The Rope Works, Stanbank Street, South Reddish PROPOSAL
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ITEM 1 Application DC/063392 Reference Location: The Rope Works, Stanbank Street, South Reddish PROPOSAL: Conversion of existing employment units and new build to create 34 residential dwellings. Type Of Full Application Application: Registration 24th October 2016 Date: Expiry Date: (03/03/2017) To be extended Case Officer: Mr Steven Kirkham Applicant: Rammon Group Properties Limited Agent: Steven Abbott Associates LLP DELEGATION/COMMITTEE STATUS Departure from the Development Plan (Residential on Employment land), also called up at the request of Councillor Brett. PROPOSED DEVELOPMENT The application is for full planning permission for the residential conversion of the ‘Rope Works’ building on Stanbank Street South Reddish. There are essentially three elements to the existing complex: Three storey brick mill building with 3 duo pitched slated roofs fronting Standbank Street. Two storey warehouse structure facing Stanbank Street and a courtyard located between the warehouse and the mill building. Single storey ‘rope-making’ workshop area that wraps around the mill with Northlight glazed roofing on a steel frame structure The redevelopment proposal is for the conversion and partial demolition of the complex, this would include a comprehensive refurbishment and repair of the existing mill building. The Existing three storey mill building (Building A) is to be retained and refurbished to accommodate 12 apartments, largely within the existing fabric/constraints of the building. In addition to internal subdivision, the works would largely comprise of the formation of a new internal staircase through the existing concrete floors. The higher warehouse building (Building B) on the opposite side of the courtyard to the side of the mill building is to be demolished internally whilst retaining the brick facade facing Stanbank Street. The façade will be replicated and extended on the short return facing the rear of the Asda building. A four storey apartment building will be constructed behind the existing façade stepped back on the upper levels to reduce Architectural massing. This will accommodate 18no apartments. The single storey rear ‘rope-making’ workshop that wraps around the mill building is to be demolished to accommodate parking and landscaped areas to the converted mill. In addition to this two pairs of 2 storey semi-detached houses (Buildings C) would be constructed at the end of Morton Street. Morton Street is to be extended to allow appropriate access and parking to the houses, a vehicular turning space would also be created to serve new and existing residents. The proposals represent an amendment to the original submission. This has resulted in a reduction in height and re-positioning of the semi-detached properties in addition to less demolition works being undertaken to the main Mill building (Building A) The residential accommodation as proposed would comprise of: Building A: - 1 x 1bed (54m²) & 11 x 2bed (63m² - 82m²) apartments Building B: - 18 x 2bed (33m²-54m²) apartments the smaller units benefiting from private external amenity space of approximately 12-24m²) Buildings C: - 4 x 2bed 73m² A total of 34 parking spaces would be provided within a landscaped car park to the rear of the building, a total of 3 of these spaces would be allocated for disabled persons. Cycle parking for up to 30 cycles would be provided within the mill building with separate storage within the town houses. The semi-detached properties would also have 1 parking space each. To meet with the local and national validation requirement’s the application has been accompanied with the following reports: Bat Survey Crime Impact Statement Ecological Report Heritage Statement Energy Statement Phase I Land Stability Report Planning, Design and Access Statement Transport Statement Viability Appraisal Full Plans Package includes a site layout plan, existing and proposed elevations and floor plans. The site falls below relevant thresholds and would not constitute EIA development. SITE AND SURROUNDINGS The application site comprises the existing Rope Works Mill building and associated complex. The site measures approximately 0.3ha in area and is roughly rectangular in shape. The building is located to the north of Stanbank Street, a cobbled road which also serves residential properties, it links round to the A626 Manchester Road to the South via Bourn and Reuben Street. The immediate locality is the remnant of a late 19th century community that was centred upon textile mills and the Ropeworks itself, whose main three-storey building is a prominent structure amid streets characterised by terraced houses. The rear of the building faces a series of yards that share a boundary to the alignment of the former Stockport Branch Canal. The surrounding area contains a mixture of commercial and residential uses, the rear of the Asda food store is located directly to the East of the site. The Rope Work building is constructed from an industrial redbrick, the complex covers three distinct elements. This includes the main 3 storey building with adjoining gate house, 2 storey warehouse and large single storey warehouse that extends beyond terrace properties located on Morton Street. The building is Locally Listed: Description Former Ropery with local historical significance. Historic Asset Description Ropery, probably early and mid 20th century. Red brick, sparing stone dressings, roofs not visible. The main block of three storeys has windows with cambered heads and decorative stone cornice treatment to notional pilasters between the bays. Attached block to the rear is more simply treated. A possibly truncated stair or water tower rises behind. At the entrance a single-storey block may have been offices or porter accommodation. To the south alongside the road is a single storey block which has a parapet concealing the roof and large windows with semicircular heads. This part is a later addition, possibly of the interwar period. To the rear a long single-storey building alongside the line of the Stockport branch of the Ashton-under-Lyne Canal was not accessible at the time of the survey. During the late 19th century the site was occupied by Reuben Rivett when it was used to manufacture rope for rope drives, a method of power transmission in textile mills. POLICY BACKGROUND Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires applications/appeals to be determined in accordance with the Statutory Development Plan unless material considerations indicate otherwise. The Statutory Development Plan includes:- Policies set out in the Stockport Unitary Development Plan Review (SUDP) adopted 31st May 2006 which have been saved by direction under paragraph 1(3) of Schedule 8 to the Planning and Compulsory Purchase Act 2004; & Policies set out in the Stockport Local Development Framework Core Strategy Development Plan Document (CS) adopted 17th March 2011. N.B. Due weight should be given to relevant SUDP and CS policies according to their degree of consistency with the National Planning Policy Framework (‘NPPF’) issued on 27th March 2012 (the closer the policies in the plan to the policies in the NPPF, the greater the weight that may be given); and how the policies are expected to be applied is outlined within the Planning Practice Guidance (‘PPG’) launched on 6th March 2014. Saved UDP review The site is allocated as an Employment Land on the Saved UDP map. This allocation borders a Predominantly Residential area. E3.1 Protection of Employment Areas; E3.2 Refurbishment of Older Buildings in Employment Areas; EP1.10 Aircraft Noise; MW1.5 Control of Waste from Development; LDF Core Strategy/Development Management policies CS1 Overarching Principles: Sustainable Development – Addressing Inequalities and Climate Change SD-3 Delivering the Energy Opportunities Plans – New Development SD-6 Adapting to the Impacts of Climate Change CS2 Housing Provision CS3 Mix of Housing CS4 Distribution of Housing H-1 Design of Residential Development H-2 Housing Phasing CS8 Safeguarding and Improving the Environment SIE-1 Quality Places SIE-2 Provision of Recreation and Amenity Open Space in New Developments SIE-3 Protecting, Safeguarding and Enhancing the Environment CS9 Transport & Development CS10 An Effective and Sustainable Transport Network AED-3 ‘Employment Development in Employment Areas T-1 Transport & Development T-2 Parking in Developments T-3 Safety & Capacity on the Highway Network 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. Supplementary Planning Guidance Supplementary Planning Guidance (Saved SPG’s & SPD’s) does not form part of the Statutory Development Plan; nevertheless it does provide non-statutory Council approved guidance that is a material consideration when determining planning applications. The Design of Residential Development; Sustainable Transport; Affordable Housing SPG; Recreational Open Space Provision & Commuted Sums SPG; Transport & Highways in Residential Areas SPD National Planning Policy Framework Paragraph 6 states: “The purpose of the planning system is to contribute to the achievement of sustainable development”. Paragraph 7 states: