Minutes of the Planning Meeting held by Zoom on Monday 7th December 2020

There were present:

R Darlington (Chair) K. Phillips L. Lancaster P. Byrne K. Dawson R. Knotts L. Dawson M. Woodvine B.Beeley G. Willerton (Consulting) K. Connolly (Member of the Public)

1. Apologies for absence Cllr. Bingley 2. Declarations of interest Cllr. Beeley declared a pecuniary interest in respect of application HOU/345690/20 3. Approval of minutes of the meeting held 2nd November 2020 Agreed as true record

4. PLANNING APPLICATIONS Application No HOU/345530/20 Expected Decision Level Development Control Delegation Location 21 Huddersfield Road Denshaw OL3 5SB Proposal Two storey rear extension Registration Date Applicant Mr. Mark Cassin OMBC Officer Osian Perks Recommendation Approve

Application No HOU/345368/20 Expected Decision Level Development Control Delegation Location 8 Whitebrook Lane, Uppermill OL3 6ER Proposal First floor side extension Registration Date Applicant Greensky Architecture OMBC Officer Osian Perks Recommendation Approve- subject to no neighbor objections.

Application No HOU/345562/20 Expected Decision Level Development Control Delegation Location 36 Beechfield Grasscroft Ol4 4EL Proposal Loft conversion with dormer and velux windows Registration Date Applicant Mr. Tim Hatton OMBC Officer Brian Smith Recommendation Approve

Application No HOU/345610/20 Expected Decision Level Development Control Delegation Location 22 Saint Anne’s Crescent, Grasscroft OL4 4JH Proposal Proposed two storey side extension Registration Date Applicant Mr. Alan Doherty OMBC Officer Brian Smith Recommendation Approve- subject to applicant to consider use of Hip Roof

Application No HOU/345536/20 Expected Decision Level Development Control Delegation Location 1 Norbury Avenue, Grasscroft OL4 4DY Proposal Proposed two storey and single storey rear extensions including external amendments to front elevation and render finish to all external elevations Registration Date Applicant Mr. Wild OMBC Officer Brian Smith Recommendation Approve

Application No HOU/345541/20 Expected Decision Level Development Control Delegation Location1 33 Brookside Avenue, Grotton OL4 4LH Proposal Single storey side extension and first floor front extension Registration Date Applicant Mr. Matthew Holt OMBC Officer Sophie Leech Recommendation Approve

Application No HOU/345532/20 Expected Decision Level Development Control Delegation Location 1 Ashbrook Road Springhead OL4 5SA Proposal Single storey rear extension following demolition of existing conservatory Registration Date Applicant Mr. Lucas OMBC Officer Dean Clapworthy Recommendation Approve

Application No AGR/345578/20 Expected Decision Level Development Control Delegation Location Platting Farm, Platting Road Lydgate OL4 4JW Proposal Erection of agricultural building Registration Date Applicant Mr. Mark Jones OMBC Officer Abiola Labisi Recommendation No objections

Application No FUL/345572/20 Expected Decision Level Development Control Delegation Location Carr Farm, Carr Lane, Diggle OL3 5ND Proposal Demolition of timber stable and replacement with stone stable (Private domestic use only), tack and muck midden Registration Date Applicant Mr. Mark Jones OMBC Officer Abiola Labisi Recommendation Refusal – vehicle usage and proximity to listed building

Application No OUT/345624/20 Expected Decision Level Development Control Delegation Location 11 Littlemoor Lane Diggle OL3 5RS Proposal Erection of 2no. Semi-detached dwelling houses Registration Date Applicant Miss M. Antoniou OMBC Officer Not Listed Recommendation Refusal -most properties in Littlemoor Lane are bungalows set above road with landscaped garden areas between, creating visually attractive frontages. Indicative proposal involves additional storey formed by excavation, and does not follow general approach, resulting in visually discordant development failing to reflect character of area and street scene. Further, balconies used for sitting out may result in overlooking of rear gardens of Spurn Lane properties to east. Whilst redevelopment of site not at issue, therefore, development as indicated in submission not acceptable.

pplication No FUL/345628/20 Expected Decision Level Development Control Delegation Location Land at Huddersfield Road Diggle OL3 5NT

Proposal Completion and part retention of a new dwelling (Amendment to Planning Permission PA/343287/19) Registration Date Applicant Simon Plowman OMBC Officer Sophie Leech Recommendation Approve

Application No FUL/345575/20 Expected Decision Level Development Control Delegation Location Lane Head Road Oldham Proposal Demolition of existing 4 buildings and construction of single dwelling Registration Date Applicant Mark Thorley OMBC Officer Brian Smith Recommendation No plans available- unable to comment

Application No HOU/345652/20 Expected Decision Level Development Control Delegation Location 40 Stonebreaks Road Springhead OL4 4BZ Proposal Proposed rear decking area Registration Date Applicant Mr. M. Binns OMBC Officer Brian Smith Recommendation Refusal -Deck level as floor level of dwelling, so well above patios and gardens of both site and adjoining dwelling. Main issue is effect on amenity of adjoining neighbours due to raised level and nature of decking use involving sitting out for lengthy periods. Floor of decking just below top of hedge and short section of boundary fence with 42 so, notwithstanding obscure glazed panels, concerns relating to potential overlooking, privacy and overbearing nature of structure when viewed from rear patio and garden of neighbours

Application No FUL/345657/20 Expected Decision Level Development Control Delegation Location Hey House Farm, Ripponden Road Denshaw OL3 5UN Proposal Demolition of existing building and erection of one detached bungalow with attached garage Registration Date Applicant Mr. Alan Chorlton OMBC Officer Sophie Leech Recommendation Approval

Application No FUL/345685/20 Expected Decision Level Development Control Delegation Location Land at 1 Den Lane Uppermill OL3 6DD Proposal Erection of one dwelling with associated works, parking and highway entrance Registration Date Applicant Mr. Lee Hollinworth OMBC Officer Recommendation Refusal – Whilst visual impact of scheme reduced by first floor set back, use of timber cladding and green roof, previous concerns remain and massing and prominence would have detrimental effect on character and appearance of Uppermill Conservation Area. No justification provided or public benefit cited to weigh against harm caused by scheme.

Application No HOU/345686/20 Expected Decision Level Development Control Delegation Location Moorfield, Central Avenue, Greenfield Ol3 7DH Proposal Two storey extension and alterations to an existing dormer bungalow and associated external works Registration Date Applicant Michael Owens OMBC Officer Brian Smith Recommendation No plans available –unable to comment

Application No FUL/345694/20 Expected Decision Level Development Control Delegation Location Brooklands Lodge, Denshaw Road Delph Proposal Partial underground car showroom/garage Registration Date Applicant Mr. David Sefton OMBC Officer Osian Perks Recommendation Refusal- inappropriate development within Greenbelt

Application No FUL/345671/20 Expected Decision Level Development Control Delegation Location Wool Road Barn, Wool Road Dobcross Proposal Demolition of agricultural building and replacement with two detached houses Registration Date Applicant Mr. Gary Davies OMBC Officer Brian Smith Recommendation No plans available- unable to comment

Application No HOU/345635/20 Expected Decision Level Development Control Delegation Location 103 Shaw Hall Bank Road Greenfield Proposal Extension to existing roof space Registration Date Applicant Mr. Christian Butterworth OMBC Officer Brian Smith Recommendation Approve

Application No HOU/345696/20 Expected Decision Level Development Control Delegation Location 16 Delph New Road Dobcross OL3 5BA Proposal Two single storey side extensions, including a replacement balcony Registration Date Applicant Mrs. Tammy Durban OMBC Officer Sophie Leech Recommendation Approve

Application No FUL/345734/20 Expected Decision Level Development Control Delegation Location Model Farm, Denshaw Road Delph OL3 5TS Proposal Proposed storage building for the use of storing agricultural machinery, straw and hay Registration Date Applicant Mrs. Melanie Lawrenson OMBC Officer Brian Smith Recommendation No plans available- unable to comment

Application No CND/345731/20 Expected Decision Level Development Control Delegation Location 62 Burnedge Fold Road Grasscroft OL4 4EE Proposal Discharge of Condition No. 3 (External materials) and Condition No. 4 (Parking and turning area) of Application No. PA/343333/19 Registration Date Applicant Mr. Daniel Bramwell OMBC Officer Brian Smith Recommendation Noted

Application No FUL/345628/20 Expected Decision Level Development Control Delegation Location Land at Huddersfield Road Diggle Proposal Completion and part retention of a new dwelling (Amendment to Planning Permission PA/343287/19) Registration Date Applicant Mr. Adam Pierce OMBC Officer Jill Nixon Recommendation Approve (admin error- duplication)

Application No HOU/345690/20 Expected Decision Level Development Control Delegation Location 15 Wellmeadow Lane, Uppermill Proposal Two storey rear extension and front porch Registration Date Applicant Mr. & Mrs. Bates OMBC Officer Brian Smith Recommendation Approve

Application No HOU/345550/20 Expected Decision Level Development Control Delegation Location 15 Heywood Lane, Austerlands OL4 4BB Proposal Erection of triple garage Registration Date Applicant Mr. Phillip Moss OMBC Officer Recommendation Refusal- Garage presents substantial feature on frontage located well forward of terrace of houses facing onto Knowsley Avenue immediately to east. Detrimental to visual amenity, character and appearance of street scene. Also, given raised level and proximity to road, use of garage roof as extension to garden detrimental to privacy of occupiers of properties at lower level to south due to potential for overlooking, and difficult to enforce condition precluding such use.

Application No CND/345749/20 Expected Decision Level Development Control Delegation Location Dean Head Farm, Dean Head Lane, Diggle Ol3 5QN Proposal Discharge of Condition 3 (Materials) relating to FUL/345388/20 Registration Date Applicant Charnock OMBC Officer Brian Smith Recommendation Noted

Application No HOU/345758/20 Expected Decision Level Development Control Delegation Location The Mill House, 5 Pastures Lane, Scouthead OL4 4 AW Proposal Detached garage Registration Date Applicant Mr. Trevor Dawson OMBC Officer Recommendation Refusal -Predecessor refused as inappropriate development harmful to Green Belt and no justifiable or appropriate very special circumstances put forward to outweigh harm caused. SPC commented that whilst proposal removed unsightly buildings and structures, scale clearly significant and considerably greater in height than buildings being replaced. No very special circumstances or other considerations cited to justify development which is inappropriate and harmful to openness of Green Belt. Also questioned whether garage sited within curtilage of dwelling. Considered that redesign of proposal removing office and therefore reducing roof height acceptable if building remained within curtilage of existing buildings

Application No HOU/345768/20 Expected Decision Level Development Control Delegation Location Blunder Hall Stables, Dirty Lane, Delph OL3 3RG Proposal Convert stables to granny flat Registration Date Applicant Mr. Gee OMBC Officer Recommendation

Application No HOU/345738/20 Expected Decision Level Development Control Delegation Location 7 Horsforth Lane Greenfield OL3 7HL Proposal Replacement driveway surfacing, garden walling and gates Registration Date Applicant Mr. Andrew Newsam OMBC Officer Recommendation Approve- subject to use of permeable surface

Application No FUL/345795/20 Expected Decision Level Development Control Delegation Location 41 Rhodes Hill, Lees OL4 5EA Proposal Change of use from ground floor shop and first floor flat to 1No. dwelling house with rear dormer and new front wall and fence Registration Date Applicant Mr. Keith Hilton OMBC Officer Recommendation No details- unable to comment

Expected Decision Level Application No FUL/345630/20

Location Shaw Pallet works, Huddersfield Road Diggle Proposal Construction of 78 Residential properties with associated access, landscaping and ancillary works Registration Date Applicant WRT Ltd OMBC Officer Matthew Taylor Recommendation Refusal – Poor vehicular access, resulting in congestion issues. Infrastructure concerns, e.g. availability regarding number of school places, overdevelopment .Errors in traffic report. Heightened levels of noise and vibration from vehicles. Deemed a premature submission as school not built. Application of this type should only be considered once school is completed and an impact assessment carried out.

Agents submit that scheme represents investment of £17m on site representing benefit to economy through use of local contractors and suppliers. Also allows protection and enhancement of riverside location and ecological habitat, survey indicating that limited habitat for Great Crested Newts, no buildings providing roosting for bats and no evidence of badger foraging or setts, nor signs of water voles or otters. Notes presence of Japanese Knotweed on banks of brook and makes recommendation regarding further survey of nesting birds. Tree Protection Plan produced. Flood Risk Assessment suggests use of sustainable drainage systems (SUDS) such as soakaways, permeable pavements, infiltration basins, ponds and swales where possible to reduce runoff from development. Site is close to three Grade II Listed structures, namely former Shaw’s Pallets offices and bridge over and subway under canal. Heritage Assessment concludes that at most development will have ‘slight adverse effect’. Planning Statement argues that in view of substantial shortfall in housing land supply, OMBC’s policies out of date so NPPF advises that means granting permission unless any adverse impacts of doing so would significantly and demonstrably outweigh benefits, when assessed against policies in Framework taken as whole. Whilst land allocated for business and employment purposes, has been so since 2006 with no development having come forward indicating lack of demand. Updated NPPF advises that Planning policies and decisions need to reflect changes in demand for land and where Local Planning Authority considers there to be no reasonable prospect of application coming forward for use allocated in plan, applications for alternative uses on land should be supported in interim, prior to updating plan, where proposed use would contribute to meeting unmet need for development in area. In circumstances and taking into account sustainable location of site and Oldham’s shortfall in housing land supply, arguably unmet need, likely that very difficult to resist principle of residential development even when balanced against loss of employment land. Will clearly impact on open outlook from Huddersfield Road towards east, more so than school development, and obscure views of Listed office building but would also have been case if employment allocation implemented.

Application No HOU/345792/20 Expected Decision Level Development Control Delegation Location 31 Wellmeadow Lane Uppermill Proposal Proposed single storey side conservatory Registration Date Applicant Mr. Holmes OMBC Officer Brian Smith Recommendation No plans – unable to comment

5. Peak District National Park Application No. NP/O/1020/0976 Dovestone House, Holmfirth Road Greenfield Alterations and extension of existing dwelling Recommendation to Approve 6. Dates and Times of next meetings

Monday 11th January 2021 Monday 12th April 2021 Monday 1st February 2021 Monday 10th May 2021 Mo9nday 1st March 2021