Planning Policy BNP Paribas Real Estate High Peak Borough Council 1st Floor, Fountain Precinct Town Hall Balm Green Buxton Sheffield S1 2JA Derbyshire SK17 6EL Tel: +44 (0)114 263 9210 Switchboard: +44 (0)870 700 2233 Fax: +44 (0)144 263 9244 Email: [email protected]
Your ref: 3 April 2013 Our ref: 110570 PBF / ADW L130403
Dear Sirs
REPRESENTATIONS TO HIGH PEAK LOCAL PLAN PREFERRED OPTIONS DRAFT
LAND TO THE SOUTH OF GLOSSOP ROAD, GAMESLEY, GLOSSOP AND LAND AT GAMESLEY SIDINGS, GLOSSOP
We have been instructed by the joint owners of the land to the south of Glossop Road, Gamesley and the Land at Gamesley Sidings, Glossop to submit representations to the High Peak Local Plan Preferred Options in respect of both of the above sites. The extent of these sites is shown edged red on the enclosed plan.
Site Descriptions
Both sites are located adjacent to each other to the south of the village of Gamesley, approximately 1 mile to the east of the market town of Glossop, and within the jurisdiction of High Peak Borough Council.
The area surrounding the sites comprises predominantly residential uses to the north, east and west, including the older style residential properties located to the north along Glossop Road, further north of which is the Gamesley housing estate.
The Manchester to Glossop / Hadfield railway line is located adjacent to the southern boundaries of the sites. The railway line itself is located with a deep railway cutting and the remnants of a platform and shelter and abandoned railway sidings (which formed part of the former Mottram and Dinting Marshalling Yard) located adjacent to the railway line. The former yard area now contains woodland and sections of the Trans Pennine Trail (TPT), Pennine Bridleway National Trail (PBNT) and SUSTRANS National Cycle Route No. 62. The woodland forms part of the 31 ha Gamesley Sidings Wildlife Site.
Both sites together extend to approximately 3.6 ha (8.89 acres) in area and slope gently from west to east.
Details of the individual sites are given below.
Land to the South of Glossop Road
The Land to the South of Glossop Road is the eastern-most of the two sites. It comprises a vacant and derelict industrial building (the former Samas Roneo building) fronting Glossop Road to the north west of the site, with low quality agricultural land to the south and east of the industrial building. The site extends to approximately 2.68 ha (6.62 acres) in area.
Vehicular access to the site can be gained from two points along Glossop Road. The main vehicular access originally served the industrial building and was designed to accommodate commercial vehicles. The second access to the site is located to the east between the Blue Bell Pub and the Hairport hairdressers.
Outline planning permission was granted for the demolition of the industrial building on the site and the erection of residential development and associated works in April 2012 (Planning Permission Reference: HPK/2012/0026). Pursuant to this, the site was included within the High Peak 2013 Strategic Housing Land Availability Assessment (SHLAA) as a suitable and deliverable residential site with the capacity for approximately 93 dwellings within years 0-5. The site has however, not been identified as a potential Housing Allocation in the High Peak Local Plan Preferred Options document.
Land at Gamesley Sidings
The Land at Gamesley Sidings is located immediately to the west of the Land to the South of Glossop Road. It is triangular in shape and comprises further low quality agricultural land. The site extends to approximately 0.92 ha (2.27 acres) in area.
The site is identified in the High Peak Local Plan Preferred Options document as a potential Housing Allocation (Ref: G26) with an approximate capacity for 38 dwellings. The Preferred Options document envisages that the site will come forward for development in the mid-phase of the plan period.
Representations on the High Peak Local Plan Preferred Options
Further to the above, please find the joint owners’ representations on the High Peak Local Plan Preferred Options document below.
It is considered that both of the above sites are suitable for housing development and would be developable and deliverable within the early phases of the plan period. The proposed Housing Allocation of the Land at Gamesley Sidings under Policy H3 of the High Peak Local Plan (ref. G26) is therefore strongly supported .
It is however, requested that the Land to the South of Glossop Road is also allocated for housing in the High Peak Local Plan.
As part of the Presumption in Favour of Sustainable Development, the National Planning Policy Framework (NPPF) requires that the planning system should support “strong, 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 supports its health, social and cultural well-being” .
In order to be compliant with this, the High Peak Local Plan should seek to meet the housing needs of the area by allocating sites for housing which would provide easy and convenient access for all to a range of services and community facilities and would not cause harm to the environment.
In line with the above, it is considered that both the Land to the South of Glossop Road and the Land at Gamesley Sidings are suitable for residential development for the following reasons:
■ Both are located within a predominately residential area, with large numbers of housing located to the north;
■ The sites are located within close proximity to a number of community services and facilities along Glossop Road and within the Gamesley Estate, including the following:
i) A parade of shops; ii) Public houses; iii) A health centre; iv) A youth and community centre; v) Primary schools; vi) A pre-school; vii) A family centre; viii) A pharmacy; ix) A post office; x) A library; and xi) Churches;
■ The sites are also located close to public open space, including playgrounds, playing fields, football pitches, a rugby ground, a bowling green and the 31 Ha Gamesley Sidings Wildlife site;
■ The sites are accessible to recreational walking and cycle routes, including the TPT, PBNT and SUSTRANS National Cycle Route No. 62;
■ The sites are located close to public transport services, including bus stops on both sides of Glossop Road which are served by frequent bus services to the surrounding areas, including Glossop Town Centre, Marple, Hattersley, Hyde and Stalybridge. Dinting Railway Station is also located approximately 1 mile to the east of the sites and provides direct rail services to Glossop, Hadfield, Hattersley and Manchester;
■ The sites are not located within the Green Belt, with the majority of the area of the Land to the South of Glossop Road also identified within the existing “Built-Up Area Boundary” in the 2005 High Peak Local Plan; and
■ The sites are considered to be of relatively low environmental quality. The Ecological Survey submitted with the outline planning application for the Land to the South of Glossop Road demonstrated this, and it is considered that similar conditions exist for the Land at Gamesley Sidings.
In light of the above, it is considered that residential development on the two sites would be appropriate as it would reflect the existing settlement pattern of Glossopdale and would not result in the loss of important countryside or Green Belt land. Residential development would also be accessible to a wide range of community facilities and services in the immediate surrounding area, as well as public transport links to the wider area. Residential development on these two sites would therefore meet the requirements of the NPPF.
Furthermore, the development of both of these sites for housing offers the opportunity to provide a comprehensive residential development in an area of Glossopdale where it is acknowledged that there is a need for further housing growth (2007 Housing Needs Survey). This would avoid, or reduce, the need for smaller piecemeal development in other areas of Glossopdale, and could provide the opportunity for growth in services, facilities and infrastructure in this area of Glossopdale.
In addition, as referred to above, the Land to the South of Glossop Road benefits from outline planning permission for residential development, and as a result is a committed development anticipated to be delivered within the next five years. Notwithstanding this, as development has not yet commenced, it is important that the Local Plan recognises and supports the future residential development of this site and reflects this outline planning permission.
Proposed Policy S5 “Glossopdale Sub-Area Strategy” in the Local Plan Preferred Options document also states that the housing needs of Glossopdale will be met through the use of brownfield sites within the built-up area and the redevelopment of industrial legacy sites. The Land to the South of Glossop Road meets both of these criteria. The majority of the site is located within the existing defined built-up area and housing development on the site would result in the redevelopment of a brownfield, former industrial site. The site should therefore also be allocated for residential development in the Local Plan.
In light of the above, the joint owners of the two sites support the allocation of the Land at Gamesley Sidings for residential development in the High Peak Local Plan (ref. G26). It is however, requested that Policy H3 of the Local Plan also allocates the Land to the South of Glossop Road for residential development to reflect its suitability for residential development, its outline planning permission and its positive SHLAA assessment.
Conclusion
It is considered that both the Land to the South of Glossop Road and the Land at Gamesley Sidings are suitable residential development sites which are deliverable within the early phases of the Local Plan period. This suitability is confirmed by the proposed allocation of the Land at Gamesley Sidings in the Local Plan, as well as the positive SHLAA assessment and grant of outline planning permission for residential development on the Land South of Glossop Road. The allocation of these sites for housing development would also comply with the aims of the NPPF and Draft Local Plan Policy S5 “Glossopdale Sub-Area Strategy”.
As such, the joint owners support the proposed allocation of the Land at Gamesley Sidings in the High Peak Local Plan (ref. G26), but request that the Land to the South of Glossop Road is also allocated for residential development. Whilst the site does benefit from outline planning permission for residential development, development on the site has yet to commence. It is therefore important that the Local Plan continues to provide support for residential development on the site through a housing allocation.
In light of the above, it is requested that Policy H3 of the High Peak Local Plan allocates both the Land at Gamesley Sidings and Land to the South of Glossop Road for residential development.
We reserve the right to amend or withdraw these representations if necessary.
Finally, we trust the above is clear and satisfactory; however, if you require further information or if you have any queries regarding the above, please do not hesitate to contact either Paul Forshaw or Alex Willis at the above office. Otherwise, we would be grateful if you would acknowledge receipt of these representations and confirm that they have been “duly made”.
Yours faithfully
BNP Paribas Real Estate
Enc Site Plans
Cc Mr S Moss – Astor Property Group
Mr P Rendell – Rawlins Davy
Mr B O’Herlihy – Preston O’Herlihy
High Peak Local Plan Preferred Options Consultation
Consultation response form
Name: ……Alex Willis……………………………………………………………..
Address: …BNP Paribas Real Estate…………………………………………….
…………… Fountain Precinct, Balm Green……………………………………….
…………… Sheffield, S1 2JA……………………………………………………….
E-Mail contact: …[email protected]…………………………………..
Please return this form by 10 April to: [email protected] or
Regeneration Service High Peak Borough Council Buxton Town Hall Market Place Buxton Derbyshire SK17 6EL
Further information: www.highpeak.gov.uk/hp/preferred-options
PLEASE NOTE that responses must be attributable to named individuals or organisations. They will be available for public inspection and cannot be treated as confidential.
High Peak Local Plan Preferred Options February/April 2013 Page 1
Paragraph Nature of response ie Comment /Policy object, support, support with conditions, observation, other H3 Request additional See attached letter regarding Land to the South of allocation Glossop Road
If you wish to comment on more paragraphs or policies please attach additional sheets.
Housing allocations (Policy H3)
Please let us know the nature of your response by ticking the relevant box. You may write comments regarding the sites or the policy in the "response" section below.
Object Support Support with Observation Other Glossopdale conditions
Paradise Street Hadfield (G2)
North Road, Glossop (G6)
Land off Woodhead Road, Glossop (G8)
Land off Woodhead Road, Glossop (G9)
Land off Woodhead Road, Glossop (G10
Hawkshead Mill, Old Glossop (G13)
Hope Street, Old Glossop (G14)
York Street, Glossop (G15)
High Peak Local Plan Preferred Options February/April 2013 Page 2 Object Support Support with Observation Other Glossopdale conditions
Woods Mill, Glossop (G16)
Bank Street, Glossop (G18)
Dinting Road/Dinting Lane (G19)
Dinting Lane (G20)
Land off Dinting Road, Glossop (G21)
Former railway museum, Glossop (G23)
Land off Melandra Castle Rd (G25)
Land adj Gamesley sidings (G26)
Charlestown Works, Glossop (G31)
Adderley Place, Glossop
Comment (Please include site reference) See attached letter regarding Land adj Gamesley sidings (G26)
Please let us know the nature of your response by ticking the relevant box . You may write comments regarding the sites or the policy in the "response" section below.
If you need more space please attach additional sheets. Thank you for your comments. We will use your contact details to contact you about future progress of the Local Plan.
High Peak Local Plan Preferred Options February/April 2013 Page 3