ITEM Application DC/072786 Reference Location: 236 to 218 Finney Lane, Heald Green SK8 3QA PROPOSAL: Proposed conversion of the existing first floor storage space above 'Tesco' unit, first floor and two-storey rear extension, and two-storey extension above 'Betfred' unit for residential accommodation comprising 9 units in a mixture of 1 ·& 2 bedroom apartments over two floors, with associated parking, landscaping and segregated recycling and waste management, together with elevational alterations to the parade. Type Of Full Application Application: Registration 22.08.2019 Date: Target Date: Extension of time to 20.12.2019 Case Officer: Helen Hodgett Applicant: Mr Josh Senior, Cringle Corporation, Suite 17b, 111 Piccadilly, Manchester M1 2HY Agent: SP Architects Ltd., 4 Carlton Court, Hale WA15 8RP DELEGATION/COMMITTEE STATUS This application is before Planning and Highways Regulation Committee (PHR), as Cheadle Area Committee requested at their meeting on 10th December 2019 that a site visit be undertaken and matters be addressed regarding noise, parking and construction management. The application was before Cheadle Area Committee, as Councillor Charles-Jones called the application up to Committee and as objections have been received from the occupiers of 19 properties. DESCRIPTION OF DEVELOPMENT This application relates to a parade of predominantly commercial units, comprising numbers 236 to 218 Finney Lane, with associated curtilage, including car parking and landscaping, located within Heald Green. Planning permission is sought for the conversion of the existing first-floor storage space above the existing 'Tesco' (A1 retail use) unit, a first-floor and two-storey rear extension, and a two-storey extension above the 'Betfred' (sui generis betting office use) unit, for residential accommodation comprising 9 units of a mixture of 1 ·& 2 bedroom apartments over two floors, with associated parking, landscaping and segregated recycling and waste management, together with elevational alterations to the parade. The proposed development can be better appreciated by looking at the accompanying existing and proposed layout plans and elevational drawings. The parade including 234 to 218 Finney Lane is two-storeys in height, with predominantly single-storey projections to the rear, whilst adjoining 236, which forms the Betfred unit, is single-storey. The current parade is constructed of red facing brick, with grey roofing materials. It is proposed to render the existing brickwork to the existing Betfred unit, and the first- floor of the front elevation of the length of the parade, together with elements to the rear. The pitched roof of the existing parade would also be re-roofed in grey tiles. It is proposed to insert a new window, to match the existing, at first-floor level within the enlarged front elevation of the parade adjacent to the proposed two-storey extension above the Betfred unit. The proposed two-storey extension above the existing Betfred unit would have a flat roof and would be faced in brick with a contrasting brick around the window frames, with a coping at roof level. Windows would be provided within the front, rear and side elevations of the two-storey extension to serve the apartments within. The following elements would also have a flat roof and would be faced in bricks with a contrasting brick around the window frames, with a coping at roof level: the first- floor extension to the rear above the Tesco unit; the two-storey projection to the rear for the staircase; and the single-storey elements to the rear for storage and cycle storage. Openings would again be provided to the elevations of these extensions to serve the apartments and provide access. The rear elevation would continue to include ground floor rear/servicing access doors for the Tesco unit and for the Betfred unit. Seven of the nine proposed apartments would have two-bedrooms, with associated living, kitchen and bathroom spaces. Two of the apartments would have one- bedroom, with associated living, kitchen and bathroom spaces. Two of the apartments, located to the rear, would have an external terrace area, with a balustrade. Land to the front and rear of the parade is stated and shown to be within the same ownership as the parade 218 to 236, and includes private car parking and servicing space to the rear for use in association with the parade, together with landscaping. The submitted existing site layout drawing shows there is currently 53 car parking spaces. It is proposed there would be 50 car parking spaces, as three spaces would be lost to provide an enclosed storage area for segregated recycling and waste for the residential apartments. It is proposed to retain the majority of existing landscaping upon the site, including the trees within the rear boundary area of the site, three of which are covered by a Tree Preservation Order (TPO). The development proposal requires the removal of the category A oak tree, (reference T5), which is 15 metres high and located to the rear of the Betfred unit. The oak is stated to be significant in terms of its contribution to the landscape and amenity of the area, although the oak tree is not subject to a TPO. It is proposed to plant 4 native extra-heavy standard trees in mitigation for the loss of the oak, including an oak, silver birch, scots pine and rowan (please see the accompanying landscape plan). The proposed pedestrian and vehicular access routes to and from the development would be between the rear of the site and the adopted highway off Finney Lane adjacent to 218 and 216 Finney Lane. The application has been amended and supplemented since submission, as follows: (Consultation has been carried out on both the original and amended schemes). As detailed in the Croft Transport Planning and Design Highways Note, the site layout drawings have been amended to represent the existing and the now proposed external site layout, including swept path for a 11.3 metre refuse vehicle. The scheme no longer proposes one specifically allocated car parking space for each of the 9 apartments. The applicant is prepared to reduce the maximum duration of stay within the car park to 1 hour for members of the public. The rationale given being that “Whilst this would still be sufficient to allow members of the public to visit the uses within the centre, it will ensure a more frequent turnaround of the spaces, thus reducing the maximum demand for parking.” (The Agent has confirmed that retailer’s employees number plates would be registered in the system).” The cycle store size has been increased to 1.5m x 4m to house 9 vertical cycle racks @ 400mm centres. The store for receptacles for recycling and waste has been amended. A detailed Arboricultural Statement and accompanying plans, including proposed planting and tree protection plans, has been submitted. Additional information regarding noise and acoustic mitigation has been submitted. SITE AND SURROUNDINGS As outlined above, this application relates to a parade of predominantly commercial units, comprising numbers 236 to 218 Finney Lane, with associated curtilage, including car parking and landscaping, located within Heald Green. The application site is located within the Heald Green Large Local Shopping Centre, and the parade is a Primary Shopping Frontage, as regards allocation within the development plan. To the east, adjacent to the Betfred Unit (236 Finney Lane), is a Co-op A1 use class retail unit, which rises to double-storey height adjacent to the road between Betfred and the Co-op; and to the west, adjacent to 218 Finney Lane, is another parade of similar two-storey commercial premises. To the north, to the rear of the car park are residential semi-detached two-storey properties, with curtilages, along Eastleigh Road; and to the south, opposite the front of the parade, are two-storey, semi-detached residential houses, with curtilages, along the main road of Finney Lane. The residential properties located opposite and to the rear of the application site are located with a Predominantly Residential Area, as regards the development plan. The site is located within an accessible location, and is, for example, within walking distance of Heald Green Railway Station, along a route for buses and within walking distance of local shops and services and open spaces for recreation. The application site is located within an area affected by noise from aircraft and by aircraft safeguarding. In terms of the Environment Agency’s (EA’s) mapping system, the site is located within flood zone 1 (low risk). POLICY BACKGROUND Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires applications/appeals to be determined in accordance with the Statutory Development Plan unless material considerations indicate otherwise. The Statutory Development Plan includes:- 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’) (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’)