49 affordable homes at Britannia New Mill, Queen Street, Mossley

What was proposed

The application proposed demolishing the existing mill and building 49 homes, including 32 apartments and 17 houses, with access, parking and landscaping.

“This application seeks full planning permission for the demolition of the existing mill building and the comprehensive redevelopment of the site to provide a total of 49 Page 19 Agenda Item 5a residential units (Use Class C3), together with associated access, parking, landscaping, boundary treatments and supporting infrastructure.”

“The development comprises 32 apartments and 17 houses. The apartments would be accommodated within a single four-storey building positioned along the western boundary of the site, adjacent to the existing retaining wall. The building has been designed to reflect the character of traditional mill buildings, incorporating a regular and symmetrical fenestration pattern.”

Officer report

The site and surroundings

The vacant former mill site included hardstanding and lay beside the River Tame, homes, apartments and industrial premises, with parts liable to flooding.

“The site principally comprises the curtilage of the Britainnia New Mill complex The existing single storey factory building covers the majority of the site and lies vacant. The building is subdivided internally into two separate units (1 and 2). The remainder of the site is laid out as hardstanding after partial previous clearance of the site. Unit 1 was last occupied in 2022, with unit 2 has been vacant since 2015.”

“To the north of the site is the River Tame. Part of the site (northern edges and an area to the east of the site) is identified as an Area Liable to Flooding (UDP policy U4). To the west of the site are existing residential dwellings and a public house sited along Manchester Road and Queen Street. To the south-east is a block of residential apartments which are accessed from Waggon Road. To the south there are a number of existing industrial premises.”

Officer report

Earlier site history

Earlier permissions covered demolition of the mill and industrial uses, while the site was identified as having potential for residential development.

“24/00925/NDM – Application for prior approval of proposed demolition of Britannia New Mill. Approved 17.12.2024. 88/01289/FUL – Change the use from wholesale warehouse to light industrial. Approved 83/01140/FUL – Change of use to industrial to prepare storage and wholesale and retail sales of food stuffs. Approved. 83/01139/FUL – Forming openings, ramps, steps and dock level loading areas. Approved. 4. PLANNING POLICY”

“The site is also identified within the Strategic Housing and Economic Land Availability Assessment (SHELAA) 2024 for residential development. Tameside Unitary Development Plan (2004)”

Officer report

Why officers supported it

Officers considered the housing, regeneration and brownfield reuse benefits outweighed the loss of employment land and the scheme’s other identified harms.

“Policy E3 allows for the redevelopment of employment sites for non-employment uses, including residential development, where it can be demonstrated that the Borough’s housing needs and the regeneration benefits of the proposal outweigh the site’s potential for continued employment use. In this case, it is considered that the proposal satisfies the overarching aims of the policy when assessed against its criteria.”

“Having regard to the above, it is considered that the proposal accords with the exceptions set out within Policy E3. On balance, the benefits associated with the redevelopment of the site for residential purposes, including the delivery of 49 affordable homes, regeneration benefits, the effective use of a vacant brownfield site, and the provision of development at an appropriate density in close proximity to Mossley Railway Station and other local services, are…”

Officer report

Design and living conditions

The proposed layout, design and landscaping were considered high quality, with acceptable accommodation and no significant adverse effects on neighbouring residents.

“The proposal has been assessed against the Council's adopted residential amenity standards and is considered to provide an acceptable standard of accommodation for future occupiers. The layout has been designed to achieve appropriate separation distances between dwellings, with a minimum separation distance of 15 metres maintained between public-facing elevations.”

“Having regard to the above, it is considered that the proposed development would provide a high-quality living environment for future residents whilst safeguarding the amenity of existing neighbouring occupiers.”

Officer report

Consultation responses

Highways, ecology, flood, environmental health, heritage and other consultees raised no objection subject to conditions, contributions or mitigation.

“Environmental Health – No objection, subject to conditions.”

“Greater Manchester Ecology Unit (GMEU) – No objections. Subject to conditions securing bat mitigation/licensing, biodiversity protection and lighting controls, breeding bird mitigation, CEMP (Biodiversity), and compliance with Biodiversity Net Gain requirements.”

Officer report

Comments from residents

Two letters raised concern about construction traffic using Two Mills Lane and asked for swift nest bricks in the dwellings.

“There have been 2 letters of representation received to the application. The points raised are summarised as follows:”

“Concern that construction traffic will be using Two Mills Lane • Swift nest bricks should be installed within the dwellings…”

Officer report

Who addressed the Panel

[name withheld] addressed the Panel on behalf of the applicant.

The committee decision

The Panel resolved to grant planning permission subject to conditions.

“26/00098/FUL - Britannia New Mill, Queen Street, Mossley Proposed Development Redevelopment of a brownfield site to provide 17 dwellings and a 32 unit apartment building, with associated access, parking and landscaping. [name withheld] addressed the Panel on behalf of the applicant. Decision RESOLVED – Grant planning permission subject to conditions.”

Minutes