12 self-contained flats at 4 Richmond Street, Ashton-under-Lyne

What was proposed

The application sought changes to the approved layouts, bin and cycle storage, and removal of a required obscure-glazed window while retaining 12 flats.

“25/00918/FUL Proposal: Variation of Condition 2 (Approved Drawings) to change the internal layouts, external bin store location and bike storage, and removal of Condition 4 (New Window) of planning permission 22/01080/FUL (Conversion of the existing property from 10 bedsits to 12 No. 1 bedroomed self-contained flats including associated works.)”

“This section 73 seeks planning permission for variation of condition 2 (approved drawings) and removal of condition 4 (new window) of planning permission 22/01080/FUL, which was approved on 30 June 2023 for the conversion of the existing property from 10 bedsits to 12 No. 1 bedroomed self-contained flats including associated works. Details of refuse storage and cycle storage are included with the application, relating to conditions 5 and 6.”

Officer report

The site

The site is a substantial detached building in a residential neighbourhood and Ashton Conservation Area, with rear garden space and mature front planting.

“To the rear, the building benefits from a private, enclosed garden area extending to the boundary with Margaret Street. The front garden contains a number of mature trees and shrubs, although these have become significantly overgrown.”

“The surrounding neighbourhood is predominantly residential and characterised by traditional Victorian housing stock, comprising a mix of two- and three-storey properties, including detached, semi-detached, and terraced dwellings. Directly beyond the site, on the opposite side of Margaret Street, stands Margaret House, a 13-storey residential tower block.”

Officer report

Earlier permissions

Earlier permissions allowed conversion from 10 bedsits to eight flats in 2018 and then to 12 flats in 2023.

“18/00737/FUL - Conversion of the existing property from 10 bedsits to 8No. 1 bedroomed self-contained flats including associated works. Application approved 12 October 2018.”

“22/01080/FUL - Conversion of the existing property from 10 bedsits to 12 No. 1 bedroomed self-contained flats including associated works. Application approved 30 June 2023.”

Officer report

What officers recommended

Officers recommended approval because the amendments would preserve acceptable living conditions, avoid visual and heritage harm, and have no highway safety impact.

“In light of the above assessment, the proposal is considered acceptable in terms of residential amenity. The development would provide a reasonable and appropriate level of living conditions for future occupiers, taking into account the nature and duration of the intended accommodation.”

“Taking the above into account, the proposal is not expected to result in any detrimental impact on highway safety, nor would it lead to a residual cumulative impact on the wider highway network that could be considered severe. The development is therefore considered to accord with paragraph 116 of the NPPF and with Policies T1 and H10 of the Tameside Unitary Development Plan.”

Officer report

Responses from consultees

The highway, environmental health, waste and contaminated-land consultees raised no objection, with contaminated land subject to an informative.

“Contaminated Land – No objection, subject to a standard informative…”

“Environmental Services (Waste Management and Fleet Services) – No objection.”

Officer report

Objections received

Two objections raised concerns about traffic, parking, privacy, rear gardens, crime, the development’s size and the number of residents.

“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 by neighbour notification letters and by display of a site notice.”

“Traffic/parking matters • Increased traffic • Exacerbation of existing parking situation • Visual amenity • Impact upon privacy • Impact upon rear garden amenity • Fear of crime and anti-social behaviour • Development too big • Too many residents…”

Officer report

Who spoke

[name withheld] addressed the Panel in objection to the application.

The decision

Planning permission was granted subject to conditions.

“25/00918/FUL – 4 Richmond Street, Ashton-Under-Lyne, OL6 7TX Proposed Development Variation of Condition 2 (Approved Drawings) to change the internal layouts, external bin store location and bike storage, and removal of Condition 4 (New Window) of planning permission 22/01080/FUL (Conversion of the existing property from 10 bedsits to 12 No. 1 bedroomed self-contained flats including associated works.) [name withheld] addressed the Panel in objection to the application.”

Minutes