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Saddleworth North PROPOSED NEW SADDLEWORTH SCHOOL SITE: FORMER WH SHAW PALLET WORKS, HUDDERSFIELD ROAD, DIGGLE OL3 5NX WARD: SADDLEWORTH NORTH LATE LIST REPORT OF THE HEAD OF PLANNING AND INFRASTRUCTURE PLANNING COMMITTEE: 25th February 2016 Application A (PA/337931/15) A full planning application submitted by WRT Developments Ltd to demolish the existing buildings on the WH Shaw site within the red line boundary. It does not include the grade II listed office building and clock tower or link bridge. Registration Date: 22/12/15 Agent: Mr Michael Brown, HNA Architects Ltd Application B (LB/337929/15) A listed building consent application submitted by WRT Developments Ltd to demolish the link bridge attached to the Grade II listed office building and clock tower. Registration Date: 21/12/15 Agent: Mr Michael Brown, HNA Architects Ltd Application C (PA/337301/15) A full planning application submitted by Interserve Construction Ltd on behalf of the Secretary of State for Education to build a new secondary school and associated facilities. Registration Date: 28/7/15 Agent: WYG Application D (PA/337930/15) 1 A full planning application submitted by Oldham Council to provide a parental drop off facility plus residential car parking as part of the wider highways scheme on land off Huddersfield Road. Registration Date: 21/12/15 Agent: Mr Paul Groves, Unity Partnership 2 Contents 1. Late Representations from Statutory Consultees ........................................................................... 5 Application A (PA/337931/15) ............................................................................................................ 5 Historic England .............................................................................................................................. 5 Application C (PA/337301/15) ............................................................................................................ 5 Electricity North West ..................................................................................................................... 5 Environment Agency ....................................................................................................................... 5 Sport England .................................................................................................................................. 5 2. Officer Comments on Late Representations ................................................................................... 7 Sport England [SE] Response .......................................................................................................... 7 Transport for Greater Manchester ................................................................................................. 8 3. Residents Comments ...................................................................................................................... 9 4. Additional Considerations ............................................................................................................. 11 4.1. Application A - Demolition of Existing Buildings ................................................................... 11 1. Historical Value ..................................................................................................................... 11 2. Architectural Importance ...................................................................................................... 12 3. Impact on the Huddersfield Narrow Canal ........................................................................... 14 4. Adverse Impact on Possible Archaeological Remains ........................................................... 15 5. Marketing of the Site ............................................................................................................ 16 6. Visual Impact ......................................................................................................................... 17 7. Poor Quality of Reports Submitted by the Applicant ........................................................... 18 8. EIA ......................................................................................................................................... 19 9. Impacts of demolition ........................................................................................................... 19 10. Impacts on Bats ................................................................................................................. 19 11. Demolition impacts on the canal retaining wall ............................................................... 20 12. Lack of Survey Work .......................................................................................................... 20 Conclusion ..................................................................................................................................... 21 4.2. Application B – Demolition of the Link Bridge Connected to the Listed Office Building ...... 22 1. Historic Value ........................................................................................................................ 22 2. Architectural Importance ...................................................................................................... 23 3. Potential for Damage to the Listed Building ......................................................................... 24 4. Bats........................................................................................................................................ 25 3 5. Other objections ................................................................................................................... 25 Conclusion ..................................................................................................................................... 26 4.3. Application C - A full planning application submitted by Interserve Construction Ltd on behalf of the Secretary of State for Education to build a new secondary school and associated facilities ............................................................................................................................................. 27 1. Bus Noise ............................................................................................................................... 27 2. Flooding and Sports Provision .............................................................................................. 28 3. Ecology .................................................................................................................................. 37 4. Design .................................................................................................................................... 37 5. EIA ......................................................................................................................................... 38 6. Noise and Light Pollution ...................................................................................................... 38 7. Other ..................................................................................................................................... 38 8. Conditions ............................................................................................................................. 39 9. Conclusion ............................................................................................................................. 41 4.4 Application D - A full planning application submitted by Oldham Council to provide a parental drop off facility plus residential car parking as part of the wider highways scheme on land off Huddersfield Road. ...................................................................................................................... 42 1. Heritage Impact .................................................................................................................... 42 2. Highways ............................................................................................................................... 44 3. Conclusion ............................................................................................................................. 47 4 1. Late Representations from Statutory Consultees Application A (PA/337931/15) Historic England Further to their earlier consultation response, the Council wrote to Historic England on 1st February 2016, attaching its legal opinions and stating that, in view of the decision of the House of Lords in Debenhams Plc v Westminster City Council [1987] AC 396 - which is reflected in Historic England’s own guidance - the factory building attached to the listed building by the link bridge should not be treated as part of the listed building unless, at the date of listing, it was ancillary to the listed building. It reiterates that it is the Council’s view it was not ancillary since the size and function of the factory building are factors show that it was not ancillary to the listed office building in any sense. In these circumstances, the Council set out its intention to determine the application on the basis that the factory buildings are not listed. Historic England responded by stating that they would recommend careful consideration to all relevant case law in regards to the issue of listing and curtilage and that statutory and policy requirements are met with regard to the conservation of the historic environment. Application C (PA/337301/15) Electricity North West The scheme has no impact on their electricity distribution system infrastructure or other assets.
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