Major Existing Developed Sites in the Green Belt

Stockport Unitary Development Plan Review – Adopted 31st May 2006

APPENDIX 10

MAJOR EXISTING DEVELOPED SITES IN THE GREEN BELT

Site-specific notes and guidelines for those sites identified by Policy GBA1.7 as major existing developed sites (MEDS) are set out below. All sites are subject to guidance for specific Landscape Character Areas (see Policy LCR1.1).

FACTORIES/EMPLOYMENT SITES

Woodford Aerodrome (BAe Systems Factory)

Woodford Aerodrome covers a total of 185 hectares within Stockport and Macclesfield Borough. It is the headquarters of a subsidiary of a major international company. It has an assembly area of 930,000 square metres (over one million square feet) together with large flight sheds and other operational buildings. This scale of operation is clearly exceptional in terms of the Green Belt in Stockport, and represents a significant site in terms of the Greater Manchester Green Belt as a whole.

This site was the subject of an objection to the Deposit UDP and was considered at the Public Local Inquiry in 1995. The Inspector indicated that, having regard to the size of the site and the extent and location of the buildings, that the site should be identified as a site where infilling and (if required) redevelopment would be appropriate. Certain new buildings have been permitted in recent years following acceptance of very special circumstances. There are two main complexes of buildings, in the northern and southern parts of the site, the main assembly hall and support buildings (north area) and flight shed/flight operation/simulator buildings (south area). In view of the importance of controlling encroachment into open areas of the aerodrome the boundary of the MEDS has been drawn to show two distinct areas based on these complexes.

Any scheme to re-use or redevelop the site will need to show a demonstrable and significant environmental improvement.

Within these areas limited infilling or partial redevelopment in accordance with the criteria in PPG2 and Policy GBA1.7 would be appropriate development. Any proposals should be related to the continuing aviation-related use of the site. In the event of the redundancy of the site for its present purpose any re-use or redevelopment should be in accordance with a brief agreed by the Council, taking into account the criteria in PPG2 and Part B of Policy GBA1.7.

Chadkirk Industrial Estate

This is a group of over 40 small industrial units based on a fairly large former textile works. The buildings stand in a site of some 5 hectares in a riverside position within the Goyt Valley. Within the identified major existing developed

Appendices, Explanatory Maps and Diagrams – App. 81 Stockport Unitary Development Plan Review – Adopted 31st May 2006 site area limited infilling or partial redevelopment in accordance with the criteria in PPG2 and Policy GBA1.7 would be appropriate development. Any further infilling or extensions should be carefully controlled to avoid further intrusion in the valley scene. Any proposals should be related to the continuing employment uses.

The current use of the site has a significant employment value in the provision of small units and this will be taken into account in considering any proposals. However, in the event of the redundancy of the site for its present purpose any re-use or redevelopment should be in accordance with a brief agreed by the Council, taking into account the criteria in PPG2 and Part B of Policy GBA1.7. There may be potential for environmental enhancement and increased recreational access (e.g. through opening up the river frontage) in any redevelopment scheme. It should be noted that part of the site lies within a flood risk zone (see Policy EP1.7).

Factories at Compstall village (Compstall Mills Estate etc.)

This site comprises a group of industrial buildings and related uses within Compstall village, which is "washed over" by the Green Belt. It covers an area of some 4.5 hectares located both to the east and west of Andrew Street. The village location means that the site is not strictly comparable to other "free standing" major developed sites. However, identification of this area has potential benefits in terms of PPG2 either by helping to secure jobs and prosperity through limited infilling or securing environmental improvement through mixed use redevelopment and refurbishment which could bring about the regeneration of the site. The site is also subject to River Valley, Flood Risk (part) and Conservation Area policies.

Within the identified major existing developed site area limited infilling and/or partial redevelopment in accordance with the criteria in PPG2 and Policy GBA1.7 would be appropriate development. The scale of redevelopment will be established through the development of a Planning Brief which is currently being prepared by the owners of the Compstall Mills Estate site in consultation with the Council.

The site is suitable, in principle, for a range of uses including employment and residential. Ancillary uses may include leisure, retail, and recreation and tourism that are associated with the adjacent Country Park and the village of Compstall, and of an appropriate scale. The appropriate mix of uses will be considered in the planning brief.

The current use of the site has a significant employment value in the provision of small units. The future of existing occupiers will be taken into account in considering any proposals for the future of the site.

The planning brief for the Compstall site will bring together a special combination of regeneration, recreation, conservation and environmental issues and opportunities. Regeneration of the site is of high priority and one of the special circumstances to be taken into account in consideration of the future development of the site. It is the regeneration, conservation and sustainable Appendices, Explanatory Maps and Diagrams – App. 82 Stockport Unitary Development Plan Review – Adopted 31st May 2006 development benefits of proposals brought forward in the planning brief and future applications for planning permission which should be the determining factors of the redevelopment of the site, and will carry considerable weight when assessing proposals against other policies of the plan, in particular those relating to the sequential approach and phasing of new housing, provided the scheme is of special quality.

The MEDS lies within a conservation area and contains listed buildings and industrial mills which could contain remains of archaeological importance. Buildings which are proposed for redevelopment will be subject to an appraisal which assesses their quality, condition and contribution to the character of the area. The conclusions of this assessment will need to accord with the planning brief.

There may be potential for environmental enhancement and increased recreational access (e.g. through opening up the river frontage) in any redevelopment scheme.

In summary, this is a special site located within the centre of a village, adjacent to a country park and in close proximity to the urban area, yet also within the Green Belt. It is in need of a comprehensive mixed use approach to its regeneration. The Planning Brief will provide a framework for investing in the site to achieve a high quality, mixed use development which takes full account of the historic, economic, recreational and environmental potential of the site.

Goyt Works, Strines

This is a large factory with a site of about 5.5 hectares (excluding area of millponds east of the River Goyt) within an area transferred to the Borough by boundary changes in1994. It is a well established and not unduly intrusive feature in landscape. Limited extension has been permitted as "very special circumstances" under normal Green Belt policy. The site is also subject to River Valley policies.

The principle buildings on this site, which have been vacant for some time, are dilapidated, unattractive in the landscape of the Goyt Valley and harmful to the openness of the Green Belt. Any redevelopment of this part of the site should be compatible with the needs and activities of existing businesses within the MEDS.

Whilst it is accepted that the vacant buildings on the site are most unlikely to be re-used for employment purposes, their redevelopment for a range of alternatives should be fully explored.

Proposals for redevelopment of the site for residential purposes should be consistent with Green Belt and Housing policy in the UDP, should achieve a high quality in design and layout and should respect the landscape setting of the site. It should be noted that the site lies within an are a flood risk zone.

Planning permission has been granted in 2005 for the redevelopment of the site principally including housing and residential facilities. Appendices, Explanatory Maps and Diagrams – App. 83 Stockport Unitary Development Plan Review – Adopted 31st May 2006

Pear Industrial Estate, Bredbury

The industrial estate covers an area of approximately 4.78 hectares and is centred upon Pear New Mill. Any infilling or redevelopment of this MEDS is therefore likely to be very limited as schemes would have to be consistent with the Grade 2* listed status of Pear Mill, taking particular account of the historic character of the eastern elevation and its riverside, rural setting, amongst other factors.

HOSPITAL SITES

Alexandra Hospital

This is a relatively modern hospital which has been substantially extended in the 1980s and 1990's. The hospital site totals about 5.8 hectares, including a heavily wooded area to the west which is subject to a Tree Preservation Order, and a wooded area to the east. Of the remainder a large part is covered by buildings and parking areas. The site lies within the Mersey Valley. This site was not considered at the 1995/6Public Local Inquiry but is of a similar scale to Barnes Hospital which the Inspector recommended for identification. In view of this the site is identified as a major existing developed site. The MEDS area is approximately 3.7 hectares in total and is divided into two parts, A) which comprises those parts of the site south of Mill Lane, and B) comprising Hartsdale House and Inwood Court to the north of Mill Lane.

Within the identified MEDS area limited infilling or partial redevelopment in accordance with the criteria in PPG2 and Policy GBA1.7 would be appropriate development. Any proposals should be related to the continuing hospital use of the site. Given the past scale of development at the site there is considered to be limited scope for further development at this site and the impact on the valley scene and the effect on the wooded parts of the site will be important factors in assessing any proposals.

In the event of the redundancy of the site for its present purpose any re-use or redevelopment should be in accordance with a brief agreed by the Council, taking into account the criteria in PPG2 and Part B of Policy GBA1.7.

Barnes Hospital

This is a hospital site which became redundant in 1999. The hospital buildings, including the listed main building, cover about 2.5 hectares within a total site of 5.5 hectares. This "main" site is contained by the M60 and associated roads. A detached area of some 2.5 hectares within the same ownership lies to the east of the motorway slip road and is used for grazing. The main site was the subject of an objection to the Deposit UDP and was considered at the Public Local Inquiry in 1995. The Inspector indicated that the Barnes Hospital should be identified as a site where infilling and (if required) redevelopment would be

Appendices, Explanatory Maps and Diagrams – App. 84 Stockport Unitary Development Plan Review – Adopted 31st May 2006 appropriate. In view of this and the special position accorded to redundant hospitals by PPG2 (paragraph C14) this site is identified as a major existing developed site. The detached "grazing" area and the open playing field area in the north-eastern part of the site have been excluded from the MEDS boundary.

Any proposals for re-use or redevelopment will need to take into account the location of the site within the Mersey Valley. Proposals for residential uses will need to satisfy the Council's policies for open space and affordable housing provision. Key factors in any scheme will be to safeguard the listed building and to have no greater impact on the openness of the Green Belt and Mersey Valley, or if possible to reduce this impact.

EDUCATION SITES

Bramhall High School, Seal Road

This site comprises a building complex of some 4.5 hectares within a total site area of some 20 hectares, the remainder of the site being taken up largely by playing fields. It occupies a prominent position in the Ladybrook Valley. Any further infilling or extensions should be carefully controlled to avoid further intrusion in the valley scene. The MEDS boundary has therefore been drawn tightly around the existing building complex. Within this area limited infilling or partial redevelopment in accordance with the criteria in PPG2 and Policy GBA1.7 would be appropriate development. Any proposals should be related to the continuing use of Seal Road School as an educational institution.

Cheadle Hulme School

The school buildings occupy an area of about 5 hectares at the northern end of a larger landholding of some 32 hectares. The remainder of the site contains some playing fields but is mainly used for grazing purposes, and has a predominantly countryside character. This site was the subject of an objection to the Deposit UDP and was considered at the Public Local Inquiry in 1995. The Inspector indicated that the main complex of buildings at Cheadle Hulme School should be identified as a site where infilling and (if required) redevelopment would be appropriate.

In view of the Inspector's reference to the "main complex of buildings" and the likelihood that any development outside this area would have an adverse impact on the openness of the Green Belt the MEDS boundary has been drawn tightly around the existing building complex. Within this area limited infilling in accordance with the criteria in PPG2 and Policy GBA1.7 would be appropriate development. Partial redevelopment in accordance with these policies may be appropriate provided that the structure and setting of the Grade II Listed

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Building are maintained. Any such proposals should be related to the continuing use of Cheadle Hulme School as an educational institution.

Marple Hall School, Hilltop Drive

This site comprises a building complex of some 5 hectares within a total site area of about 12 hectares, the remainder of the site being taken up largely by playing fields. It occupies a prominent position adjoining the Goyt Valley. The MEDS boundary has therefore been drawn tightly around the existing/permitted building complex. Within this area limited infilling or partial redevelopment in accordance with the criteria in PPG2 and Policy GBA1.7 would be appropriate development.

Consent was granted for a sports hall and related development following a call- in by the Secretary of State. Any further infilling or extensions should be carefully controlled to avoid further intrusion in the valley scene. Partial redevelopment may be appropriate provided there is no greater impact on the openness of the Green Belt or on the valley scene. Any proposals should be related to the continuing use of the School as an educational institution.

Offerton High School and adjoining educational buildings (Bridge College)

This site comprises a number of educational buildings within a total site area of some 16 hectares including playing fields. The complex of buildings is of a scale comparable with other educational institutions proposed for identification as major developed sites. It occupies a prominent position adjoining the Goyt Valley. The MEDS boundary has therefore been drawn tightly around the existing building complex but, due to the arrangement of buildings, includes some playing field areas. The defined area totals about 10 hectares. Within this area limited infilling or partial redevelopment in accordance with the criteria in PPG2 and Policy GBA1.7 would be appropriate development. Any development should be carefully controlled to avoid further intrusion in the valley scene. Any proposals should be related to the continuing use of the buildings as educational institutions.

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Reddish Vale School

This site comprises a building complex of about 3.5 hectares within a total site area of about 9 hectares including playing fields. The site is of a scale comparable with other educational institutions proposed for identification as major existing developed sites. It occupies a prominent position in the Tame Valley. The MEDS boundary has therefore been drawn tightly around the existing building complex. Within this area limited infilling or partial redevelopment in accordance with the criteria in PPG2 and Policy GBA1.7 would be appropriate development. Previous consents have been granted for extensions within this area. Any further infilling or extensions should be carefully controlled to avoid further intrusion in the valley scene. Any proposals should be related to the continuing use of the School as an educational institution.

Royal Schools for the Deaf, Stanley Road, Cheadle Hulme

This is a long established institution catering for special needs. The site at Cheadle Hulme was established in 1956 and comprises a number of buildings standing in a campus of about 11 hectares, which forms part of a larger landholding of about 32 hectares. The recognition of the special needs catered for at the site has led to additional facilities being permitted, including residential accommodation, as "very special circumstances" under normal Green Belt policy. Outline consent for additional facilities was granted in October 1999 in accordance with a masterplan for the future use of the site.

The site is of a scale and type which merits designation as a major developed site. The MEDS boundary is based on the campus area but excludes peripheral open areas in the north east and at the site frontage. Within this area limited infilling in accordance with the criteria in PPG2 and Policy GBA1.7 would be appropriate development. Partial redevelopment may be appropriate provided there is no greater impact on the openness of the Green Belt. Any proposals should be related to the continuing use of the Royal Schools for the Deaf as an institution catering for special needs. The remainder of the holding is undeveloped agricultural land and is not considered suitable for designation.

Changing needs may mean that redevelopment or enhancement of existing buildings may become necessary beyond the scope of the present masterplan. Any such developments should conform to the criteria in PPG2 and Policy GBA1.7 and should be in the context of an agreed revision to the masterplan for the site.

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