Heatons & Reddish Area Committee – 13th April 2015 Item 1 Application Reference: DC/056881 Location: Elisabeth Mill and Friedland Building site, Houldsworth Street, North Reddish, SK5 6BN Proposal: Refurbishment and conversion of Elisabeth Mill to form 152 dwellings; demolition and replacement of Friedland Building and a temporary contractors/marketing building with 49 dwellings and community floorspace; and, associated access, landscaping and car parking. Type of Application: Outline Planning Permission Registration Date: 02/12/2014 Expiry Date: 03/03/2015 Case Officer: Pippa Brown Applicant: De Trafford Estates Group Agent : Paul Butler Associates COMMITTEE STATUS PHRC decision. Residential Development in excess of 100 dwellings. Application referred to Heatons & Reddish Area Committee for comment/ recommendation. DESCRIPTION OF DEVELOPMENT This is a large scale major development. It is an outline application that seeks approval for 'access', 'layout', 'scale' and 'appearance', with only 'landscaping' reserved for future determination. It involves the conversion and extension by one storey at roof level of Elisabeth Mill to form 152 apartments over six floors. The dwelling mix comprises 72 x 1-bed apartments and 80 x 2-bed apartments. The proposals also involve some minor alterations to the exterior, most notably the demolition of the existing predominantly single-storey structure attached to the southern elevation and the provision of an external stair. Alternations to the internal space most notably include the creating a large atrium to allow natural light into the building. The lower ground floor is given over to car parking, and there is further provision within the atrium at ground floor level. Most flats have a small sitting out space outside their flat and there is communal amenity space at 3rd floor level. Windows are proposed to be metal and the roof top extension clad in a grey cladding (to be determined). The Friedland building and a temporary contractors/marketing building on site will be demolished and replaced with 49 dwellings including 5 live-work units (the latter provide within block 10 comprises of a total of 119.285 sqm B1(c) gross floorspace) in a series of ten small scale blocks of between two and three storeys in height, plus a community space located in block 11 (D2, 823sqm net). Dwellings comprise of 10 x 2-bed flats, 13 x 2-bed houses, 19 x 3-bed houses and Heatons & Reddish Area Committee – 13th April 2015 7 x 4-bed houses. Houses have gardens, with flats (including duplex) having gardens or communal amenity space. The blocks are different footprints and a variety of (modern) designs, and are broadly arranged in a series of courtyards. They have a distinctly industrial aesthetic reflecting the history of this site, and are clearly subservient to Elisabeth Mill. Materials are predominantly brick with dark grey tiled roof tiles and tile hanging, plus some timber including windows and cladding. The proposals also include associated access, car parking and communal gardens. Roads are block paved, shared spaces are flagged or resin bound gravel, pavements flagged, and parking spaces a mix of all three. SITE AND SURROUNDINGS The site consists of two main buildings that were previously used for industrial purposes. The site is now vacant. Elisabeth Mill is positioned towards the north-eastern corner of the site, and is a four storey red brick mill building of traditional character dating from 1874 that is locally listed. The Friedland building is of a similar scale but is a concrete structure dating from the 1980s and located towards the south-western corner of the site. There is also a temporary single storey contractor/ marketing building towards the western boundary of the site. The site is not marked by any significant change in level but falls from east to west by around a couple of metres. There are trees, shrubs and other vegetation along the western boundary with Houldsworth Golf Course along with metal fencing, and the southern boundary with the golf course's access road which also incorporates a brick wall. To the north is Victoria Mill (and associated car parking/ landscaping), which forms part of the same mill complex as Elisabeth Mill, and this mill building has already been converted to flats (with extension at roof level). The boundary to Victoria Mill comprises of temporary hoarding. The eastern boundary is to Houldsworth Street, and this boundary includes temporary hoarding, metal railings gates providing access into the site and an electricity substation. Opposite and across Houldsworth Street is a green open space. The site forms part of the Houldsworth Conservation Area, a planned industrial development dating from the late 19th century that is dominated mills, community buildings and terraced housing. The wider area is predominantly residential in character. POLICY BACKGROUND The statutory development plan for Stockport comprises policies set out in the Stockport Core Strategy Development Plan Document (Core Strategy DPD) adopted March 2011 and policies of Stockport's UDP Review that have been saved by direction under paragraph 1 (3) of Schedule 8 to the Planning & Compulsory Purchases Act 2004. The site is allocated as 'predominantly residential area' on the UDP proposals map. The site also lies within the Houldsworth Conservation Area. The following policies are of relevance in consideration of the application: CORE STRATEGY DPD CS1 - Overarching Principles: Sustainable Development - Addressing Inequalities & Climate Change SD1 - Creating Sustainable Communities Heatons & Reddish Area Committee – 13th April 2015 SD3 - Delivering the Energy Opportunities Plans - New Development SD6 - Adapting to the Impacts of Climate Change CS2 - Housing Provision CS3 - Mix of Housing CS4 - Distribution of Housing H1 - Design of Residential Development H2 - Housing Phasing H3 - Affordable Housing CS5 - Access to Services CS8 - Safeguarding & Improving the Environment SIE1 - Quality Places SIE2 - Provision of Recreating & Amenity Open Space in New Developments SIE3 - Protecting, Safeguarding & Enhancing the Environment CS9 - Transport & Development CS10 - An Effective & Sustainable Transport Network T1 - Transport & Development T2 - Parking in Development T3 - Safety & Capacity on the Highway Network SAVED UDP REVIEW POLICIES HC1.1 Demolition & Tree Felling in Conservation Areas HC1.3 Special Control of Development in Conservation Areas HC1.4 New Uses for Buildings in Conservation Areas L1.1 Land for Active Recreation L1.2 Children's Play L1.10 Canals & Disused Railways CTF1.1 Development of Community Services & Facilities CDH1.2 Non Residential Development in Predominantly Residential Areas CDH1.9 Community Facilities in Predominantly Residential Areas SUPPLEMENTARY PLANNING GUIDANCE/ DOCUMENTS Affordable Housing SPG Recreational Open Space Provision & Commuted Sums SPG Design of Residential Development SPD Sustainable Design & Construction SPD Sustainable Transport SPD Transport & Highways in Residential Areas SPD NATIONAL PLANNING LEGISLATION National Planning Policy Framework (NPPF) PLANNING HISTORY DC045743 - Non material amendment to DC012448 for alterations relating solely to Elizabeth Mill (Phase 2) for a reduction in unit numbers, internal alterations providing different apartment types and mix, removal of one additional floor to the roof of the building, partial demolition of the existing extension on the southern elevation, creation of garden areas, alterations to the landscaping layout, alterations to ground floor windows, addition of balustrading to roof and amendments to access and parking layout, Elisabeth Mill, Houldsworth Street, North Reddish. Grant 15/12/10 Heatons & Reddish Area Committee – 13th April 2015 DC042522 - Change of use from distribution centre (B8 use class) to training centre for construction skills (D1 Educational use), Former Friedland Building, Houldsworth Street, Reddish. Grant 02/02/10 DC023503 - Erection of 4 No. flags adjacent to entrance (temporary consent for three years), Elisabeth Mill, Houldsworth Street, Reddish. Grant 21/08/06 DC012450 - Demolition of existing ancillary buildings prior to redevelopment of site (Conservation Area Consent). Grant 06/08/04 DC012448 - Residential Development of 486 apartments comprising of conversion & extension to existing mills to provide 318 units, extension to existing warehouse to provide 80 units and erection of 88 units in six-storey block, erection of multi-storey car park with associated car parking, landscaping & access works. Grant 03/08/04 DC012353 - Screening Opinion. Not EIA development 05/08/03 DC008330 - Certificate of Lawfulness for B2 use Unit b, New Mill, Houldsworth Street, Reddish. LDS Est use - s191. Withdrawn 26/07/02 74608 - Prior notification for installation of telecommunications antennae & equipment cabin. Grant 24/11/99 64833 - Creation of car park including lighting columns. Grant 15/08/96 NEIGHBOURS VIEWS The occupiers of the 180 properties within Victoria (the adjoining) Mill and the adjoining golf club were notified in writing of the proposal. The application was also advertised in the press and on site as a major development; affecting the character of the conservation area and the setting of a grade II* listed building. The consultation periods have now expired. No letters of objection, support or offering comments have been received during the consultation period. CONSULTEE RESPONSES English Heritage: The application site is located in the Houldsworth Conservation Area. This is an