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Schedule of Representations on Sites Within Little Hulton and Walkden

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Schedule of Representations on Sites Within Little Hulton and Walkden Local Plan suggested sites consultation January – March 2014: schedule of representations on sites within Little Hulton and Walkden LW001 – Land west of Wharton Lane No A Ref R Ref Respondent name Comments / or organisation (and agent) 1 A0020 R00167 Harworth Estates Harworth Estates considers the Council’s initial assessment of this site (as set out in the Little Hulton and Walkden Neighbourhood Area Document) to be accurate and to reflect the main relevant issues. However, greater consideration should be given to the compatibility (or otherwise) of employment uses (class B2/B8) at the Logistics North site (LW002 Cutacre) and the residential use proposed at this site. This should be assessed from the perspectives of both: 1. The ability of the proposed residential development to ensure acceptable levels of residential amenity given the close proximity and typical noise of existing and proposed employment uses. 2. The impact of an adjacent residential development/allocation on the attractiveness of the employment site (LW002) to prospective occupier businesses and the potential loss of socio-economic benefit. Additional Evidence Site LW001 is subject of a current outline planning application for housing development (ref. 13/64068/OUT) to which Harworth Estates has submitted representations. Please see DTZ letter dated 10 February 2014 which outlines our concern regarding housing development in close proximity to the Logistics North site (LW002 Cutacre). Harworth Estates expects to complete the legal agreement and receive planning permission for the Logistics North strategic employment development imminently. Approved uses adjacent to site LW001 are industrial (B2) and warehouse/distribution (B8) with the potential to operate 24 1 Local Plan suggested sites consultation January – March 2014: schedule of representations on sites within Little Hulton and Walkden No A Ref R Ref Respondent name Comments / or organisation (and agent) hours per day, 7 days a week. The grant of planning permission will allow commencement of the site’s phase 1 infrastructure road and the phase 1 employment development (for Aldi regional distribution centre) (in Bolton). Reserved matters applications will then be submitted for the phase 2 employment development (new factory for an established business) (in Bolton) and the phase 2 infrastructure road, which will provide access to that part of the site within Salford. Harworth Estates is currently in confidential discussions with a prospective major occupier business regarding development at the site’s east parcel, which includes land in Salford and lies adjacent to site LW001. Logistics North (site LW002 Cutacre) is the premier strategic employment development in the northwest with substantial occupier demand (from new, modernising and expanding businesses) which will generate significant local employment opportunities and socio-economic benefits. It is critically important to achieving these benefits that the employment development is not compromised by incompatible development at neighbouring sites. Risk and perceived risk to business operation, such as from noise complaints from residents of new neighbouring housing, will reduce the attractiveness of the location to new and relocating businesses thereby compromising the inward investment and socio-economic benefits as occupiers go elsewhere. Essentially inappropriate residential development could sterilise part of the employment site. Harworth Estates therefore considers that development at site LW001 should not include residential accommodation or private amenity space adjacent or in close proximity to the boundary with site LW002. It is considered that the application site may be more appropriately proposed for light industrial (Class B1) or mixed use development whereby non-sensitive uses are located adjacent to the Logistics North site boundary. The prospective allocation of site LW001 should therefore be specified for mixed-use development (with appropriate guidance) or reduced in area to indicate an appropriate buffer 2 Local Plan suggested sites consultation January – March 2014: schedule of representations on sites within Little Hulton and Walkden No A Ref R Ref Respondent name Comments / or organisation (and agent) zone between it and site LW002. 2 A0643 R00188 Highways Agency This site has been identified as falling, either partially or wholly, within the Air Quality Management Area. If a site is located within the AQMA by the Strategic Road Network (SRN), then as part of the development of the site, a developer / landowner will be required to locate mitigation measures outside of the SRN boundary, and within the boundary of the site in question. As a consequence of this, this would lead to a reduced developable area for some sites, and this should be considered when considering the merits of the sites being promoted through this process. In addition, all noise fences, screening and other structures must be erected on the developers land, and far enough within the developers land to enable maintenance to take place without encroachment onto highway land, and this should also be considered within the consideration of the sites being promoted. 3 Local Plan suggested sites consultation January – March 2014: schedule of representations on sites within Little Hulton and Walkden LW002 – Cutacre, Wharton Lane No A Ref R Ref Respondent name Comments / or organisation (and agent) 1 A0020 R00167 Harworth Estates Harworth Estates considers the Council’s initial assessment of this site (as set out in the Little Hulton and Walkden Neighbourhood Area Document) to be broadly accurate and to reflect the main relevant issues. Whilst the assessment indicates that “none of the site is considered to be previously developed land”, inspection of historic maps indicates the site was previously crossed by a colliery railway and accommodated a small terrace of dwellings which were removed in the period of the 1950/60s. Additional evidence Harworth Estates expects to complete the legal agreement and receive planning permission for the Logistics North strategic employment development imminently. The following text provides an update on the anticipated implementation of the permission and delivery of the development. The grant of planning permission will allow commencement of the site’s phase 1 infrastructure road and the phase 1 employment development (for Aldi regional distribution centre) (in Bolton). Reserved matters applications will then be submitted for the phase 2 employment development (new factory for an established business) (in Bolton) and the phase 2 infrastructure road, which will provide access to that part of the site within Salford. Harworth Estates is currently in confidential discussions with a prospective major occupier business regarding development at the site’s east parcel, which includes land in Salford. Logistics North (site LW002 Cutacre) is the premier strategic employment development in the northwest with substantial occupier demand (from new, modernising and expanding businesses) which will generate significant local employment opportunities and socio-economic benefits. Suggestions to designate the site within the Green Belt are strongly opposed by Harworth 4 Local Plan suggested sites consultation January – March 2014: schedule of representations on sites within Little Hulton and Walkden No A Ref R Ref Respondent name Comments / or organisation (and agent) Estates. Such designation is incompatible with the site’s proposed strategic employment development for which the Council has resolved to grant planning permission. Designation of this land as Green Belt would eliminate any employment development in Salford thereby removing its contribution to employment land delivery targets, taxation, inward investment and socio-economic benefits. 5 Local Plan suggested sites consultation January – March 2014: schedule of representations on sites within Little Hulton and Walkden LW005 – Former St Joseph's Primary School, Old Lane No A Ref R Ref Respondent name Comments / or organisation (and agent) 1 A0631 R00169 Councillors Iain This derelict former school site has an extant planning permission. We agree that it is suitable Lindley and Les for housing provision. Turner 2 A0661 R00214 Daniel Hill Land suitable for housing development, but natural surroundings (ie mature trees) should be retained where possible. The existing application to build on this land includes a restriction that the playing field should be retained or replaced, however this is consistent with the assessment that any development could include recreational facilities for children, and would be in keeping with the former use of the land. Additional evidence It is worth noting that the application to build on this land has lay dormant for a considerable period of time, meaning the site has become an eyesore for local residents. A consideration of existing strain on local primary schools is necessary before deciding whether this site is suitable for development. 3 A0403 R00187 Sport England The site includes a disused playing field. Development of this part of the site would require one of the special circumstances set out in Sport England’s playing field policy, or paragraph 74 of the National Planning Policy Framework, to be satisfied in which development of land used as playing field would not be opposed. Although disused, the planning use of this land remains that of a playing field. No lawful development has occurred that would prevent the site being brought back into use
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