Industrial and office development at Pepper House, Hazel Grove, Stockport

What was proposed

The application proposed redevelopment with industrial, office and café space, internal road changes and parking.

“PROPOSAL: Part demolition of Pepper House, refurbishment of one remaining block (Use Classes E(g)(i), E(g)(iii) and B2), erection of 2 blocks providing industrial floorspace (Use Classes E(g)(iii) and B2), erection of 3 blocks providing light industrial floorspace (Use Class E(g)(iii)), erection of an office block (Use Class E(g)(i)) and creation of a business hub (Use Class E(g)(i)) containing a cafe (Use Class E(b)) to the front of the site, together with internal road…”

“The proposed development would involve the demolition and replacement of the existing brick and glazed building (Pepper House) for office, light and general industrial use, the refurbishment and extension of the existing adjoining industrial unit (current soft play centre) for light and general industrial use, together with the development of the site to the east, to provide new office and light industrial units, together with business hub (office) and café.”

Officer report

The site and surroundings

The site is an employment area beside a railway, industrial premises and homes on Bramhall Moor Lane, with trees and an embankment to the east.

“The application site, including Unit 1, Pepper House, is 1.98 hectares in area, and located within Bramhall Moor Industrial Estate, (also known as Pepper Road Trading Estate). The entire application site is designated as an “Employment Area” by the Council’s adopted development plan.”

“Bramhall Moor Lane is located to the east of the site. Bramhall Moor Lane includes residential properties, which back onto the boundary with the application site. The residential properties on Bramhall Moor Lane are located within a designated “Predominantly Residential Area,” as regards the Council’s adopted development plan.”

Officer report

Earlier permission

A similar 2020 permission remains capable of implementation, while the current scheme would provide less floorspace and remove the existing soft play centre.

“This 2020 permission ref. DC/074940 remains extant, and could be completed in accordance with the approved development, given relevant applications were made regarding maters reserved by conditions of DC/074940, and a start was made on site within 3 years of the date of the permission. The development now proposed under DC/087363 includes the creation of 2,573sqm less floor space than the extant scheme.”

“The existing scheme would provide a total of circa 7581sqm of Use Class B1/E(g) office / light industrial accommodation, a 303sqm café/business hub, with the retention of the 1129sqm soft play centre (floorspace total of 9,013sqm). Approved buildings closest to Bramhall Moor Lane (Blocks 2, 3, 4, 5 and 6) are proposed to measure 9.5 metres in height at ridge height, and be built into the embankment area to the east to the extent of the blocks as now proposed.”

Officer report

Why officers supported it

Officers considered the scheme sustainable because it would improve employment accommodation, support businesses, provide landscaping and avoid materially harming neighbouring residents with mitigation.

“The proposed development would serve to suitably provide, within a designated Employment Area: 1804sqm of office accommodation, 4521sqm of general and light industrial accommodation, and a focal 115sqm café within a bespoke structure including green wall and roof (6,440sqm of development floorspace in total), with associated sufficient parking and servicing, set within improved landscaped grounds.”

“The development would not have a materially detrimental effect on the living conditions of adjacent residents, by reason of the proposed design and detail of the scheme and mitigation measures.”

Officer report

What consultees said

Highways, transport, environmental, arboricultural and ecological consultees raised no objections in principle, subject to conditions and financial agreements.

“CONSULTEE RESPONSES SMBC Highways – No objections, subject to conditions and the Applicant entering into a Section 106 Agreement in respect of the payment of £8,000.00 (payable on commencement of development and subject to RPI indexation) to fund a Traffic Regulation Order (TRO) on Pepper Road.”

“SMBC Environment Team (Environmental Quality) – No objections, subject to conditions regarding environmental quality as follow.”

Officer report

Residents’ concerns

Ten residents objected over noise, disturbance, pollution, trees, traffic, ecology, overlooking, parking, appearance and the suitability of industrial uses.

“Representations of objection have been received from 10 residents, which can be reported as follows:”

“Industrial uses should not be allowed upon this site, due to the unacceptable impact upon the residential amenities of the occupiers of adjacent residential properties on Bramhall Moor Lane, including as regards noise, disturbance, vibration, dust, lighting, fumes and odours. • The proposed development will overshadow home, including habitable room windows. • Removal of TPO trees is unacceptable.”

Officer report

Who spoke

A local resident sought tightly controlled amenity conditions, while the agent supported the development and said it would benefit businesses and protect residents.

What members discussed

Members discussed the soft play loss, trees, green cladding, biodiversity, existing businesses, invasive species and future amenity controls.

“A Councillor confirmed the soft play centre would be lost as part of the development. There are policies of the NPPF and the Council’s development plan that relate to children’s play, which have not been assessed as part of this application.”

“Members querried as to what will happen to the existing businesses, including the soft play? The agent confirmed that they couldn’t comment on the current tenants.”

Officer report

The committee’s decision

Planning permission was granted subject to conditions and completion of a Section 106 Agreement.

“RESOLVED – That planning permission be granted subject to conditions and the completion of a Section 106 Agreement.”

Minutes