102 affordable homes at Land Off Water Street, Stalybridge

What was proposed

The application sought 102 affordable homes, a commercial unit, parking, access, amenity spaces and landscaping after demolishing existing buildings.

“Proposal: Full planning permission for the demolition of existing buildings and erection of a residential development (Use Class C3) and ground-floor commercial floorspace (Use Class E) with associated access, parking, amenity spaces and landscaping.”

“The apartment block within Parcel B would also support a ground floor commercial unit (Class E) measuring 92sqm, this would front onto Market Street. There would be a total of 56 parking spaces across the site 12 of which would be equipped with electric chargers. The parking would be allocated on a 1:1 basis for townhouses and a 17% provision for apartments.”

Officer report

The site

The previously developed site includes former buildings, a car park and caravan storage land beside the River Tame, with some flood-risk areas.

“The application site is located within the northwest boundary of Stalybridge town centre boundary to the south of Market Street which is also within the Conservation Area. The site boundary is irregular in shape and comprises previously developed land and buildings which cover an area of approximately 1.64 hectares. It has highway frontages to Market Street, Harrop Street, Crossley Street, Chapel Street and water Street.”

“Parcel C – 1.1ha. This was historically occupied by Rassbottom Milll which has since been demolished. It is enclosed behind boundary walls and is currently used for caravan storage. The River Tame meanders around the southern boundary with retaining walls abutting the riverbank. The Internal it comprises areas of hardstanding and self-set trees/vegetation. Immediate uses which adjoin the site are all in employment use.”

Officer report

Earlier permissions

Earlier permissions allowed temporary caravan and motor vehicle storage on the land for periods of up to three years.

“21/01453/FUL – Planning application for the change of use of land for the storage of caravans and motor vehicles for a temporary period of up to 3 years – Approved…”

“25/00314/FUL – Planning application for the change of use of land for the storage of caravans and motor vehicles for a temporary period of 3 years – Approved…”

Officer report

Why officers supported it

Officers considered the scheme sustainable and suitable for regeneration, with acceptable design, heritage, amenity, highways and environmental effects.

“The design and scale of the development is considered to be acceptable and would be a welcome addition to the Stalybridge townscape. The accommodation within the development responds positively to the heritage of Stalybridge and the sites riverside setting. The design and materials are appropriate and will sit comfortably within the context of nearby buildings enhancing the general area.”

“The proposal is considered not to be detrimental to residential amenity, with the relationship between the new building and limited residential properties along Market Street acceptable and reflective of that of developments across the town which are generally built to higher densities.”

Officer report

Consultation responses

Technical consultees raised no objections overall, subject to conditions, while one representation requested swift bricks.

“In response to the neighbour notification letters, site and press notices a single representation has been received. The points raised are from an RSPB representative who requests the inclusion of swift bricks within the development.”

“GMEU – No objections, the BNG Metric was updated following initial assessments and agreement has been reached on its findings. BNG cannot be achieved through on-site landscaping alone so off-sites credits will need to be purchased from a registered habitat bank. Approval is recommended subject to safeguarding conditions.”

Officer report

Who spoke

The agent addressed the Panel in support of the application.

The committee decision

Planning permission was granted subject to a section 106 agreement and conditions.

“25/00972/FUL – Land Off Water Street, Stalybridge Proposed Development Full planning permission for the demolition of existing buildings and erection of a residential development (Use Class C3) and ground-floor commercial floorspace (Use Class E) with associated access, parking, amenity spaces and landscaping. [name withheld] addressed the Panel in support of the application.”

Minutes