20 apartments and 4 homes at 200 Manchester Road, Heaton Norris, Stockport

What was proposed

The application proposed 20 apartments and four dwellings, including four affordable homes, with highways works, landscaping, boundary treatments and associated infrastructure.

“Proposal Construction of 20 no. apartments and 4 no. dwellings (Use Class C3) including highways works, landscaping, boundary treatments and associated infrastructure following demolition of existing buildings.”

“The site lies within Flood Zone 1, land that is at least risk of flooding and is not subject to surface water flooding. The closest heritage asset to the site is the church approximately 25 metres to the south and east of the site on the opposite side of Manchester Road, which is a locally listed building. There are no designated heritage assets within the vicinity of the site.”

Officer report

Planning history

Nearby employment sites had approvals for 34 dwellings in 2018 and nine dwellings in 2024, while the application site had no relevant previous planning history.

“Planning Practice Guidance The National Planning Practice Guidance (NPPG) is a web-based resource which brings together planning guidance on various topics into one place (launched in March 2014) and coincided with the cancelling of the majority of Government Circulars which had previously given guidance on many aspects of planning. RELEVANT PLANNING HISTORY The application site has no previous planning history that is of relevance to this application.”

Officer report

Residents’ views

Thirteen representations were received, including one objection, raising concerns about privacy, light, trees, traffic, parking, construction effects, security and the bin store.

“A total of thirteen representations has been received. One is an objection and the other twelve neither object to or support the proposal and are neutral in nature. The following points are made:”

“Loss of light • Loss of privacy and overlooking • Loss of existing mature trees • Problems resulting from additional traffic • Noise, dirt, dust and pollution during construction will affect the health of neighbours • The merits of the scheme are noted • There is a pressing need for new homes • Some retailing, possibly a small hardware store, should be provided • Disappointment that no pre-application discussions took place with neighbours • Concerns that the works will…”

Officer report

Who spoke

A resident spoke about overlooking and demolition and construction disturbance, while the agent spoke in favour and answered committee questions.

Members’ debate

Members considered housing need, employment prospects, parking pressure, accessibility, separation distances, balconies, private amenity space, the building’s appearance and the bin store.

“In the event that members agree the recommendation it will be necessary to defer and delegate the decision to the Assistant Director for Place Making and Planning subject to the provision of a suitable legal agreement reflecting the terms outlined above. RECOMMENDATION Grant planning permission subject to planning conditions and to the completion of an appropriate S106 agreement.”

“Members in recognising pressure for on street parking from existing properties and other developments also noted that the site lies within a sustainable and accessible area. In acknowledging the minor shortfalls in separation distances and provision of balconies had the potential for some overlooking Members also noted that this needed to be balanced against the needs for resident’s private amenity space, removal of a large unattractive industrial building and the need to…”

Officer report

The decision

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

“In respect of DC/094789 for the construction of 20 no. apartments and 4 no. dwellings (Use Class C3) including highways works, landscaping, boundary treatments and associated infrastructure following demolition of existing buildings at 200 Manchester Road, Heaton Norris, Stockport, SK4 1NN, it was…”

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

Minutes