Town and Country

STATEMENT OF COMMUNITY INVOLVEMENT

APPLICATION BY AITCHISON RAFFETY

PROPOSED MIXED USE DEVELOPMENT OF THE FORMER KINGSPAN WORKS CHARLESTOWN ROAD GLOSSOP

Philip Smith BA (Hons) Dip TRP MRTPI

Brian Barber Associates

The Granary

Spring Hill Office Park

Harborough Road

Pitsford June 2012 Northampton

NN6 9AA

Telephone: 01604 880163

Fax: 01604 882738

May 2011 Statement of Community Involvement on behalf of Aitchison Raffety Former Kingspan Works, Charlestown Road, Glossop

CONTENTS Page No

1. Introduction 2

2. Guidance for the Consultation Process 2

3. Public Exhibition Consultation 3

4. Public Exhibition Feedback and Analysis 5

5. Summary 9

Appendices

1. Consultation Leaflet 11

2. List of Consultees 13

3. Public Exhibition Newspaper Advertisement 15

4. Public Exhibition Boards 17

5. Public Exhibition Feedback Form 23

6. Completed Comments Forms as of 31 May 2011 (submission date) 24

Statement of Community Involvement on behalf of Aitchison Raffety Former Kingspan Works, Charlestown Road, Glossop

1. INTRODUCTION

1.1 This Statement of Community Involvement has been prepared on behalf of Aitchison Raffety (the applicant), to set out the consultation process undertaken for the proposed mixed use development at the former Kingspan Works on Charlestown Road, Glossop.

1.2 This application seeks planning permission for a mixed use development comprising a total of 105 residential units and 1660m² of commercial floor space. The application is in outline with all matters reserved, however, significant details are provided in terms of the form, scale and nature of the development which has been carefully developed through discussions with the Council in order to create a high quality scheme which will deliver significant economic and environmental benefits to the area. The mix of uses including residential has been developed in response to identified issues relating to industrial sites and the need to find viable uses for them for the benefit of the local area.

1.3 This Statement addresses the pre-application consultation which has taken place on the development proposals for the site.

2. GUIDANCE FOR THE CONSULTATION PROCESS

2.1 The National Planning policy framework (NPPF) sets out the Government’s overarching national planning policies and includes principles for community involvement in planning. One of the core planning principles as described in the NPPF, is the involvement of the community in planning. Community involvement is seen as vitally important to planning and the achievement of sustainable development. Consultation should not be a reactive process but rather it should enable the local community to say what sort of place they want to live in at a stage when this can make a difference.

2.2 The Localism Act sets out the Government’s means of shifting more power into the hands of individuals, communities and local Councils.

2.3 The Act introduces a new requirement for developers to consult local communities before submitting planning applications for very large developments and a new right for communities to draw up a “neighbourhood development plan" amongst numerous other intended changes.

2.4 The High Peak Borough Council’s Statement of Community Involvement (SCI) was adopted in May 2006. The Council state that the benefits of involving a wider range of people and organisations in decision making can include outcomes that better reflect the views and aspirations of the local community.

Statement of Community Involvement on behalf of Aitchison Raffety Former Kingspan Works, Charlestown Road, Glossop

2.5 This Statement sets out how the project team (including the applicant) undertook public consultation on the proposed mixed use development at a pre-application stage and how the comments raised have been addressed within the planning application submission.

3. PUBLIC EXHIBITION CONSULTATION

INTRODUCTION

3.1 The pre-application public consultation in respect of the outline planning proposals was launched by a public exhibition held on Wednesday, 11 May 2011.

3.2 Prior to the public exhibition, the project team (including the applicant) aimed to reach out to as many interested parties as possible. Residents and commercial occupiers (see Appendix 2) based within the vicinity of the site were chosen to receive a hand-delivered leaflet (see Appendix 1) to advise them of the forthcoming consultation event. The location of these residents and commercial occupiers was considered suitable for consultation purposes and included areas on, and just off, Charlestown Road and Turnlee Road. Approximately 600 of these leaflets were delivered in total.

3.3 A leaflet was posted to Anne Jordan (Principal Planning Officer) at High Peak Borough Council who has met with the project team at the pre-application discussion stage. All local Councillors were also notified of the exhibition.

3.4 In total, approximately 600 leaflets were distributed on 6 May 2011, close to a week before the exhibition. Appendix 2 contains a full list of addresses and businesses informed of the event and Appendix 6 lists all of the comments received from attendees.

3.5 Readers of local newspapers (Glossop Chronicle and Glossop Advertiser) were notified of the exhibition by a public notice advertisement, commissioned by the applicant. These were placed in the Glossop Chronicle on 5 May 2011 and in the Glossop Advertiser on 5 May 2011(see newspaper advertisements in Appendix 3).

CONSULTATION PROCESS

3.6 It had originally been hoped to hold the exhibition at the site. However, due to the disrepair of the buildings on the site, the George Hotel in Glossop town centre was chosen to host the exhibition event. The exhibition was held over one day between 2pm and 8pm on Wednesday, 11 May 2011. The exhibition

Statement of Community Involvement on behalf of Aitchison Raffety Former Kingspan Works, Charlestown Road, Glossop

was held in order to give local people and businesses the opportunity to understand the site and proposals and to ask questions of the project team.

3.7 Eleven exhibition boards were on display, each explaining different aspects of the mixed use scheme. Copies of the boards can be found in Appendix 4. A total of 108 local residents and representatives from local businesses attended the exhibition. This was a high turnout and the main issues raised during the exhibition process are outlined in Section 4.

CONSULTATION METHODS

3.8 The leaflet informing residents and businesses of the public exhibition was produced on an A4 sheet of paper, double sided. The leaflet was distributed to over 600 addresses within the vicinity of the site. Details provided on the leaflet include site location and exhibition venue map, contact information of one member of the project team, site information, purpose of the consultation and scheme proposals, ‘what happens next’ information and street level views of the proposals.

3.9 Advertisements placed in the Glossop Chronicle and Glossop Advertiser occupied a column of 6cm x 8.5cm and contained information about the consultation event as well as contact details.

3.10 The exhibition itself was manned by professionals at all times, including the applicant and members of the project team to ensure that all detailed questions raised could be answered. The following team members, including the applicant, attended:- Town Planners Architect Flood Risk, Contamination and Highways Engineer Project Manager

3.11 The exhibition was made up of 11 illustrative boards, engineering drawings and draft application documentation. Visitors to the exhibition were encouraged to complete feedback forms in order to provide their written responses to the emerging proposals as soon as possible over the next few weeks.

4. PUBLIC EXHIBITION FEEDBACK AND ANALYSIS

INTRODUCTION

Statement of Community Involvement on behalf of Aitchison Raffety Former Kingspan Works, Charlestown Road, Glossop

4.1 Over 600 people and groups were notified of the public exhibition. Furthermore, the event was widely publicised in line with national and local guidance. The exhibition was attended by 108 people.

4.2 Interested parties were also given the opportunity to provide written feedback either during the exhibition or by writing directly to a member of the project team without needing to attend the exhibition. Fifteen completed feedback forms were received prior to submission of the outline planning application.

4.3 The majority of attendees who provided comments were residents. The following section provides a summary of the written comments forms returned as part of the exhibition process, together with verbal comments received during the process.

EXHIBITION FEEDBACK AND ANALYSIS

4.4 The high attendance figures at the event highlight the interest in the scheme and the successful use of the consultation methods (leaflets and newspaper advertisements).

4.5 The overall feedback from those that did attend the exhibition or provided written feedback was very supportive of the overall principles, proposed mix of uses, creation of landmark developments, open space improvements and redevelopment of a run-down site. General comments included:-

- provide additional employment opportunities

- improve highway safety and a major approach route into the town

- the quality of the scheme looks impressive

- improvement and tidying up of the area and glad that something is being done with the site

- importance of existing woodland

- demolition of buildings in disrepair

- when is the development likely to commence? Local people were keen for the scheme to commence as soon as possible - the use of natural stone would blend nicely with the cottage atmosphere in the area.

Statement of Community Involvement on behalf of Aitchison Raffety Former Kingspan Works, Charlestown Road, Glossop

- it would allow a continuous passable safe footpath to be constructed

- the business development would nicely act as a buffer between any residential development and the existing industrial use

4.6 A number of specific concerns were raised by visitors at the exhibition and also through written feedback. A copy of all received comments forms is included in Appendix 6. The following provides a summary of these responses and how the project team have responded to these issues:-

Table 4.1: Summary of Public Exhibition Responses

Issues Response (No of comments)

Principle of development (5)

Need for business The application proposals do not seek the removal of development to form employment uses on the site, but rather incorporate a majority of the scheme substantial element of commercial floor space. The existing buildings are life expired and are not of the form or quality that would be desirable for modern businesses. This has lead to the site remaining vacant for some years with no realistic prospect of reuse.

Using the employment intensity figures in the Homes and Communities Agency Employment Land Density Report 2010, it has been calculated that the current B2 use of the buildings on the site would generate between 130 and 220 jobs depending on the type of industrial use involved. The inclusion of nearly 1660m2 of B1 floor space would, in comparison, generate up to 160 jobs.

The new commercial floorspace proposed has been designed to offer high quality modern accommodation in a flexible manner. The two new buildings will, therefore, substantially improve the quality of accommodation on the site.

Commercial space will The provision of commercial floor space across the 5 struggle to let/lack of a hectare site would be wholly unviable particularly in the present factory unit supply of the high quality type of accommodate that is

Statement of Community Involvement on behalf of Aitchison Raffety Former Kingspan Works, Charlestown Road, Glossop

needed in the area. The most appropriate solution is to provide a level of high quality and flexible commercial floor space which would deliver a comparable level of jobs as the entire site in its current industrial use. This reflects the findings of the 2008 Employment Land Review.

Will there be provision for The level of affordable housing is to be negotiated on a cheap housing within the site by site basis, based upon the level of need, proposal/affordable development constraints and the proximity of local housing quota of 30% services. would not be commercially viable There will be affordable housing provision based on 20% of units of which 75% will be social rented and 25% shared ownership.

Traffic (11)

Numbers of cars A full Transport Assessment and Travel Plan Framework generated from new are included with the planning application. housing and businesses would increase the The authorised use of the site for B2 industrial volume of vehicles on operations clearly has the potential to generate Turnlee Road/Charlestown significant levels of traffic from both employees and also Road commercial vehicles. The transport assessment has assessed the likely impact of the development on the local highway network and the conclusions reached are clear. The mix of housing and commercial floor space would have a negligible impact on traffic movements on the surrounding network.

Ensuring that traffic The development also includes improvements to calming measures are put Charlestown Road as it passes the site. Currently, the in place road is narrow in this location and lacks footpaths. The development includes widening Charlestown Road and provision of footpaths. These measures will address the existing deficiencies along this stretch of road.

Recreational/Open Space and Ecology (4)

Statement of Community Involvement on behalf of Aitchison Raffety Former Kingspan Works, Charlestown Road, Glossop

A playground or The development includes the improvement, repair and recreational area would be provision of public access to the area on the southern a welcome addition to the part of the site which houses the mill pond and site associated infrastructure. The aim is to re-water the mill ponds and repair the walls and other infrastructure.

The mill pond area does, however, represent an important element of the industrial heritage of the site and opening up this part of the site up for public use represents a significant benefit of the scheme. There would be exceptional costs involved in creating a high quality open space and recreation area as part of the development.

Management and plans/ An ecological assessment has been provided with the perceived loss of planning application. woodland area The management of the woodland which has developed will enable public access to be provided, linking this area with the local footpath network as well as the development proposed on the adjacent land.

Infrastructure (3)

School capacity in the A potential Section 106 contribution towards education area provision may be provided as part of this scheme in the form of a legal agreement between the Council and applicant if capacity is shown not to exist in local schools.

Contamination (1)

Chemicals in the old A Phase II Geo-Environmental Site Assessment has factory been provided with the planning application.

Investigations work has revealed elevated concentrations of contaminants across the site as would be expected in an historic industrial site such as this. Remediation measures are, therefore, required in order to address the contamination found. The capping of areas of open space will address the contamination and provide an appropriate growing medium for gardens and open spaces which do not already exist. There will be a need for piled foundations in areas where there is made up ground. In addition, it is proposed to crush waste concrete on site and utilise this within the development in order to reduce the need to transport waste elsewhere. The natural stone contained in many

Statement of Community Involvement on behalf of Aitchison Raffety Former Kingspan Works, Charlestown Road, Glossop

of the existing buildings will also be cleaned and reused where possible.

Design (3)

3 or 4 storey buildings are A Design and Access Statement is included with the not in keeping with the planning application. area Substantial attention has been paid to the design and layout of the scheme as well as mix of uses. The approach to the design seeks to retain the key characteristics of the site, most especially the sense of enclosure along Charlestown Road. A simple traditional approach to design and use of local materials will add to the strong link with the existing area and high quality of the overall design.

Three storey buildings have been used in areas along Charlestown Road in order to recreate the characteristics of the dominant industrial buildings currently fronting the road.

The design has been changed to remove certain 3 storey buildings closest to Lee Mount on the north-west corner of the site.

5. SUMMARY

5.1 In addition to the public consultation undertaken as outlined above, detailed consultation has also taken place between High Peak Borough Council officers, adjoining landowners and existing occupiers of the site and the project team.

5.2 This consultation statement sets out the process undertaken in respect of the pre-application consultation undertaken for the mixed use development of the site. The extensive public consultation exercise adopted has included the following elements:

- distribution of leaflets to the local residents and businesses - public notice published in the local newspapers - public exhibition on Wednesday 11 May between 2 and 8pm - detailed consultation with the local planning authority

5.3 The exhibition attracted a high turnout of people interested in the redevelopment of the site. Despite this high number of people attending the event, only 15 feedback forms were handed over to the project team. The overall feedback from attendees was very supportive of the overall principles,

Statement of Community Involvement on behalf of Aitchison Raffety Former Kingspan Works, Charlestown Road, Glossop

proposed mix of uses, redevelopment of the site and the design of the scheme. General comments included:-

- provide additional employment opportunities

- the quality of the scheme looks impressive and the use of natural stone would blend nicely with the cottage atmosphere in the area.

- demolition of buildings in disrepair

- the business development would nicely act as a buffer between any residential development and the existing industrial use

5.4 A number of key issues were raised during the public consultation process including traffic, heights of certain buildings, contamination, open space areas and schooling in the area. Section 4 provides an explanation of how these issues have been addressed within the proposed scheme.

5.5 Extensive pre-application discussions have been held with the Council, County Council and Environment Agency. A meeting took place on 1 October 2010 between the project team and design, policy, development control officers at the Council and highway officer at the County Council. The principles of the scheme and proposed mix of uses were discussed alongside the viewing of sketch plans.

5.6 A second meeting took place on 16 March 2011 between the project team and policy and development control officers at the Council and highway officer at the County Council where the project team presented detailed proposals including flooding and contamination issues. Policy matters and the proposed mix of uses were discussed including the need to demonstrate employment density information within the application. Design issues were dealt with over email and telephone. The Council were pleased with the design approach and with the open space within the scheme. The highway officer raised no issues and asked for a detailed assessment within the transport statement.

5.7 Further discussions with the Council have taken place following the submission of the original planning application. This has resulted in a revised layout addressing the issues relating to design as well as additional reports dealing with in particular heritage and conservation and ecological matters. Comments raised have been considered carefully throughout the process and amendments have been made to the proposed scheme where appropriate.

Statement of Community Involvement on behalf of Aitchison Raffety Former Kingspan Works, Charlestown Road, Glossop

Appendix 1 - Consultation Leaflet

Statement of Community Involvement on behalf of Aitchison Raffety Former Kingspan Works, Charlestown Road, Glossop

Appendix 2 - List of Consultees

Numbers Street Name/Housing Estate

32 - 62 (evens only), 2 - 10 Flats (all), Chunal Lane Springfield House, Moorland View, Moorfield Industries Ltd, Lister Equipment, David G Davies Transport and Andrew Wood Vehicle Repairs 1 - 105 (odds only), 2 - 104 (evens only), Charlestown Road Fire Station and O Sole Mio Restaurant 1 - 16 (all) Whitfield Park 1 - 92 (all) Whitfield Avenue 1 - 37 (odds only) and 2 - 30 (evens only) Unity Walk 2 - 24 (evens only) and 3 - 33 (odds only) Whitfield Centre Hob Hill Barn, Hob Hill Farm, Whitsend Hague Street Barn, Kohima, 20 - 62 (evens only) and 53 - 67 (odds only), Bella Vista, Brydene, 85 - 87 (all), Hoecroft Cottage, Hoecroft Farm, Hoecroft House, Lane Ends Farm and Whitfield Green 1-7 (all) King Charles Court 108 – 122 (evens only) Lee Mount 1-3 (all) Jackson Street 2 - 36 (evens only) and 11 – 57 (odds only) Ashton Street 1 – 10 (all) St James Street 1 – 41 (odds only), 2 – 50 (evens only), Turnlee Road The Bungalow, Celandine, Ferndene, Stanelee, Maybank and Turnlee Works businesses via portable Kitchen (10 leaflets distributed) 1 – 42 (all) Turnlee Drive 1 – 15 (all) Turnlee Close 1 – 9 (all) Ashton Gardens 1 – 8 (all) Riverview Cottages

Statement of Community Involvement on behalf of Aitchison Raffety Former Kingspan Works, Charlestown Road, Glossop

Ward Councillor Sett Anthony Ashton New Mills Raymond Atkins Corbar Linda June Baldry Cote Heath Robin Basil Baldry Barms William Barratt Old Glossop Ivan Bell Chapel West Andrew Bingham Stone Bench Caitlin Bisknell New Mills Janet Maria Carter Tintwistle William Clarke Simmondley Matthew Crompton Buxton Central Jonathan Phillip Davey Burbage John Ronald Faulkner Hope Valley Anthony Favell Buxton Central William Rees Fiddy Hadfield Marie Melita Foote New Mills East Mark Leigh Gadd Simmondley John Haken Chapel East Michael Harrison New Mills East Ian Huddlestone Padfield Peter James Kay Corbar Tony Arthur Kemp Whaley Bridge Mrs Linda Leather Whaley Bridge David William Lomax Blackbrook Edith Longden Hadfield North Victoria Elizabeth Mann Gamesley Anthony McKeown Hadfield South Robert McKeown Hayfield Herbert David Mellor Cote Heath Robert George Morris Whitfield Graham Nigel Oakley Blackbrook Christopher John Pearson Whaley Bridge John Arthur Thomas Pritchard Temple Emily Lilian Thrane Limestone Park Derek Walter Udale Hope Valley Frederick John Walton Old Glossop Chris Webster Dinting Jean Wharmby Howard Town Jacqueline Margaret Wilkinson Howard Town Roger Wilkinson Stone Bench Barbara June Wilson St John’s Ward Mrs Anne Worrall Chapel West Stewart Paul Young

Statement of Community Involvement on behalf of Aitchison Raffety Former Kingspan Works, Charlestown Road, Glossop

Appendix 3 - Public Exhibition Newspaper Advertisements (Glossop Chronicle and Glossop Advertiser)

Statement of Community Involvement on behalf of Aitchison Raffety Former Kingspan Works, Charlestown Road, Glossop

Appendix 4 - Public Exhibition Boards

Statement of Community Involvement on behalf of Aitchison Raffety Former Kingspan Works, Charlestown Road, Glossop

Appendix 5 – Public Exhibition Feedback Form

Statement of Community Involvement on behalf of Aitchison Raffety Former Kingspan Works, Charlestown Road, Glossop

Appendix 6 - Completed Comments Forms as of 31 May 2011 (submission date)