88-home residential development at Land East Of 112 Heath Road, Ashton-in-Makerfield

What was proposed

The application sought reserved matters approval for 88 homes, covering appearance, landscaping, layout and scale after demolition of two Windsor Road properties.

“Development proposed: Reserved matters application for a residential development of 88 dwellings relating to appearance, landscaping, layout and scale with associated service infrastructure following demolition of 156 and 158 Windsor Road pursuant to outline approval A/21/92801/OUTMAJ.”

“Location: Land east of 112 Heath Road, Heath Road, Ashton-In-Makerfield, WN4 9ET.”

Officer report

The site and surroundings

The 2.7-hectare site was mainly greenfield land beside Haydock Racecourse, including two bungalows, with Ashton Heath beyond its eastern boundary.

“The application site measures circa 2.7 hectares and forms an area of predominantly greenfield land located to the north of Haydock Racecourse, adjacent to the approach off Lodge Lane. This area of land was used by the racecourse as an overflow car park and has recently been sold to the Applicant.”

“To the east of the site, and beyond the defined boundary hedge is Ashton Heath, which forms a large area of recreational space, which comprises of grassland, scattered trees and bushes, together with informal path routes.”

Officer report

Earlier planning decisions

Outline permission was approved in June 2022, establishing residential development and access while reserving appearance, landscaping, layout and scale.

“Outline planning permission for residential development on this site was granted in June 2022 under application reference ‘A/21/92801/OUTMAJ’. This permission approved the principle of development, including the formation of an access road following the demolition of 156 and 158 Windsor Road. All other matters, appearance, landscaping, layout, and scale were reserved for later consideration.”

“It is important to note that the principle of development is already established and not open for reconsideration as part of this Reserved Matters application. The current proposal seeks approval solely for the reserved matters: appearance, landscaping, layout, and scale.”

Officer report

What residents objected to

All 54 representations objected, citing traffic, infrastructure, flooding, construction impacts, overlooking, loss of trees and wildlife, Ashton Heath and bungalow loss.

“The reserved matters application proposes an uplift in the number of units proposed from what was previously approved (79 dwellings). ▪ The increase in house numbers results in the need for additional amenity space and parking provision to the detriment of surrounding existing properties. ▪ Potential overlooking and massing between the proposed development and existing bungalows along Windsor Road, resulting in loss of light.”

“Local facilities in the area of Ashton cannot support the development, i.e. primary / junior school provision, the general health services including, doctors and dentist. ▪ Ashton Heath should not be encroach upon. The development will prevent access across to Ashton Heath. ▪ The area is prone to flooding, especially in the area of Lincoln Drive. ▪ The development will have a strain on existing infrastructure including water supply and leaks.”

Officer report

Who spoke

One speaker spoke against the application and one spoke in favour, with each allocated four minutes.

The committee decision

The committee approved the application with conditions controlling plans, parking, boundaries, levels, lighting, electric vehicle charging, drainage, trees, energy and permitted development.

“Prior to the first occupation of each dwelling hereby approved, the associated parking area for that dwelling, as shown on the approved plan reference - 'Parking Plan Reference R117_1003 Rev B' along with appropriate vehicle access through the site, shall be fully provided and retained thereafter. 3.”

“Prior to any residential development coming into first use, a lighting scheme to illuminate the pedestrian passage to the north of the hereby approved development, as shown on plan reference 'Planning Layout Plan Reference R117/1 Rev E' shall be implemented in full accordance with a scheme which the details have been previously submitted to and secured in writing by the Local Planning Authority.”

Minutes