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Planning Statement February 2021 Planning Statement Land at Broadway / Foxdenton Lane Chadderton, Oldham OL9 9QR Reserved Matters Application (Class B8) for Plot 1000 On behalf of Rula Developments Ltd, FO Developments Ltd & Aver Properties General Partner & Aver Property Nominee Ltd Prepared by I D Planning 32 Eyre Street Sheffield S1 4QZ _________________________________________________________________________ CONTENTS PAGE NO 1.0 Introduction ......................................................................................................... 1 2.0 Site Description and Planning History .................................................................. 2 3.0 Reserved Matters Details .................................................................................... 6 4.0 Planning Policy Review ......................................................................................12 5.0 Planning Assessment .........................................................................................16 6.0 Conclusions ........................................................................................................35 1.0 Introduction 1.1 This Planning Statement has been prepared in support of an application seeking approval of reserved matters relating to layout, scale, appearance and landscaping in respect of a proposed Class B8 unit being brought forward on Plot 1000 on the wider Broadway / Foxdenton Lane regeneration area in Chadderton, Oldham. 1.2 The Report proceeds as follows: • Section 2 describes the site and its planning history: • Section 3 reviews the submitted reserved matters proposal; • Section 4 sets out relevant planning policy; • Section 5 sets out our assessment of planning merits; and • Section 6 our conclusions. 1 _________________________________________________________________________ 2.0 Site Description & Planning History Site Description 2.1 The reserved matters proposed site for Plot 1000 measures 9.56 hectares and is located within a wider development area measuring approximately 49 hectares which is identified as a site for business and employment by Oldham Metropolitan Borough Council within the Oldham Joint Core Strategy and Development Management Policies DPD (2011). 2.2 The wider site is located within Chadderton, approximately 2 km west of Oldham town centre and close to J21 of the M60 motorway in close proximity to Oldham Business Park. 2.3 Plot 1000 is located in the northern part of the wider regeneration area, north of the main spine road (Lydia Becker Way) which was under construction in the latter part of 2020 and which provides a link between the A663 (Broadway) to the east and the B6189 (Foxdenton Lane) to the west. It is understood the Link Road would be completed and open by start of 2021. 2.4 The approved Phasing Plan (Ref: DPP/1480ma/TB/001 – see below) for the wider development shows the reserved matters application site forming Phase C1(A) and located north of the Link Road with a residential phase R1 to the east and a further employment zone (C1) to the south west with zone C2 further south. South of the Link Road are other development zones including further employment (C1), residential (R2-R6) and a proposed Linear Park (L1). 2 _________________________________________________________________________ 2.5 The reserved matters application site therefore forms part of a wider regeneration area in Chadderton that will deliver new jobs, homes and a linear park in this part of Oldham. 2.6 The site itself has been the subject of ground works to prepare the main development area of the site. Consequently, the site is a partly prepared development platform with the main access taken from the newly constructed roundabout on Lydia Becker Way. 2.7 An existing footpath runs along the north eastern boundary, between the site and the school playing fields. A further public footpath formerly crossed the site but has already been diverted and now runs along the south western boundary of the site. 2.8 A high voltage (132 kVA) overhead power line runs along the western part of the site with an electricity pylon located on the site. 2.9 In terms of surrounding uses, the new Link Road (Lydia Becker Way) forms the southern boundary of the site with a new residential phase (R1) being brought forward by Countryside immediately to the east. 2.10 North east of the site are school playing fields with Radclyffe School’s main buildings north east of the playing fields. 2.11 To the south west of the site is the remaining part of the commercial development zone C1. 2.12 Just beyond the western boundary of the site is a wooded area, beyond which are a limited number of detached houses along the south side of Firney Field Road. 2.13 However, the majority of the area west of the site and before reaching the Firwood residential area, is open space including further playing fields beyond Firney Field Road. Planning History 2.14 Planning permission for redevelopment on the wider regeneration area was first granted under planning reference PA/334355/13 for a hybrid permission providing full planning permission for Part A (Link Road) and outline planning permission for Part B, a mixed use development comprising commercial and residential uses, along with a linear park. 2.15 A Section 73 application (PA/337091/15) by FO Developments Ltd, a joint venture including Oldham Council, was then promoted and granted permission in September 2015 allowing the variation of a number of planning conditions attached to the original consent. 2.16 The full description of development of the S73 permission is as follows: “Variation of Conditions 29, 30, 31 (Part A), and 41, 42 and 43 (Part B) of permission PA/334355/13 Hybrid planning application comprising A) Full planning permission for: 1) A new spine road connecting the A663 ‘Broadway’ and B6189 ‘Foxdenton Lane’ with 3 _________________________________________________________________________ associated ground re-modelling 2) The means of vehicular access into the site 3) the demolition of all existing buildings within the site B) Outline planning permission for an employment-led mixed use development with access to be considered and all other matters reserved for: 1) Office (Use B1a use); Light Industrial (B1c use); General Industrial (B2 use) and Storage and Distribution (B8 use) floorspace 2) Residential (C3 use) units 3) Area of public open space in the form of a new linear park, to allow phased development and occupation of floorspace and dwellings specified within the ‘trip generation threshold’ (as defined within Curtins note ref: TPMA1328/STRAT001) prior to the completion of the highway link road (‘Interim Trip Generation Threshold’) and offsite junction works at A663/Foxdenton Lane/Eaves Land and M60 Junction 21 (‘Trip Generation Threshold’).” 2.17 Planning permission PA/337091/15 is the key operative permission related to the majority of phases of development being brought forward on the wider regeneration site. 2.18 A series of reserved matters applications have been submitted by Redrow and Countryside for residential on a number of phases including phase R1 (Countryside), immediately east of the reserved matters application site. Most recent submission of reserved matters in the latter quarter of 2020 was for the proposed Linear Park. 2.19 All Part A conditions have been discharged facilitating construction of the full link road, other than Condition 13 relating to landscaping. The latter is a standard five-year condition applied to replace any trees or shrubs that die, become diseased or severely damaged. 2.20 With regards to Part B of the hybrid permission, a limited number of conditions have been discharged by FO Developments Ltd including: • Condition 3 – Phasing Plan; • Condition 41 – Design and construction details of the Broadway Signal Controlled Junction; and • Condition 42 – Design and construction details of the required improvements to the Foxdenton Lane/Eaves Lane/A663 Junction. • Condition 43 – Improvements to J21 of M60 – was removed with an non material amendment application (NMA/342835/19) at the same time as a Unilateral Undertaking was entered into to provide a funding contribution towards junction improvements as part of a more comprehensive Highways Agency scheme, than undertaking works as part of the wider regeneration development. 2.21 The approved Phasing Plan (DPP/1480ma/TB/001) shows how development on the wider site is envisaged to proceed with a mix of employment and residential uses either side of the Link Road through the site, along with a Linear Park running approximately east / west in the south eastern part of the wider site. 2.22 The grant of planning permission PA/337091/15 was subject to a number of planning conditions separated between Part A conditions for the Link Road and Part B conditions for the wider mixed use development. 4 _________________________________________________________________________ 2.23 As indicated above reserved matters have been submitted for a number of the residential phases and the Linear Park. Some houses on the site in zone R2 have been constructed by Redrow and are occupied. 2.24 There are a number of conditions under Part B requiring details to be submitted prior to commencement of development of any phase brought forward. Details to discharge relevant pre-commencement conditions relating to Plot 1000 are to be submitted alongside the reserved matters application. 2.25 In relation to reserved matters being brought forward for each phase on the wider site, there a number of conditions that are relevant in
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