ITEM 1

Application DC/072752 Reference Location: 207 Hall Street, Offerton, , SK1 4JG

PROPOSAL: Change of use to 8-bed House in Multiple Occupation (HMO (sui generis)) with associated external alterations including 2 storey rear extension with associated car parking, cycle parking and amenity space.

Type Of Full Application Application: Registration 10.03.19 Date: Expiry Date: 05.05.19

Case Officer: Andrew Cotton

Applicant: Gatechurch Ltd – Mr Mike Stenhouse

Agent: Paul Butler Associates – Mr Ralph Taylor

COMMITTEE STATUS

This application has been referred to Central Stockport Committee for a decision at the request of Councillor Charlie Stewart due to concerns regarding onsite parking provision and concern over school place availability.

APPLICATION SITE AND SURROUNDINGS

This application relates to a two storey property on Hall Street on the junction of Hall Street, Turncroft Lane and Park Lane. The properties are currently vacant, having formerly been in use as a Class A2 property (professional and financial services).

The property comprises rendered brickwork with a pitched slate roof, hipped in form. To the rear of the property is a large area currently open and consisting of a gravel surface, with the exception of a small wall close to the property which runs part way along the boundary with Park Lane. There are no trees currently on site.

Vehicular access to the properties is from Park Lane, via an existing dropped kerb at the rear. The site boundary and the buildings side elevation is angled following the line of Park Lane.

The site is located within a predominantly residential area, in close proximity to a designated small shopping area (Hall Street Other Local Shopping Centre). The application property is an end terrace property with the adjacent two neighbours both being in residential use. PROPOSAL

Planning permission is sought to erect a two storey extension at the rear of the property and change the use of the property to a House in Multiple Occupation (HMO) (Use class: sui generis).

The proposed works would create an 8 bedroom HMO. Four bedrooms would be en-suite with the remaining four sharing two communal bathrooms. The property would include provision for a shared lounge area, kitchen/diner and separate laundry/utility room. All habitable rooms will have a window allowing outlook and natural light.

The proposal include renovation of the rear garden area to create three parking spaces, a bike shelter for four bicycles, a bin store and a small landscaped garden area.

The proposed two storey rear extension would be set in slightly from the site boundary on Park Lane and set in two metres from the common boundary with the adjoining property at 209 Hall Street. The extension would have a hipped roof form which would sit below the ridgeline of the existing property. A new window would be introduced at ground floor level in the existing side elevation together with a new window at first floor level in the proposed extension, both facing onto Park Lane. The rear elevation of the proposed extension would introduce a window and patio doors at ground floor level and two new windows at first floor level.

POLICY BACKGROUND

Policies set out in the Stockport Unitary Development Plan Review (SUDP) adopted 31st May 2006 which have been saved by direction under paragraph 1(3) of Schedule 8 to the Planning and Compulsory Purchase Act 2004; &

Policies set out in the Stockport Local Development Framework Core Strategy Development Plan Document (CS) adopted 17th March 2011.

N.B. Due weight should be given to relevant SUDP and CS policies according to their degree of consistency with the National Planning Policy Framework (‘NPPF’) issued on 27th March 2012 (the closer the policies in the plan to the policies in the NPPF, the greater the weight that may be given); and how the policies are expected to be applied is outlined within the Planning Practice Guidance (‘PPG’) launched on 6th March 2014.

Saved policies of the SUDP Review

EP1.7 – Development and flood risk MW1.5 – Control of waste from development

LDF Core Strategy/Development Management policies

CS1: OVERARCHING PRINCIPLES: SUSTAINABLE DEVELOPMENT – ADDRESSING INEQUALITIES AND CLIMATE CHANGE SD-1: Creating Sustainable Communities

CS2: HOUSING PROVISION CS3: MIX OF HOUSING

CS4: DISTRIBUTION OF HOUSING H-1: Design of Residential Development H-2: Housing Phasing

CS8: SAFEGUARDING AND IMPROVING THE ENVIRONMENT SIE-1: Quality Places SIE-3: Protecting, Safeguarding and Enhancing the Environment

CS9: TRANSPORT AND DEVELOPMENT

CS10: AN EFFECTIVE AND SUSTAINABLE TRANSPORT NETWORK T-1: Transport and Development T-2: Parking in Developments T-3: Safety and Capacity on the Highway Network

National Planning Policy Framework Conformity

The Planning Advisory Services’ National Planning Policy Framework Compatibility Self- Assessment Checklist has been undertaken on Stockport’s adopted Core Strategy. This document assesses the conformity of Stockport’s adopted Core Strategy with the more recently published NPPF and takes account of saved policies from the Unitary Development Plan where applicable. No significant differences were identified.

Supplementary Planning Guidance

Supplementary Planning Guidance (Saved SPG’s & SPD’s) does not form part of the Statutory Development Plan; nevertheless it does provide non-statutory Council approved guidance that is a material consideration when determining planning applications.

The following are of relevance to this application -

Design of Residential Development SPD Sustainable Transport SPD Transport and Highways in Residential Areas SPD

National Planning Policy Framework

The National Planning Policy Framework (the Framework) issued by DCLG on 19th February 2019 sets out the Government's planning policies for , and how they are expected to be applied. The following sections of the NPPF are of relevance to this application –

Chapter 2 – Achieving sustainable development Chapter 4 – Decision making Chapter 5 – Delivering a sufficient supply of homes Chapter 9 – Promoting sustainable transport Chapter 11 – Making effective use of land Chapter 12 – Achieving well-designed places Chapter 14 – Meeting the challenge of climate change, flooding and coastal change Chapter 15 – Conserving and enhancing the natural environment

RELEVANT PLANNING HISTORY

None Relevant

NEIGHBOURS VIEWS

Six neighbouring properties were notified of this application by letter.

Two responses have been received objecting to the proposal raising the following concerns:

Inadequate parking spaces for the number of rooms

The councils Highways Officer notes that the level of car ownership associated with HMO’s is historically low and the location of the site is sustainable in transport terms therefore the provisions of three parking spaces is considered adequate.

Noise from 8 ‘bedsits’ Property is aimed at young working people so noise will be an issue

The Councils Environmental Health Officer who deals with noise has assessed the proposal and the submitted noise assessment and accepts the findings of the assessment, raising no objection subject to conditions.

Lack of privacy on new and existing residents

The proposed extension complies with the relevant policies of the adopted Core strategy as detailed in the assessment below and as such will not result in unacceptable impacts upon neighbouring residents and would provide adequate levels of amenity for future residents.

Why were all residents not notified about the application?

All adjoining neighbouring residents were notified by letter on 25th March 2019 as required by law.

CONSULTEE RESPONSES

SMBC Highways

No objection

SMBC Environmental Health – air

No objection

SMBC Environmental Health – noise

No objection SMBC Housing Standards

No comment

SMBC Arboriculture

No objection

Greater Manchester Archaeological Advisory Service (GMAAS) No comment

APPRAISAL

Principle of development

The application site is located within an accessible location being sited on Hall Street which forms part of the A626 connecting Stockport Town Centre and the M60 motorway. The site is within walking distance of a range of local shops and services on Hall Street and bus routes to Stockport, Heaton Norris, Offerton and Cheadle. The site is therefore located within a sustainable location, within the 1st of the spatial priority areas for new housing development as defined in policy CS4. The proposal therefore offers an opportunity to re-develop the existing building that is located within an accessible and sustainable location.

In respect of the conversion of the property to provide an HMO, having regard to the range of uses in the immediate vicinity of the application site, with the majority of residential units in the area being family dwellings and no licensed HMOs being found within a 100m radius of the site, it is not considered that the proposal will result in an over concentration of HMOs in the area; rather, the introduction of an HMO at the application site would allow for the range of housing in the area to be expanded, thereby contributing towards the creation and maintenance of a sustainable urban neighbourhood, as advocated by core strategy policies CS2 and CS3.

For these reasons and given that Stockport does not have a five year housing supply, subject to the development being acceptable in terms of its visual impact, its relationship to neighbouring residents; its impact upon the highway network and in all other regards, the principle of converting the buildings to provide an 8 bed HMO is acceptable and in accordance with the NPPF and policies CS2, CS3, CS4, and H2 of the Core Strategy. The proposal would provide additional residential accommodation and contribute towards meeting the housing needs of the Borough.

Visual Amenity

In order to facilitate the conversion of the property to an HMO, a two storey rear extension would be erected. The proposed extension would be set in slightly from the site boundary on Park Lane and set in 2m from the common boundary with the adjoining property (209 Hall Street). The extension would project 5m from the rear elevation, following the angled boundary of the property. The proposed extension would be brick rendered to match the existing property with a pitched roof hipped with the ridgeline sitting lower than that of the existing property so as to appear subservient to the existing building. Proposed windows would have heads, cills and proportions to match existing.

The existing shopfront would be removed and replaced with a window the entrance door would be replaced with a fanlight above. A window would be introduced into the existing side elevation (the existing shop window would be removed) and a window introduced at first floor level in the side elevation of the proposed extension both looking out onto Park Lane. A door in the rear elevation would be removed and replaced with a window. In the rear elevation of the proposed extension two windows would be introduced at first floor level and a window and a set of patio doors. It is considered that these windows would give balance to the respective elevations and give the property the appearance of a residential dwelling.

The proposed extension, while large, would not appear unduly prominent in the streetscene or appear overly dominant due to the reduced ridge height, slight set in from the boundary on Park Lane and staggered rear building line and outriggers of the properties along this length of Hall Street. It is considered therefore that the proposed extension would not appear

In respect of the proposed bin storage area, vehicle parking and the cycle parking areas these would be located at the rear of the property in a position where they would have limited, visibility from public vantage points. It is therefore considered that these elements can be introduced without adversely affecting visual amenity.

The rear garden would be screened off with a 1.8m high closed boarded fence and a low boundary wall would be re-instated to the front of the property to match that of the adjoining terrace property. Some landscaping contained within a raised bed would be introduced to the rear wall. These works are considered to be in keeping with the residential aesthetic of the area.

The proposal is therefore considered to be in accordance with MW1.5 of the UDP, policies H1 and SIE1 of the Core Strategy, the Design of Residential Development SPD and the design policies in the National Planning Policy Framework as neither the alterations to the elevations, proposed extension or the introduction of the bin and cycle storage would cause undue harm to the character and appearance of the existing buildings or the visual amenities of the area generally. A condition will be attached to ensure that the development is carried out using matching materials, including window heads and cills.

Residential Amenity

The site is located within a primarily residential area – there are residential properties in the remainder of the terrace row along with residential properties to the north and east of the application site along Park Lane.

The proposed extension would introduce habitable room windows at both ground and first floor level into the rear elevation facing the blank side elevation of the residential property at no.8 Park Lane. A distance of 15.5m would be maintained to this blank elevation which accords with the guidance of the Design of Residential Dwellings SPD which states a minimum of 12m should be maintained. Windows would be introduced into the side elevation at both ground and first floor level serving habitable rooms, due to the orientation of the property these windows would look down Turncroft Road. The proposed extension would project 5m from the rear elevation, maintaining 2m from the common boundary with the neighbouring property at no.209. This project is considered acceptable as it complies with the 3m and 45 degree test as set out in the Alterations and Extensions SPD. Additionally given the extensions siting to the north of the neighbouring property it is unlikely to result in significant overshadowing or loss of light for neighbouring residents.

Given that occupants of the proposed HMO will be active there will be a level of noise and disturbance created by occupants as they go about their daily business, moving to and from the site and as they use the building and the space at the rear. However given the location of the application properties on Hall Street and in close proximity to the existing commercial uses, which are busy during the day and into the evening it is not considered that the use of the property as an 8 bed HMO would result in neighbouring land users experiencing a reduction in the level of amenity they can reasonably expect to enjoy by virtue of them being exposed to an inacceptable increase in levels of noise and disturbance. The Council’s Environmental Health Officer who deals with noise matters has not raised any objections to the proposal on the basis that it would adversely affect neighbouring residents subject to conditions as detailed below.

In terms of residential amenity, future occupants of the proposed HMO would be provided with adequate light and outlook from their habitable room windows. Future occupants would be provided with an area of outdoor space in the form of a small rear garden with a mix of paving, grass and some planting – the total useable amenity space would be 72m2 which is considered appropriate given that the dwelling is located within walking distance of St Thomas’ Recreation Ground, Vernon Park, Woodbank Park and Woodlands Park. The garden area would be screened by 1.8m high closeboard fencing providing adequate privacy for future occupiers.

The site is also located within an air quality management area, however the Council’s Environmental Health officer who deals with air quality issues have advised that they have no objections to the proposal.

For these reasons subject to the attachment of a condition requiring the noise mitigation measures (window specifications, and a ventilation scheme) set out in the submitted noise assessment to be installed prior to first occupation and retained thereafter and an assessment of the level of insulation between the party wall and insulation scheme if needed, it is considered that future occupants of the proposed dwellings would be provided with a satisfactory standard of living.

The proposal is therefore considered to be in accordance with policy EP1.10 of the UDP, policies H1, SIE-1 and SIE-3 of the Stockport Core Strategy, the objectives of the Design of Residential Development SPD and the thrust of the NPPF as it would not adversely affect the level of residential amenity neighbouring residents can reasonably expect to enjoy, with the development providing future occupants with a satisfactory standard of living.

Parking and Highway Safety

Vehicular access to the property is from Park Lane, via an existing dropped kerb, with an area of hardstanding at the rear providing parking on an informal basis. The vehicular access to the property would be retained from Park Lane, with the dropped kerb being extended to 4.8m wide. An area of formal hardstanding would be created using permeable reinforced gravel to provide three parking space and a secure bin storage space. A secure gate will allow access into the rear garden space which would contain a cycle store that would contain space for 8 cycles.

The proposal has been reviewed by the Council’s highway officer who has advised that given the historical low level of car ownership associated with HMOs, the sustainable location, and the provision of off street parking, it is considered that the proposed development would not severely impact on the operation or safety of the highway with appropriate support for sustainable transport. Therefore the highway officer raises no objections to the proposal subject to the attachment of suitably worded conditions to secure the proposed parking, cycle storage and bin storage prior to first use of the property as an HMO.

For these reasons it is not considered that the proposal raises any highway safety issues subject to the attachment of the two conditions. The proposal is therefore considered to be in accordance with policies CS9, T1, T2 and T3 of the Stockport Core Strategy.

Trees

The construction site footprint predominantly sits within the hard standing and informal grounds of the site and the proposed new developments potentially will potentially only impact on several small, poor valued regenerated trees. A full tree survey has not been supplied as part of the planning application to show the condition and amenity levels of the existing trees and where applicable which trees could be retained to increase the amenity levels of the site with retained mature trees. There is the potential of impact from materials storage, deliveries and site compound/cabins during the construction phases on the existing highway trees at the side of the site and potential impact on them to facilitate the scheme however this can be dealt with through a suitably worded condition. In principle the design will potentially have a small negative impact on the trees on site however it would be acceptable in its current format with some improved landscaping design, which would offer improved biodiversity and increased wildlife benefits to an existing urban area. In addition details will need to be supplied to show protective fencing will be installed to the trees on the public highway to prevent any accidental damage or storage in the root protection areas of the trees.

Other Issues

In respect of the issues the objector raises re: compliance with policy CDH1.4 the application involves the conversion of a former office building to an HMO, not the conversion of a dwelling to an HMO and consequently policy CDH1.4 does not directly apply to this application as saved UDP policy CDH1.4 relates solely to the conversion of dwellings to HMOs not the conversion of other buildings. The sentiments of the policy re ensuring the proposals do not result in an overconcentration of HMOs or adversely affect highway safety, as well as ensuring that future occupiers are provided with a satisfactory standard of living have however been applied, with the scheme being deemed acceptable for the reasons set out above. RECOMMENDATION

In considering the planning merits against the NPPF as a whole the proposal represents sustainable development and when weighed against the relevant policies of the Councils Saved UDP and Core Strategy the scheme is acceptable.

It is recommended that for the reasons given above Central Stockport Area Committee grant planning permission subject to conditions.