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Technical Note J000217-TN01a December 2020 Proposed Residential Re-Development, 145a Ashley Road, Hale, Altrincham 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; Loreto Grammar School; 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.
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