastics at Target Life Hazel Grove. Investment in equipment is minimal and generally is restricted to floor mats and vaulting equipment.

Target Life Dialstone

Mini-movers for children from 18m (approx) to pre-school. Monday 1-2pm, Tuesday 9.15 onwards, Wednesday 9.15 onwards Hourly sessions at £2.65 per hour payable by the term. Sessions are run by Stockport Sports Trust. This facility is 2 km from Pepper Rd. The centre also offers multi-sport holiday courses organised by Sportsweek.

Target Life Bramhall

Gymnastics for children aged 5-7. Saturday 9-10 am and ages 8-16 at 10-11 am Run by „Ace Coaching‟. This facility is 1.6 km from Pepper Rd. The centre also offers multi-sport holiday courses organised by Sportsweek.

Bramhall Tumbletots

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Private franchise – offers movement classes at Emmanuel Church Bramhall, Bramhall Lawn Tennis Club, Bramhall Village Club and Heaton Mersey Methodist Church. Monday – Friday 9.30 – 5pm.

Gym Babes – from 6/12 to walking age. Tumble Tots – walking age to school age. Gymbobs – school age to 7 years. Cost £5.65 / hour payable by the term.

Target Fitness Avondale

Mini-movers – Friday 9.15, 10.15 . Cost £3.60/hour

Gymnastics, run by Stockport Sport Trust. All classes are on Saturdays. Mini Gymnastics. Age 3+ 9.15 – 10.15. Age 4 + 10.15-11.15. Age 6+ 11.15-12.15. Age 8+ 12.45-1.45. Beginners Gymnastics 1.45-2.45. Intermediate 2.45-3.45. Advanced 3.45-5pm. Cost £4.00/hour. This facility is 4.0 km from Pepper Rd. The gymnastics at this facility does have good coaches and all necessary equipment, excepting bars. Courses in Gymnastics and Trampoling are available during holidays.

Target Life Cheadle

This centre is 3.6 km form Pepper Rd and only has Rhythmic Gymnastics classes. Wednesday 4.00 – 4.45 5+ years. Cost £3.50. Sunday 1.30-2.15 1-4 years. Cost £3.50 per hour. Classes are run by Stockport Sports Trust.

Target Life Lapwing

This centre only offers Rhythmic Gymnastics classes . Monday 4.45-5.45 and 6-7pm age 5+. Cost is £1.30/ hour. Classes are run by Stockport Sports Trust.

Target Life Hazel Grove

Classes run by “Cheshire Gymnastics”, Pre-school Funfit Fundamentals Reward Scheme . Introduction to Gymnastics at early age. Saturdays 9am- 10am. Courses of 5-7weeks. Proficiency Award Scheme . Age 3-5 Saturday 9-10am. Age 4-7 Wednesday 4.50-5.50. Age 6-8 Saturday 10-11am.Age 8-14 Wednesday 5.50-6.50pm. Age 9-14 Saturday 11-12am. Cost is £4/hour. There is also a junior gym, Heroes Gym, which runs fitness for school age and younger. The cost varies, but can be as much as £25 per hour. Heroes Gym is run by Stockport Sports Trust. This facility is 0.9 km from Pepper Rd. The centre also offers multi-sport holiday courses organised by Sportsweek.

Target Fitness Hazel Grove

Offer junior gym (treadmills etc), Dance and “Be Active” sessions. Also “Jo Jingles movement and music sessions. No gymnastics classes are offered. This facility is 0.8 km from Pepper Rd. The facility is run by Stockport Sports Trust. This facility also has a large adult fitness centre, the closest to Pepper Rd.

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Offer “Team Energy” for 8+ years concentrating on fitness, balance and agility. Junior Blast 7-13 years aerobic classes. No gymnastics classes are available. The facility is run by Stockport Sports Trust.

Mini-movers are also available at Cheadle Activity Centre, Brabyns, Bramhall Tennis club, Cale Green, Edgeley Play Centre, and North Reddish Infant School.

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Appendix 5: Transport Assessment

PPG13 requires a Transport Assessment to be conducted for D2 Leisure use where the gross area is greater than 1000 m². This facility is 1262 m², comprising a large hall of approximately 907 m² and existing office areas of 355 m², which will largely be retained for non-gymnastic use, such as offices, kitchen, toilets, changing and rest areas. To produce a Transport Assessment, in a recognised format, is a large undertaking, and we would hope not necessary. The software to assess traffic movements, TRICS, has a licence fee of £2,200, clearly a major outlay for what should hopefully be a straightforward assessment. The area is already the subject of improvement and consultation on Bramhall Moor Rd is currently being advertised. It is suggested that the use of the club as a dedicated gymnastics facility and that not all of the 1262 m² was for leisure use, that the facility could be treated as having a net floor area of less than 1000 m² and not trigger the formal requirement to produce a Transport Assessment.

The adopted Stockport UDP item UT 2 is concerned that new developments support the principle of balanced transport provision. The aim is to reduce the dependence on the use of private cars and to encourage the use of public transport, cycles and pedestrians.

Unit 1, Pepper Rd is a difficult property when demonstrating that it is “Sustainable”. The property does have a covered shelter for cycles, but it is not lockable. The main connecting road, Bramhall Moor Road, is not a designated cycle path. The closest footpath is 120m away from the entrance to the building, the nearest bus stop is some 500m away, more than the IHT recommendation of a maximum of 400m, and the nearest train station, Hazel Grove, is more than 1 km distant and the connecting service is less frequent than 3 per hour. It would be very difficult for SSoG as a small volunteer run organisation to substantially alter the infrastructure in the vicinity to make this a “Sustainable” proposal and as such will be contrary to policy.

The Operation of the Club

The gymnasts attend the club in a predictable way and hence the number of trips can be estimated with some confidence. The facility will be used as follows:

Usage during weekdays will be from opening at 10.00 until 21.00 in the evening. The pattern of use will be dependent on whether local schools want to use the facility. If schools do use the facility the transport needs are not demanding, as local schools would walk to the club and schools from further afield would use minibuses, better sustainability than cars. SSoG would run sessions for children not old enough to go to school during the day, similar to Gym Tots or Mini Movers. Assuming 20 mothers bringing children with an instructor would require 21 car parking spaces. There would be a single class per day, either in the morning or early afternoon. These spaces are available and there will be little estate traffic during this time, hence no impact on congestion or safety.

The highest use of the gym during the week that coincides with normal working hours for the rest of the estate, assumed to be 08.00 to 19.00, would be in the period between the end of school, 16.00 and the end of normal estate working hours at 19.00. SSoG would plan to run recreational classes Page 34 of 59

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between 16.00 and 17.00, between 17.00 and 18.00 and would run the elite gymnast sessions between 18.00 and 21.00.

The recreational classes are run on a ratio of 1 coach per 8 gymnasts. Assuming that there is sufficient demand the proposal would be to run 3 groups of 8 which would require 3 coaches and involve 24 gymnasts. The guidelines for Playgroups and Nurseries would lead to 3 parking spaces for the 3 staff and 1 parking space for each 6 gymnasts, making 7 spaces in total. As one class finishes, the next one starts, so there is a maximum of 14 spaces. This is well within the site parking capacity, but traffic movements are considered in the next section „Access by Road‟

The elite classes are run on the basis of 2 coaches per 8 gymnasts and there could be up to 40 gymnasts. On the same basis as above 17 car parking spaces will be required. As the sessions follow on from the recreational session, 7 more spaces will be required for a short time, making 24 spaces in total. This is well within the site parking capacity but traffic movements are considered in the next section „Access by Road‟

Usage during the weekends will be from opening at 10.00 until 17.00 in the evening. This is the peak time for the use of the centre and will not add to the traffic on the estate as there is little economic activity at the weekend. In addition the parking facilities at MDA, 33 spaces outside the compound and 29 spaces inside the compound can be considered as „shared‟ and will be more than adequate for the parking needs of the facility.

Access by Road

The site is accessed from Pepper Road, which connects to the main road network through Bramhall Moor Road. Pepper Road is a single carriage road which serves all of the Bramhall Moor Technology Park. Bramhall Moor Road is also a single carriageway. The junction from Pepper Road to Bramhall Moor Road is subject to an ongoing improvement scheme, which is being part funded by local companies.

The main traffic flows are onto the estate in the morning, as people are going to work and in the late afternoon as people return from work. This is only applicable on Monday through to Friday as most of the companies on the estate have minimal staff working over the weekend and during the evening and night. The morning traffic is staggered and there is no appreciable congestion as people arrive for work. The late afternoon traffic is different and between 16.50 and 17.10 there can be a queue of cars at the Pepper Road junction to turn into Bramhall Moor Road. When SSoG surveyed this queue it extended to 25 cars and tailed back as far as the entrance road to MDA Creative. Although our monitoring of the entrance is not all encompassing, we believe that this represents the maximum demand for traffic flow in and out of the estate.

The nature of the gymnastics facility means that the gymnasts and staff peak use is at weekend, when the recreational classes are being offered, when there will be no affect to other companies on the estate.

The section above, „Operation of the Club‟, indicates that there are no issues with the parking provision or increasing the level of traffic on the estate at most times, but

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that there are considerations that need to be addressed between 16.00 and 19.00 on weekday evenings, specifically when parents are leaving the gym, having dropped off the gymnasts. It in conceded that this could increase congestion, but the session times have not been fixed yet and SSoG is willing to work with the Highways Department to minimise congestion. The Highways Department will have more scientific data on traffic movements and will be able to see if this proposal will affect the planned improvements in the Bramhall Moor Road area. SSoG are able to stagger the times of the sessions and can make the sessions at this time 2 hours if this meets any travel targets.

In terms of sustainability SSoG are going to maintain the recreational classes that they run on the weekends at Target Life Dialstone, which will mean that gymnasts are not being transported across the congested A6.

Internal Site Layout

The facility will need a new gate to be added through the existing railings that surround the MDA Creative property. This will lead directly to the separate entrance which will be used exclusively by SSoG members. The path that crosses from the car park to the entrance will be physically separated from the MDA access way from their loading bay to a pallet store. This is used by a fork lift truck twice a day and will need to be access controlled to protect gymnasts and parents as they enter the building. The forklift truck needs level access, hence a gated system is proposed. The details of these proposals is given in Appendix 9

Parking

The surveys on the MDA Creative car park showed a maximum number of 27 cars parked during weekday hours, 9.00 to 17.00, with fewer than 10 cars outside these hours. MDA Creative has estimated that they need 12 spaces with a number for visitors. There are 29 spaces within the compound and an agreement with Rexington Developments to use 33 spaces outside the compound making 62 in total.

A survey was carried out at Target Life Dialstone on Saturday between 10.00 and 13.00, the peak time for the Recreational Classes at the club. The maximum number of cars parked during this period was 33. The survey results are given in Appendix 1.

The maximum number of car parking spaces that would be needed for the proposed site uses is set out in SMBC‟s car parking standards. For an “indoor sports and recreation” facility use, the maximum provision is for 1 space per 22m² of Floor Area. The floor area is 1262 m2 and this would require 57 spaces according to the guidelines. The car park has room for 62 cars and this more than adequate for the needs of SSoG and MDA Creative.

It has been noted by the SMBC Highways department that their expectations would need 53 car parking spaces, 5 disabled car parking spaces, 6 cycle spaces and 2 spaces for powered 2-wheelers based on the SMBC adopted parking standards

It should also be noted that the peak time for SSoG use and hence maximum car parking requirements, is outside the normal working hours for MDA Creative. Page 36 of 59

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Furthermore the use of the centre will also be outside the normal working hours for the other companies as it is evenings and weekends. SSoG believe that based on the current maximums surveyed at Target Life Dialstone that this level of car parking will not be seen.

There is no disabled parking at Dialstone and over the past 15 years there have been no more than 1 wheelchair user on the premises at a time. It is the nature of the sport that GMPD gymnasts train at specialist centres with the necessary facilities; for Stockport, this is at the Royal School for the deaf in Cheadle. Disabled parking would be for parents and visitors only and the demand is likely to be low. However SSoG can provide 5 spaces within the MDA Creative compound, directly next to the level entrance. There will be a number of spaces for powered 2-wheelers (2), also in the MDA Creative compound, next to the disabled spaces.

Pedestrian Access

The ability to walk to the facility is important and offers the greatest potential to replace short car journeys and will should be an improvement on the current number of gymnasts that walk to our facility at Dialstone. Currently the footpaths that serve the Industrial Estate do not extend to the MDA Creative unit and will need to be extended by approximately 100m to allow pedestrians to walk to the new facility. This footpath is part of the approved planning application DC040736 submitted by Rexington Developments. The timing of the execution of this project is uncertain and it is unlikely that the footpath will be installed before SSoG commence trading. Hence SSoG are keen to discuss improving the pedestrian access to the warehouse. As there is limited street lighting in the approach to the warehouse and it will need to be improved. SSoG will investigate how this can be achieved.

Cycle Access

There are a number of „unsigned quieter cycle routes‟ but not in the immediate vicinity of Pepper Rd. PPG13 give some guidelines on the acceptable cycling distances and within this distance there are both unsigned and signed cycle routes.

SSoG will add 6 secure spaces for bicycles and will also provide a showering facility within the facility.

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Bus Access

The nearest bus stops to the site are located on Bramhall Moor Road on either side of the Pepper Rd Junction. These stops are served by the 374 bus service. The bus route is shown below and the frequency is every 30 minutes.

Regular bus services run through Hazel Grove. The A6 is a Quality Bus Corridor.

Rail Accessibility

Hazel Grove Railway Station is located more than 1km distant.

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Appendix 6: Travel Plan

A Travel Plan is aimed at promoting greener, cleaner travel choices and reducing reliance on the car. The targets and measures can be achieved by a planning condition or through a Section 106 Agreement.

The Travel Plan will be the responsibility of the executive committee and will monitor it‟s effectiveness on a regular basis.

The Travel Plan will contain the following elements:

Encourage non-car based travel to the facility.

To be aware of travel options, by giving accurate information on local services, maps, cycle routes and footpaths.

To encourage car sharing.

To set targets and measure performance against them.

To publish KPIs.

To incentivise non-car use, such as bus, cycling and walking.

To encourage journey planning.

Two specific areas that will be concentrated on are walking and cycling to the new facility. In the survey conducted by SSoG on Saturday 12th December, there were only 5 gymnasts that walked and no one cycled to Target Life Dialstone. This is seen as disappointing and a target for improvement in the new facility. Some specific ideas that the Travel Plan could contain are discussed below:

Walking

Raise awareness of the health benefits of walking through promotional material.

Provide a map showing walking routes, indicating distances and times at appropriate intervals to the site.

Cycling

Provide secure cycle parking.

Provide shower facilities.

Promote the availability of cycling information, including route maps

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Appendix 7: The Sequential Test

The need for sequential testing is stated in PPG 6, section 1.8. Although PPG 6 is directed towards Retail and Town Centres, and is not specifically relevant to this application, it is recognised that the sequential test does have merit and we have sought to use it to our advantage in this document.

The sequential test has been conducted as follows:

1) The demographics of Stockport have been established to determine where the young people aged 16 or less live.

2) The location of other permanent gymnastic facilities has been established, as it is unlikely that young people will travel to a location where there is a nearer service provider.

3) A combination of 1) and 2) will identify the area within Stockport that will support a Permanent Gymnastics facility. This is important as it is a business and if it is not sustainable it will fail as a venture.

4) Once the area has been established all possible methods of delivering recreational and competitive gymnastics to the community has been considered. They are as follows:

a) Location within an existing Leisure Centre.

b) Location within an educational establishment, such as a school.

c) New build in a location that would be supported by the UGP plan.

d) Lease of a premises that would be supported by the UGP plan

e) Lease of a premises in an industrial area.

Requirements for a Gymnastics Facility

Demographics

Our current membership is over 200 recreational gymnasts and a further 50 club gymnasts. We have a waiting list of 20 and on this basis we are convinced that there is an unmet need in the area for gymnastic classes.

As the Centre has to be successful commercially we have backed up the situation that we see with some statistics on the Stockport population.

We have looked at wards within 5 km of our new centre as potentially being our „catchment area‟, although British Gymnastics suggest that 10km is possible. The numbers in each ward are the girls aged 16 and under as taken from the 2001 census. There are 11,467 girls.

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In 1999 Sport England conducted a survey called‟ Young People and Sport in England‟ to try and establish how many children were taking part in sport and in which sport they participated outside school. For Primary School age the figure for girls was 4% for gymnastics, which fell to 2% for girls at Secondary School. Hence based on the census the numbers of girls we could expect is between 230 and 460. This is similar to our observations on current membership and the waiting list.

As a further check in the British Gymnastics Facilities Strategy Summary of January 2003 they state that each 250,000 population there should be a Dedicated Gymnastics Facility. The 2001 census gave the population of Stockport as 284,000.

Hence we will need premises in one of the following areas:

Stockport Wards Davenport North Bramhall South Bramhall Stepping Hill Great Moor Hazel Grove South Marple North Marple

From a survey of Leisure Centres we have concluded that there is no opportunity for increasing hours or turning part or all of the centres into a dedicated facility

Schools within the Area

Education is provided by the LEA and by the private sector. The requirements would be to have a dedicated facility at the school permanently set up as a gym. The equipment would be provided and maintained by the gym club and the fabric of the building supplied by the school. The gym club would pay rent and the school would have exclusive use during the day.

Both have been contacted and were unable to support our plan.

Stockport Grammar School

Located within a mile of our current location and ideally placed in the centre of our catchment area. The school added sports facilities in 2004, which included a sports hall and a swimming pool. However when contacted they were unable to offer anything more than the hire of the complete facility at an hourly rate that did not support our business plan.

Stockport LEA

The LEA run a number of schools in the catchment area such as:

a) Bramhall High School

b) Hazel Grove High School

c) Cheadle Hulme College Page 41 of 59

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d) The Kingsway

e) Marple Hall School

f) Offerton High School

g) Stockport School

All Schools have been contacted and only 2 replies received

Stockport School replied as follows:

“Stockport School has good facilities and would not need to use off-site areas during the school day. We have a traditional gymnasium and a full size sports hall with fitness suite. Over a period of time we have been trying to get planning permission to open out sports hall in the evening. The original planning permission did not allow this. Our last attempt about a year ago was not successful, but we are going to apply again and are more hopeful in the current health-conscious climate. Should your own project be unsuccessful, it might be useful to look at what our facilities have to offer out-of-hours. It could possibly be mutually beneficial.”

Offerton School replied as follows:

“Thank you for your email regarding your relocation plans. I am pleased that you have finally found a suitable property in Hazel Grove, your club deserves to have a facility that will meet your needs now and in the future. At Offerton we have made some improvements to our sports facilities in the last few years, we now have a purpose build dance studio and a new fitness suit. As you are aware, we still would like a sports hall on our site rather than having restricted use of Dialstone and having to pay for the hire of it! Although we are very keen to work with other stakeholders and share facilities, our priority is to secure a space where we can teach a number of activities at all times of the day, providing a flexible teaching area for a large number of children. If we were to have the funding and planning permission, this would be our priority.”During 2005 we spent 6 months developing a new build scheme with Offerton High School to extend their current gymnasium into a dedicated gymnastics facility and a new multipurpose sports hall. Initially there was a lot of enthusiasm from the Sports Department and the Head Mistress; however the School Governors decided not to back the scheme, due to the potential closure due to falling roles.

The ability of any school to support this opportunity is remote as they are cash strapped and existing buildings of this size are already well utilised. It is not surprising that the schools priority is general, not specialist. The LEA currently can offer no help and we believe this option will ultimately prove fruitless.

New Build

In 1995 Stockport School of Gymnastics formed an association which included Rhythmic Gymnastics, Special Need Gymnastics and Trampoliners to open a Dedicated Gymnastics Facility. The cost of the new build, which was to be on the derelict hockey pitch next to the Dialstone Recreation Centre, was £485,000. This excluded the cost of the land, which was donated by Stockport Council. Page 42 of 59

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This proposal was granted planning permission, but the balance of funds could not be raised, and the scheme was shelved. The cost now of such a facility, including the purchase of land will be well over £1,000,000 in South Manchester and as such is well beyond the economics of our gym club. Hence this is seen as a non starter, especially as Gymnastics is not one of the top ten sports receiving Sport England money and the potential redevelopment of the Dialstone site in conjunction with the PCT.

During 2007/8 there were plans for a developer, David Maclean, to demolish the centre and to build a number of houses on the site. The centre, including a new Sports facility, a Medical Centre and a number of the existing service offered by the Dialstone Centre were to be located in a new purpose built facility on the brownfield site, known as Blackstone Park, on the opposite side of Lisburne Lane. SSoG had a number of meetings with the Sports Trust, the developers and the architects during this period and a dedicated gymnastics facility was included as part of the plan. The scheme was cancelled when property prices fell late in 2008. The Dialstone Centre is up for sale for redevelopment and this scheme is now remote.

Lease of a property within the Town Centre

Our review of property available for lease in the main shopping areas has only resulted in small retail units with low ceilings and small rooms. These properties are not suitable.

There are some larger properties available in the Peel Centre, Unit 3 at 10,000 sq ft and Unit 8 at 12,000 sq ft would be suitable, but their rental at approx £30/sq ft is more than 5 times the rental of Industrial Units and would not support the SSoG business plan.

Lease of a property in a non-Industrial Area

This was the first choice after the unsuccessful applications by SSoG in 2004. In South Stockport the opportunities are limited as all property viewed did not meet the British Gymnastics requirements for a Development Performance gymnastics facility as outlined in Appendix 8. We have been actively working with the Economic Development department at SMBC, but with no success with locating alternative premises.

Mills

Stockport has an Industrial Heritage with Mills supporting the Cotton and Silk trade and now with the UK importing the bulk of their needs there is a large amount of floor space available in the town for industrial use. Mills are more than big enough and there would be sufficient space. However the quality of the space does not meet with British Gymnastics Facility requirements for a Performance Development Gym.

1) The floor area should be clear, such that a14m by 14m sprung floor can be fitted. Mills have pillars on a grid formation and if you measure the spacing at say Pear Mill, which is typical of Mill properties, the pillars are on a 5m spacing in one direction and a 7m spacing in the other direction. This will not permit the basic requirement of a sprung floor to be installed. Page 43 of 59

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2) The height needs to be a minimum of 6.5m. Ceiling heights in Mills vary, but the highest we have found is 5m on the ground floor in Pear Mill. We have found as low as 4m. On upper floors the ceiling height is generally lower than on the ground floor. This does not allow the installation of trampolines and even the asymmetric bars would need to have the floor lowered, possible on the ground floor, not possible in upper floors. Pitted training areas, a must, would be completely ruled out.

3) In Stockport there is already a gymnastics facility in Pear Mill and we should not be trying to open a competing gym in the same area. This would eliminate Town Centre Mills such as Meadow Mill and Welkin Mill. There are similar discussions to be had on Houldsworth Mill, which is close to the City of Manchester Gym in Gorton and Goyt Mill, where the demographics do do support a sustainable business. This ignores the basic problems in that all mills do not support the British Gymnastics requirements for a Performance Development gym.

Other Premises

Simpsons Factory – Hazel Grove

Marketed by Peak Holdings, this former sausage factory has a unit for lease of 6,000 sq ft, however it does not meet the British Gymnastics requirements for a Performance Development facility in a large number of aspects and parking provision is severely deficient.

Goyt Mill – Marple

Marketed by Peak Holdings, this mill has more than enough sq ft, however it does not meet the British Gymnastics requirements for a Performance Page 44 of 59

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Development facility, and in terms of location is too far away from the population required to make the business sustainable.

Skate City – Hazel Grove

Located close to the McDonalds restaurant in Hazel Grove and on the edge of a mixed use Industrial Estate, this business is not currently for sale, but when we viewed the property in 2004 is was unsuitable due to a very low roof space and insufficient open floor space to lay out the equipment.

Lease of a property in an Industrial Area

There are a number of industrial and trading estates in the areas identified by the demographic study and some units that stand alone. The bulk of the premises are occupied by long term clients and are not available. In the changing economic situation there are an increasing number of units available and they are proving hard to lease or sell. We have restricted our search to the units that are empty for a long period as the process for the gym club to set up a limited company and to obtain change of use planning permission is not quick.

The sequential search process has consisted of consultation with the Stockport Council Economic Development team who have provided lists of suitable properties, direct contact with Estate Agents and touring the likely areas to spot premises. We have also done mail shots to Estate Agents with our requirements and done Internet searches for all suitable premises in the Stockport area.

We have avoided mill based properties as they have low ceilings and pillars which exclude the fitting of a sprung floor and trampolines.

Newby Rd Industrial Estate

The SSoG planning applications in 2004 were for an Industrial Unit on this estate and was unsuccessful. Applications for change of use would still be contrary to policy. When an offer was made to the owners of Unit 1 Pepper Rd, there were no suitable properties and this is still the case.

Unit 8D

This property is a little small, approximately 6,000 sq ft has sufficient roof space, but no parking.

Unit 10

This property is a little small, approximately 6,000 sq ft has sufficient roof space, but no parking. It also has a two storey office space, which is of no use to the gymnastics club.

Unit 10A

The property is too small at less than 5,000 sq ft.

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Unit 6B and 6C, Lowick Close

Each unit is 3,300 sq ft, which is too small, but together the floor area is small but sufficient. Roof space is manageable. Parking is inadequate, despite a shared yard to the rear of the building.

Crossley Unit

Only recently on the market, sufficient floor space, 10,000sq ft, and fully enclosed parking. This unit has office space, which the club has no use for. The unit is next to a footpath and would be ideal as a sustainable location. This unit is now under offer and cannot be considered further.

Unit 2

The unit consists of warehouse and offices and is too small and there is insufficient parking.

Unit on Levens Rd

This is a smaller unit with manageable roof space and has been intermittently let, mostly unlet. Parking is insufficient and there is not sufficient open floor space.

In summary, this Industrial Estate seems to have an increasing amount of premises available, more so in the last 6 months. This supports the view that there is sufficient property available at the present time for employment.

Greyhound Industrial Estate

There was only one unit available, Unit 5/6 on Melford Rd. The unit is on offer for sale, not to lease, which is not possible for the club‟s finances. The floor area, from the literature, at 11,000sq ft should be acceptable, although a viewing would be necessary to confirm. It is also likely that the roof height will suffice. On inspection, parking also looks sufficient. The property has 4,000sq ft of offices which the club does not need.

Bramhall Technology Park

When we applied for planning permission in 2004 there were no units available for lease on this estate. Now there are at least 6 units indicating that there is a reduced demand for this type of employment premises.

There are currently 5 units available on this estate, which have been on the market from between 4 and 18 months. Although none of them are suitable for gymnastics use they do demonstrate that there is unused property that could be used to support employment in the area that is currently not required. We have estimated the number of jobs that the empty buildings could support as proposed in the paper by Arup Economics and Planning “Employment Densities” July 2001 published on behalf of the English Partnerships and the Regional Development Agencies.

Unit 11A-D:

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Single storey industrial/warehouse with 24,543 sq ft. this is too large and also too expensive for our requirements. (£125,000 rent p.a).

The number of jobs that this development could support is 72.

Unit T:

Workshop Unit with 1239 sq ft. Too small and unsuitable for our needs.

The number of jobs that this development could support is 4.

Meridian House:

Offices totalling 13,525 sq ft. Office space is not viable property for us to pursue.

The number of jobs that this development could support is 40.

Unit 4B:

Industrial/ warehouse with mezzanine office totalling 2769 sq ft. This is too small for consideration.

The number of jobs that this development could support is 8.

Unit 4G-H:

This is predominantly office space totalling 8,480 sq ft. This unit is not viable for us as it is mainly offices.

The number of jobs that this development could support is 25.

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Waterloo Works, Gorsey Mount Street, Stockport, Greater Manchester Description

Small industrial estate comprising 9 units

Located close to the south of Stockport town centre and convenient for access to Junction 1 of the M60 motorway

Available space: 1179.46 sq m (12696 sq ft)

Loading via roller shutter loading access

Some or all of this information was supplied by EGPL. Terms Key requirement Suitable Comments Location No Too close to Leasehold Vernon Gym Size / structure No Eaves height to On Application low Cost No TBC Unit 1 Hempshaw Ind Est, Joules Court, Waterloo Road, Stockport, Greater Manchester Description

Modern single storey industrial unit

Located close to the junction with Waterloo Road on the fringe of Stockport town centre with excellent access to Junctions 1 & 27 of the M60 motorway

Available space: 683 sq m (7350 sq ft)

Eaves height: 5.95 m (19 ft)

Loading via electrical operated roller shutter door. Features include: Gas space heating, strip fluorescent lighting and communal car parking available

Some or all of this information was supplied by EGPL. Terms Key requirement Suitable Comments Location No Too close to Leasehold Vernon Gym Size / structure Yes £31,000 Per Annum Exclusive Cost Yes

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Unit 1, Aldermoss Park Industrial Estate, Water Street, Stockport, Greater Manchester Photograph if Available Description

Single storey modern warehouse

Located close to Stockport town centre with easy access to Junction 27 of the M60 motorway

Available space: 713.01 sq m (7675 sq ft)

Eaves height: 6.79m (22ft)

Loading via: Two main roller shutter doors. Features include: Yard/car parking area, which is fenced and gated

Some or all of this information was supplied by EGPL. Terms Key requirement Suitable Comments

Leasehold Location No Too close to Vernon Gym Size / structure Yes £45,000 Per Annum Exclusive Cost Yes

Unit 6B, Waterloo Works, Gorsey Mount Street, Stockport, Greater Manchester Photograph if Available Description

Self contained industrial unit

Located close to Stockport town centre with easy direct access to the M60 motorway

Available space: 89.18 sq m (960 sq ft)

Loading via roller shutter door

Some or all of this information was supplied by EGPL.

Terms Key requirement Suitable Comments Location No Too close to Leasehold Vernon Gym Size / structure No To small £4,000 Cost No N/A Per Annum Exclusive

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Heapriding Business Park, Ford Street, Stockport, Greater Manchester Description

Fully refurbished industrial space

Located off Junction 1 of the M60 and within 2 minutes drive of Stockport Town Centre

Available space from: 2775 to 31065 sq m (29869 to 334380 sq ft)

Eaves height: 5.5 m (18 ft)

Some or all of this information was supplied by EGPL.

Terms Key requirement Suitable Comments Location No Too close to Leasehold Vernon Gym Size / structure Yes Per Acre Cost Yes 11 Astley Street, Stockport, Greater Manchester Description

Industrial workshop premises

Located in Stockport town centre with easy access to the M60 motorway

Available space: 598 sq m (6438 sq ft)

Loading access to the rear. Features include: 3 phase power and strip fluorescent lighting

Some or all of this information was supplied by EGPL. Terms Key requirement Suitable Comments Location No Too close to Leasehold Vernon Gym Size / structure No Eaves height to On Application low Cost No

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Units 9 & 10 Brookfield Business Park, Brookfield Road, Cheadle, Cheshire Description

Single storey industrial/warehouse unit with roller shutter access and planning permission to sub-divide into two units. Within 5 minutes drive of the M60 motorway and 10 minutes drive from Manchester International Airport. With an eaves height of 5.5m (18ft) and benefiting from 3 phase power, gas and

centrally heated offices Terms Key requirement Suitable Comments Location Borderline This property is 1,335.2 sq.m (14,372 sq.ft) situated on the outer boundary of our preferred catchments area £49,950 per annum Size / structure Yes Cost High end Birdhall Lane in Cheadle Description

A modern single storey industrial / warehouse premises located off Birdhall Lane in Cheadle. The property benefits from ample parking, roller shutter access and an eaves height of 5.1 m. The property has internal office accomodation benefiting from gas fired central heating with the warehouse area heated by way of gas fired warm air heating.Price: £27,500 per annum exclusive Terms Key requirement Suitable Comments Location Borderline This property is situated on the outer boundary of our preferred catchments area Size / structure Yes Cost Yes

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Appendix 8: British Gymnastics Facility Requirements

The British Gymnastics requirements are given in tha document “Facility Strategy Stage 1” dated 2006.This document is current and underpins the application for the SSoG Dedicated Gymnastics Facility. The needs of a Performance Development Facility cannot be compromised and there is an obvious conclusion that new build or the use of an industrial style of building is required.

The first diagram in this appendix is the club structure. They recognise 4 broad categories as follows:

- Development Foundation. Essentially the Sports Centre based Recreational Clubs - Development. This is probably where we are at currently with our established programmes leading towards county and regional competitions. - Performance Development. This is what we aspire to and is the first real level where a dedicated facility is essential. The gymnasts are regional standard, up to National Standard. - Performance. This cannot be delivered by Pepper Rd or our current team.

The Pepper Rd property should meet all of the requirements for a Development Club and be capable of being converted to meet the requirements of a Performance Development Club. The requirements for a Development Club and for a Performance Development Club are included in this appendix. It is clear that to become a Performance Development Club we have to do internal modifications to the building, removing either the 1st floor offices or mezzanine area, but this will be the subject of a further planning application.

The Pepper Rd accommodation comprises a warehouse of 727 m², which exceeds the required hall dimensions of 35m by 18m (630 m²). Whatever we do we will satisfy the criteria for the Development Club, all of the essentials and most of the desirable features.

The requirements for the Performance Development Facility will need additional work as not only do British Gymnastics talk about the general requirements, they give advice of the quantity of apparatus that they would like to see. Hence we can offer all of the facilities on the last page of this appendix. SSoG will aim to deliver as much as possible of the equipment in phase 1 and complete in phase 2, target autumn 2011.

Essentially the equipment can be handled as follows:

- In phase 1 we can put in most of the requirements for a Development Club, possibly with a reduced size sprung floor and with a half moon pit instead of sunken pits. - In phase 2 we can provide all of the facilities for a Performance Development facility.

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Planning, Design & Access Statement: Revision 05/04/10 Unit 1 Pepper Road, Hazel Grove

Appendix 9: Drawings

Redline Drawing of the application

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Drawings of the proposed Rexington Developments Plans

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Planning, Design & Access Statement: Revision 05/04/10 Unit 1 Pepper Road, Hazel Grove

Proposed Pedestrian/fork lift truck separation

The red on the google view is the direct access from the entrance to the building to the car park outside the compound. Next to the building it is paved, across the compound car park it is tarmac and to the fence it is currently earth and will need to be paved.

The existing railings at the point of exit will need to have an access controlled gate added

Where the access path crosses the compound access it must be flat to allow the forklift truck level access to the storage area. The access route will be marked out with black and white zebra crossing style paint as per the picture bottom right

The access route will be provider with a rise and fall barrier, brightly coloured in a well lit area. There will be signage for both pedestrians and the fork lift driver to advise that extra care is required.

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