ITEM 1 Application Reference DC/068127

ITEM 1

Application DC/068127 Reference Location: Stockport Exchange Grand Central Square Stockport SK1 3TA

PROPOSAL: Reserved matters application seeking approval for access, layout, scale, appearance and landscaping, for the erection of a six storey office building (Use Class B1) including ground floor commercial uses (Use Class B1, A1, A2, A3, A4 and A5) and associated landscaping and works, following the grant of outline permission under DC/063213.

Type of Reserved Matters Applicaton: Registration 20.12.2017 Date: Expiry Date: 20180321 Case Officer: Mark Jordan Applicant: Muse Developments and Stockport Metropolitan Borough Council. Agent: Savills UK Ltd

COMMITTEE STATUS

The application is required to be determined by the Council’s Planning & Highways Regulations Committee by virtue of the floorspace associated with the proposal.

The views of the Council’s Central Area Committee are sought on the application in order that these can be brought to the attention of the Planning & Highways Regulations Committee.

DESCRIPTION OF DEVELOPMENT

This reserved matters application relates to Phase 3 of the Stockport Exchange Master Plan site, for the erection of a six storey office building (Use Class B1) including ground floor commercial uses (Use Class B1, A1, A2, A3, A4 and A5), associated landscaping and other public realm works.

The application seeks approval for the appearance, landscaping, layout, scale and access relating to the development, full details of which are set out in the plans accompanying this report. This reserved matters application is submitted pursuant to the latest hybrid (part full, part outline) permission (DC063213) granted on 14/12/16, which approved the re-development of the former Grand Central complex.

The development of the entire Master Plan site is intended to be delivered on a phased basis with phases 1 and 2 already having been delivered through the construction of a multi storey car park and the recently completed hotel and office buildings.

The proposal remains a key component of the Council's Town Centre regeneration strategy linking Stockport Rail Station with the remainder of the Town Centre and is anticipated to secure approximately £145 million of direct investment to the local economy

The outline permission granted first under DC/054978 and subsequently amended under DC/063213 established the principle of a mixed use re-development of the remainder of the Master Plan site, including the current Phase 3. As part of the outline approval(s) a maximum quantum of development for 44,900 sq.m of office space (B1) and 2,600 sq.m of flexible commercial floorspace (Use Class A1, A2, A3, A4 & A5) is controlled by appropriate conditions.

The parameters plans submitted as part of the outline approvals set out the maximum height that was proposed and considered acceptable for various phases. The height of the building within Phase 3 is controlled by condition and is limited to a maximum height of 36.4m high.

Parking for future phases (3-8) of the Master Plan site, including Phase 3 that forms the current application, has already been accepted in the form of a 400 space decked car park to be provided on the site of an existing surface car park on the southern edge of Railway Road. In total the overall Master Plan site (phases 2-8) when re-developed will be served by 1400 spaces, with 1000 spaces provided by the recently completed multi storey car park.

The current application is accompanied by a number of supporting documents which are listed below:-

 Landscape scheme  Design and Access Statement  Planning Statement  Transport Assessment  Noise Impact Assessment  Ground Conditions Report  Ventilation Statement  Energy Statement  BREEAM Pre-Assessment  Sustainability Checklist  Utilities Statement  Ecological Assessment  Utilities Statement  Flood Risk Assessment and Surface Water Drainage Statement  Lighting Statement  Crime Impact Statement

ENVIRONMENTAL IMPACT ASSESSMENT (EIA) SCREENING

The Town and Country Planning (Environmental Impact Assessment) Regulations 2011 (as amended 2015) specify that for multi-stage consents, EIA screening is only required where the development is likely to have significant environmental effects which were not anticipated when the initial planning permission was granted.

Planning Practice Guidance ([PPG) also states that the likely significant effects of a project on the environment should be identified and assessed at the time of the procedure relating to the principal decision.

The environmental impacts associated with the development were assessed as part of the previous hybrid planning application(s). A series of Parameter Plans formed the basis of the assessment that was undertaken. Appropriate conditions were attached to the hybrid consent(s) controlling the implementation of the development in accordance with the approved plans and subject to floorspace and building height limits.

Having reviewed each of the environmental aspects that was previously assessed in respect of the original hybrid planning application, it is considered that there has been no material change in circumstances since the grant of planning permission which would necessitate a fresh assessment being undertaken or a reappraisal of one or more of the environmental impacts. On this basis, it is concluded that the current proposal would not warrant the undertaking of an EIA.

SITE AND SURROUNDINGS

The application site comprises an area of hardstanding forming part of the wider Stockport Exchange Master Plan site, which in its entirety covers approximately 4.5 hectares. The recently completed hotel and office/retail development blocks, which form Phase 2 of the Stockport Exchange development, exist immediately to the southwest and northwest. The vacant cinema premises adjoin the site to the northeast, with the Grand Central leisure complex to the north.

A ground level car park faces the site to the south, with residential properties beyond positioned at a higher level along Thomson Street. A newly built multi storey car park exists to the southeast.

POLICY BACKGROUND

The site lies within the Stockport Town Centre Mixed Use Area as defined on the Proposals Map of the adopted Local Development Framework (UDP Proposals Map DPD). The wider Master Plan site falls within both TCG3.2 'Cultural Leisure and Heritage Quarter' and TCG3.3 ‘Stockport Station’. Listed buildings including the Grade II* Town Hall and Grade II Millennium House exist to the east and south east, either side of Wellington Road, within the adjacent Town Hall Conservation Area.

The following policies of the adopted Local Development Framework are relevant to the consideration of this proposal:-

Saved Policies of the Stockport Unitary Development Plan Review

TCG1 - TOWN CENTRE/M60 GATEWAY TCG1.2 - TOWN CENTRE/M60 GATEWAY TRANSPORT HUB TCG1.3 - PARKING IN THE TOWN CENTRE TCG1.4 - SUSTAINABLE ACCESS IN THE TOWN CENTRE TCG1.5 - IMPACT ON THE M60 MOTORWAY TCG3.2 - CULTURAL, LEISURE AND HERITAGE QUARTER TCG3.3 - STOCKPORT STATION HC1.3 - SPECIAL CONTROL OF DEVELOPMENT IN CONSERVATION AREAS EP1.7 - DEVELOPMENT AND FLOOD RISK E1.2 - LOCATION OF NEW BUSINESS PREMISES AND OFFICES

Stockport Core Strategy DPD

CS1 - OVERARCHING PRINCIPLES: SUSTAINABLE DEVELOPMENT - ADDRESSING INEQUALITIES AND CLIMATE CHANGE SD1- CREATING SUSTAINABLE COMMUNITIES SD3 - DELIVERING THE ENERGY OPPORTUNITIES PLANS - NEW DEVELOPMENT SD6 - ADAPTING TO THE IMPACTS OF CLIMATE CHANGE CS5 - ACCESS TO SERVICES CS6 - SAFEGUARDING AND STRENGTHENING THE SERVICE CENTRE HIERARCHY AS-1 - THE VITALITY AND VIABILITY OF STOCKPORTS SERVICE CENTRES AS-3 - MAIN TOWN CENTRE USES, HOT FOOD TAKEAWAYS AND PRISON DEVELOPMENT OUTSIDE EXISTING CENTRES AS-4 - VISITOR ACCOMMODATION AND OTHER TOURISM DEVELOPMENT CS7 - ACCOMMODATING ECONOMIC DEVELOPMENT AED1 - EMPLOYMENT DEVELOPMENT IN THE TOWN CENTRE AND M60 GATEWAY AED-5 - EDUCATION, SKILLS AND TRAINING PROVISION AED-6 - EMPLOYMENT OUTSIDE PROTECTED EMPLOYMENT AREAS CS8 SAFEGUARDING AND IMPROVING THE ENVIRONMENT SIE-1 QUALITY PLACES SIE-3 PROTECTING, SAFEGUARDING AND ENHANCING THE ENVIRONMENT CS9 TRANSPORT AND DEVELOPMENT CS10 AN EFFECTIVE AND SUSTAINABLE TRANSPORT NETWORK T-1 TRANSPORT AND DEVELOPMENT T-2 PARKING AND DEVELOPMENT T-3 SAFETY AND CAPACITY ON THE HIGHWAY NETWORK CS11 - STOCKPORT TOWN CENTRE TC1 - STOCKPORT TOWN CENTRE

Other relevant guidance includes the following adopted Supplementary Planning Guidance, Supplementary Planning Documents and other Council Publications:-

Local Employment and Training Benefits SPD Sustainable Design and Construction SPD Sustainable Transport SPD

National Planning Policy Framework Conformity

The Planning Advisory Services’ National Planning Policy Framework Compatibility Self- Assessment Checklist has been undertaken on Stockport’s adopted Core Strategy. This document assesses the conformity of Stockport’s adopted Core Strategy with the more recently published NPPF and takes account of saved policies from the Unitary Development Plan where applicable. No significant differences were identified.

National Planning Policy Framework

The National Planning Policy Framework (NPPF) issued by DCLG on 27th March 2012 sets out the Government's planning policies for England, and how they are expected to be applied.

Paragraph 6 states: “The purpose of the planning system is to contribute to the achievement of sustainable development. The policies in paragraphs 18 to 219, taken as a whole, constitute the Government’s view of what sustainable development means in practice for the planning system”.

Paragraph 7 states: “There are three dimensions to sustainable development: economic, social and environmental. These dimensions give rise to the need for the planning system to perform a number of roles:

• an economic role - contributing to building a strong, responsive and competitive economy, by ensuring that sufficient land of the right type is available in the right places and at the right time to support growth and innovation; and by identifying and coordinating development requirements, including the provision of infrastructure;

• a social role - supporting strong, vibrant and healthy communities, by providing the supply of housing required to meet the needs of present and future generations; and by creating a high quality built environment, with accessible local services that reflect the community’s needs and support its health, social and cultural well-being; and an

• environmental role - contributing to protecting and enhancing our natural, built and historic environment; and, as part of this, helping to improve biodiversity, use natural resources prudently, minimise waste and pollution, and mitigate and adapt to climate change including moving to a low carbon economy”.

Paragraph 11 states: “Planning law requires that applications for planning permission must be determined in accordance with the development plan unless material considerations indicate otherwise”. Paragraph 13 states: “The National Planning Policy Framework constitutes guidance for local planning authorities and decision-takers both in drawing up plans and as a material consideration in determining applications”.

Paragraph 14 states: “At the heart of the National Planning Policy Framework is a presumption in favour of sustainable development, which should be seen as a golden thread running through both plan-making and decision-taking. For decision-taking this means (unless material considerations indicate otherwise):

• approving development proposals that accord with the development plan without delay; and

• where the development plan is absent, silent or relevant policies are out of date, granting permission unless:

- any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole; or

- specific policies in this Framework indicate development should be restricted”.

Paragraph 17 states: “Within the overarching roles that the planning system ought to play, a set of core land-use planning principles should underpin both plan-making and decision-taking. These 12 principles are that planning should:

• be genuinely plan-led, empowering local people to shape their surroundings, with succinct local and neighbourhood plans setting out a positive vision for the future of the area. Plans should be kept up to date, and be based on joint working and co-operation to address larger than local issues. They should provide a practical framework within which decisions on planning applications can be made with a high degree of predictability and efficiency;

• not simply be about scrutiny, but instead be a creative exercise in finding ways to enhance and improve the places in which people live their lives;

• proactively drive and support sustainable economic development to deliver the homes, business and industrial units, infrastructure and thriving local places that the country needs. Every effort should be made objectively to identify and then meet the housing, business and other development needs of an area, and respond positively to wider opportunities for growth. Plans should take account of market signals, such as land prices and housing affordability, and set out a clear strategy for allocating sufficient land which is suitable for development in their area, taking account of the needs of the residential and business communities; • always seek to secure high quality design and a good standard of amenity for all existing and future occupants of land and buildings;

• take account of the different roles and character of different areas, promoting the vitality of our main urban areas, protecting the Green Belts around them, recognising the intrinsic character and beauty of the countryside and supporting thriving rural communities within it; • support the transition to a low carbon future in a changing climate, taking full account of flood risk and coastal change, and encourage the reuse of existing resources, including conversion of existing buildings, and encourage the use of renewable resources (for example, by the development of renewable energy);

• contribute to conserving and enhancing the natural environment and reducing pollution. Allocations of land for development should prefer land of lesser environmental value, where consistent with other policies in this Framework;

• encourage the effective use of land by reusing land that has been previously developed (brownfield land), provided that it is not of high environmental value;

• promote mixed use developments, and encourage multiple benefits from the use of land in urban and rural areas, recognising that some open land can perform many functions (such as for wildlife, recreation, flood risk mitigation, carbon storage, or food production);

• conserve heritage assets in a manner appropriate to their significance, so that they can be enjoyed for their contribution to the quality of life of this and future generations;

• actively manage patterns of growth to make the fullest possible use of public transport, walking and cycling, and focus significant development in locations which are or can be made sustainable; and

• take account of and support local strategies to improve health, social and cultural wellbeing for all, and deliver sufficient community and cultural facilities and services to meet local needs.

Paragraph 30 states “Encouragement should be given to solutions which support reductions in greenhouse gas emissions and reduce congestion. In preparing Local Plans, local planning authorities should therefore support a pattern of development which, where reasonable to do so, facilities the use of sustainable modes of transport”.

Paragraph 56 states: “The Government attaches great importance to the design of the built environment. Good design is a key aspect of sustainable development, it is indivisible from good planning, and should contribute positively to making places better for people”.

Paragraph 58 states: “Local and neighbourhood plans should develop robust and comprehensive policies that set out the quality of development that will be expected for the area. Such policies should be based on stated objectives for the future of the area and an understanding and evaluation of its defining characteristics. Planning policies and decisions should aim to ensure that developments:

• will function well and add to the overall quality of the area, not just for the short term but over the lifetime of the development;

• establish a strong sense of place, using streetscapes and buildings to create attractive and comfortable places to live, work and visit; • optimise the potential of the site to accommodate development, create and sustain an appropriate mix of uses (including incorporation of green and other public space as part of developments) and support local facilities and transport networks;

• respond to local character and history, and reflect the identity of local surroundings and materials, while not preventing or discouraging appropriate innovation;

• create safe and accessible environments where crime and disorder, and the fear of crime, do not undermine quality of life or community cohesion; and are visually attractive as a result of good architecture and appropriate landscaping”.

Paragraph 63 states: “In determining applications, great weight should be given to outstanding or innovative designs which help raise the standard of design more generally in the area”.

Paragraph 64 states: “Permission should be refused for development of poor design that fails to take the opportunities available for improving the character and quality of an area and the way it functions”.

Paragraph 103 states: “When determining planning applications, local planning authorities should ensure flood risk is not increased elsewhere and only consider development appropriate in areas at risk of flooding where, informed by a sites specific flood risk assessment following the Sequential Test, and if required the Exception Test, it can be demonstrated that:

• within the site, the most vulnerable development is located in areas of lowest flood risk unless there are overriding reasons to prefer a different location; and

• development is appropriately flood resilient and resistant, including safe access and escape routes where required, and that any residual risk can be safely managed, including by emergency planning; and it gives priority to the use of sustainable drainage systems”.

Paragraph 109 states: “The planning system should contribute to and enhance the natural and local environment by:

• protecting and enhancing valued landscapes, geological conservation interests and soils;

• recognising the wider benefits of ecosystem services;

• minimising impacts on biodiversity and providing net gains in biodiversity where possible, contributing to the Government’s commitment to halt the overall decline in biodiversity, including by establishing coherent ecological networks that are more resilient to current and future pressures;

• preventing both new and existing development from contributing to or being put at unacceptable risk from, or being adversely affected by unacceptable levels of soil, air, water or noise pollution or land instability; and

• remediating and mitigating despoiled, degraded, derelict, contaminated and unstable land, where appropriate”. Paragraph 118 states: When determining planning applications, local planning authorities should aim to conserve and enhance biodiversity by applying the following principles (including) “if significant harm resulting from a development cannot be avoided, adequately mitigated, or, as a last resort, compensated for, then planning permission should be refused”

Paragraph 120 states: “To prevent unacceptable risks from pollution and land instability, planning policies and decisions should ensure that new development is appropriate for its location. The effects (including cumulative effects) of pollution on health, the natural environment or general amenity, and the potential sensitivity of the area or proposed development to adverse effects from pollution, should be taken into account. Where a site is affected by contamination or land stability issues, responsibility for securing a safe development rests with the developer and/or landowner”.

Paragraph 121 states: “Planning policies and decisions should also ensure that:

• the site is suitable for its new use taking account of ground conditions and land instability, including from natural hazards or former activities such as mining, pollution arising from previous uses and any proposals for mitigation including land remediation or impacts on the natural environment arising from that remediation;

• after remediation, as a minimum, land should not be capable of being determined as contaminated land under Part IIA of the Environmental Protection Act 1990; and

• adequate site investigation information, prepared by a competent person, is presented”.

Paragraph 187 states “Local planning authorities should look for solutions rather than problems, and decision-takers at every level should seek to approve applications for sustainable development where possible Local planning authorities should work proactively with applicants to secure developments that improve the economic, social and environmental conditions of the area”.

Paragraph 196 states “The planning system is plan-led. Planning law requires that applications for planning permission must be determined in accordance with the development plan, unless material considerations indicate otherwise. This Framework is a material consideration in planning decisions”.

Paragraph 197 states “In assessing and determining development proposals, local planning authorities should apply the presumption in favour of sustainable development”.

Paragraph 215 states “………..due weight should be given to relevant policies in existing plans according to their degree of consistency with this framework (the closer the policies in the plan to the policies in the Framework, the greater the weight that may be given)”.

National Planning Practice Guidance

The National Planning Practice Guidance (NPPG) is a web-based resource which brings together planning guidance on various topics into one place (launched in March 2014) and coincided with the cancelling of the majority of Government Circulars which had previously given guidance on many aspects of planning.

PLANNING HISTORY

The site and its immediate surroundings have an extensive planning history, the following are particularly pertinent to the current proposal:-

J44233 - Outline planning permission granted in 1989 for leisure development (restaurant, shops, cinema, bowling alley, nightclub and amusement arcade)

J46841 - Approval of reserved matters granted December 1989 for construction of road infrastructure (access) drainage, construction of car park and station parking area.

J74168 - Approval of reserved matters (Phase 1) to include cinema, bowling alley, nightclub, health club, theme bar public house/restaurant 11 shops, parking and ancillary works. Granted December 1989.

J47508 - Modification to outline permission J44233 for leisure complex to cover 1st and 2nd floor offices, restaurant, shop and revised car park.

DC003932 - Erection of station concourse building, new platform and internal works to existing underbridge. Prior Approval granted September 2001.

DC018144 - Outline planning permission granted in April 2005 for car park improvements, a security fence & pay station shelter.

DC020081 - Planning permission granted August 2005 for security fence to the perimeter including access gates plus security hut and pay station shelter.

DC024698 - Screening opinion submitted for redevelopment of existing leisure and retail development. Decision- not EIA development November 2006.

DC026012 - Temporary 3 year planning permission granted in July 2007 for formation of displaced car parking on land off King Street West. ·

DC027049 - Variation of condition 7 of consent DC020081 to allow for retention of security hut for further two years. Granted August 2007.

DC028156 – Re-modelling of existing tenpin bowling alley, provision of replacement food & drink premises (use classes A3-A5) and additional offices above (use classes B1 and/or D1) including partial demolition and rebuilding of premises. Granted 17/01/08.

DC025432 - Full planning permission granted for demolition of existing buildings and erection of three storey cafe/shops at ground floor with office space above and associated car parking at 80 - 82 Wellington Road South to east of site. Granted 15/03/07. DC027303 Outline planning permission for mixed use redevelopment of Grand Central Complex for Hotel, Residential, Food and Drink, Ancillary Retail, Offices, Non Residential Institutions & Multi Storey Car Park and associated highway works together with re-modelling of the Bowling Alley, Cinema and Swimming Pool. This application was considered by Planning and Highways Committee in February 2008 where is was resolved that planning permission should be granted subject to a Section 106 agreement. The agreement was not completed and the application was deemed not proceeded with.

DC048549 Construction of a multi storey car park. Granted 14/12/11.

DC048552 Consent for the Demolition of former Heaven and Hell Nightclub, Tenpin Bowling Alley and Brannigans to form temporary Car Park. Granted 14/12/11.

DC049892 Minor material amendment to DC048552 to allow revised parking layout. Granted 22/08/12.

DC050228 Minor material amendment to DC048549 to allow a reduced footprint and increased height of the multi storey car park, together with revised surface car park and access arrangements. Granted 16/10/12.

DC/054978 - Hybrid application seeking:-

(1) full planning permission for the construction of an office building (Use Class B1) with ground floor commercial units (Use Classes A1, A2, A3, A4, A5 or B1), a hotel (Use Class C1), landscaping, areas of public realm and associated engineering and infrastructure works;

(2) outline planning permission, with all matters reserved, for the demolition of existing buildings and the construction of office development (Use Class B1) with ground floor commercial units (Use Classes A1, A2, A3, A4, A5 or B1), a decked car park, landscaping, areas of public realm and associated engineering and infrastructure works.

Application Granted 17/07/14

DC/056918 – Discharge of conditions relating to DC/054978. Granted 29/12/14.

DC/057060 - Discharge of conditions relating to DC/054978. Granted 29/12/14.

DC/058003 - Variation of conditions 1 & 12 of planning permission DC054978 to allow for revised location of office building, reconfiguration of southern loop, amendments to parking layout, public realm and service roads and associated highway works (Minor Material Amendment). Granted 22/05/15.

DC/061117 - Discharge of conditions relating to DC/058003. Granted 03/10/16. DC/062417 - Display of internally illuminated 3 x no. fascia signs; 2x no. internally illuminated projecting signs and internally illuminated signage to ATM for proposed convenience store. Granted 30.09.16

DC/062453 - Non-Material Amendment to planning approval DC/058003 to amend south west elevation at ground level to incorporate an automated teller machine (ATM) and amended entrance door. 20/10/16.

DC/063213 - Variation of condition 2 of DC058003 to allow for amendments to the approved hotel, office building and public realm works (Minor Material Amendment). Granted 13/12/16.

DC/063589 - Discharge of conditions relating to DC/058003. Granted 14/12/16

DC/064031- Discharge of conditions relating to DC/058003. Granted 14/12/16

NEIGHBOURS VIEWS

A total of 35 surrounding residential and commercial properties have been directly notified of the application by letter. In addition the application has been advertised via site notices (6) and a press notice as a Major Development, affecting the setting of a Listed Building and a Conservation Area. The initial expiry date of the consultation period was 21/01/18. No responses have been received.

As a result of the receipt of additional information a further round of consultation has been carried out for all those previously notified of the application. The additional consultation period expires on 14/02/18. At the time of report preparation no responses have been received.

CONSULTEE RESPONSES

Arboricultural Officer: Having viewed the details submitted as part of a full planning application and part outline planning application consultation, I have the following comments to make:

Site Context

The proposed development site is located within the former commercial sites in and around Grand Central/Stockport Exchange, Station Road site predominantly on the former hard standing areas and formal grounds of the buildings. The plot is comprised largely of hard standings areas and former building site infrastructure.

Recommendations:

The buildings footprints predominantly sits within the hard standing and former buildings area of the site and the proposed new developments will impact on the trees. A full tree survey has been supplied as part of the planning application to show the condition and amenity levels of the existing trees and where applicable which trees could be retained to increase the amenity levels of the site with retained mature trees.

The main consideration with the scheme will be the proposed tree replacement/landscape design plan, noting that there are no trees currently within the site of the proposed new building and footways works.

The potential tree planting through the site will hopefully create a green corridor/oasis through the centre and arterial routes of the site and offer cooling environment for the users of the site and a safe space to commute through.

Tree protection is required of any existing trees and newly planted trees within the full application site or part of the outline application site as well as along the boundary of the site as these trees are the only mature trees and as such offer high amenity and biodiversity value for the site. All these trees will need to have full protection status during the all stages of the development including the demolition and remediation stages as these trees cannot be lost or accidentally damaged.

In principle the design will have a minor negative impact on the trees on site and within neighbouring properties, therefore it could be accepted in its current format with some improved landscaping design to include changes to the proposed detailed landscaping scheme that includes a greater number of new trees to improve the amenity and aesthetics of the site. The species and locations of some of the trees shown on the plans are indicative locations and will need some greater thought process to improve locations, examples of this are the lack of trees along the eastern and northern boundary of the site/avenue of trees within the pedestrian zone, which in turn will improve the biodiversity, aesthetics and flow within and through the site. Consideration will also need to be given for making sure a percentage of these are native large species, as well as increased native shrub planting at every opportunity.

The monoculture tree species choice needs to be reconsidered as this species is not suitable for the location and overall connectivity with the rest of the site. In addition the species choice would offer a poor level of biodiversity for the urban area and so alternative species will need to be offered before any condition can be discharged as well as the increase of tree cover in both soft and hard landscaped tree pits/tree trenches assisting in the Green infrastructure of the town centre and improved SUDs capacity.

Where trees are planted in avenues or close to each other the spacing of the trees will need to be a minimum of 5-8 metres apart depending on species or greater for bigger species, a greater number of new trees to improve the amenity and aesthetics of the site.

There is a need to increase the number of trees to improve the greening and screening of the development along the northern and eastern boundary to soften this route, as well as greening the routes through the whole new site making sure the trees are centrally located within the walkways/avenues to lessen impact and demand from the new buildings for pruning. The number of trees needs to be increased along the highways including new detailed tree pits along these existing routes to soften the routes up to the railway station and create greener and cooler footways, as well as off-setting the stationary taxi ranks and drop off pick up traffic.

The style of seating and other street furniture need to consider the linking through to St Peters Square and town centre and where possible the same or similar furniture needs to be used for a continuity within the town centre and for a maintenance aspect to allow easier replacements or repairs if all stock is the same, details can be supplied from the Greenspace team of the Council, this will also be the same for the bins for the site.

In regards to the proposed new building and the future buildings and car parks consideration needs to be given to the new Green Infrastructure initiative the council is proposing and where applicable all buildings need to show why they should opt out of such aspects as green roofs, green walls, PV, integrated bird and bat boxes and rain water recycling, all these aspects will increase the biodiversity aspect of a very urban and hard landscaped area, make a far greater reduction in environmental impact for all these buildings and create an inviting access into the borough from the trains.

Overall the application is supported and conditions are recommended covering tree retention / protection and planting.

Conservation Team: No response received, therefore no objection.

Environmental Health (Contaminated Land): No response received, therefore no objection.

Environmental Health (Pollution Prevention): No response received, therefore no objection.

Planning Policy: It is considered that the principle of the development has been established by DC/054978. It is noted that conditions of DC/054978 limit the A1 use net sales area to 2080 sq.m maximum (condition 28) within a maximum of 2600sq.m. gross A1 use (condition 27). An A1 use Sainsbury’s Local has been delivered at Stockport Exchange of 393.8sq.m. gross (236.81sq.m. net sales area) and a 217sq.m. gross A3 use Café Lito has been provided. Paragraph 2.17 of the Planning Statement indicates the proposal would provide 603m² (Net Area) of ground floor commercial / retail space, which falls well within the floorspace limits of the above conditions. The proposed ground floor floorplan indicates three ground floor retail units, comprising unit RG19: 186sq.m. approx, RG20: 261sq.m. approx and RG22: 186sq.m. approx – these figures are consistent with the maximum of 280sq.m. net retail sales area for each A1 use unit of condition 30 of DC/054978 (small format supermarkets are allowed for up to 440sq.m. max net retail sales area).

Also noted is condition 29 (restricting the type of goods). Details are not provided of the operators of the proposed ground floor units, the net sales area of each of those units or of the proportion of convenience and comparison goods floorspace. It is appreciated that such details may not be known at this stage. However, it would need to fall within the above conditions. Given the development of a 236.81sq.m. net sales area Sainsbury’s Local within the overall maximum of 650sq.m. net sales area for convenience goods identified in condition 30, it should be noted that not all of the 603sq.m. of proposed floorspace could be net sales area devoted to convenience goods. In this respect it would be useful for monitoring purposes for the applicant to provide the breakdown of convenience goods floorspace and comparison goods floorspace within the Sainsbury’s Local unit at Stockport Exchange, which would also assist in accurately quantifying the remaining convenience goods net sales area within condition 30.

Planning Policy (Employment): It is considered that the principle of the development has been established by DC/054978. This allows for up to 30,000 of B1 floorspace, of up to 7 storeys, in this Middle Zone within an overall maximum B1 floorspace of 44,900 sqm for the redevelopment as a whole. In this context I welcome the application.

Planning Policy (Energy): From an energy statement perspective the energy statement submitted is compliant with Core Strategy Policy SD3 and the proposed use of Solar PV and air source heat pumps is welcomed.

Highways Engineer: The Council’s Highway Engineer has provided detailed comments on the current proposal, excerpts of which are summarised by Officers below:

The general principles of the overall development of the Stockport Exchange site have been agreed under the outline permission so this application focuses on matters of detail, particularly in terms of parking provision, pedestrian and cycle accessibility and facilities, public realm and building servicing requirements.

This third phase of the overall Stockport Exchange (SE) develop will provide a gross developed space of circa 7,500 sq.m with circa 5,704m² (Net area) of office space and 603m² (Net Area) of ground floor commercial / retail space. The quantum of development respects and accords with the maximum amount of floorspace that can be developed across the overall site, having regard to the approved parameters plan.

In terms of traffic generation and the consequent and necessary highway mitigation work, earlier phases of the overall development have delivered improvement to the Railway road junction with the A6. Further improvement will be delivered upon completion of the decked car park over the existing at grade car park opposite the site and prior to occupation of what is effectively phase 4 of the overall development. This work will form part of a future reserved matters or full application for that part of the development.

The submission does not specifically include delivery of any additional car parking areas. The overall site development will deliver 122 spaces on the at grade car park to the South side of Railway Road with future provision of 278 additional spaces within a decked car park to be constructed over this area. The multi storey car park has 1000 spaces and short stay parking for 30 vehicles is available adjacent to the Station entrance. The overall parking provision which is effectively 1400 longer stay bays will be allocated as 800 for rail purposes, 114 for leisure purposes, 60 for the Hotel and 426 for the offices. There is a need for minimum disabled parking standards to be met within the parking provision and increased provision will be necessary as part of this proposal. Further details in this regard are required from the applicant, it being expected that an additional minimum of 4 disabled parking bays will be made available within the grade car park known as CP-1 which is opposite the site and accessed from Railway Road. Furthermore, additional motorcycle parking spaces (5No.) are required and this needs to be addressed by the applicant, the delivery of which can be controlled via a suitable condition.

With regard to car parking, the application states that some users of the proposed development will be assigned permits to park within the at grade car park. It is further stated that the significant majority of other users of the proposed development who elect to commute by car and who are not assigned permits to use CP-1A are likely to park within formal off-street car parks across the town.

Within the new building cycle parking will be provided for staff with space for up to 36 cycles. Staff shower and locker facilities will be available and I am satisfied that this meets Council standards. Visitors to the site who travel by cycle will be able to utilise the communal cycle parking facilities provided in and around the overall SE development.

A key element of the scheme is to provide enhanced Public Realm space. It is expected that this will replicate the areas and materials provided for earlier phases of the overall site and provide high quality areas for pedestrian and cycle movement. There is a significant risk that future construction traffic could damage the existing realm areas and in particular the site frontage to Railway Road. It is therefore essential that a pre-commencement survey is undertaken and any damage caused must be repaired prior to first occupation of any part of the development. This matter could be controlled by a carefully worded planning condition alongside a construction management plan to facilitate careful, considerate and safe construction traffic movement and working practices.

Accessibility

The accessibility of the site does not come under question. The proximity of the rail station, bus station and other services and amenities make the site highly accessible and this offers excellent opportunity for travel to the site by modes of travel other than the private car.

Site servicing

In terms of servicing the development the applicant reasonably maintains that typical servicing demands for the office buildings and retail and restaurant elements are never likely to require the use of vehicles any larger than rigid articulated types. It is practical, having been demonstrated as part of earlier phases of development, for such sizes of vehicle to comfortably negotiate a way along Railway Road, manoeuvre adjacent to the Station and travel back to the building. A layby exists on Railway Road fronting the site however this is only sufficient in length to accommodate one reasonable sized service vehicle at any time. In order to meet the reasonable servicing demand for SE in general that will arise from further development there is a need to increase the length of this layby, such detail is shown on the submitted. The extended layby will form part of the adopted highway and will be managed and maintained by the Highway Authority. A servicing management plan will be required in the event that permission is granted, in order to control vehicle sizes, minimise wait times and seek to avoid conflict between the various businesses reliant on using the layby space. I am satisfied that the work to extend the lay-by is capable of conditional control as the affected area is all adopted highway.

Car parking demand / provision

I consider that the retail and other restaurant type uses that are likely to utilise building space at ground floor level are likely to be ancillary in terms of their parking demands to other uses on the site. The stay time for such uses is generally short or more prolonged during the evening period when there is greater spare capacity in the parking areas. A significant proportion of trips to these uses are likely to be linked to another trip to the site or associated with a movement via the train station and as such I see no reason to express any reservations with the likely parking demand or consequent impact of these uses on the adjacent highway network.

The overall quantum of office floor space for which permission is sought is 5,704m² (net area) and the applicant has commented that there will be an allocation of spaces within the at grade car park to serve the development.

The Councils car parking standards are based upon gross floorspace (1 space per 35 sq.m). The application proposes an allocation of permits for the grade car park at a ratio of one space per 1000 sq.ft (92.9 sq.m) net internal area which infers an allocation of 61 permit controlled spaces within the overall car park.

It is acknowledged that further spaces will be available once the deck car park is provided over the existing grade car park. Furthermore there are a number of public car parks and public parking areas within proximity of the site which may have spare capacity and potential to accommodate demand from the wider Master Plan site. Public parking is also available within the Town Centre Controlled Parking Zone. Core Strategy Policy requires that sufficient parking provision is made for new developments to avoid conflict with other nearby land uses and not compromise the operation and function of the Town Centre retail interests. Careful parking management and the availability of parking will clearly have an effect on the travel choices that staff make, encouraging more sustainable transport choices.

It is noted that in granting outline permission for the site the Council has in principle accepted reduced levels of parking throughout this site and clearly this judgement carries determinant weight.

Conclusion

The proposed development comprising a mix of commercial and office floorspace is clearly considered acceptable in a Town Centre location. The highway improvements already undertaken are acceptable to facilitate development traffic associated with redevelopment of this phase of the site and further improvements to the Railway Road junction with the A6 will be delivered to mitigate the impact of further phases of development.

The area is reasonably well served in terms of pedestrian and cycle infrastructure.

In respect of the level of parking proposed and to be made available to serve the development, it is acknowledged that the Council has accepted the level of parking as part of the previous outline permission(s).

In terms of further amendments, drawings are requested to allow the provision of a minimum of 4 additional disabled bays within the grade car park. This will also enable the provision of 5No. motorcycle bays within the same car park.

Street Lighting Team: No response received, therefore no objection.

Network Assets: No response received, therefore no objection.

Landscape Team: No response received, therefore no objection.

Director of Public Health: The use of the BREEAM design standard is very welcome since environmental design standards deliver substantial public health benefits not least from enhanced sustainable transport (active travel) infrastructure. However to put the proposed 'Excellent' rating in context the following should be noted in terms of BREEAM ratings: Pass = percentage minimum score of 30 to 44%, Good = 45 to 54%, very good = 55 to 69%, Excellent = 70 to 84% and Outstanding = 85% or above. Sustainable Transport / Active Travel: any comments made and conditions proposed by the Council’s Highway Engineer are critical to enabling the use of sustainable (including active) travel modes in and around this development and have been discussed with representatives of the Public Health and Transport Policy teams. In particular the Rail Station Underpass should be taken account of as an access route for pedestrians and cyclists through to southerly access to the development site. Also proposed cycle parking provision needs careful consideration with regards to accessibility for all cycle users ranging from older to younger and shorter to taller. The current covered cycle parking at the station is most utilised and popular. Active travel options produce benefits including ensuring a healthier local work force whilst benefitting the Borough’s economy and environment. Design of the amenity area could take account of those with specific needs such as the blind / partially sighted and how easily kerbs can be followed. Promoting active travel contributes to management of good public health in the Borough, especially healthy weight. In Stockport 42.3% of adults and 86.4% of 15 year olds are not physically active enough to maintain their health in the medium to long term (as measured against the Chief Medical Officer for England guidance). In addition an appropriately designed built environment can contribute to reducing social exclusion, as well as offering cycle and pedestrian routes for commuters, shoppers and recreational users.

Age Friendly City: Stockport Council are developing an Age Friendly Strategy (www.stockport.gov.uk/age-friendly-stockport) including issues around designing amenity space that takes account of older peoples' needs - such as appropriate cycle parking design or benches with arms to aid rising from seating. Given rising retirement ages and the need / desire for older people to work later, their access requirements to employment facilities need to be taken account of. Also this site's location next to the station and routes through to the Civic complex and the bus station means that these routes will be used by a wide range of age groups - this could be reflected in design: http://www.sensorytrust.org.uk/information/factsheets/age-friendly-landscape- 1.html

Green Infrastructure: green space compatible development is critical to enhancing both physical and mental health. The proposed landscaping for this site is welcomed in principle with the proposed Green Roof being very welcome in terms of biodiversity enhancement in the area. Biodiverse environments can contribute to raising the human spirit, also helping to address mental health issues such as depression and stress. Native planting within new landscaping can help to enhance biodiversity and address issues around ecological connectivity allowing species migration and diversity – have opportunities for native tree and shrub species been considered in planting and the opportunities this offers to enhance biodiversity? Pleasant outdoor seating areas adjoining employment sites are welcome since it allows workers to de-stress during their breaks from work in environments that are evocative of the relaxing countryside. This further enables tackling of stress and especially depression which has the highest incidence in terms of mental health issues in the Borough (Stockport JSNA 2016).

The comments of the Council's Senior Tree & Arboricultural Officer should be taken into careful consideration regarding opportunities to provide new trees since this can have public health benefits. The summertime comfort and well-being of the urban population has become increasingly compromised. In contrast to rural areas, where night-time relief from high daytime temperatures occurs as heat is lost to the sky, the urban environment stores and traps heat. This urban heat island effect is responsible for temperature differences of up to 7 degrees (Centigrade) between urban and rural locations. The majority of heat-related fatalities during the summer of 2003 were in urban areas (Designing urban spaces and buildings to improve sustainability and quality of life in a warmer world). This means that the use of urban greening is critical to ensuring good public health, alongside benefits to biodiversity and wider issues of climate change such as flood management. Any comments made by the Council’s Nature Officer regarding landscaping and biodiversity enhancements will be a key consideration to enabling public health benefits from green infrastructure enhancement as outlined above.

Low Carbon Energy: the proposed energy efficient design and inclusion of low and zero carbon technologies is very welcome from a public health perspective since climate change poses a risk to public health. Reduction of carbon emissions is critical to managing climate change impacts such as flood risk and severe weather events which can impact on health, through stress resulting from personal harm or property damage. There are wider health impacts from climate change as well such as increased experience of allergies, overheating buildings, high UV levels with associated sun burn, skin cancer, increases in water and food-borne diseases and impacts of higher temperatures on air quality https://www.gov.uk/government/publications/climate- change-health-effects-in-the-uk).

Waste Management: No response received, therefore no objection.

Drainage Team: No response received, therefore no objection.

Nature Development Team: I have the following comments to make:-

The current assessment for bats is sufficient for the purposes of the application. This was carried out with what appears reasonable effort by qualified personnel. The assessment concluded that the building to be demolished for this phase of the proposal does not support evidence of bats and the potential to do so is negligible.

The Assessment notes that buildings B2 – B5 were not fully assessed. These buildings will be demolished at later phases of development. Additional more in-depth surveys will be necessary to inform these phases. The applicant/local authority should note this for future reference.

The Planning Statement and Ecological Assessment make reference to a green roof and this appear to be shown on the plans. In a largely urban context green roofs are to be welcomed.

I would recommend that the planning authority require the construction detail for the green roof to be provided so that they can be confident & assess that it is fit for purpose and can take the necessary loading and water retention membranes that a green roof may require. It might be decided that it is necessary for this to be detailed prior to determination.

Once planting specifications are detailed for the general landscaping and the green roof, either prior to determination or are provided under a condition on any approval, I would be happy to comment. The Ecological Assessment also recommends the use of bat boxes, bird boxes and bug hotels (cf section 6.6 – 6.11) to achieve biodiversity enhancements as required under the NPPF. It is recommended that these are included in the detail required to discharge a landscape condition. This should require both the specification of type of feature and its agreed location within the scheme prior to their implementation.

Any removal of vegetation and demolition of built structures should avoid the bird breeding season (March – August inclusive Wildlife Countryside & Act 1981), unless it can be demonstrated by a suitably qualified individual that there is no breeding present. This should be conditioned on any approval.

There are no other ecological matters that need to be addressed within the current application.

Environment Agency: We have no objection in principle to the proposed development, but would wish to make the following comments.

We have reviewed the following report with respect to potential risks to controlled waters from land contamination:

• Phase 1 Preliminary Site Assessment. 2 Stockport Exchange. Railway Road Stockport SK1 3SW. Prepared by Curtins. Report Ref: B061534-CUR-00-XX-RP-GE-001-v01. Date: 15th November 2017

The previous use of the proposed development site as a former cotton mill and railway associated activities presents a medium risk of contamination that could be mobilised during construction to pollute controlled waters. Controlled waters are particularly sensitive in this location because the development site is located upon drift deposits designated a Secondary A aquifer which overlie sandstone bedrock designated a principal aquifer.

Historic England: The detailed matters of this particular block appear to have a similar heritage impact to those indicated in the outline application, and we therefore do not wish to add further comment.

Greater Manchester Archaeological Advisory Unit: An archaeological desk based was undertaken for the wider Exchange site in 2014. Based on the evidence presented in that report I am satisfied that there is no archaeological interest for this particular scheme.

Greater Manchester Ecological Unit: As you are aware the information submitted with the application includes an Ecological Assessment. This Assessment has been undertaken by an experienced ecological consultancy whose work is known to the Ecology Unit. The Assessment found the site to be of low ecological value and consequently there should be no ecological issues associated with the proposals. I note that the plans include a green/brown roof which is welcome and provides biodiversity enhancement for the site. Manchester Airport: The proposed development has been examined against aerodrome safeguarding measures; it does not conflict with any safeguarding criteria. Accordingly, Manchester Airport has no safeguarding objections to the proposal.

Places Matter: No response received, therefore no objection.

Network Rail: No response received, therefore no objection.

United Utilities: No response received, therefore no objection.

Design for Security: The proposed development should be designed and constructed in accordance with the recommendations contained within section 3.3 of the submitted Crime Impact Statement and a planning condition should be added to reflect the physical security specification listed within sections 4 & 5 of the appendices within the submitted Crime Impact Statement. In summary, our support for this application is dependent on the recommendations made within the Crime Impact Statement being incorporated into this proposal.

Disability Stockport: No response received, therefore no objection.

ANALYSIS

In 2012 the Council and the developer (Muse) completed a development agreement paving the way for a partnership regeneration of this key town centre site, which is hoped will attract up to £145 million of inward investment into the local economy and potentially secure approximately 4465 jobs (full time equivalent).

A hybrid application which sought both outline and full planning permission for the redevelopment of the former Grand Central complex was granted in 2014 under DC/054978. Subsequently revised proposals were granted in 2015 and 2016, the most recent being under DC/063213.

The outline element of these hybrid permissions established that the land use of the current application site, for mixed use office and commercial premises was acceptable. Furthermore as part of the approval(s) a maximum quantum of development of 44,900 sq.m of office space (B1) and 2,600 sq.m of flexible commercial floorspace (Use Class A1, A2, A3, A4 & A5) for the wider Master Plan site, was accepted and is controlled by appropriate conditions.

A parameters plans submitted as part of the previous outline approvals set out the maximum height proposed for various phases within the Master Plan site. Specifically the height of the building within Phase 3 (the current application site) was accepted with a limit of 36.4m high. This matter is controlled by condition on the hybrid approvals. In considering the current reserved matters application it is noted that the Council’s Planning Policy Officers raise no objection, acknowledging that the principle of the proposal has already been established via the previous hybrid permission(s). Furthermore it is accepted that the floorspace associated with the current application would be in compliance with relevant conditions contained within the outline permission(s).

The following matters require consideration as part of the assessment of this application:-

Appearance, Layout & Scale

These elements of the development have been designed to respond to the wider architectural requirements of the site and continues the curved facade design to the north elevation, previously accepted as part of the office development granted full planning permission in 2014, 2015 and 2016. This ensures that a degree of unity continues to flow throughout the overall Master Plan scheme.

The scale of the proposed development falls within the parameters set by the outline permissions granted in 2014, 2015 and 2016, which limit the height of the Phase 3 building to 36.4m high. The current proposal now before Members has a maximum height of below 30m.

In considering the proposal the potential impact of the scale of the development on views into/out of the Town Centre and on landmark buildings has been carefully balanced against the on-going substantial regenerative benefits of the proposals.

The appearance of the proposed building has been revised prior to its submission as part of the current application. It now ensures greater active frontages on 3 of the 4 elevations at ground floor level through the increased use of transparent glazing. Greater articulation has also been provided to the elevation fronting onto Railway Rd, so as to ensure that this southern elevation does not look like the rear of the building. The servicing area is articulated by a series of linear walls which align with, and repeat the linear grain of the building fenestration to create a feature at ground level. These walls provide informal seating, and the opportunity for integral feature lighting to animate the Railway Road frontage.

The façade of the building at upper floor levels has been designed with more visual solidity. This approach seeks to address both environmental performance and to break up the scale and mass of the building, into smaller components and bays.

The external elevations above ground floor are designed to be approximately 50% solid and 50% clear glazing. The ‘solid’ elements to the upper floors will be created by a combination of natural stone rainscreen and ceramic fritting applied to the glass. The glazing elements of the building will be created using double glazed curtain walling. Overall, Officers consider that the proposed building will deliver a high-quality piece of architecture to the site, in keeping with the general ethos of the recently completed phase 2 development. The appearance of the current proposal is not designed to be a pure copy of the Phase 2 development, it will be a distinctive and clearly recognisable form of development, and it will however continue to be complementary to its existing neighbours, whilst setting a benchmark for the future phases.

Policy SIE-1 states development that is designed and landscaped to the highest contemporary standard, paying high regard to the built and/or natural environment, within which it is sited, will be given positive consideration. In addition policy SIE-1 sets out that the provision, maintenance and enhancement (where suitable) of satisfactory levels of access, privacy and amenity for future, existing and neighbouring users and residents should be taken into account.

A comprehensive scheme of public realm works is included as part of current application. This continues to build on the themes / materials already accepted and established as part of the Phase 2 development recently completed.

Secondary pedestrian walkways are proposed either side of the building, which will connect to the main pedestrian boulevard. These will comprise high quality surface materials and will be tree lined avenues, as well as including low level soft landscaping.

In general the public realm works are supported by the Council's Arboricultural Officer, subject to appropriate conditions.

Whilst there are minor level changes occurring across the site, the public realm proposals ensure a fully accessible scheme.

A Crime Impact Statement has been submitted as part of the application and GMP Design for Security raise no objections, as such the proposal will seek to provide a safe and secure environment where crime and the fear of crime are minimised.

Overall the details provide for a high quality sustainable form of development which accords with the provisions of policies SIE-1 and SIE-3.

In assessing the potential impact of the proposed development on the amenity of surrounding properties, particularly the nearest residential properties along Thomson Street, the Council's Environmental Health Officers have been consulted on the application in respect of matters relating to noise, air quality and lighting. In the absence of any objections the proposed impacts are considered to be acceptable, subject to appropriate conditions. With regard to the potential impact on amenity resulting from the scale and layout of the proposal, it is acknowledged that the parameters plans approved as part of the previous hybrid (full / outline) applications previously set out the mass of buildings that was considered to be acceptable in terms of amongst other things safeguarding wider amenity. The current proposal complies with the height restrictions placed on the previous outline permissions.

It is noted that the proposed building is located more centrally within the site away from the rear boundaries with Thomson Street (approx. 90m at nearest point). The proposed building would also be set at a significantly lower level and separated by an existing surface car park and Railway Road and would be of a similar scale to the recently completed office building forming part of the phase 2 development and approx. 5m taller that the hotel building. Wider views from the south would in part be screened by the existing multi storey car park.

To conclude the current proposal is considered to be acceptable in respect of Policy SIE-1 as well as the overarching aims of the Core Strategy DPD, which seek to ensure that the design of new development is high quality and appropriate for the context of a particular location, having particular regard to the safeguarding of amenity.

Sustainability & Energy

Delivering sustainable development is the primary aim of NPPF. Sustainability and energy efficiency is also key theme of the adopted Core Strategy which seeks to ensure that new development is designed in way to reduce Co2 emissions and minimise climate change including incorporating Sustainable Urban Drainage Systems (SuDS). Core strategy policies SD-1, SD-3 and SD-6 all therefore apply and the development must be assessed against their requirements.

The application has been supported by a Sustainability Checklist and Energy Statement which considers the opportunities for the development to deliver the desired energy savings and Co2 reduction for both the full and outline elements. In this respect the proposed building has been designed to target BREEAM rating of 'Excellent'.

The comments of the Council's Policy Officer (Energy) and Director of Health are contained within the Consultees section of this report. The responses are acknowledged and it is noted that they welcome the general approach towards the sustainable principles of the development and specific measures proposed.

Overall the proposal is considered acceptable in respect of relevant energy and climate change Core Strategy Policies.

Access

The Council's Highways Engineer has provided a detailed response on the application, excerpts of which have been summarised by Officers in the Consultee section of this report. The comments are largely supportive of the on-going regeneration of the wider Master Plan site, which has already been accepted as being in a highly accessible location, with the proposed end uses considered to be acceptable in a Town Centre location.

It is not proposed to reiterate these comments in full within this analysis, noting that overall levels of traffic generation, parking provision and any associated highway / transport improvements have already been accepted by the Council for the wider Master Plan site, as part of the previous hybrid permissions granted in 2014, 2015 and 2016 and therefore are not required to be re- assessed.

Notwithstanding the above, the application has been amended from its original submission to indicate the provision of 4 additional disabled parking bays and 5 motorcycle bays on the adjacent surface car park, as requested by the Council’s Highway Engineer.

Similarly the applicants’ agent has confirmed that an existing lay-by along Railway Road is to be enlarged (as per the drawings submitted with the application), so as to provide appropriate servicing arrangements for the new building. This is supported by the Council’s Highway Engineer.

It is noted that an assessment of parking demand/provision, including permit parking, has already been undertaken and accepted as part of the previous hybrid permission granted over the last 3 years. Members will be aware that the site is in a highly accessible location, being at the focal point of a major transport hub with Stockport Rail station and a large number of high frequency bus routes existing in close proximity to the site. In this respect the site is acknowledged as offering excellent opportunity for travel to the site by modes of travel other than the private car.

Notwithstanding the above Committee will be mindful of the significant, on-going, regenerative benefits of the proposal, together with the wider general support offered by the Council's Highway Engineer in terms of highway layout and servicing arrangements.

Flood Risk & Drainage

The application site is identified on the Environment Agency's Flood Map as being within Flood Zone 1 which means there is a low probability of flooding. The NPPF, Core Strategy Policies SIE-3 and Saved UDP Review Policy EP1.7 deal with flood risk and seek to ensure that developments are not at risk of flooding and will not increase the risk of flooding. A Flood Risk Assessment (FRA) and Drainage Assessment were submitted with the previous hybrid approvals and have also been included with the current application. No objections have been received to the proposal from the Environment Agency and the Councils Drainage Engineer. On this basis there are no reasons to resist the proposal from a flood risk / drainage perspective and the proposal is consider to comply with all relevant planning policy.

Heritage The principle of the impact of the re-development of the wider Master Plan site on wider heritage assets, was previously considered and accepted as part of the earlier hybrid approvals granted in 2014, 2015 and 2016.

In respect of archaeological interest Greater Manchester Archaeological Advisory Service (GMAAS) continue to support the current application.

Turning to other heritage matters, the site can be seen in the context of the adjacent Town Hall Conservation Area, together with surrounding listed buildings including the Grade II* Town Hall and further afield the Grade II* Stockport Viaduct, together with other statutorily listed and locally listed buildings including the Hatworks, the former Infirmary and the former Nurses' home. In this respect and having regard to the previous hybrid approvals, no objections have been received from the Council’s Conservation Officer or Historic England.

In considering the proposal the potential impact of the development on heritage assets, including landmark buildings, needs to be balanced against the on-going substantial regenerative benefits of the proposal and the potential to continue to significantly enhance a key gateway site. Subsequently the proposed development is considered to comply with Policies SIE -1, SIE-3 and HC1.3, and the NPPF.

Contaminated Land

Policy SIE-3 also seeks to protect development from matters relating to contaminated land. Contaminated Land Report supports the application to assess the risk of potential contamination at the site and impact on the proposed development. Whilst the Council's Environmental Health (Contaminated Land) officers have been consulted on this application no response has been received to date. However it is acknowledged that similar reports were submitted and accepted as part of the previous hybrid approvals and appropriate planning conditions attached. On this basis the proposal is considered to comply with Policy SIE-3.

Ecological Interests

As per the previous hybrid approvals, the current application has been accompanied by an Ecological Assessment. In this respect the Council's Nature Development Officer has considered the proposal and recommends that the proposal be approved, subject to appropriate conditions.

Noise & Air Quality

A Noise Impact Assessment and Ventilation / Utilities Statements have been submitted in support of the current application.

In terms of noise the main considerations are in providing an acceptable level of attenuation within the building, as well as assessing associated impacts from plant equipment and end users. With regard to air quality, this was previously considered and found to be acceptable as part of the hybrid consents for the wider Master Plan site, granted in 2014, 2015 and 2016.

In respect of both noise and air quality, the Council’s Environmental Health officer has been consulted on the application. No objections have been received to the proposal in this respect.

On this basis the proposal is considered to comply with the requirements of Core Strategy policy SIE-3 which seeks to protect, safeguard and enhance the environment in respect of range of matters including air quality and noise.

SUMMARY

In conclusion, the scheme as proposed would continue to build on the significant regenerative benefits that have recently taken place at this prominent gateway site. The re-development of the wider Master Plan site has been a key regeneration objective of the Councils for many years and this latest proposal would be the next step in further delivering a high quality mixed use development.

The proposal will continue to offer significant potential for attracting inward investment and job creation into this part of Stockport, helping it to capitalise on its potential within the sub-regional economy.

The site is in a highly accessible location with good transport links and the proposal has potential to deliver an energy efficient development.

Whilst issues have been identified within this planning report, it is felt that these are after careful consideration, on balance, outweighed by the substantial regenerative benefits of the redevelopment of this site and that the proposal reflects the key principles of the NPPF in helping to deliver sustainable development that will assist in the delivery of economic recovery.

Members are therefore advised to recommend that the Planning & Highways Regulations Committee grant planning permission for the development proposed.

RECOMMENDATION

Grant.