Three industrial units at Leigh Road, Hindley Green

What was proposed

The application proposed one detached building containing three B8 storage and distribution units, with parking, turning areas, waste points and landscaping.

“Planning approval is sought for the erection of one building comprising of 3 no. storage and distribution industrial units (Planning Use Class B8), creating some 8600 square metres of internal floorspace. Access to the site would be via Leigh Road and along an existing access road to the north of the application site.”

“The proposed building would have a ‘L’ shaped formation and be located alongside the southern and eastern site boundaries. The building would have a maximum height of approximately 11.8 metres and have a uniform appearance consisting of a mixture of dark and light grey cladding. The proposed development also includes some landscaping along the western boundary of the site, as well as some small pockets of landscaping within the northern part of the site.”

Officer report

The site and surroundings

The brownfield site was used for plant storage and maintenance within a primary employment area, near industrial buildings, homes and a biological importance site.

“The site is located to the rear of a series of existing industrial/employment buildings, which form part of the wider Hindley Green Business Park. The site is used by a plant haulage and hire business for housing and maintenance of associated equipment.”

“The site is located within a Primary Employment Area (PEA) allocation of the Borough’s Local Plan, named ‘West of Leigh Road’, which includes Hindley Green Business Park and other industrial buildings which are located to the immediate north and east of the site. To the south are residential properties on Bromilow Close, Nixon Phillips Drive and Rigley Potts…”

Officer report

Earlier applications

Earlier permissions covered a modular office, outline employment uses, a building protecting pumps and motors, and wider business park redevelopment.

“Application reference A/18/86514/FULL: To site modular office building. Approved 26/02/2019.”

“Application reference A/93/40036: To construct building to protect existing pumps and motors. Approved 07/06/1993.”

Officer report

What officers recommended

Officers considered the proposal acceptable for employment, highways, design, amenity, ecology, drainage, contamination and air quality reasons, subject to controls.

“The proposed development is located within a designated Primary Employment Area (PEA) and is considered acceptable in principle, aligning with the spatial strategy for the Borough set out in Core Strategy Policy SP1, and the employment protection and enhancement objectives of PfE Policy JP-J2 and saved UDP Policy EM1A. It supports sustainable development as defined in PfE Policy JP-S1 and the NPPF, contributing positively to the Borough’s employment land.”

“From a design and amenity perspective, the proposed building is considered appropriate to its setting and use. It reflects the character of the wider Hindley Green Business Park, with a scale and appearance consistent with nearby industrial and employment units. The building is positioned to respect existing site boundaries and avoids encroachment into the established landscape buffer to the south.”

Officer report

What residents said

Objections concerned the residential setting, nearby homes, noise, amenity, construction, privacy, ecology, pollution, traffic, communication and property values.

“The application was publicised in accordance with the statutory requirements and the Council’s Code of Practice for the Publicity for Planning Applications, including a site notice and a notice displayed in the local press.”

“Inappropriate in a residential area and this is not an industrial/commercial area. ▪ No recognition of proximity to residential properties in the area. ▪ Increase in noise and a full noise assessment is required. ▪ Impact on neighbouring and visual amenity. ▪ Impact on residents during construction phase. ▪ The submitted plans do not accurately reflect the relationship between the site and residential properties.”

Officer report

Who was due to speak

One speaker was arranged against the application and one in favour, with four minutes allowed for each.

The committee decision

The application was approved with conditions.

“A/24/098197/MAJOR: Erection of a detached building comprising 3 industrial units (Use Class B8) with car parking and landscaping thereto.”

“Decision: Approved with Conditions (See Minute 22.2)”

Minutes