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Elisabeth Mill, Houldsworth Street, North Reddish Stockport, SK5 6BU

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Elisabeth Mill, Houldsworth Street, North Reddish Stockport, SK5 6BU ITEM Application DC/067192 Reference Location: Elisabeth Mill, Houldsworth Street, North Reddish Stockport, SK5 6BU PROPOSAL: Full planning permission for the refurbishment and conversion of Elisabeth Mill to form 163 dwellings and redevelopment of the remainder of the site (formerly occupied by the Friedland Building and temporary contractors / marketing building) with 50 dwellings and community floorspace; plus associated access and car parking (213 dwellings in total equating to an additional 12 units above the previous approval of DC/056881). Type Of Full Application: Registration 02.10.2017 Date: Expiry Date: 01.01.2018 (Extended) Case Officer: Mr Steven Kirkham Applicant: DE Trafford Estates Ltd Agent: Paul Butler Associated DELEGATION/COMMITTEE STATUS Planning and Highways Regulation Committee decision, due to residential development in excess of 100 dwellings. Application referred to Heaton’s and Reddish Area Committee for comment and recommendation. BACKGROUND Members will recall consideration to Hybrid planning application DC/056881 relating to the comprehensive redevelopment of the site for residential purposes. This secured full planning permission for the refurbishment and conversion of the Elisabeth Mill building to form 152 dwellings and outline consent (all details excluding landscaping) for the demolition of the Friedland Building and redevelopment of grounds to accommodate 49 dwellings and community floorspace set within 10 blocks across the site. The application was not subject to any affordable housing or public open space contributions. The previous planning permission was subject to a robust viability appraisal with discussions between the applicant and Authority spanning 18mths. It was agreed at the January 2017 Planning and Highways Regulation Committee meeting that affordable housing and public open space contributions including provisions of clawback be wavered from the scheme (clawback initially proposed to be triggered at 20% profit). This was permitted in lieu of low profit forecast, lending constraints, regeneration/environmental improvements and additional associated costs of renovating a substantial heritage asset within the Houldsworth Conservation Area. In considering the removal of potential clawback arrangements the applicant (De-Trafford) committed to the following: To pay the required TRO’s / traffic calming commuted sums early in the development process. To accept a condition to secure local employment (condition 40). To assist with community based projects. The developer has been working with local community groups and has also supported local construction jobs as required by condition no.40. This has been, and continues to be, monitored by the Skills and Employment Officer. Reserved Matters has been approved for the landscaping details and construction of the site is progressing. The Friedland building has been demolished, site clearance undertaken and foundations laid for the new housing. Elisabeth Mill itself has been stripped with repair works ongoing in advance of its conversion. The plans appended to the application relate to blocks 1 (Elisabeth Mill) and block 4 (new build fronting Houldsworth Street), all dwellings within the other 9 blocks would remain unchanged from the details previously approved. PROPOSED DEVELOPMENT The application seeks full permission for the redevelopment of the site consisting of the refurbishment and conversion of the mill building to form 163 units and 50 dwellings with associated community floor space on land to the south of the mill (formerly occupied by the Friedland building). The application follows a previous planning approvals for a total of 201 units (152 apartments within the mill conversion and 49 new dwellings) on the site. The planning application submitted essentially seeks consent for an additional 12no. units within the site following a review of the design of the development. The main driver of this has been a review of the works to the mill, this simplified the design resulting in a net gain of available floorspace. In addition the relocation of a substation from block 4 has also resulted in additional space. The 12 units would be accommodated as follows: Elisabeth Mill building: 11 apartments (5 x 2 bed & 6 x1 bed) Block 4: 1 x 1 bed dwelling The accommodation would therefore be accommodated within the existing floorspace through the subdivision of the existing building. To clarify no extensions or significant external alterations would be required. The additional accommodation within the mil would be split across the floors as follows: Ground Floor: 3 x 2 bed First Floor: 1 x 2 bed Second Floor: 1 x 2 bed Third Floor: 2 x 1 bed Fourth Floor: 2 x 1 bed Fifth Floor: 2 x 1 bed The application has been accompanied with the following reports: Planning, Design and Access Statement Design and Access Statement Transport Statement Development Viability Appraisal SITE AND SURROUNDINGS The site consists of the Elisabeth Mill complex and its associated curtilage which is located within the Houldsworth Conservation Area. Elisabeth Mill is positioned towards the north-eastern corner of the site, and is a four storey red brick mill building of traditional character dating from 1874, the building is also locally listed. Until recently the Friedland building also occupied the site, this was a four storey concrete structure of a similar scale to the mill and was located within the south-western corner of the site. Demolition and associated clearance works have been completed, as such a large proportion of the site is now levelled. Redevelopment of the site is advancing, foundations have been laid for the initial phase of new housing and work is continuing on the repair and restoration of Elisabeth Mill building. The site is not marked by any significant change in level but falls from east to west by around a couple of metres. There are established trees, shrubs and other vegetation along the western boundary with Houldsworth Golf Course along with metal fencing, and the southern boundary with the golf course's access road which also incorporates a brick wall. To the north is Victoria Mill (and associated car parking/ landscaping), which forms part of the same mill complex as Elisabeth Mill, and this mill building has already been converted to flats, this includes an extension at roof level. The eastern boundary is to Houldsworth Street, on the opposite side of the highway there is an area green open space. The wider area is dominated by mill buildings associated with the Houldsworth Conservation Area. The wider area is predominantly residential in character comprising of terraced properties. 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. The site falls within a Predominantly Residential Area as identified on the Proposals Map of the SUDP Review. Saved policies of the SUDP Review HC1.1 Demolition & Tree Felling in Conservation Areas HC1.3 Special Control of Development in Conservation Areas HC1.4 New Uses for Buildings in Conservation Areas L1.1 Land for Active Recreation L1.2 Children's Play L1.10 Canals & Disused Railways CTF1.1 Development of Community Services & Facilities CDH1.2 Non Residential Development in Predominantly Residential Areas CDH1.9 Community Facilities in Predominantly Residential Areas LDF Core Strategy/Development Management policies CS1 - Overarching Principles: Sustainable Development - Addressing Inequalities & Climate Change SD1 - Creating Sustainable Communities SD3 - Delivering the Energy Opportunities Plans - New Development SD6 - Adapting to the Impacts of Climate Change CS2 - Housing Provision CS3 - Mix of Housing CS4 - Distribution of Housing H1 - Design of Residential Development H2 - Housing Phasing H3 - Affordable Housing CS5 - Access to Services CS8 - Safeguarding & Improving the Environment SIE1 - Quality Places SIE2 - Provision of Recreating & Amenity Open Space in New Developments SIE3 - Protecting, Safeguarding & Enhancing the Environment CS9 - Transport & Development CS10 - An Effective & Sustainable Transport Network T1 - Transport & Development T2 - Parking in Development T3 - 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.
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