tatton cinema development brief
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PlanningBriefFormerTattonCinemaSite
GatleyRoad,GatleyStockport
PlanningPolicyUpdateFebruary2014
StockportMetropolitanBoroughCouncil
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FORMERTATTONCINEMASITE GATLEYROAD,GATELY,STOCKPORT
1.0 OBJECTIVE
1.1 Thepurposeofthisdocumentistoprovideaplanningbrieftoguidethefuturedevelopmentofthissite.ThebriefispreparedbytheEconomicDevelopment and Regeneration Service, Place Directorate, inconsultationwiththeDevelopmentManagementService.
2.0 BACKGROUND
2.1 LocationandContext(Plan1)The former Cinema site is located in the Centre of Gatley VillageConservation Area with access from Gatley Road (A560). It benefits
from close proximity to local shops, community and leisure facilities.Tatton Cinema represents a classic example of a 1930s Cinema. Itcomprises shops on both sides of the imposing facade of the formerCinemaEntranceinthemiddle.TheCinemaclosedin2000.
2.2 GatleyVillageConservationArea- DesignatedinDecember1979.ThisareaextendsalonglengthsofGatleyRoadandNorthendenRoadencompassing the whole of Church and Old Hall Road. It includesseveral attractively landscapedandhistoricallysignificantopenspacesin the village. There are houses, cottages and public houses built inGeorgianandVictorianperiodsalongwithanimpressiveParishChurchdating from 1881 and Cinema (auditorium demolished in 2003) and
adjacent shops built in the 1930s and other properties of varyingcharacter.
FrontagetoGatleyRoad
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3.8 PlanningHistoryInrecentyears,threeplanningapplicationhavebeensubmittedtoandconsideredbytheCouncilforthesite:
ApplicationDC04338:Planningpermissionwasgrantedonthe5 th
June2002,whichhasnowexpired(referredtoinParagraph3.9);
ApplicationDC041677:Planningpermissionwasrefused(referredtoinParagraph3.10);
ApplicationDC041678:ConservationAreaConsentwasrefused(referredtoinParagraph3.10).
Thedetailsoftheseapplicationscanbeviewedonlineat: www.stockport.gov.uk/planningdatabase
3.9 The site obtained full planning permission granted on 5 June 2002,whichhassinceexpired,forchangeofuseoffrontofcinematoA1andA2, demolition of cinema auditorium and construction of 3 storeydetached building to provide 21 flats and associated parking. Theconsent was subject toa numberofplanning conditions including thefollowing:
relating to upgrading of thesideand frontaccessroads toSMBCHighwaysadoptionstandards;
provision of main surface and foul water sewers along the sideaccess road, which requires a Sewer Requisition from UnitedUtilities;
Theseconditionsare necessary toensureanappropriatehighwayconstruction and safeaccess and egress to the new and existingpropertiesandsatisfactoryprovisionforsitedrainage.
Appeals against the refusal of Planning Permission (DC041677) andrefusal of Conservation Area Consent (DC041678) were dismissed inApril2010forpartialdemolitionandreconstructionoftheformerTattonCinemafoyeranddemolitionandreconstructionofadjacenttwostoreyretailunits toprovide 377sqm retailunit (useclassA1),erectionof3storey, 44 bedroom care home (use class C2) on site of formerauditorium,alterationstohighway,provisionofaccess,carparkingandservicing,provisionoflandscapinganddevelopmentancillarythereto.
3.11 The Inspectorconsideredtheproposal included insufficientcontinuoususableamenityspace,whichwouldharmthelivingconditionsoffuture
occupiers. The Inspector accepted that a management plan thatrestricted theuseof thedeliverybay fortheproposedretailunitwouldbe likely to control noise and disturbance to adequately safeguardresidential amenity and environmental conditions. The appeal againstthe refusalof Conservation Area consent failed because theplanningappealwasdismissed.Therefore,demolitionwithoutagrantofplanningpermissionforthesitesappropriateredevelopmentwouldhaveresultedinagapsitethatwouldharmtheConservationArea.
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3.12 PublicUtilities Allmainsservicesareavailabletothesitefromtheadjacenthighway,Gatley Road; details can be obtained from the appropriate statutoryutilityprovider.
4.0 SITECONSTRAINTS
4.1 Thesitehasbeenclearedafterthedemolitionofthecinemaauditorium.The existing side access road and front access road are in a poorconditionandwillneedtobemadeup,bythedeveloper,toStockportCouncilsadoptionconstructionstandards. Inaddition,asafepedestrianfootpath will be required to link to the existing pedestrian route toCambridgeRoad.Thesitewillalsorequirenewsurfaceandfoulwatersewerstoservethenewdevelopment.
SideAccessroadfrom RearviewofTattonBuildingsGatleyRoad
4.2 GroundConditionsThe Council is not aware of any abnormal ground conditions or any
contaminationonthissitebutitwillbethedevelopersownresponsibilitytoconductadetailed groundsurvey toensurestructural safetyof thenewdevelopment.Thepresenceoffilledbasementorremainsoftheoldcinemastructurefoundationsarelikelyonthesite.
4.3 AccessLimitationsTheonlyaccessavailableto thesite isviatheexistingprivateaccessway from Gatley Road, which will require upgrading to the CouncilsHighways adoption standards. No vehicular access from CambridgeRoadwillbepermitted.
4.4 ExistingandAdjacentBuildings
The buildingsalong thesouthern and western boundary aremainly 2storeyhighbrickbuiltwithflatroofanda3storeyhighCinemaentrancewith imposing Art-Deco facade which makes a positive contribution totheConservationArea.Thesitefrontageistoberetainedinanyfuturedevelopment proposals. The lay byarea in front of these buildings iscurrentlyusedforshorttermparking.
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4.5 To the east, there are two off ice buildings, Gardale House andBossco,whichshareaccessfromtheprivateaccessroad.Theprivateaccessroadtotheeastsideiscurrentlyusedforparking.
5.0 POLICYCONTEXT
5.1 NationalPlanningPolicyFramework(published27thMarch2012)TheNPPFindicatesthatthefollowingusesareappropriateinprinciplewithincentres:
5.2 Retail development (including warehouse clubs and factory outletcentres); leisure, entertainment facilities, themore intensive sport andrecreation uses (including cinemas, restaurants, drive-throughrestaurants, bars and pubs, night-clubs, casinos, health and fitnesscentres, indoorbowling centres, andbingo halls); offices; arts, cultureand tourism development (including theatres,museums, galleries andconcert halls,hotelsandconference facilities),commercial, community
andresidentialdevelopment.
5.3 TheNPPFrecognisesthattheaboveusescanplayanimportantroleinensuringthevitalityofcentres.
5.4 StockportUDPReview(adopted31stMay2006)Thesite islocatedwithinaConservationAreaandwithinGatleyLargeLocalCentre,asdefinedontheProposalsMap.1-4TattonBuildingfallswithintheSecondaryShoppingFrontageofGatleyLargeLocalCentre.SavedUDPReviewPolicyPSD2.2 (Service uses in theTownCentre,District and Large Local Centres), indicates that a variety of uses areappropriate in principle, including alternative uses of retail units inSecondaryShopping Frontages (e.g.A2use, A3use,A4useandA5useand/orsomesuigenerisfacilities).
5.5 AsatMay2013, 48% of theSecondaryShoppingFrontageat groundfloor level was in non-A1 use, within which there were 5 houses atChurch Road. Therefore, only a small proportion of the SecondaryShoppingFrontageinGatleyLargeLocalCentreisinresidentialuseatgroundfloorlevel.
5.6 ItisconsideredthatthelandtotherearoftheTattonBuildingsdoesnotfallwithinthedefinedSecondaryShoppingFrontage.
5.7 StockportCoreStrategyDPD(adoptedMarch2011)GatleyisaLargeLocalCentreasidentifiedinCoreStrategyCorePolicyCS6 (Safeguarding and strengthening the service centre hierarchy).PolicyCS6,amongstothermatters,seekstosafeguardthevitalityandviabilityof theboroughscentres andto safeguard residential amenity.Policy CS6 seeks a diversity of uses in the boroughs SecondaryFrontages of the types listed in paragraph5.2above.However, CoreStrategy Policy DMP AS-1 (The Vitality and Viability of Stockports
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ServiceCentres)seekstolimitthelevelofresidentialuseandhotfoodtakeaways at ground floor level in Secondary Frontages to help toachievea balancedmixofnon-A1usesandto optimise the level andcoherence of active frontages in these key locations, therebycontributing to a quality shopping environment andcentre vitality andviability.
5.8 Thefollowinguses,asdefinedintheSchedule totheTown&CountryPlanning (Use ClassesOrder) 1987 and its subsequent amendments,maybeconsideredacceptableatthesite,inaccordancewiththeNPPF,UDPReviewPolicyPSD2.2andtheCoreStrategy:
AcceptableUses:A1: Shops(tonotexceed1,500sqmnetretailsalesarea)A2: Financial&ProfessionalServicesA3: RestaurantsandCafesA4: DrinkingEstablishmentsB1(a): Offices
D1: Non-residentialInstitutions(includesclinics,healthcentres,crches,daynurseriesand non-residential educationandtrainingcentres)
D2: Assembly and Leisure (includes cinemas, concert halls,bingo halls, dance halls, gymnasiums, other areas forindoor and outdoor sports or recreations not involvingmotorisedvehiclesorfirearms)
C2: ResidentialInstitutions C3: Dwellinghouses SuiGeneris: Theatre,launderette
DuetothelocationandimportanceofthesiteinGatleytheCouncilhas apreferenceforamixeddevelopmentincorporatingthefollowing: PreferredUses: A1: Shops(to not exceed 1,500sq m net retail sales area),
puttingretailwithintheexistingbuildingtothefrontageC3: Dwelling houses, putting new residential development to
therear
Theusesconsideredunacceptableinthislocationare: UnacceptableUses: B2: GeneralIndustry B8: StorageorDistribution
5.9 Any proposal at this site, including any proposals involving uses notincluded in the above list, will be considered on its merits and inaccordance with the criteria contained in this brief, in particular withregardtoaccessandeffectontheamenityofneighbouringuses.
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6.0 GENERALDEVELOPMENTREQUIREMENTS
6.1 StockportUnitaryDevelopmentPlanReview(May2006)AnydevelopmentatthesitewillberequiredtoaccordwiththerelevantsavedpoliciescontainedintheadoptedStockportUDPReview,in
particular:
HC1.1 DemolitionandTreeFellinginConservationAreas
HC1.3 SpecialControlofDevelopmentinConservationAreas
HC1.4 NewUsesforBuildingsinConservationAreas
CDH1.3 CareandNursingHomes
CDH1.6 Day-CareNurseries
E1.2 LocationofNewBusinessPremisesandOffices
6.2 GiventhesiteslocationwithinGatleyCentreConservationArea,anyplanningapplicationwillberequiredtobeaccompaniedbyaComprehensiveDesignAppraisalStatement. TheCouncilwillexpectdevelopmenttobedesignedtobehighqualitytothesatisfactionoftheLocalPlanningAuthorityandshallbeconstructedinaccordancewiththeBuildingRegulations.
6.3 StockportCoreStrategyDPD(March2011)AnydevelopmentatthesitewillberequiredtoaccordwiththerelevantpoliciescontainedintheadoptedStockportCoreStrategyDPD,inparticular:
CS1 Overarchingprinciples:Sustainabledevelopment
addressinginequalitiesandclimatechange DMPSD-1 CreatingSustainableCommunities
DMPSD-3 DeliveringtheEnergyOpportunitiesPlansNewDevelopment
DMPSD-4 DistrictHeating(NetworkDevelopmentAreas)
DMPSD-6 AdaptingtotheImpactsofClimateChange
CS2 HousingProvision
CS3 MixofHousing
CS4 DistributionofHousing
DMPH1 DesignofResidentialDevelopment
DMPH2 HousingPhasing
DMPH3 AffordableHousing CS5 AccesstoServices
CS6 Safeguardingandstrengtheningtheservicecentrehierarchy
DMPAS-1 TheVitalityandViabilityofStockportsservicecentres
DMPAS-2 ImprovingIndoorSports,CommunityandEducationFacilitiesandtheirAccessibility
CS7 AccommodatingEconomicDevelopment
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DMPAED-5 Education,SkillsandTrainingProvision
DMPAED-6EmploymentSitesOutsideProtectedEmploymentAreas
CS8 SafeguardingandImprovingtheEnvironment
DMPSIE-1 QualityPlaces
DMPSIE-2 ProvisionofRecreationandAmenityOpenSpacein
NewDevelopments DMPSIE-3 Protecting,Safeguardingandenhancingthe
Environment
DMPSIE-5 AviationFacilities,TelecommunicationsandotherBroadcastInfrastructure
CS9 TransportandDevelopment
CS10 AnEffectiveandSustainableTransportNetwork
DMPT-1 TransportandDevelopment
DMPT-2 ParkinginDevelopments
DMPT-3 SafetyandCapacityontheHighwayNetwork
6.4 SupplementaryPlanningGuidance(SPG)andSupplementaryPlanningDocuments(SPD)ThefollowingSPGsandSPDsareconsideredtoberelevanttousesthatareacceptableattheformerTattonCinemasite:
DayCareNurseriesSPG
DesignofResidentialDevelopmentSPD
LocalEmploymentandTrainingBenefitsSPD
RecreationalOpenSpaceProvisionandCommutedPaymentsSPG
ShopfrontsandRelatedAdvertisementsSPG
SustainableDesignandConstructionSPD(StockportsassociatedSustainabilityChecklistrequiredonmajordevelopmentsover1000sqm)
SustainableTransportSPD
TransportandHighwaysinResidentialAreasSPD
6.5 OtherdesignguidanceOther design guidance specific to Stockport is available via:http://www.stockport.gov.uk/services/environment/planningbuilding/plann ingpolicy/policyguidance/policydesignguidance/Suchguidancecomprises:
Recyclingandrefusecollectionservicesadesignguideforresidentialdevelopers;
Informationon theDisabilityDiscrimination Act1995 (also refer to theEqualityAct2010);
InformationonCrimeImpactStatements;and
Guidanceforthoseconsideringwaysofprovidingfacilitiesforsmokers.
LowCarbonDesignGuidanceandsampleenergystatementsarealsoavailableatwww.stockport.gov.uk/planningsustainabledevelopment
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6.6 ValidationChecklistChecklistsareprovidedtoassistinidentifyingalltheinformationrequirementsofaproposal.Theyalsohelptoreducedelayindeterminingplanningapplications.Furtherinformationaboutthesechecklistsisavailableat:http://www.stockport.gov.uk/services/environment/planningbuilding/plann
ing/applyforpermission/validationchecklists
7.0 DEVELOPMENTOPTIONS
7.1 The redevelopment of the site has scope to significantly enhance avacant site. The site is within a sustainable and accessible location,situated close (approx.15m) to high frequency local public transportroutes to Manchester & Stockport Centres and just 215m away fromGatley Railway Station with frequent trains to and from PiccadillyRailwayStationinManchester.
7.2 An in-fill development at this currently vacant site should add to thevitality of Gatley Large Local Centre, which is also a designatedConservationArea.
7.3 The development of this site offers an opportunity for an imaginativedevelopmentinthisprominentlocation. StockportCouncilenvisages:
Thedevelopmentofanacceptableuse(oruses)ontheclearedpartofthesite,asidentifiedinparagraph5.8above,possiblyaspartofamixedusedevelopment;
Imaginative restoration and sympathetic rear extension of the TattonCinemabuilding;
Integrationofthenewdevelopmentwiththeexisting2storeybuildingsadjoiningeithersideofthecinemaentrance;
Development that relateswell to theexistingsurroundingdevelopmentand routes through and around it, which resolves any conflicts in acreativemanner;
Safeguarding theexisting landscape features, especially mature treesalongthenorthernboundaryandenhancethelandscapequality;and
Creationofaninnovativeandsensitivedevelopmentappropriateforthisimportant central site, which adds to the vitality of the centre andimprovesthestreetscenebyqualityhardandsoftlandscapefeaturesandstreetfurnitureappropriatetotheConservationArea.
7.4 Non-ResidentialUsesNumerousnon-residentialusesareidentifiedaboveasbeingacceptableuses at this site. Core Strategy Policy DMP AS-1 (The Vitality andViabilityofStockportsServiceCentres)indicatesthatindividualA1useunits should not exceed 1,500sq m net retail sales area within LargeLocal Centres. Core Strategy Core Policy CS6 indicates that anyproposalsthatseektoprovideA1,A2,A3,A4,B1(a)and/orD2useintheboroughscentresaretobeprovidedatascalecommensuratewith
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the scale, role and function of the centre and in a manner thatsafeguardscentresandresidentialamenityfromanyadverseimpacts.
7.5 AppendicesA&Bprovidefurtherguidelines.
7.6 Itisconsideredthattheunacceptableusesidentifiedabove(B2general
industry&B8storageordistribution)wouldbeinappropriateatthissitebecause they would be likely to unacceptably adversely impact onresidentialamenityinthearea.
7.7 ResidentialUseThe site meets the second spatial priority area for the distribution ofhousingwithintheboroughidentifiedinCoreStrategyCorePolicyCS4Distribution ofHousing.The site isaccessible tocommunity facilities,shopsandservices and achieves anaccessibility score ofaround68.ParticularlyrelevantplanningpoliciesforresidentialproposalsareCoreStrategypolicyCS3 Mix ofHousing,DMP H-1 Designof ResidentialDevelopmentandDMPH-3AffordableHousing.
7.8 TheCouncilenvisagesahighdensityhousingdevelopmentonthissite,which would broadly reflect the massing of the auditorium buildingformerlyonthesite. Threestoreydevelopmentisconsequentlylikelytobe appropriate, the detail of which will be subject to discussion withStockportCouncil.
7.9 AppendixCprovidesfurtherguidance.
7.10 AffordableHousingGatleyspropertypricesareabovetheStockportaverage.CoreStrategyPolicyDMPH-3indicatesthatsubjecttoviability,StockportCouncilwillnegotiate to achieve30% affordablehousing where proposals involvetheprovisionof5dwellings(gross)ormoreandsitesof0.5hectaresormore.Theproportionofaffordablehousingrequiredshouldbereflectedinthecostofland.
7.11 However, the relevant threshold and proportion of affordable housingapplicabletospecificsiteswillbedeterminedbycomparingStockportsaveragepropertypricewithpropertyprices inthe immediatelocalityofthesiteandthelikelysalespricesofthecompleteddwellings.
7.12 In most areas, 75% of theaffordable housing provided bydevelopers
shouldbeintermediatehousingforStockportresidentsonaverageandbelow average incomes. The remaining 25% should be social rentedhousing. Inareaswith aboveaverage propertypricesand aparticularlackofsocialrentedhousing,theaffordablehousingtenurespiltsoughtwillbe50%intermediatehousingand50%socialrentedhousing.Gatleyiscurrentlyconsideredtobeoneofthoseareas.
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7.13 BuildinginContext Designofthedevelopmentshouldrespectitssettingandsurroundingsanditsrelationshiptoitsenvirons.Thescale,massingandheightofthedevelopment should be consistent with Core Strategy policies CS8,DMPH-1,DMPSIE-1,DMPSIE-3andDMPSIE-5.FurtheradvicecanbefoundinStockportCouncilsSPDsandSPGsidentifiedabove.
7.14 Energy&CarbonEmissionsAllnewdevelopmentintheBoroughisrequiredtoconsiderenergyuseandcarbonemissions,andto showtheseconsiderationsin anEnergyStatement. Developments of more than 1000 sq m or more than 10dwellingshavetotakeintoaccountthecarbonreductiontargetslaidoutin Core Strategy Policy SD3 and detailed how they will be achievedwithin an appropriate Energy Statement. The Low Carbon DesignGuidanceandsampleenergystatementsofferassistancewithpreparinganenergystatementaswellasincorporatinglowcarbondesign.
7.15 Materials
Alterationsandextensionstotheexistingbuildingandanynewdevelopmentshouldensureexternalmaterialsareofgoodquality,hardwearingandvisuallysympatheticintermsofcolourandtexturetothecharacteroftheexistingbuildings.DetailsandmaterialsofexternalconstructionmustbeagreedinwritingbytheLocalPlanningAuthoritypriortocommencementofdevelopment,shouldPlanningPermissionbegrantedfordevelopmentatthesite.
7.16 AccessVehicularandpedestrianaccesswillbegainedbyimprovingtheexistingprivateaccessroadalongtheeasternboundary,whichwillneed tobebuilt to highway adoption standards. A safe and secure pedestrianfootpathisrequiredtolinktothepedestrianroutetoCambridgeRoadandvehicularaccesstotheexistingbackalleywaytotheeastside.
7.17 There isalso anopportunityto open access to the backof propertiesfacingGatleyRoadandOldHallRoadbothtoprovideoffstreetparkingwithintheirownrearyardsandrefuseservicecollectionfromtherear.
SideAccessroadviewfromNorth RearviewofTattonBuildings
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7.18 The front road to Tatton Buildings Block needs to be made up toHighways Adoption Standards along with any traffic managementmeasurestoimprovethesafetyandcontrolrandomparking.
7.19 Development should address the needs of motorists along withotherroadandpublictransportusersbypromotingmoresustainabletransport
choicepublictransport,cyclingandwalkingshallbeconvenienttousewith theaim to reduce theneed to travel by car. This wouldhelp toreduce congestion, pollution and promote walking and use of cyclingalong with the access needs of disabled persons as indicated in theNPPF and Core StrategyCorePolicies CS1andCS9. Thedevelopermay be required to make a contribution towards the costs ofinfrastructure to facilitate improvement to and promotion of walking,cyclingandpublictransportnetworks,inaccordancewithDMPolicyT-1intheCoreStrategyDPD.
7.20 ParkingParking should be provided in accordance with the Councils parking
standardsasexplainedintheattachedAppendicesA,B&C.
7.21 Landscaping:InadditiontoretentionandprotectionofexistingmaturetreesalongtheNorthernboundary,asuitableschemeshowingbothhardandsoftlandscapingfeatureswillberequiredasanintegralpartofanydevelopment.DetailsofthelandscapingschememustbeagreedinwritingbytheLocalPlanningAuthoritypriortocommencementofdevelopment,shouldPlanningPermissionbegrantedfordevelopmentatthesite.
7.22 SecurityStockport Council requires all planning applications for MajorDevelopmentstobeaccompaniedbyaCrimeImpactStatement.MajorDevelopmentincludesresidentialdevelopmentof10ormoreunitsandthe erection of buildings of 1000sq m or more floorspace for nonresidentialuse.
7.23 The layout should take into account security and crime preventionmeasuresandadviceisavailablefromGreaterManchesterPoliceCrimePreventionDesignAdvisors.EarlyConsultationswillbeusefultoensurethatappropriatemeasuresareincludedintheproposals.
7.24 TheSecureByDesignandSaferPlacesprinciplesshouldbereferredtoindesigninganyscheme,whichcouldbeusedasaguidefortheuseofthebuilding.Inparticular,areasofpublicaccessshouldbedesignedto allow natural surveillance through good visibility and incorporateeffectivelighting.
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7.25 NoiseParticular regard should be had to Core Strategy Policy DMP SIE-3,which covers noise issues. The Party Walls and Floors in dwellingsshould have appropriate noise attenuation to comply with currentregulationsfortheamenityofthefutureandanyneighbouringresidents.
7.26 ThesiteislocatedwithintheManchesterAirportSafeguardingZone.AnyproposalswillbesubjecttoconsiderationunderCoreStrategyPolicyDMPSIE-5AviationFacilities,TelecommunicationsandotherBroadcastInfrastructure,withbuildingheightrestrictedtolessthan45metres.
8.0 CONTACTS
8.1 Stockport Metropolitan Borough Council
NicolaTurner
HeadofEconomicDevelopment&Regeneration [email protected] Tel:01612181635
AndyKippax HeadofStrategicHousing [email protected] Tel:01614744319
RichardWood PlanningPolicyManager [email protected] Tel:01614744386
AngieJukes Health&EnvironmentAdvisor(Energy) [email protected] Tel:01614744385
DevelopmentManagement EmmaCurle DevelopmentTeamManager [email protected] Tel:01614743542
PaulHartley ProfessionalSupport&ConservationManager [email protected] Tel:01614744563
KevinBrooks SeniorEngineer [email protected] Tel:01614744905
PippaBrown DesignSpecialist [email protected] Tel:01614743531
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8.2 ServicesMain services are available in the existing highways. Detailedinformation of all services is available from the appropriate statutorybody.
United UtilitiesDeveloperServices&PlanningTeam Waterenquiriesemail:[email protected]:[email protected]
Electricity North WestTel:08001954141 Web:www.enwl.co.uk
National GridSalesOrderProcessing POBox5516
Wolverhampton WV19NZ Tel:08709039999 Web:www.nationalgrid.com/gasservices
British Telecom PlcWeb:www.bt.com/ Tel:02073565000
8.3 Information
StockportUDPReviewwww.stockport.gov.uk/udp
StockportCoreStrategyDPDwww.stockport.gov.uk/corestrategy
Supplementary Planning Documents (SPDs) and Guidance(SPGs):www.stockport.gov.uk/spd
GreaterManchesterPoliceCrimePreventionDesignAdvisorDesignforSecurityConsultancyBoyerStreetManchesterM160RETel:01618565928
CommissionforArchitectureandtheBuiltEnvironment(CABE)
DesignCouncilAngelBuilding407StJohnStreetLondonEC1V4ABTel:02074205200Email:[email protected]
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9.0 APPENDICIESPlans 1,2&3AppendixA BusinessUseAppendixB RetailUseAppendixC Dwellinghouses
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Plan1
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Plan2
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Plan3
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PlanningBriefAppendixA
1.0 B1- BUSINESSUSE
1.1 OfficesotherthanA2usefallwithinuseclassB1(a)BusinessUse.
1.2 DesignThepredominantheightofanybuildingsshouldnotexceed4storeysandthedevelopmentshouldsafeguardandenhance(wheresuitable)satisfactorylevelsofaccess,privacyandamenityforfuture,existingandneighbouringusersandresidents.
1.3 ParkingProvisionAdequateparkingshallbeprovidedtothestandardscontainedintheUDPReview,whichrequirethefollowingforB1useoffices:
Maximumgeneralparking
provision
1/30sqm
Minimumdisabledpersonsparkingprovision
1050sqm4(plus4%ofcarparkcapacityover31spaces)
Minimumcycleparkingprovision 1/400sqm,min2Minimummotorcycleparkingprovision
1400sqm1/1400sqm
Notes:
AllfloorareasGrossFloorArea(GFA)unlessotherwisestated.
Where(plusx%ofcarparkcapacityoveryyspaces)isreferredtothefigureyyspacesexcludesdisabledprovision.
PublicFloorArea(PFA)excludestoiletareas.
Minimumparkingbaysize2.4mx4.8m(endaccess,ideally2.5mx5m),2x6m(kerbside),maximumbaysize3.0mx6.0m.
MinimumdisabledparkingbaysizetocomplywithDepartmentforTransportguideInclusiveMobilityAGuidetoBestPracticeonAccesstoPedestrianandTransportInfrastructure2002,orinlinewiththemostrecentDepartmentforTransportguidance.
Wheredisabledprovisionisreducedbecausenearbyonstreetorpubliccarparkprovisionisavailable,nearbyistakentomeanwithin50moftheentrancetothepremises.
1.4 Thecarparkneedstobewelllitandsecureforitsusers.Ensuringthesafetyandsecurityofusersshouldnotcauseharmtothewiderenvironment,thecharacterofthebuildingoraccessibility.
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1.5 Sufficientmanoeuvring,standingandunloadingspaceisrequiredwithinthesiteforthemaximumnumberofservicevehicleslikelytoservethedevelopmentatanytime.
1.6 LandscapingBesides retaining and protecting mature existing trees within the
boundary, a suitable scheme showing both hard and soft landscapefeatures appropriate to the development must be submitted to andapproved in writing with the Local Planning Authority prior tocommencementofdevelopment.
1.7 MaterialsAlterations to theexisting building and any extensions should ensureexternal materials are of good quality, hard wearing and visuallysympathetic in terms of colour and texture to the character of theexisting buildings. The schedule of materials of external constructionmust be submitted to and approved in writing by the Local PlanningAuthoritypriortocommencementofdevelopment.
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PlanningBriefAppendixB
1.0 A1- RETAIL
1.1 DesignRetaildevelopmentshouldcomplywiththeappropriateUDPReview
policies,CoreStrategypoliciesandtheNPPFandtakeintoaccounttheShopfrontsandrelatedAdvertisementsSPG,LocalEmploymentandTrainingBenefitsSPD,SustainableDesignandConstructionSPDandSustainableTransportSPD.
1.2 ParkingProvision:AdequateparkingshallbeprovidedtothestandardscontainedintheUDPReview,whichrequirethefollowingforA1useretail:
Parking TypeofDevelopmentStandardsfor
A1use(Shops)Retail900sqm
GFA
Non-foodretail>900sq
mGFAMaximum
generalparkingprovision
1/25sqm 1/14sqm 1/20sqm
Minimumdisabledparking
provision
500sqm3spaces
4(plus4%ofcarpark
capacityover56spaces)
4(plus4%ofcarpark
capacityover41spaces)
Minimumcycle
parkingprovision
1/200sqm,min
2
1/200sqm 1/200sqm
Minimummotorcycle
parkingprovision
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Minimumparkingbaysize2.4mx4.8m(endaccess,ideally2.5mx5m),2x6m(kerbside),maximumbaysize3.0mx6.0m.
MinimumdisabledparkingbaysizetocomplywithDepartmentforTransportguideInclusiveMobilityAGuidetoBestPracticeonAccesstoPedestrianandTransportInfrastructure2002,orinlinewiththemostrecentDepartmentforTransportguidance.
Wheredisabledprovisionisreducedbecausenearbyonstreetorpubliccarparkprovisionisavailable,nearbyistakentomeanwithin50moftheentrancetothepremises.
1.3 Thecarparkneedstobewelllitandsecureforitsusers.Ensuringthesafetyandsecurityofusersshouldnotcauseharmtothewiderenvironment,thecharacterofthebuildingoraccessibility.
1.4 Sufficientmanoeuvring,standingandunloadingspaceisrequiredwithinthesiteforthemaximumnumberofservicevehicleslikelytoservethedevelopmentatanytime.
1.4 LandscapingBesidesretainingandprotectingmatureexistingtreeswithinthe
boundary, a suitable scheme showing both hard and soft landscapefeatures appropriate to the development should be submitted to andapproved in writing by the Local Planning Authority prior tocommencementofdevelopment.
1.5 MaterialsAlterations to the existing building and any extensions should
ensureexternalmaterialsareofgoodquality,hardwearingandvisuallysympathetic in terms of colour and texture to the character of the
existing buildings. The schedule of materials must be submitted andapproved in writing by the Local Planning Authority prior tocommencementofdevelopment.
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PlanningBriefAppendixC
1.0 C3- DWELLINGHOUSES
1.1 ResidentialUseResidentialdevelopment shouldcomplywith the UDPReviewpolicies,
Core Strategy policies and theNPPF. Inaddition, proposals involvingthe provision of residential development should take into account theDesign of Residential Development SPD, Recreational Open SpaceProvision and Commuted Payments SPG, Sustainable Design andConstruction SPD, Sustainable TransportSPDand theTransport andHighwaysinResidentialAreasSPD.Thedevelopmentshouldbeamixof house types, size and design to bring variety whilst retaining anoverallcohesiveappearance. Thescale,massingandorientationofanyproperties should safeguard the amenity of the existing adjacentresidentialproperties.
1.2 Density
Stockport Council envisages a high density housing development ofpredominantly3 storeyshighon thissiteandanyadditionalheightwillbesubjecttodiscussionwithStockportCouncil.
1.3 AffordableHousingGatleyspropertypricesareabovetheStockportaverage.CoreStrategyPolicyDMPH-3indicatesthatsubjecttoviability,StockportCouncilwillnegotiatetoachieve30%affordablehousingwhereproposalsinGatleyinvolve the provision of 5 dwellings (gross) or more and sites of 0.5hectaresormore.
1.4 However, the relevant threshold and proportion of affordable housingapplicabletospecificsiteswillbedeterminedbycomparingStockportsaveragepropertypricewithpropertypricesin the immediate localityofthesiteandthelikelysalespricesofthecompleteddwellings.
1.5 In mostareas, 75% of theaffordablehousing provided bydevelopersshouldbeintermediatehousingforStockportresidentsonaverageandbelow average incomes. The remaining 25% should be social rentedhousing. Inareaswith aboveaveragepropertypricesanda particularlackofsocialrentedhousing,theaffordablehousingtenurespiltsoughtwillbe50%intermediatehousingand50%socialrentedhousing.
1.6 PrivacyDistancesThe Council encourages innovation and good design in newdevelopments, whilst ensuring satisfactory privacy and space aboutdwellings.TheCouncilsTheDesignofResidentialDevelopmentSPDsets out guidance on privacy distances and includes the followingminimumspacestandardsnormallyappliedbyStockportCouncil:
DwellingHeight StandardFor 1-2 storey dwellings:
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Between habitable room windowson the public or street side ofdwellings
21metres
Between habitable room windowson the private or rear side ofdwellings
25metres
Between habitable room windowsand a blank elevation, elevationwith non-habitable rooms or withhighlevelwindows
12metres
Between habitable room windowsand site boundary (with specialdesign, ground floor kitchenwindowsmaybeconsideredmoreflexibly)
6metres
For 3+ storeys: Add 3 metres per storey to theabovedistances
Note:Thesedistancesmaybeincreasedtoaccommodatechangesinlevel.Habitable rooms includelounges, livingrooms,morning rooms,diningrooms,bedrooms,kitchens,playrooms,studies,conservatoriesand anyother rooms whereoccupants spend significantamountsoftime.
1.8 RecreationandAmenityOpenSpaceResidential development shall be required to provide recreation andamenityinaccordancewithCoreStrategypolicyDMPSIE-2ProvisionofRecreationandAmenityOpenSpaceinNewDevelopmentsandtheRecreationalOpenSpaceProvisionandCommutedPaymentsSPG.
Policy DMP SIE-2 provides the following guidelines for large newresidentialdevelopment:
Where occupancy levels of 100 people or more are expected,openspaceatastandardof1.7haper1,000populationforformalrecreationand0.7haper1,000populationforchildrensplayandcasualrecreationshouldbeprovided;
Where occupancy levels between 50 and 100 people areexpected,openspaceatastandardof0.7haper1,000populationfor childrensplay and casual recreationshouldbeprovided. Inaddition,acontributiontoformalrecreationspacewillberequired.
Small new residential developments will be required to contribute
towards theprovision of open space for formalandcasual recreationandchildrensplayinlocationswhichareaccessibletofutureoccupiers.Suchcontributionswillbefairlyandreasonablyrelatedinscaleandkindtothepermitteddevelopment.
Asfaraspossible,theopenspaceshouldbewithinoradjacenttothenewdevelopmentandplayprovisionshouldinclude facilitiesbasedonthehierarchysetoutinthePlayFacilitiesTable.
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However,provisionofsomeoralloftherecreationalopenspaceoffsiteorthroughcontributionstoimproveand/orexpandanexistingfacilityorcreate a new one will be permitted / required where the Council issatisfiedthatthereisnopracticalalternativeorthatitwouldbebettertodoso.
1.9 AmenitySpaceProvisionThecontextandsettingofprivateamenityspaceshouldbeanintegralpartoftheoveralllayoutofaresidentialdevelopmentandbewellrelatedtothedwellingsserved. TheCouncilsstandardofprovisionrequiredissetoutintheDesignofResidentialDevelopmentSPD:
DwellingSize Standard1bedflat Balcony area of 5sqm and / or
adequately screened communalamenity space with minimumprovisionof18sqmperunit
2+bedflat 35sqm communalamenityspaceper
unitSmallfamilyhouse2/3beds 75sqm(50forterraced)preferably to
therearoftheproperty4/5beds 100sqm
Privacy and space requirements can be achieved through skilful andinnovativedesigntocreateamoreinterestingurbanform,providedthespaceprovidedcandemonstratetheappropriateprovision.
1.10 MaterialsAlterations to theexisting building and any extensions should ensure
external materials are of good quality, hard wearing and visuallysympathetic in terms of colour and texture to the character of thesurrounding area. The schedule of materials of external constructionmust be submitted to and approved in writing by the Local PlanningAuthoritypriortocommencementofdevelopment.
1.11 AccessDevelopment should address the needs of motorists along with otherroadandpublictransportusersbypromotingmoresustainabletransportchoicepublictransport,cyclingandwalkingshallbeconvenienttousewith the aim to reduce the need to travel by car. This would help toreduce congestion, pollution and promote walking and use of cycling
along with the access needs of disabled persons as indicated in theNPPFandCoreStrategyCorePoliciesCS1andCS9.
1.12 ParkingParkingstandardsforC3DwellinghousesaresetoutinAppendix9 oftheUDPReviewandaresummarisedbelow:
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TypeofDevelopment
C3Dwellings
Housing ShelteredHousing
Maximumgeneral
parkingprovision
2/dwelling 1/3dwellings
plus2perwardensdwelling
Minimumdisabledparking
provision
Ifparkingreservedtoindividualdwellings1/dwellingtodisabledstandard.Ifparkingnotreservedtoindividual
dwellingsminimum1/10dwellings.
10%ofspacesto
bedisabledstandard
Minimumcycleparking
provision
Ifnogarage1inlockablestore Norequirement
Minimummotorcycle
parkingprovision
Norequirement Norequirement
Comments Ifparkingreservedtoindividualdwellingsdisabledprovisionincludedinmaximum
provision.Ifparkingnotreservedtoindividualdwellingsdisabledprovisionis
inadditiontomaximum.Maximumexcludesgarageswithin
individualdwellingcurtilagesbutincludessharedaccessenclosedcarparks.
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Notes:
AllfloorareasGrossFloorArea(GFA)unlessotherwisestated.
Where(plusx%ofcarparkcapacityoveryyspaces)isreferredtothefigureyyspacesexcludesdisabledprovision.
PublicFloorArea(PFA)excludestoiletareas.
Minimumparkingbaysize2.4mx4.8m(endaccess,ideally2.5mx5m),2x6m(kerbside),maximumbaysize3.0mx6.0m.
MinimumdisabledparkingbaysizetocomplywithDepartmentforTransportguideInclusiveMobilityAGuidetoBestPracticeonAccesstoPedestrianandTransportInfrastructure2002,orinlinewiththemostrecentDepartmentforTransportguidance.
Wheredisabledprovisionisreducedbecausenearbyonstreetorpubliccar park provision isavailable, nearby is taken tomeanwithin50moftheentrancetothepremises.
1.13 Landscaping:
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Besides retaining and protecting mature existing trees within theboundary, a suitable scheme showing both hard and soft landscapefeatures appropriate to the development must be submitted to andapproved in writing by the Local Planning Authority prior tocommencementofdevelopment.
1.14 SecurityThe layout should take into account security and crime preventionmeasures included in NHBC recommendations BS8220 and adviceguidancefromtheGreaterManchesterPoliceCrimePreventionDesignAdvisor. Early Consultations will be useful to ensure that appropriatemeasuresareincludedintheproposals.
The Secure By Design and Safer Places principles should beincorporatedinthedesignofthedevelopment.Inparticular,theareasofpublicaccessshouldbedesignedtoincludenaturalsurveillancethroughgoodvisibilityandincludeeffectivelighting.
1.15 NoiseThePartyWallsandFloorsindwellingsshouldhaveappropriatednoiseattenuation to comply with current regulations for the amenity of theresidents.Where thesite isaffectedbyAircraftNoiseContours,noiseattenuationmeasuresarerequiredtocomplywithCoreStrategypolicyDMP SIE-3 Protecting, Safeguardingandenhancing the Environmentand the guidance contained in the NPPF. A minimum distance of 30metres shall be required from the operational railway track to anyhabitableroom.