158 affordable homes at Trub Farm, Manchester Road, Rochdale

What was proposed

The application sought 158 affordable homes, two three-storey apartment blocks, access, parking, gardens, open space, play facilities, landscaping and a canal towpath link.

“Proposal Erection of 158 affordable dwellings including 2no. three-storey apartment blocks, with associated access, car parking, private gardens, open space, play facilities, and landscaping, together with new pedestrian to Rochdale Canal towpath…”

“Full planning permission is sought for the erection of 158 affordable dwellings with associated access, car parking, private gardens, public open space, play facilities, provision of flood risk attenuation, ecology & flood alleviation ponds and means of enclosure. The site would be predominantly accessed from Manchester Road to the east utilising an…”

Officer report

The site and surroundings

The site is open grassland between the canal, motorway and railway, within Castleton’s urban area and beside protected ecological and heritage assets.

“The site currently comprises open grassland between the rail, road and canal infrastructure routes of the Rochdale Canal and is allocated as a greenspace corridor within the saved Rochdale Council Unitary Development Plan. There is a tree belt along the western edge of the site as well as a wooded area to the north; both of which fall outside of the application site but site directly adjacent to the site boundaries.”

“The site is not within a conservation area, although does lie within the setting of the Castleton South Conservation Area. Similarly, whilst there are no designated heritage assets within the site, Grade II listed structures stand adjacent to the site, namely Rochdale Canal Lock Number 53, and Rochdale Canal Lock Number 52 and Towpath Bridge. The former George & Dragon public House stands in close proximity to the site adjacent, which is of local historic significance.”

Officer report

What consultees said

Most consultees raised no objection subject to conditions, while ecology, highways, drainage, natural environment, education and sports requirements were identified.

“Greater Manchester Ecology Unit No objection to the scheme subject to appropriately worded conditions to secure a Construction Environmental Management Plan (CEMP), Land Remediation Strategy, Peat Management Strategy, Lighting Strategy, Invasive Non-Native Species method statement, Precautionary Working Measures for reptiles and amphibians, nesting bird check, Biodiversity Net Gain.”

“Highways and Engineering No objection subject to conditions requiring a self-enforcing 20mph zone, Residential Travel Plan, Construction Method Statement and a dilapidation survey of the bridge and Trub Road.”

Officer report

What residents raised

Twenty-three objections concerned infrastructure, congestion, access, pollution, flooding, wildlife, apartment impacts, parking, trees, safety and the site’s development history.

“Letters of notification were sent to surrounding properties and a notice was posted in the vicinity of the site in addition to an advert being issued in the local press. A total of 23 objections were received (with 6 noted to be repeat objections to additional publicity rounds or duplicates).”

“Potential harm to protected wildlife. o Addressed in the Ecological Impacts section • Impact of apartment blocks on residential amenity for existing neighbours.”

Officer report

Who addressed the committee

Objectors, the applicant and the agent addressed the committee, as did two ward councillors against the application.

The committee vote

A motion to approve was proposed and seconded, then passed with seven votes in favour, two against and two abstentions.

“It was MOVED and SECONDED that the application be APPROVED.”

“On being put to the vote, SEVEN VOTES were cast IN FAVOUR of approval and TWO VOTES were cast AGAINST with TWO ABSTENTIONS.”

Minutes

The decision

Planning permission was granted subject to the report’s conditions and additional information in the updated report.

“DECISION: That planning permission be GRANTED, subject to the conditions as outlined in the report and additional information contained in the updated report.”

“NOTES: Objectors and applicants attended the meeting and addressed the Committee on this application; Two Ward Councillors attended the meeting and addressed the Committee against the application.”

Minutes