43 apartments at 61-63 Stockport Road, Ashton-under-Lyne

What was proposed

The application sought to reduce affordable housing from 100% to at least 15% for a scheme of 43 apartments.

“This section 73 (minor material amendment) application seeks planning permission for the variation of condition 16 of planning permission 21/01143/FUL, which was approved in January 2023 for the change of use of the building to 43 apartments, and external alterations consisting of an infill roof extension, car parking, and partial demolition.”

“Condition 16 stipulates that all 43 units (100%) shall provide on-site affordable housing. The scheme now proposes to provide a minimum of 15% of the units on an affordable housing basis.”

Officer report

The site

The site is a partly three-storey former mattress warehouse that had been vacant for over 10 years, near Ashton town centre.

“The site relates to an existing building, which is a maximum of three storeys in height, also including some two and single storey sections. The building was last used as a mattress warehouse. It is believed to have been vacant for over 10 years.”

“The site is situated outside of the defined area of Ashton Town Centre, but within walking distance of it, including the shops and services offered.”

Officer report

Earlier planning decisions

Permission for 43 apartments was approved in January 2023, with several conditions discharged in June 2025 and others still under consideration.

“21/01143/FUL - Change of use of building from storage and distribution (Use Class B8) to 43no. apartments (Use Class C3), including infill roof extension, external alterations, and car parking, following partial demolition – Approved January 2023”

“24/00132/PLCOND - Full discharge of Condition 5 (Contaminated Land), Condition 7 (Surface Water Drainage Scheme), Condition 13 (Demolition and CEMP), Condition 15 (Highway Construction) and Condition 16 (Affordable Housing) of planning reference 21/01143/FUL – Approved June 2025”

Officer report

What officers recommended

Officers recommended approval because 15% affordable housing met policy, while the scheme would bring a long-vacant building back into use.

“Paragraph 65 of the NPPF identifies that all major residential developments (those of 10 units and above) should include the provision of affordable housing. This is below the threshold identified by Policy H4 of the UDP which set a threshold of 25 units. The Housing Needs Assessment identifies an expectation of provision of 15% of units on an affordable basis.”

“Whilst the original proposal exceeded the policy requirement for affordable housing provision by securing 100% of the units as such, this reduction in provision now purely complies with the policy requirement. Had the proposal initially proposed the policy requirement of 15% affordable housing provision, the original application would have been recommended for approval by officers.”

Officer report

Objections received

Two objections raised concerns about accommodation size, parking, vulnerable residents, proximity, noise, safety and demolition.

“In accordance with the requirements of the Town and Country Planning (Development Management Procedure) (England) Order 2015 and the Council’s adopted Statement of Community Involvement the application has been advertised as a major development by neighbour notification letter, display of a site notice and advertisement in the local press.”

“The concerns raised within the letters of objection are summarised below: • The building is not large enough to accommodate the proposed residential accommodation; • There is a lack of parking available; • The development should not be available for vulnerable persons; • The development is too close to other housing; • Noise issues would cause disturbance; • Work has been carried out which is unsafe; • The building should be demolished.”

Officer report

The decision

“That planning permission be granted, subject to the conditions as detailed within the submitted report. Name and Application No.”

Minutes, 25 Jun 2025