28 homes at Land Bounded By Oldham Road, Failsworth, Oldham

What was proposed

The application sought 28 homes with access, parking, landscaping and related infrastructure, including two- and three-bedroom houses.

“The application seeks full planning permission for the redevelopment of the site to provide 28 residential dwellings, together with associated access, parking, landscaping and infrastructure.”

“The scheme proposes a reduced parking provision in recognition of the site’s accessible location. Fourteen dwellings (Plots 1–14) are proposed as car-free, with the remaining fourteen dwellings (Plots 15–28) each provided with one off-street parking space to the Brookdale Street frontage, resulting in a total of 14 spaces. Cycle parking is provided within private rear gardens, accessed via the central passageway.”

Officer report

The site and surroundings

The vacant brownfield site covers about 0.32 hectares and is surrounded by residential development, with good access to public transport and services.

“The site comprises previously developed brownfield land and is currently vacant. It was formerly occupied by a church building (Faithworks Church), which was demolished around 2013. Since that time, the western part of the site has been used intermittently for informal and unauthorised vehicle parking, whilst the eastern portion has become overgrown, comprising a mix of bramble scrub, ruderal vegetation, modified grassland and areas of made ground.”

“Overall, the site comprises a vacant and underutilised parcel of previously developed land within a sustainable urban location, surrounded by residential uses and with good access to services and public transport. These characteristics are material considerations in support of its redevelopment for residential purposes, subject to compliance with the remaining policies of the Development Plan.”

Officer report

Earlier development

The site was formerly occupied by a church, while nearby land has recently been redeveloped for homes and flats.

“The only prior application relating directly to the site is PA/050561/05, which granted disabled ramped access and steps to the former Faithworks Church at 210 Oldham…”

“Several immediately neighbouring sites have been developed for residential use in recent years. FUL/346821/21 approved 14 dwellings to the north (built). PA/338035/16 and PA/342606/18 approved 157 dwellings to the south (built). PRCU/340883/17 and PA/340947/17 converted Ivy Duke House to 48 flats to the west (occupied). The application site forms part of an established and continuing pattern of brownfield residential regeneration in this part of Failsworth.”

Officer report

Consultation responses

Highways, environmental health, ecology, drainage, police and archaeology consultees raised no objections subject to conditions, while the Tree Officer maintained concerns about replacement trees.

“Highways Officer The Highways Officer raised concerns initially about the layout of the parking provision. Issues included excessive dropped kerbing not compliant with policy, absence of cycle storage details.”

“Tree Officer Formal response received. The Tree Officer objected due to insufficient survey information and concern that the site clearance and proposed 17 replacement trees would not adequately mitigate losses. Concerns were also raised regarding unassessed regenerating vegetation.”

Officer report

Objections from local people

Three objections concerned parking and congestion, access for a nearby fabrication business, tree removal and replacement planting, and traffic effects.

“Objections raise concerns regarding the loss of the informal car park and the provision of 14 car-free dwellings, noting that the site has historically accommodated approximately 12 vehicles at any time serving local uses. It is considered that this will displace parking onto surrounding streets and increase congestion.”

“Concerns are raised regarding the removal of trees on site, the adequacy of replacement planting, and potential impacts from increased traffic, including changes to the junction radius at Brookdale Street/Ridgefield Street.”

Officer report

Who spoke

The applicant attended the meeting and addressed the committee.

The committee vote

Councillors voted five in favour of approval and four against, with no abstentions.

“It was MOVED by Councillor Harkness and SECONDED by Councillor Harrison that the application be APPROVED.”

“On being put to the vote 5 VOTES were cast IN FAVOUR OF APPROVAL and 4 VOTES were cast AGAINST with 0 ABSTENTIONS.”

Minutes

The decision

The application was granted subject to the conditions set out in the report, with the committee also considering information in the Late List.

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

“In reaching its decision, the Committee took into consideration the information as set out in the Late List attached at Item 13.”

Minutes