Children's day nursery at Hill Top Farm, Healds Green, Oldham

What was proposed

The application sought to change an existing mixed-use building into a 50-place children’s day nursery with new car parking.

“Proposal: Change of use of existing building from part agricultural, part B8 industrial, to use class E (children's day nursery) with new car parking.”

“The application seeks planning permission for the change of use of the existing building from part agricultural, part B8 industrial, to use class E (children's day nursery) with new car parking. The nursery will provide 50 child spaces.”

Officer report

The site

The site contains a single-storey building and curtilage within the Green Belt, beside a riding school, hedgerows and residential property.

“The site is 889m² in size and consists of the single storey building and its surrounding curtilage. The building measures approximately 177m² in footprint, currently used as half agricultural (88m²) and half industrial / storage (89m²). The external parts of the site are characterised by rough and patchy modified grassland, partially gravelled, with areas of hardstanding for vehicular access.”

“The site is bounded to the north by hedgerows along Heights Lane with gated vehicular access, and a fenced off electrical substation. To the east and south the site is bounded by a fence to the Hilltop Farm riding school (within the same land ownership), and to the west by a residential property, 2 Hilltop.”

Officer report

Planning history

Earlier applications included an approved agricultural storage building, refused and dismissed indoor riding arena proposals, and a pending beauty salon application.

“FUL/356030/26 - Part change of use of agricultural building to Class E use - beauty salon (Pending Consideration).”

“FUL/346541/21 - Erection of building to provide indoor riding arena – Withdrawn, 11/06/2021”

Officer report

Main planning issues

Officers considered the Green Belt, appearance, residential amenity, traffic, energy and biodiversity impacts acceptable, subject to conditions.

“The proposed development is considered acceptable in principle, subject to compliance with all relevant local and national planning policies, including Green Belt considerations which are set out below.”

“Policy JP-S2 (Carbon and Energy) requires new development to promote the retrofitting of existing buildings with measures to improve energy efficiency and generate renewable and low carbon energy, heating and cooling. The policy states that development proposals should set out how this has been achieved in an energy statement in accordance with the energy hierarchy.”

Officer report

Consultation responses

Environmental Health, Highways and the ecology service raised no objections, subject to conditions covering noise, cycling, biodiversity and habitat management.

“CONSULTEE FORMAL RESPONSE Environmental Health Following submission of requested noise assessments, no objections subject to conditions.”

“Greater Manchester Ecology Unit Formal response received. No objections, subject to BNG condition and Habitat Management Monitoring Plan being discharged.”

Officer report

Public views

The application received 73 objections and 34 supporting comments, covering traffic, noise, childcare need, early learning, employment and local services.

“In response, 73 objections have been received and 34 comments of support.”

“Nurseries provide critical early years learning; • There is a shortage of early years places in the area; • The reuse of a building is positive; • Local children will benefit from a local nursery; • Locals will benefit from new employment; • Rural setting will enhance children’s learning; and, • Working parents need reliable childcare locally.”

Officer report

Who addressed the committee

An objector, the applicant and a ward member attended and addressed the committee.

The decision

The application was granted subject to the conditions set out in the officer report.

“RESOLVED: That the application be GRANTED subject to the conditions as outlined in the report.”

Minutes