J000217-TN01a December 2020

Proposed Residential Re-Development, 145a Ashley Road, Hale,

Technical Note

Prepared on behalf of:

Beauchamp Charles Ltd.

J000217-TN01a Residential Redevelopment, Ashley Rd, Hale

CONTENTS

1.0 INTRODUCTION 1 Overview 1

2.0 SITE LOCATION & EXISTING SITE CONDITIONS 3 Site Location 3 Existing Site Conditions 3

3.0 SITE ACCESSIBILITY AUDIT 5 Introduction 5 Accessibility by Walking and Cycling 5 Access to Public Transport 7 Summary 8

4.0 DEVELOPMENT PROPOSALS 10 Overview 10 Parking Provision 10 Servicing 12

5.0 SUMMARY & CONCLUSIONS 13 Summary 13 Conclusions 13

TABLES Table TN3.1 Bus Services Available at Local Bus Stops

DRAWINGS 1820-P-102 Proposed Ground & First Floor Plan

FIGURES Figure TN1 Site Location – Strategic Context Figure TN2 Site Location – Immediate Context Figure TN3 Local 2.0km Walking Catchment Figure TN4 Local Cycle Infrastructure Figure TN5 Local 5.0km Cycle Catchment Figure TN6 Local Public Transport Services Figure TN7 Existing Local Parking Restrictions Figure TN8 Potential Future Local Parking Restrictions

December 2020 i

J000217-TN01a Residential Redevelopment, Ashley Rd, Hale

1.0 INTRODUCTION

Overview

1.1.1 This Technical Note has been prepared by Focus Transport Planning Ltd. (Focus TP) on behalf of Beauchamp Charles Ltd. (hereafter referred to as the Applicant) to provide a summary of the transport related effects associated with a planning application for the redevelopment of an existing office development at 145a Ashley Road, Hale, Altrincham for residential purposes. The planning application, which is being made in full, seeks permission for the demolition of the existing office development and construction of a new building accommodating 5 residential apartments.

1.1.2 As outlined above, the existing buildings at the site are currently occupied under the B1 Office land use class. The existing office use occupies a total GFA of 169m2. The proposals would seek the demolition of the existing buildings, clearance of the site, and construction of an entirely new building.

1.1.3 A pre-application enquiry was submitted in June 2020 (Ref: PREAPP/01110/20) to consider a proposed development of 5 apartments at the site, and a formal response to that enquiry was provided by TBC on 10 th September 2020. The TBC pre-application enquiry response included a review of the proposals on highways and transport matters and, in particular, raised concerns with regard to the proposed car-free nature of the development scheme, as follows:

“The submitted details show the provision of no car parking spaces to serve the development. Whilst it is noted that paragraph 5.6.1 of SPD3 does refer to a limited number of cases within accessibility zones A and B whereby car free residential development may be permitted, paragraph 5.6.2 further states that “in all instances, developers will be required to demonstrate why car-free development represents the best available option”.

As no supporting evidence has been provided to demonstrate why a car- free development would be acceptable in this instance, there are concerns that the proposed development would result in car parking on nearby residential streets, to the detriment of the amenity of neighbouring residents and highway safety.”

1.1.4 The purpose of this report is to appraise the Local Planning and Highway Authority (LPA/LHA) Trafford Borough Council (TBC), of the anticipated traffic related

December 2020 1

J000217-TN01a Residential Redevelopment, Ashley Rd, Hale

effects likely to be associated with the site redevelopment proposals. Specifically, this TN responds directly to the concerns outlined above in TBC’s pre-application enquiry response, including supporting evidence to demonstrate that the proposed car-free nature of the development scheme is entirely appropriate. Accordingly this document responds to TBC’s pre-application comments on highways and transportation matters in full.

1.1.5 This Technical Note therefore provides an overview of the proposed development scheme including an appraisal of its anticipated effects in terms of additional traffic generation. In addition, the report considers the sustainability of the site, its accessibility to existing local services and the opportunity to encourage trips from the site to be undertaken by alternative travel modes to the private car.

December 2020 2

J000217-TN01a Residential Redevelopment, Ashley Rd, Hale

2.0 SITE LOCATION & EXISTING SITE CONDITIONS

Site Location

2.1.1 The strategic location of the application site (hereafter referred to as the Site) is illustrated in Figure TN1 to this report. This plan identifies the strategic location of the Site in relation to the centre of Hale, the strategic trunk road routes of the M56 and M60, as well as the primary routes of the A56 and A560.

2.1.2 Figure TN2 illustrates the site location in terms of its immediate context and identifies the key areas of the local highway network including the A538 Hale Road and Ashley Road. Figure TN2 also illustrates the context of the Site relative to the local centres of Hale and Bowdon, as well as Altrincham town centre to the north.

Existing Site Conditions

2.2.1 As outlined in Section 1 of this TN, the application site currently accommodates buildings with c130m 2 GFA of operational B1 office use. Access to the site is taken directly from Ashley Road, just to the west of the centre of Hale village, and approximately 120m from Hale Rail Station. In addition to the existing office building, the site is also currently able to accommodate some level of on-site car parking for the existing occupiers.

2.2.2 As well as this on-site parking, there are a number of other public (pay and display) car parks within the centre of Hale village, at both the nearby rail station (45 spaces – accessed from Victoria Rd) as well as at Cecil Road (136 spaces) c380m to the south of the site. Further review of the restrictions at these public car parks identifies that charges apply at the following times, meaning that parking outside of these periods is free:

Hale rail station - Mon-Sat 08:00-18:00 – Max charge £5.00 (over 5hrs); Cecil Road - Mon-Sat 08:00-18:00 – Max charge £5.00 (over 5hrs).

2.2.3 A review of on-street parking availability and restrictions is provided in Section 4.2 of this report. That section summarises that most of the residential streets

December 2020 3

J000217-TN01a Residential Redevelopment, Ashley Rd, Hale

surrounding Hale village are subject to restrictions requiring residential parking permits. Some on-street parking is available within the village centre itself, albeit limited to a 1-hour maximum stay and no return within 1 hour.

December 2020 4

J000217-TN01a Residential Redevelopment, Ashley Rd, Hale

3.0 SITE ACCESSIBILITY AUDIT

Introduction

3.1.1 Both local and national planning policy and guidance identifies a number of key transport related sustainability objectives, including:

Reducing the need to travel, especially by private car; Ensuring accessibility to a range of sustainable travel options.

3.1.2 With the above in mind, this chapter therefore considers the potential of the application site to deliver appropriate opportunities for sustainable travel. The nature of local sustainable transport connections available within the immediate catchment of the application site is therefore summarised in the paragraphs below.

Accessibility by Walking and Cycling

Walking

3.2.1 The application site on Ashley Road is located such that access to the is possible by both walking and cycling modes. National planning guidance notes that walking is the most important mode of travel at the local scale, offering the greatest potential to replace short distance car trips of under 2km. The Chartered Institute of Highways & Transportation (CIHT) guidance ‘Providing for Journeys on Foot’ suggests that a 1.2km walk catchment represents a preferred maximum walking distance to common local services and facilities, whilst a maximum distance of 2.0km is preferred for commuting purposes or journeys to school.

3.2.2 Figure TN3 to this report illustrates such local walking catchments as measured from the centre of the application site. A review of these catchments suggests that the site lies within an acceptable walking distance of the entirety of the surrounding residential outskirts of Hale and Bowdon, as well as the western extents of Hale Barns to the east and the southern outskirts of Timperley to the north. Most crucially, Figure TN3 identifies that the site lies within a short walking distance of a number of schools as well as Altrincham Town Centre and its employment, retail and leisure opportunities, and Altrincham public transport

December 2020 5

J000217-TN01a Residential Redevelopment, Ashley Rd, Hale

interchange. The following facilities lie within an appropriate walking distance of the site:

Education Altrincham Preparatory School; Hale Preparatory School; Bowdon Preparatory School; Bollin Primary School; Bowdon CofE Primary School; Stamford Park Infant School; Altrincham CofE Primary School; Altrincham Grammar School for Boys; Altrincham Grammar School for Girls; ; and, North Cestrian School.

Selected Local Facilities Hale and Altrincham Post Offices; Marks & Spencer Supermarket; Tesco Supermarket; GP Surgeries; Dental Surgeries; and, Altrincham Bus, Rail and Metrolink Interchange.

Cycling

3.2.3 National planning guidance also notes that cycling has the potential to substitute for short car trips, particularly those of less than 5km or which could form part of a longer journey by public transport. The location of the application site allows for practical cycle access across much of the southwestern extents of the Trafford borough and the northern outskirts of Cheshire East area. These areas include Altrincham, Hale, Hale Barns, Bowdon, Timperley and the southern outskirts of Sale. A plan of dedicated local cycle infrastructure to the application site is illustrated in Figure TN4 to this report with an indicative 5km cycle catchment illustrated in Figure TN5. Review of Figure TN5 in particular highlights that as well as lying within a 5km cycle distance of the above built-up areas, the site also

December 2020 6

J000217-TN01a Residential Redevelopment, Ashley Rd, Hale

lies within a 5km cycle ride of key local attractions including the Dunham Massey National Trust house and gardens/park, as well as the northern extents of the Tatton Park estate.

3.2.4 The above review demonstrates that the site is well located not only in terms of walking and cycling access to key local facilities including schools, employment centres and retail/leisure areas.

Access to Public Transport

Bus Services

3.3.1 The closest bus stops to the Ashley Road site are located less than 200m from the application site, on the Ashley Road to the east, as well as 210m to the west on the B5163 Langham Road/Ashley Road to the west. All of these stops would therefore lie well within the Chartered Institute of Highways and Transportation (CIHT) preferred 400m maximum walk catchment to a local public transport stop.

3.3.2 Figure TN6 to this document provides an extract of the TfGM bus map for the Trafford area, illustrating the closest services to the Ashley Road site. Table TN3.1 below provides a summary of the services available from these stops:

Table TN3.1: Local Bus Services One -Way Hourly Frequency Mon -Fri Sat Sun

Route All Day Eve Day Eve Day Ashley Road (east of site) 283 Altrincham – Hale – Hale 1 1 1 1 1 Barns – Well Green Circular 284 Altrincham – Well Green 1 1 1 1 1 – Hale Barns – Hale Circular Langham Road/Ashley Road (west of site) CAT5 Altrincham – Dunham – 1 1 1 0 1 Warburton – Lymm – Stockton Heath - Warrington CAT5A Altrincham – Dunham – 1 0 1 0 0 Warburton – Lymm – Stockton Heath - Warrington Total 4 3 4 2 3

December 2020 7

J000217-TN01a Residential Redevelopment, Ashley Rd, Hale

3.3.3 Review of Table TN3.1 shows that on Monday to Saturday in the daytime there are at least 4 bus services an hour within a 400m walk of the site, whilst in the evening there are at least 2 buses per hour. On a Sunday, there are at least 3 bus services per hour accessible throughout the day. These services provide regular connections to key destinations such as Altrincham, Lymm, Stockton Heath and Warrington. It should also be noted that all services listed above provide regular connectivity to both Altrincham town centre and, in particular, its bus station from which further onward connections are available, including Metrolink services.

Rail Services

3.3.4 As already noted, the application site is located within a c110m walk of Hale rail station, on Ashley Road to the east of the site. This stop is served by trains on the Mid-Cheshire Line. Accordingly, the station is served by routes which stop at key strategic destinations including Manchester Piccadilly, Stockport, Altrincham, Knutsford, Northwich and Chester, as well as a number of local rail stations in the Cheshire area. Services from Hale station operate on an hourly basis, in each direction.

3.3.5 As noted above, both regular bus and rail services within Hale provide onward connectivity to Metrolink services at the Altrincham Bus and Rail interchange. Accordingly, onward connectivity is readily achievable to the Altrincham-Bury Metrolink line as well as all other interconnecting lines on the Metrolink network. Metrolink services operate on a frequent basis, with at least 6 per hour during the daytime period and at least 3 per hour during the evening period.

Summary

3.4.1 Overall, it is concluded that the Ashley Road application site lies in an appropriate location for a residential development of its nature, being located within a reasonable walk/cycle distance of key local facilities and employment areas. The site is located within a well-established village centre area, is surrounded by good quality walk/cycle infrastructure, and has access to a wide range of frequent public transport connections serving not only local areas but key strategic employment and leisure centre destinations. Such locational characteristics would ensure that

December 2020 8

J000217-TN01a Residential Redevelopment, Ashley Rd, Hale

the development proposals meet the key sustainable planning objectives of promoting opportunities for the use of alternative travel modes to the private car and managing the overall traffic impact associated with development.

December 2020 9

J000217-TN01a Residential Redevelopment, Ashley Rd, Hale

4.0 DEVELOPMENT PROPOSALS

Overview

4.1.1 As noted in section 1 of this TN, the applicant is now seeking planning permission for the redevelopment of the site to deliver a residential scheme comprising 5 apartments. Drawing 1820-P-102 to this TN illustrates the proposed layout of the development scheme. The schedule of development proposes the following mix of apartment sizes:

1No. 1-bed apartment; 4no. 2-bed apartments.

4.1.2 Review of the scheme masterplan identifies that the proposals do not propose to enable vehicular access – the development is proposed as a car-free scheme. Access to the site is limited to pedestrians and cyclists, as well as for servicing purposes.

Parking Provision

Car Parking

4.2.1 As outlined above, the development is proposed to be a car-free scheme, with no provision for car parking. Policy L4 of the Trafford Core Strategy and Appendix 3 of TBC’s SPD3 Parking Standards and Design set out TBC’s car parking standards. Review of these documents identifies that Hale is classed as Accessibility Zone B in the Trafford Core Strategy. Further review of the SPD identifies that the following with respect to car-free residential development:

“In accessibility zones A and B, there may be a limited number of cases where, subject to compliance with other relevant LDF policies, car-free development can be considered acceptable in principle. These may include:

The extension, alteration or re-use of an existing building with no access to parking; The reversion of a previously converted property to its original residential use, including flats above shops;

December 2020 10

J000217-TN01a Residential Redevelopment, Ashley Rd, Hale

The provision of residential accommodation on a small (up to 5 units net) town centre site that may otherwise not come forward for development; and Where arrangements are made to share an existing car park within the vicinity of the site which can reasonably accommodate the parking demand generated by the development.”

4.2.2 Given that the proposals seek redevelopment of the centrally located site, for a scheme of up to 5 units, it is considered that the proposed car-free nature of the scheme should be acceptable in principle.

4.2.3 In addition to the above, in respect of car-free development, the SPD also highlights the following:

“For residential development car parking below the maximum standard will only be allowed where there will be no adverse impact on on-street parking arising from the development. This may be because one or more of the following criteria are met:

There is sufficient capacity for on-street parking without detrimentally affecting the safety and convenience of other residents and occupiers and road users; The developer can demonstrate that satisfactory sustainable travel measures including residential travel plans are proposed and how they will be implemented; There is no on-street parking permitted in the vicinity of the development (so there is no potential for on-street parking to detrimentally affect the safety and convenience of other residents and occupiers); The development includes garage spaces; and, The development meets other planning objectives and would not unacceptably worsen the parking situation.”

4.2.4 This Technical Note has demonstrated, at Section 3, that the application site lies within a highly sustainable location. The location of the site in the centre of Hale village means that travel to and from the development could easily be accommodated by the very high standard of local sustainable transport opportunities. The site is a short walking distance from both regular bus and rail services, which provide onward connections across the Great Manchester and Cheshire areas and their employment centres. Moreover, the location within the centre of Hale, as well as within 1km of Altrincham Town Centre, ensures that residents would have access to a wide range of key local services and facilities, including schools, supermarkets, local shops and bars, and health facilities.

December 2020 11

J000217-TN01a Residential Redevelopment, Ashley Rd, Hale

Accordingly, it is considered that resident travel requirements could be easily accommodated via these extensive sustainable transport opportunities.

4.2.5 Furthermore, Figure TN7 to this Technical Note identifies the extent of local parking restrictions that are currently in place in the immediate area, thereby demonstrating that on-street local parking would not be possible. The majority of the local streets are either subject to Traffic Regulation Orders that completely prohibit parking (double-yellow markings), or are subject to parking permit controls. Any existing public on-street parking is limited to a 1-hour maximum stay with no return within the hour, between the hours of 08:00-18:00.

4.2.6 In addition to the existing parking restrictions that are in place in Hale, Figure TN8 to this TN identifies the potential future parking restrictions based on the 2018- 2020 Traffoc BC review of resident parking permit schemes for the Hale area. This demonstrates that on-street parking is potentially proposed to be further restricted across the centre of Hale – subject to the outcome of the public consultation exercise. Moreover, it is not proposed that residents of the development site would be able to apply for a residential parking permit.

4.2.7 With the above in mind, it is clear that there are no practical existing on-street parking opportunities within the centre of Hale village. Accordingly, it is considered that the local parking conditions, along with the accessible location of the site, accord with the above requirements for the development of a car-free residential scheme.

Cycle Parking

4.2.8 In terms of cycle parking provision, the proposals include for secure cycle storage facilities close to the building entrance. These storage facilities would accommodate up to 10 bicycles and would therefore fully accord with the requirements of the cycle parking standards outlined in the Trafford SPD3.

Servicing

4.3.1 Servicing of the site by Refuse Collection Vehicles is proposed to be undertaken on-street, from Ashley Road. The proposals include for a bin-storage area.

December 2020 12

J000217-TN01a Residential Redevelopment, Ashley Rd, Hale

5.0 SUMMARY & CONCLUSIONS

Summary

5.1.1 This Technical Note has provided an appraisal of the application site located within the centre of Hale village. The planning application proposes the redevelopment of the site to deliver a residential scheme comprising 5 apartments in total. The proposals form a car-free development and would include for secure cycle storage for residents. It is considered that the high standard of existing local sustainable transport links, and proximity to key local facilities and services, would suitably cater for the needs and travel requirements of future residents.

5.1.2 This appraisal includes a review of the extant planning position at the site, a site accessibility appraisal and, consideration of the proposed development scheme and its car-free nature.

Conclusions

5.2.1 On the basis of this technical review of the development proposals, it is considered that the scheme proposals are entirely appropriate given the site’s locational characteristics. It is therefore concluded that there should be no overriding reasons for refusal of the planning application on highway grounds.

December 2020 13

DRAWINGS PROJECT y wall ck boundar existing bri Residential Development SITE ADDRESS POSTCODE 145a Ashley Road WA14 Hale 2UW

Bath DRAWING Bathroom Bed 2 Ground & First Floor Plan Bed 1 Bed 1 PROJECT NO. DWG NO. REV NO. SCALE 1820 P-102 1 : 100 DRAWN BY CHECKED BY

Garden Terrace- Flat 2 PLANNING SUBMISSION

Kitchen/ recessed Kitchen/ Living balcony Dining REV DESCRIPTION INTL. CHK. DATE

Store Store Lobby cycle Lobby storage refuse & recycling post boxes 2 4

Lobby Lobby Entrance Lobby 1 Lift Riser 3 Lift Riser

Lobby Store Lobby Store Colour Key Bed 2 Bed 2 Communal

Flat 1 Bathroom Bath high Kitchen/ high Kitchen/ level level Living Living Flat 2

Flat 3 Bed 1 Bed 1

Flat 4

Flat 5

Garden Terrace- Flat 1

300mm high brick wall with 1500mm hedgerow behind

0 10 m Ground Floor Plan First Floor Plan 1 : 100 1 : 100 nc architecture The Island, St. Ann's Parade, Wilmslow, Cheshire SK9 1HG

T: 01625 536 767 E: [email protected] NOTES: All works are to be undertaken in accordance with the Building Regulations, and the current British Standards. All proprietary materials and products are to be used and installed in strict accordance with the manufacturer's recommendations. Figured dimensions to be followed in preference to scaled. All dimensions to be checked on site, in the event of any discrepancy refer to the Architect. This drawings remains the copyright of the Architect and may not be copied in whole or in part without prior written consent. © Neil Collins Homes Ltd. t/a NC Architecture, W: www.ncarchitecture.com

FIGURES Site Location

Bing Maps Image

Figure TN1 Site Location – Strategic Context

J000217 145a Ashley Road, Hale December 2020 Site Location

Bing Maps Image

Figure TN2 Site Location – Immediate Context

J000217 145a Ashley Road, Hale December 2020 2km

Site Location

Figure TN3 Local Walking Catchment up to 2km

J000217 145a Ashley Road, Hale December 2020 Site Location

Extract from TfGM Stockport Cycle Map

Figure TN4 Local Cycle Infrastructure

J000217 145a Ashley Road, Hale December 2020 5km

Site Location

Figure TN5 Local Cycle Catchment up to 5km

J000217 145a Ashley Road, Hale December 2020 Site Location

Extract from TfGM Stockport Bus Map

Figure TN6 Local Public Transport Services

J000217 145a Ashley Road, Hale December 2020 Site Location

Key

Double Yellow Line Restrictions

Single Yellow Line Restrictions

On Street Parking Bays (1 Hour Maximum Stay)

Resident Parking Area

Taxi Waiting

Private

Figure TN7 Existing Parking Restrictions Immediate to the Application Site

J000217 145a Ashley Road, Hale December 2020 Site Location

Key

Double Yellow Line Restrictions

Single Yellow Line Restrictions

On Street Parking Bays (1 Hour Maximum Stay)

Resident Parking Area

Proposed Extension to Resident Parking Area

Taxi Waiting

Private

Figure TN8 Potential Future Parking Restrictions Immediate to the Application Site

J000217 145a Ashley Road, Hale December 2020