14 affordable dwellings at Land Off Back Lane, Mottram

What was proposed

The application sought changes to approved plans and removal of the habitat management condition for 14 affordable homes.

“This application has been submitted under section 73 of the Town and Country Planning Act 1990. It seeks to vary condition 2 (Approved Plans) and remove condition 17 (Habitat Management Maintenance Plan) of approved application 25/00091/FUL.”

“The variation to the approved plans includes changes to the on-site soft landscaping works. Originally it was intended to provide a dedicated area of BNG on the site, but the applicant (Onward Homes) preference is now to accommodate this on land they own off Hyde Road in Mottram.”

Officer report

The site

The site is open space on a former police station site, bounded by homes, Back Lane and Atherton Grove.

“The redline boundary covers an area of approximately 0.3 hectares and includes land either side of Atherton Grove and a connecting footpath to Back Lane. It is bounded by properties to the north, Back Lane on the east, Atherton Grove to the south and properties fronting Atherton Avenue to the west. The reline includes the site of the former police station and parking area off Atherton Grove, in addition it also includes a smaller triangular piece of land to the north.”

“The main body of the site currently functions as an area of open space, this comprises mainly of amenity grass, but there are also trees located to peripheral areas, including a high amenity birch and cypress at the site boundary to the footpath which connects Back Lane to Atherton Grove. Levels across the site fall to the west and the boundary includes knee rail and low wall.”

Officer report

Earlier planning history

The former police station was demolished after prior approval, and permission for 14 affordable dwellings was approved in May 2025.

“13/01054/NDM – Application for prior approval of proposed demolition of industrial buildings – Granted 03/02/14.”

“25/00091/FUL – Application for 14No. Affordable dwellings and associated hard and soft landscaping works and provision of new communal car park – Approved (Speakers Panel) 28.05.2025.”

Officer report

What officers recommended

Officers recommended approval because the amendments were minor, retained the approved development’s character and scale, and secured biodiversity improvements.

“To conclude, the revised landscaping and alterative BNG arrangements are acceptable. The proposed development will not have an unduly detrimental impact on protected species and will deliver the required net gains to biodiversity. The proposal therefore accords with saved UDP policies N4, N5 and the NPPF.”

“The proposed amendments are considered minor in nature and do not fundamentally alter the character or scale of the approved development. The inclusion of the land of Hyde Road to meet BNG requirements is appropriate and ensure that BNG requirements are met, it will also have the added benefit of securing public amenity benefits.”

Officer report

Landscaping and biodiversity

Biodiversity measures would move partly to land near Hyde Road, with enhanced planting intended to achieve a 12% uplift.

“The omission of this land would be in lieu of land fronting Hyde Road and located either side of John Kennedy Road being used for additional tree and wildflower planting. This land is located at a prominent location and there will be associated public amenity benefits with the enhanced landscaping that would be secured.”

Officer report

Consultees’ views

Consultees raised no objections to the amendments, while contaminated land details and biodiversity measures were to be secured through conditions or legal agreement.

“Contaminated Land – No objection to the development proposal from a contaminated land perspective. In addition, the information provided to date has addressed the requirements of a pre-commencement contaminated land condition. However, we will require full details of the installation of the contaminated land remedial works before the dwellings can be occupied.”

“GMEU – No objections. Do not consider the onsite BNG to be significant and are happy if this condition is removed. The provision of BNG should be secured within a legal agreement which refences the requirement for a Biodiversity Gain Plan.”

Officer report

Residents’ views

One objection said the modern design would look out of place, appear tacky and harm the setting of a nearby cottage.

“There has been 1 letter of representation has been received objecting to the proposals. The concerns are summarised as follows:”

“In objection • The modern design will going to look out of place in Mottram Village • The design looks tacky and will detract from Old Cottage located nearby • Not against homes being built on the land but consider the decision to be disgraceful with an irreversible impact.”

Officer report

Who spoke

No speakers or late representations were recorded.

The decision

“That planning permission be granted, subject to conditions and completion of a section 106 agreement.”

Minutes, 10 Dec 2025