20 affordable homes at Car Park, The Laurels, Holly Lane, Styal

What was proposed

The application sought demolition of existing structures, removal of car parking and 20 affordable dwellings in several housing types.

“The proposals seek full planning permission for the ‘Demolition of existing structures, removal of car parking and replacement with 20 affordable dwellings’. The proposals include social, affordable or intermediate rent and affordable home ownership.”

Officer report

The site and surroundings

The site was a former nursery in the Green Belt, with hedgerows, trees, airport activity and a nearby listed building.

“The site is located on Holly Lane, Styal. The site is located within the Green Belt on land formerly occupied by a horticultural nursery.”

“The site comprises a former plant nursery and associated hardstanding. It is unclear when the nursery was last in use. The site is largely flat. The site has hedgerows, trees and post and rail fencing to its boundaries. Neighbours include Grade II listed building Chestnut Tree Farm. The site has periodically and not continuously been used for car parking, said to be for users of the nearby Manchester Airport.”

Officer report

Earlier use and enforcement

The site had no relevant planning history, while two airport-parking enforcement cases remained ongoing.

“24/00649E – Parking of vehicles – ongoing…”

“24/00381E – Use of land for airport car parking – ongoing…”

Officer report

What officers recommended

Officers recommended refusal because the development was inappropriate in the Green Belt, unsustainable and outweighed by several harmful impacts.

“The principle of the development is not in accordance with the listed Green Belt policies as they do not fit within the exceptional development criterion. The site is not within the Grey Belt and proposal are inappropriate within the Green Belt. There are no very special circumstances that outweigh the harm to the Green Belt.”

“Inappropriate development within the Green Belt: The proposals represent inappropriate development within the Green Belt. The development fail to meet the exceptional development criteria for grey belt land as the proposals include development on land that would result in less than substantial harm to a designated heritage asset, is in an unsustainable location and does not provide on-site green space with existing nearby green space too far away to seek improvement.”

Officer report

Consultation responses

Several consultees raised objections or requested information, while others had no objection subject to drainage, housing, education or other conditions.

“Strategic Housing – no objection subject to provision of 100% affordable housing and based on tenure split and house sizes confirmed in the Affordable Housing Statement.”

“Nature Conservation – objects due to insufficient information – lack of supporting Preliminary Ecological Appraisal and Roost Assessment prior to determination subject to use of conditions: PTC BNG; PTC Habitat Creation Management and 30 year habitat management and monitoring plan; Prior to installation external lighting scheme submission; breeding bird protection during demolition/construction; prior to use of external materials submission of biodiversity enhancement…”

Officer report

Who spoke

The agent attended and spoke about the application.

The committee debate

Members noted the update report, and a motion to defer the application was lost.

“Members noted the content of the update report.”

“A motion was put to the committee to defer the application. This motion was lost.”

Minutes

The committee decision

The committee resolved to refuse the application as detailed in the officer recommendation, citing eight reasons.

“That the application be REFUSED as detailed in the Officer recommendation for the following reasons;”

Minutes