Cheadle Area Committee Reports 7th June 2016

Public Document Pack
Democratic Services
Town Hall, Stockport SK1 3XE
Contact: Democratic Services on 0161 474 3216
Email: democratic.services@stockport.gov.uk
Area Governance
AGENDA
CHEADLE AREA COMMITTEE
The Kingsway School,
Foxland Campus,
Foxland Road,
Gatley
Meeting: Tuesday, 7 June 2016

Tea: 5.00 pm
Business: 6.00 pm
Introductions
1. ELECTION OF CHAIR
To elect a Chair of the Area Committee until the next Annual Council Meeting.
2. APPOINTMENT OF VICE-CHAIR
To appoint a Vice-Chair of the Area Committee until the next Annual Council Meeting.
3. MINUTES
(Pages 7 - 11)
To approve as a correct record and sign the Minutes of the meeting held on 19 April 2016.
4. DECLARATIONS OF INTEREST
Councillors and officers to declare any interests which they have in any of the items on the
agenda for the meeting.
5. PROGRESS ON AREA COMMITTEE DECISIONS
(Pages 12 - 17)
To consider a report of the Democratic Services Manager.

The report provides an update on progress since the last meeting on decisions taken by
the Area Committee and details the current position on ward flexibility funding. The report
also includes the current position on the ward delegated budgets.
The Area Committee is recommended to note the report.
Officer contact: David Clee on 0161 474 3137 or email: david.clee@stockport.gov.uk
Web: www.stockport.gov.uk/democracy or scan the QR Code*
6. URGENT DECISIONS
To report any urgent action taken under the Constitution since the last meeting of the
Committee.
7. COMMUNITY ENGAGEMENT
(i)
Chair's Announcements
To receive any announcements from the Chair about local community events or
issues.
(ii)
Public Question Time

Members of the public are invited to put questions to the Chair of the Area
Committee on any matters within the powers and duties of the Area Committee,
subject to the exclusions set out in the Code of Practice (Questions must be
submitted prior to the commencement of the meeting on the cards provided. These
are available the meeting. You can also submit via the Councils website at
www.stockport.gov.uk/publicquestions.
(iii)
Public Realm
The local Public Realm Inspector will attend the meeting to provide an update on
matters raised at the last committee meetings. Councillors and Members of the
public are invited to raise issues affecting local environmental quality.
(iv)
Petitions
To receive petitions from members of the public and community groups.
(v)
Open Forum - Neighbourhood Management Action Plans 2016/17 (Pages 18 21)

To consider a report of the Chief Executive of Stockport Homes
The report provides an update on the progress of the delivery of Stockport Homes
Neighbourhood Action Plans.
The Area Committee is recommended to comment on and note the report.
Officer
contact:
Maria
Lindars
maria.lindars@stockporthomes.org.
(vi)
on
0161
474
4371
or
email:
Ward Flexibility Funding - St Ann's Road North Allotment Association (Pages

22 - 29)
To consider an application received from St. Anns Road North Allotment
Association for the purchase of a wood chipper to help dispose of wood cuttings
ecologically.
(vii)
Ward Flexibility Funding - St Ann's Lourdes Group
(Pages 30 - 35)
To consider an application received from St Anns Lourdes Group towards the cost
of a pilgrimage to Lourdes where they care for sick and elderly people.
Non-Executive Business
8. DEVELOPMENT APPLICATIONS
To consider a report of the Corporate Director for Place Management and Regeneration
(a) To consider consultations (if any) received by the Corporate Director for Place
Management and Regeneration on any planning applications relevant to the Cheadle area.
The following development application will be considered by the Area Committee:(i)
DC/061294 - 116 Styal Road, Gatley
(Pages 36 - 46)
Proposed new raised roof and roof dormers. Single storey rear extension to
existing dormer bungalow and new garage.
The Area Committee is requested to recommend the Planning and Highways
Regulation Committee to grant planning permission, subject to the
conditions contained in the report.
Officer Contact: Anthony Smith on 0161 474 3569 or email:
anthony.smith@stockport.gov.uk
9. CHECKLIST FOR THE VALIDATION OF PLANNING APPLICATIONS (Pages 47 185)
To consider a report of the Corporate Director for Place Management & Regeneration.
The report details the proposed re-adoption of the Councils Application Validation
Checklist for the validation of planning applications.
The Area Committee is recommended to comment on and note the report.
Officer contact: Emma Curle on 0161 474 3542 or email: emma.curle@stockport.gov.uk
10. APPEAL DECISIONS. CURRENT PLANNING APPEALS AND ENFORCEMENTS
(Pages 186 - 189)
To consider a report of the Deputy Chief Executive
The report summarises recent appeal decisions, current planning appeals and
enforcement activity within the area represented by the Cheadle Area Committee.
The Area Committee is recommended to note the report.
Officer Contact: Joy Morton on 0161 474 3217 or email: joy.morton@stockport.gov.uk
Executive Business
11. BROOKFIELD PARK SHIERS FAMILY TRUST ANNUAL REPORT 2015/16 (Pages
190 - 198)
To consider a report of the Borough Treasurer
The report advises the Area Committee of the financial standing of the Brookfield Park
Shiers Family Trust and indicates the amount of money available for distribution to
organisations and provides commentary on the relevant performance of investment funds.
The Area Committee is requested to:
note the contents of the report.

formally adopt the Financial Accounts of the Brookfield Park Shiers Trust for
the year ending 31 March 2016.
decide upon the policy that they wish to adopt in respect of the distribution of
the Trust; and
advise as to the investment policy that they wish to follow.
12. CHEADLE AREA COMMITTEE COMMUTED SUMS FOR PLAY
(Pages 199 - 203)
To consider a report of the Corporate Director for Place Management and Regeneration
The report details commuted sums received by the Council from housing developers
towards the cost pf play provision. The report also sets out the criteria that must used in
allocating sums for play provision.
The Area Committee is recommended to approve the allocation of the commuted
sums as detailed in the report.
Officer
Contact:
Richard
Booker
richard.booker@stockport.gov.uk
on
0161
474
13. AREA COMMITTEE WARD HIGHWAYS SPOKESPERSONS
4829
or
email:
(Pages 204 - 205)
The Area Committee is invited to nominate Ward Spokespersons with whom the Corporate
Director for Place Management & Regeneration can consult on highway maintenance and
traffic management matters.
A copy of the Ward Spokesperson Protocol approved by the Area Committee at its
meeting on 23 May 2011 is attached for information.
The Area Committee is recommended to nominate Ward Spokespersons in
accordance with the Protocol.
14. PATH ADJACENT TO 16 PARSONAGE WAY, CHEADLE
This item has been placed on the agenda at the request of Councillor Paul Porgess
15. INSTALLATION OF BOLLARDS ADJACENT TO 228 STOCKPORT ROAD,

CHEADLE
This item has been placed on the agenda at the request of Councillor Paul Porgess
DATE OF NEXT MEETING
Tuesday, 12 July 2016
Eamonn Boylan
Chief Executive
Town Hall
Stockport
Friday, 27 May 2016
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Agenda Item 3.
Meeting: 19 April 2016
At: 6.00 pm
PRESENT
Councillor Peter Burns (Chair) in the chair; Councillor Adrian Nottingham (Vice-Chair);
Councillors Graham Greenhalgh, Keith Holloway, Sylvia Humphreys, John Pantall,
Paul Porgess, Iain Roberts and June Somekh.
1. MINUTES
The Minutes (copies of which had been circulated) of the meeting held on 15 March 2016
were approved as a correct record and signed by the Chair.
2. DECLARATIONS OF INTEREST
Councillors and Officers were invited to declare any interests which thgey had in any of the
items on the agenda for the meeting.
The following interest was declared:Personal & Prejudicial Interest
Councillor
Interest
Peter Burns
Agenda item 11 Park Event Application: Outwood

Road Playing Fields (Heald Green Festival) 25
June 2016 as his wife is a member of the
organising committee.
Councillor Burns took no part in the discussion or
vote.
3. PROGRESS ON AREA COMMITTEE DECISIONS

A representative of the Democratic Services Manager submitted a report (copies of which
had been circulated) updating the Area Committee on progress since the last meeting on
decisions taken by the Area Committee and the current position on Ward Flexibility
Funding. The report also included the current position on the ward delegated budgets.
RESOLVED That the report be noted.
4. URGENT DECISIONS
No urgent decisions were reported.
Page 7
Cheadle Area Committee - 19 April 2016

5. COMMUNITY ENGAGEMENT
(i)
Chair's Announcements
No announcements were made.

(ii)
Public Question Time
Members of the public were invited to submit questions on any matters within the powers
and duties of the Area Committee, subject to the exclusions set out in the Code of
Practice.
One question had been submitted in advance of the meeting by a member of the public
who was not present at the meeting.
RESOLVED That, in accordance with the Code of Practice, a written response be
provided to the questioner.
(iii)
Public Realm
David Wilson (Public Realm Inspector) attended the meeting to report on current issues
and to answer questions from Councillors and members of the public in relation to public
realm issues within the area represented by the Cheadle Area Committee.
The following comments were made/issues raised:
The prevalence of motorists parking on the grass verge on the turn off from
Councillor Lane, Cheadle in the vicinity of Adswood Park.
A Member requested that it be investigated how the grass verges could be
protected from parked cars at Radnomere Drive, Cheadle Hulme and Bishops
Close, Cheadle.
Refuse collection operatives not replacing refuse bins near to the relevant
properties on Etchells Road, Heald Green.
Fly tipping at York Close, off Councillor Lane, Cheadle needed to be addressed.
RESOLVED That David Wilson be thanked for his attendance.

(iv)
Petitions
Greenbank Road, Gatley Residents Parking Scheme

A petition was submitted containing twenty signatures requesting that the Council
investigate the need for a Residents Parking Scheme on Greenbank Road, Gatley.
RESOLVED That the petition be referred to the Corporate Director for Place
Management and Regeneration for investigation.
Page 8

(v)
Open Forum
In accordance with the Code of Practice, no organisation had indicated that they wished to
address the Area Committee as part of the Open Forum arrangements.
(vi)
Ward Flexibility Funding - All Hallows Church, Cheadle
Janet Tysoe, Community Development Worker from All Hallows Church, attended the
Area Committee to answer questions from the Area Committee in relation to an application
for Ward Flexibility Funding towards the renovation and upgrade of the kitchen facilities at
the church.
RESOLVED That the Democratic Services Manager be recommended to make a grant
of 1,000 to All Hallows Church towards the renovation and upgrade of the kitchen
facilities at the church, to be funded from the Cheadle Hulme North Ward allocation.
6. DEVELOPMENT APPLICATIONS
A development application was submitted.
(NOTE: Full details of the decisions including conditions and reasons for granting or
refusing planning permission and imposing conditions are given in the schedule of plans.
The Corporate Director for Place Management and Regeneration is authorised to
determine conditions and reasons and they are not therefore referred to in committee
minutes unless the committee makes a specific decision on a condition or reason. In order
to reduce printing costs and preserve natural resources, the schedule of plans is not
reproduced within these minutes. A copy of the schedule of plans is available on the
councils website at www.stockport.gov.uk/planningdecisions. Copies of the schedule of
plans, or any part thereof, may be obtained from the Services to Place Directorate upon
payment of the Councils reasonable charges).
(i)
DC060950 - 100 Styal Road, Gatley
In respect of plan no. 60950 for a two storey rear extension at 100 Styal Road, Gatley, it
was
RESOLVED That the Planning and Highways Regulation Committee be recommended
to grant planning permission, subject to the conditions contained in the report.
7. PLANNING APPEALS, ENFORCEMENT APPEALS AND ENFORCEMENT NOTICES
A representative of the Democratic Services Manager submitted a report of the Deputy
Chief Executive (copies of which had been circulated) listing any outstanding or recently
determined planning appeals and enforcements within the area represented by the
Cheadle Area Committee.
RESOLVED That the report be noted.
Page 9

8. THE METROPOLITAN BOROUGH COUNCIL OF STOCKPORT (QUEENS ROAD,
CHEADLE HULME) (RESTRICTION OF WAITING) ORDER 2016
A representative of the Democratic Services Manager submitted a report of the Corporate
Director for Place Management and Regeneration (copies of which had been circulated)
setting out objections received to a proposed Restriction of Waiting Traffic Regulation
Order at Queens Road, Cheadle Hulme.
RESOLVED That, notwithstanding the objections received to the proposed Restriction of
Waiting Traffic Regulation Order at Queens Road, Cheadle Hulme, the Order be made as
advertised.
9. FLOWER BED - PLATT STREET/JACKSON STREET, CHEADLE
A representative of the Democratic Services Manager reported that this item had been
placed on the agenda at the request of Councillor John Pantall.
A representative of the Corporate Director for Place Management and Regeneration
submitted a report (copies of which had been circulated) which updated the Area
Committee on the current position with regard to a plot of land on Platt Street, Cheadle at
the junction of Jackson Street, outlined the responsibility which the Council had regarding
this land and sought comments from the Area Committee.
When Council Officers received a complaint regarding the installation of the flag pole at
the site on Platt Street/Jackson Street they had carried out a site inspection. As a result
the Council were made aware that local residents had been looking after the shrub bed for
a number of years. The Council looked at the maintenance of the shrub and the installation
of the flag pole. Local residents were advised that they must apply for a licence to cultivate
in order to continue maintaining the shrub bed and that the Council intended to remove the
flag pole on the grounds of public safety.
RESOLVED (1) That the report be welcomed.
(2) That the Corporate Director for Place Management and Regeneration be requested to
prepare a report which details a draft policy and procedures for dealing with such
applications in the future and that the comments of all the Area Committees be sought
prior to a decision being taken by the appropriate Executive portfolio holder.
10. PARK EVENT APPLICATION: WILLIAM SCHOLES PARK (CO-OP BANK, IT'S A
KNOCKOUT) - 11 JUNE 2016
regarding an application from the Co-operative Bank to hold an Its a Knockout
competition for employees and their families at William Scholes Park on 11 June 2016.
RESOLVED That approval be given to the event application from the Co-operative Bank
to hold an Its a Knockout competition for employees and their families at William Scholes
Park (Gatley Hill) on 11 June 2016, subject to the organiser obtaining appropriate papers,
Page 10

event plans, health and safety documentation, licences and/or insurances, and subject to
receipt of all applicable charges and the payment of a bond.
Councillor Adrian Nottingham in the Chair
11. PARK EVENT APPLICATION: OUTWOOD ROAD PLAYING FIELDS (HEALD
GREEN FESTIVAL) - 25 JUNE 2016
regarding an event application from the Heald Green Festival Committee to hold the
annual community frstival on Outwood Road Playing Fields on 25 June 2016.
RESOLVED That approval be given to the application from the Heald Green Festival
Committee to hold the annual Community Festival on Outwood Road Playing Fields on 25
June 2016, subject to the organiser obtaining appropriate papers, event plans, health and
safety documentation, licences and/or insurances, and payment of charges and deposits.
Councillor Peter Burns in the Chair
12. COUNCILLOR PETER BURNS
The Chair advised that this would be the last meeting of the Area Committee that he would
be attending as he was not seeking re-election in the forthcoming local elections.
RESOLVED That Councillor Peter Burns be thanked for his services to the Council and
this Area Committee, and offered Members best wishes for the future.
The meeting closed at 6.46 pm
Page 11
Date: 7 June 2016

PROGRESS ON AREA COMMITTEE DECISIONS
Report of the Democratic Services Manager
WARD FLEXIBILITY FUNDING
The amounts available to be spent in 2016/17, incorporating the monies carried forward and a budget of 3,000 per ward for 2016/17, are
as follows:Cheadle and Gatley
Cheadle Hulme North
Funding awarded in
2015/16
Funding awarded in 2015/16
Cheadle Golf Club

Gatley Village Partnership
250
400
Cheadle Village
Partnership
500
Cheadle Village Hall
All Hallows Church Youth

Group
Cheadle Golf Club
Heald Green
Funding awarded in 2015/16
452.92
Cheadle Golf Club
200
2nd Cheadle Scout Group
100
Budget carried forward
16,249.60
Plus budget of 3,000 for

2016/17
19,249.60
250
All Hallows Church Youth

Group
500
600
Cheadle Village Partnership
500
Walter Stansby Memorial

Park
1000
Cheadle Village Hall
400
650
5th Cheadle Hulme Scouting

Group and First Steps
1000
Agenda Item 5.
Page 12
The Its OK Club
500
Budget Carried Forward
4,504.25
Plus budget of 3,000 for 7,504.25

2016/17
7,504.25
Orrishmere Charity PreSchool

250
The Its OK Club
500
Budget Carried Forward
10,242.38
Plus budget of 3,000 for

2016/17
13,242.38
All Hallows Church
1,000
12, 242.38
19,249.60
Page 13
Page 14
Manchester Road,
Cheadle
MJ
11/03/2014
Oak Tree Primary

School, Queens
Road, Cheadle
Hulme
OPERATIVE
DATE
COMMENTS
AWAITING
OPS. DATE
OBJECTIONS?
Y/N
ON ADVERT
WITH LEGAL
CALLED IN?
Y/N
SCHEME
WITH TRAFFIC
SERVICES
Appendix A - Resume Of Issues Progress Report
Corporate Director for Place Management and Regeneration submitted a

report seeking the comments of the Area Committee regarding the
proposed Manchester Road cycle route following the successful bid for
funding from the Department for Transport, via the Cycle City Ambition
Grant. The cost of the scheme was approximately 450,000 which would
be included in the 2014/15 Highways Capital Programme. Scheme on
site est 12 week construction programme. Civil works substantially
complete by end of October, works over M60 bridge delayed due to
Highways Agency request for additional info. Works over the M60 bridge
to commence in February. On-going
Objection report to be submitted to Dec AC. Additional TROs to be
submitted to the Feb AC. Additional TROs report to be submitted. On
advert
EPS
29/09/2015
Carrs Road,
Cheadle
Corporate Director for Place Management and Regeneration outlining

the results of an investigation into parking concerns in the vicinity of
Carrs Road, Cheadle. Operative from 2nd May 2016
EPS
This scheme is now operative but issues with resident of Carrs

Avenue
10/11/2015
Woodthorpe Drive,
Cheadle Hulme
Petition for the investigation into the need for a residents parking
scheme to be introduced. Criteria not met, Ward Spokesperson has
been informed
EPS/CP
15/12/2015
Orchard Gardens,
Gatley
Investigation into parking concerns at the junction of Orchard Gardens

and Longley Lane, Gatley. Currently with Ward Spokes regarding
Manchester CC fee
Legal advertising started 18/05/2016 until 9/06/2016
Vehicle Activated Speed (VAS) sign. Works order has been placed
The poles have been erected, VAS to follow once Electric
Connection is established
A petition was submitted containing twenty signatures requesting that

the Council investigate the need for a Residents Parking Scheme on
Greenbank Road, Gatley.
AV
16/02/2016
Styal Road, Gatley
AV
16/02/2016
Greenbank Road,
Gatley
CP
19/4/2016
Orchard Gardens /
Longley Lane,
Gatley
RESOLVED That the petition be referred to the Corporate Director for

Place Management and Regeneration for investigation
Investigation works / surveys to begin.
Corporate Director for Place Management and Regeneration submitted a

report to seek approval for introducing a TRO for No Waiting At Any
Time restriction around the junction, as it had been cited that vehicles at
this location were causing a narrowing of the carriageway which on
occasions prevents access for larger vehicles such as refuge vehicles.
The legal advertising started 18/05/2016 until 9/05/2016
A representative of the Democratic Services submitted a report of the
CP
9/02/2016
Page 15
Queens Road,
Page 16
Cheadle Hulme
CP
9/2/2016
Corporate Director for Place Management and Regeneration (copies of

which had been circulated) setting out objections received to a proposed
restriction of waiting Traffic Regulation Order at Queens Road, Cheadle
Hulme.
RESOLVED That, notwithstanding the objections received to the
proposed Restriction of Waiting Traffic Rergulation Order at Queens
Road, Cheadle Hulme, the Order be made as advertised.
Works Orders placed to install Signage / Lining associated with the
TRO prior to the order being sealed.
Cheadle Area Committee Delegated Budget

Ward
Balance brought
forward from
2014/15)
Budget 2014/15
Total Available
Approved and
Estimated
Schemes
Available Balance
Cheadle and
Gatley
20,910
10,750
31,660
7,225
24, 435
Cheadle Hulme
North
3,990
10,750
14,740
1,770
12,970
Heald Green
26,260
10,750
37,010
22,500
14,510
Total
51,160
32,250
83,410
31,495
51,915
Page 17
Agenda Item 7.(v)

Agenda Item:
AREA COMMITTEE
CHEADLE
7th June 2016
NEIGHBOURHOOD ACTION PLANS
Report of the West Area Housing Manager (Stockport Homes Limited)
1.
Purpose of the report
1.1
To update Members on progress in delivery of Stockport Homes

Limited (SHL) Neighbourhood Action Plans (NAPs).
1.2
To seek Members comments on progress to date and any future

actions for inclusion in the current 2016 -2017 and future action plans.
2.
Neighbourhood Action Plans
2.1
SHLs NAPs are a holistic approach to ensuring the long term

sustainability of neigbourhoods. During 2015-2016 a review and
refresh of the NAPs was undertaken to ensure that the framework
being used addressed customer issues and reflected wider strategic
objectives of key stakeholders. This includes Stockport Council and
other services including Greater Manchester Police, Stockport Primary
Care Trust, Greater Manchester Fire Service, voluntary sectors and
customers to ensure each NAP is focused on having a clear set of
priorities and outcomes.
2.2
This NAP is one of seventeen across the Borough. Each one is based
on analysis of data and intelligence gathered from customers, key
stakeholders and services working in the neighbourhood. The action
plan includes both housing and the wider issues that affect the quality
of life for residents, such as employment, the environment, health and
well-being and community safety. The plan is outcome focused taking
account the business and financial plans of SHL and ensuring that,
where appropriate, resources are aligned to achieve agreed priorities
and opportunities to work collaboratively in order to obtain external
funding are maximised.
2.3
Each plan usually reflects the patch assigned to an individual

Neighbourhood Housing Officer, and a number of NAPs may be
relevant to each Area Committee. The plan will run for a year and will
be reviewed every year with customers, Stockport Council and
partners.
2.4
Each plan is a living document, and will be updated as conditions

change or new issues emerge within a neighbourhood. A continual
1
Page 18
dialogue with customers and key stakeholders will take place to ensure
the best services to customers are achieved, action is delivered and
where new issues emerge solutions can be collectively agreed to
address them.
3.0
Neighbourhood Achievements 2015-2016
3.1
The following summarises the key achievements during the year and
demonstrates the activity taking place to address neighbourhood
issues. During the year customers and stakeholders have received
feedback through Area Housing Offices, SHLs Website, Social Media,
Customer Action Groups and Tenants and Residents Groups. Regular
updates on progress have been made through the quarterly customer
newsletter Stockport at Home and bi-annual Neighbourhood
Newsletter.
Neighbourhood
Cheadle
and
Cheadle Hulme
North
Issue
Laundries sited at the
Sheltered Schemes
required
some
improvements.
A spate of burglaries
prior to Christmas
caused concern to
some customers
There was a lack of

resident
parking
spaces at Dorset
Avenue flats.
Action
Across
the
borough,
following consultation with
residents,
we
have
refurbished nine Sheltered
Housing laundries including
those located at Oaktree
Court, Queens Gardens and
Edinburgh Close.
SHL supported customers
by conducting joint visits
with the Police in order to
raise
awareness
and
provide crime prevention
advice.
White lines were painted on
the parking area to increase
the number of parking
spaces and make better use
of the space provided.
Communal doors within the
blocks have been replaced
and work has been carried
out to enhance security.
The flats at Abbey

Road, The Cloisters
and Priory Road
required investment
works.
External
All fascias and soffits were
improvement works replaced and new recycling
were needed to the provisions installed.
flats
at
Oakside
Close, Cheadle.
Page 19
Some
customers
would like to access
social
activities
locally to reduce
social isolation.
SHL
has
supported
residents in four Sheltered
Housing schemes to set up
residents associations and
we are developing activities
and support for the wider
community
through
the
sheltered schemes.
Support is also being
provided for a group of
residents at York Close who
are interested in improving
their local environment.
4.0
Neighbourhood Action Plans for 2016-2017
4.1
A refresh of the NAP has taken place this year to ensure that the plans
are fit for purpose and consultation has taken place with partners to
ensure action plans are reflective of the Councils and key partners
current and future strategic objectives. Stockport Homes will support
the aims of the Councils Investing in Stockport Borough Plan 2015
20 and will continue to work with partners to review the plans and
investigate opportunities to re-align resources and achieve the
outcomes of the Investing in Stockport programme while maintaining
SHLs current high quality service delivery.
4.2
SHL recognises that unemployment and benefit dependency are

significant long-term threats to the sustainability of the neighbourhoods
it manages. The plans reflect the complex dependencies between
poverty, unemployment, crime, health and housing need and sets out
at a neighbourhood level the a proposed plan of action to address
these issues in partnership with customers and key stakeholders.
4.3
Each NAP provides background information, including data on the

profile of each neighbourhood, key services and facilities. Each plan
identifies the key priorities for the year, through analysis of strategies
and local intelligence gathered through customer and stakeholder
engagement. A copy of the proposed new plan is attached as Appendix
One.
4.4
The plans will be continually monitored and reviewed throughout the

year and regular updates provided to customers and partners through
future Neighbourhood Newsletters. Further information on any of the
actions is available from the Area Housing Offices upon request.
5.0
Recommendations
3
Page 20
5.1
Members of the Area Committee

(i)
Note and comment on achievements during 2015-16
(ii)
Comment on the proposed Neighbourhood Action plans

for 2016-17
Background documents
Stockport Homes Neighbourhoods Action Plans (April 2016 - March
2017) attached and available on request from East and West Area
Housing Offices or by visiting www.stockporthomes.org
For further information contact:

Maria Lindars, Area Housing Manager
Email maria.lindars@stockporthomes.org or telephone 0161 474 4371
Page 21
Agenda Item 7.(vi)
Ward Flexibility Funding
Application Form
Thank you for your interest in Stockport Councils Ward Flexibility Fund. To give your group the
best chance of success please read the guidance notes and the questions on the application
form carefully.
Please ensure that all boxes on this form are completed. You must also include all additional
information that is requested.
1. About Your Organisation

1. Name of Organisation/ Group
St Ann's Road North Allotment Association (SARNAA)
2. Organisation/Individual Address
here is no address but the site is located in the Heald Green boundary and is adjacent to the junction of
St Anns Rd North, Heald Green, High Grove Public House on Silverdale Road, Gatley.
Post code: SK8 4RF -ish
3. Main Contact Details (for correspondence)

Title:
Mr
Name:
Alfred Grigg
Role:
Secretary
Address:
Postcode:
Home Phone Number:
Mobile Phone Number:
Email Address:
Page 22
Return to:
Democratic Services
4. Please provide your bank account details

Account Name:
Account Number:
Sort Code:
5. What is the status of your Organisation/ Group?
Please Tick
A New Group
A Registered Charity
No.
Applying for Charitable Status
Friendly Society
Housing Association
Voluntary Organisation
Company Limited by Guarantee
No.
Unregistered Association
Other (Please specify)
6. Please describe the main activities of your Organisation/ Group

The provision of facilities for recreation and other leisure time occupations in the interests of social
welfare for the benefit of the inhabitants of Stockport its surrounding areas and specifically Cheadle,
Gatley and Heald Green through access to allotments.
7. When was your Organisation/Group established?
Around 1976
8. Does your organisation have the following policies and procedures in place?
If you are awarded a grant you will be required to send copies of all relevant documents as part
of the grant agreement.
A governance/management committee
A Constitution/governing document/set of rules
An Equal Opportunities Policy
A Child Protection Policy (where necessary)
A Health and Safety Public liability
Return to:
Democratic Services
2
Page 23
2. About Your Application

9. Please give us a brief description of your proposed/planned project or activity
You may wish to include details of what activities will take place, where will it happen, how often
and who will take part. If you are applying for equipment you can tell us what will it be used for
and why is it needed.
40% of our site is wooded, see attached photo, for which we receive no support from SMBC but leaves us with the resulting
maintenance issue and the need to dispose of the cuttings ecologically. A wood chipper would facilitate this.
10. Who will benefit from this grant?

e.g. local residents, young people, older people and how?
The communities of Cheadle, Gatley, Heald Green and Cheadle Hulme have access to an allotment site with a mix of plot
sizes. The physical and mental benefits of access to the outside and moderate aerobic activity are well documented,
particularly for the older members of the population. The obvious big benefit is the growth of healthy wholesome food.
10(a) How Many Stockport residents will benefit?

60+
10(b) Are there any restrictions on who will benefit from the funding?
There are no restrictions on membership to anyone aged 18 and over.
11. Your Projects Budget
Please provide a breakdown of cost for your project including VAT where applicable and submit
any estimates for the purchase of equipment or work to be done.
11(a) How much will the project/activity cost in total?

699 (incl VAT 121) to purchase Titan TP600 Chipmunk wood chipper. See attached.
11(b) Tell us about other any other sources of income you have already applied for or
raised so far in relation to this project
None so far.
12. How much are you applying for from the Ward Flexibility Budget?
699.
12(a) If the amount you are applying for covers only part of the project/activity, then
please tell us how do you intend to fund any shortfall?
13. What is the planned timescale for spending this grant?

As soon as the funds are available.
Start
Finish
Page 24
Return to:
Democratic Services
3. Which Wards are you Applying to?
You may tick more than one box. Please note that no grant of more than 1,000 in totality will
ordinarily be made.
Please tell us for each ward you wish to make an application to:(a)
how many people will benefit in that ward; and
(b)
what proportion of funding from your overall application you are seeking from
each ward.
Number of
How much
beneficiaries funding you
are seeking
Bramhall & Cheadle Hulme South Area Committee
Bramhall North
Bramhall South & Woodford
Cheadle Hulme South

Central Stockport Area Committee
Brinnington & Central
Davenport & Cale Green
Edgeley & Cheadle Heath
Manor
Cheadle Area Committee
Cheadle & Gatley
Cheadle Hulme North

Heald Green
Heatons & Reddish Area Committee
Heatons North
Heatons South
Reddish North
Reddish South
Marple Area Committee
Marple North
Marple South
Stepping Hill Area Committee
Hazel Grove
Offerton
Stepping Hill
Werneth Area Committee
Bredbury & Woodley
Bredbury Green & Romiley
10
16
15
28
328
183
183 328
Totals
188
699
This total should add up to

the figure you provided in
Question 12
Return to:
Democratic Services
4
Page 25
4. Application Checklist and Declaration

1.
I am authorised to make this application on behalf of the above organisation
2.
I certify that the information contained in this application is correct
3.
If the information changes in any way I will inform Democratic Services

accordingly.
4.
I give permission for Democratic Services to contact my organisation and/or myself

by phone, mail or e-mail with information about its activities and funding
opportunities.
5.
I/ we agree (if required) to attend an Area Committee meeting to explain how the
proposal will improve the environmental, economic or social wellbeing of the area
and to answer any questions.
6.
Our details can be used for promotional purposes should this request be
successful
7.
I/We will use this grant for the proposed project/activities stated in our application.
8.
I/we will not use the grant for any other purpose prior to contacting Democratic
Services in order to seek authorisation.
9.
I/we will provide appropriate proof of expenditure to Democratic Services, within 12

months from the Grant being made.
10.
I/we will highlight the support of the Area Committee in recent publicity material.
11.
I/we agree to providing information to assist in the future monitoring of the

effectiveness of the funding including reporting back to the Area Committee on
how the grant has been spent and what difference it has made.
12.
I/we agree that the content of this completed application form and any
supplementary information provided may be published on the Councils website
and other publications as part of the application process.
Print your name: A R Grigg

Signature:
or if submitted electronically tick this box to signify your agreement to the above terms
Date:
Page 26
Return to:
Democratic Services
Page 27
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Fuel
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Dimensions (L x W x H)
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Boxed Dimensions (L x W x H)
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Page 28
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10/05/2016
Agenda Item 7.(vii)
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Agenda Item 8.(i)

Cheadle Committee
07 June 2016
DEVELOPMENT APPLICATIONS
Report of the Chief Executive
Item 1 DC: DC/061294
SITE ADDRESS: 116 STYAL ROAD, GATLEY, CHEADLE, SK8 4JR
PROPOSAL: Proposed new raised roof and roof Dormers. Single Storey Rear Extension to
Existing Dormer Bungalow and New Garage
INFORMATION
These applications need to be considered against the provisions of the Human Rights Act
1998. Under Article 6, the applicants [and those third parties, including local residents, who
have made representations] have the right to a fair hearing and to this end the Committee must
give full consideration to their comments.
Article 8 and Protocol 1 Article 1 confer(s) a right of respect for a persons home, other land and
business assets. In taking account of all material considerations, including Council policy as set
out in the Unitary Development Plan, the Head of Development and Control has concluded that
some rights conferred by these Articles on the applicant(s)/objectors/residents and other
occupiers and owners of nearby land that might be affected may be interfered with but that that
interference is in accordance with the law and justified by being in the public interest and on the
basis of the planning merits of the development proposal. He believes that any restriction on
these rights posed by approval of the application is proportionate to the wider benefits of
approval and that such a decision falls within the margin of discretion afforded to the Council
under the Town and Country Planning Acts.
This Copyright has been made by or with the authority of SMBC pursuant to section 47 of the
Copyright Designs and Patents Act 1988 (the Act). Unless the Act provides the prior
permission of the copyright owner. (Copyright (Material Open to Public Inspection) (Marking of
Copies of Maps) Order 1989 (SI 1989/1099)
Page 36
Application Reference:
Location:
Proposal:
DC/061294
116 STYAL ROAD, GATLEY, CHEADLE, SK8 4JR
Proposed new raised roof and roof Dormers. Single
Storey Rear Extension to Existing Dormer Bungalow and
New Garage
Type of Application:
Householder
Registration Date:
Expiry Date:
Case Officer:
10/03/2016
05/05/2016
Anthony Smith
Applicant:
Agent :
Mr J Akhter
Holborow & Ormesher
COMMITTEE STATUS
Should the Cheadle Area Committee be minded to grant permission under the Delegation
Agreement the application should be referred to the Planning & Highways Regulations
Committee as the application relates to a Departure from the Statutory Development Plan.
DESCRIPTION OF DEVELOPMENT
The application is seeking planning permission for the rising of the ridge height, rear and front
dormers, single storey rear extension and a replacement garage.
The existing height of the dwelling is 6m and it is proposed to raise this to 7m. Also included in
the proposed works are three dormers to the rear elevation and one to the front elevation. They
would all incorporate pitched roofs and be sited below the ridge line of the roof.
A single storey rear extension is proposed that would in fill a recessed part of the existing
dwelling. It would have a width of 2m and project out 5m with an overall height of 4m.
The new garage would be sited on the northern boundary with No.114 Styal Road and would
have a footprint of 3.6m by 7.5m with the overall height of 3.8m with a pitched roof.
The materials of construction would match the existing dwelling.
SITE AND SURROUNDINGS
The applicants property is a reasonably substantial bungalow located in a spacious plot. It is
located on the western part of Styal Road. The property is also located within the green belt.
Access is gained from Styal Road and there is adequate parking for at least three cars away
from the highway. The site is fairly level with no significant change in the gradient in any
direction. The property currently comprises of white render and concrete tiles for the roof.
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To the north and south of the site are two storey dwellings. To the west of the site is open
farmland. Further along on Styal Road reveal a wider mix of properties, including gable roofs
and some which have been extended in the past. As can be concluded, the streetscene is
varied with a mix of housing designs, roof styles and property ages.
POLICY BACKGROUND
Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires
applications/appeals to be determined in accordance with the Statutory Development Plan
unless material considerations indicate otherwise.
The Statutory Development Plan includes:
Policies set out in the Stockport Unitary Development Plan Review May 2006 (SUDP)
which have been saved by direction under paragraph 1(3) of Schedule 8 to the Planning
and Compulsory Purchase Act 2004: &
Policies set out in the Stockport Local Development Framework Core Strategy
Development Plan Document (CS) adopted 17th March 2011.
Saved policies of the SUDP Review

GBA1.2: CONTROL OF DEVELOPMENT IN GREEN BELT
GBA1.5: RESIDENTIAL DEVELOPMENT IN GREEN BELT
CDH1.8: RESIDENTIAL EXTENSIONS
LDF Core Strategy/Development Management policies
SD-2: MAKING IMPROVEMENTS TO EXISTING DWELLINGS
SIE-1: QUALITY PLACES
Supplementary Planning Guidance
Supplementary Planning Document 'Extensions and Alterations to Dwellings' adopted February
2011 following public consultation.
Supplementary Planning Guidance (Saved SPGs & SPDs) does not form part of the Statutory
Development Plan; nevertheless it provides non-statutory Council approved guidance that is a
material consideration when determining planning applications.
National Planning Policy Framework issued by DCLG on 27 March 2012 with immediate effect
(NPPF).
Paragraph 196 states that: The planning system is plan-led. Planning law requires that
applications must be determined in accordance with the development plan, unless material
considerations indicate otherwise. This Framework is a material consideration in planning
decisions.
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NPPF Conformity
The Planning Advisory Services National Planning Policy Framework (NPPF) Compatibility
Self-Assessment Checklist has been undertaken on Stockports adopted Core Strategy. This
document assesses the conformity of Stockports adopted Core Strategy with the NPPF and
takes account of saved policies from the Unitary Development Plan where applicable. No
significant differences were identified therefore the development plan is in conformity with the
NPPF.
PLANNING HISTORY
None
NEIGHBOURS VIEWS
The owners/occupiers of four surrounding properties were notified in writing of the application.
The neighbour notification period expired on 11th April. To date, no letters of representations
have been received.
CONSULTEE RESPONSE
None
ANALYSIS
Residential Amenity
The applicants property is located in a spacious plot. The two properties either side of the
applicants dwelling do not look to be materially affected by the proposed extensions and
alterations. The proposed extensions would be well separated from the rear elevations of the
two properties both side (No.114 and No.118) and the principal habitable room windows
located in those elevations. There would be no undue loss of light, outlook of privacy as a result
of the extensions. The impact upon the amenity of all surrounding properties is judged to be
acceptable.
In view of the above, it is considered that the proposal would not unduly impact on the
residential amenity of the surrounding properties in accordance with UDP policy CDH1.8 and
Core Strategy policy SIE-1.
Design
The design of the proposed extension is judged to be acceptable as it would respect the
architecture of the existing dwelling, noting the roof form matches the existing dwelling. There
are a variety of roof styles and ridge heights on Styal Road, including the two properties to the
north and south which are two storey dwellings. Therefore, the principal of raising the ridge
height of a bungalow is considered to be acceptable.
In view of the above, it is considered that the proposal would respect the design, scale,
Page 39
materials, character, appearance and proportions of the existing dwelling and would not result
in harm to the character of the street scene, the visual amenity of the area or the in accordance
with UDP policy CDH1.8 and Core Strategy policy SIE-1.
Energy Efficiency
Core Strategy DPD policy SD-2 states that the Council recognises the importance of improving
the energy performance of Stockport's existing building stock. Therefore, energy efficiency
measures and low carbon and renewable technologies are encouraged. Planning applications
for changes to existing domestic dwellings will be required to undertake reasonable
improvements to the energy performance of the dwelling. Improvements will include, but not be
restricted to: loft and cavity wall insulation, draught-proofing, improved heating controls and
replacement boilers. Applicants will be asked to complete a checklist to identify which
measures are appropriate to their home.
The submission of an Energy Efficiency Statement and Checklist has been received by the
Local Authority. As such, the proposal complies with the requirements of Policy SD-2.
Green Belt
Saved UDP Policy GBA1.2 states that there is a presumption against the construction of new
buildings within the Green Belt unless it is for certain purposes, including limited extension and
alterations to existing dwellings. Saved UDP policy GBA1.5 states that proposals relating to
existing residential uses may be permitted in certain cases, including alterations and extensions
where the scale, character and appearance of the property would not be significantly
changed. The interpretation of significant change will vary according to the character of the
property but as a general guideline, extensions which increase the volume of the original
dwelling by more than about one third are unlikely to be acceptable.
The material test to the acceptability of proposals within the Green Belt is the impact of the
siting, size and scale of the proposal on the character and appearance of the dwelling and on
the overall openness of the Green Belt.
The volume of the original dwelling (and garage) as it stood on 1st July 1948 has been
calculated as 546m3 and the volume of the resulting dwelling (including proposed garage) has
been calculated as 861m3 as such the volume of the proposed extensions and works would
total 315m3 (Existing extensions total 168 cubic metres and the extensions/works proposed in
this application are 147 cubic metres) and represent a 58% increase on the volume of the
original dwelling.
In this respect, the volume of the proposed extensions would clearly exceed the one-third
increase in volume referenced in policy GBA1.5. Furthermore the raising of the ridge height
could harm the openness of the Green Belt and, as such, the proposal would represent
inappropriate development within the Green Belt by virtue of a disproportionate addition.
Where development is considered inappropriate, it should only be granted where special
circumstances exist. The material test to the acceptability of proposals within the Green Belt is
the impact of the siting, size and scale of the proposal on the character and appearance of the
dwelling and on the overall openness of the Green Belt.
The agent for the application has submitted very special circumstances to justify the scheme,
Page 40
the conclusions of which are provided below;
The property has permitted development rights and provides a realistic fallback position for
development.
The property is located in ribbon development and has little effect on the surrounding
properties. There would be adequate levels of separation between the proposed extensions
and the neighbouring properties. The property is also located in a very spacious plot with
good levels of separation on all sides.
Some of the proposed development is located within the existing built footprint of the house
and much of the development would be sited to the rear elevation of the dwelling.
Similar extensions have been granted permission by the Local Planning Authority in the
recent past. The property would have a ridge height significantly lower than 118 Styal Road
to the south of the applicants property.
The proposed extension does not harm the openness of the green belt due to the above
factors.
It is acknowledged that the property is located within ribbon development on Styal Road
comprising of other residential properties, some of which have been significantly extended in
the past. Some of these properties have been granted permission for their extensions by the
Planning and Highways Regulation Committee in recent years (No.102 Styal Road and No.118
Styal Road to the south of the applicants property is to name two)
The property benefits from full permitted development rights for the erection of
extensions/outbuildings. Therefore sizeable extensions could be constructed without any
control from the Local Planning Authority, to both the side and/or rear, as an extension or
detached outbuilding, which could significantly reduce the openness of the green belt.
The applicant has demonstrated their permitted development fallback position and it would
provide a realistic option should planning permission be refused. The position includes a flat
roof single storey rear extension.. There is also the option for flat roof side dormers and flat
roofed single storey side extensions, both of which would be easily visible from public vantage
points and be an example of poor aesthetics.
The applicants agent has not included a possible outbuilding which could also have a volume
greater than the original dwelling due to the large site in which the dwelling sits.
The volume increase for the potential permitted development extensions put forward by the
agent for the scheme is excess of 67% on the original volume of the house. The possible
schemes under permitted development would not demonstrate good design and would appear
as awkward additions to the dwelling with two prominent flat roof side extensions and other
incongruous extensions. The proposed scheme in this planning application is the preferred
option as it does demonstrate acceptable design and would not be an incongruous addition to
the streetscene.
Larger extensions albeit of a concentrated form can sometimes be accommodated whilst
avoiding harm to the overall openness of the Green Belt. In this instance the resulting
development is of a relatively concentrated form which overall, would be sympathetic to the
character of the area. Should planning permission be granted, a condition would be placed on
the permission removing all permitted development rights associated with extensions to the
dwelling.
Page 41
Summary
The proposal would not unduly impact on the residential amenity of the surrounding properties
or prejudice a similar development by a neighbour, in accordance with UDP policy CDH1.8 and
Core Strategy policy SIE-1.
The general design of the proposed development is considered acceptable in terms of its
relationship to the existing dwelling, the character of the street scene and the visual amenity of
the area in accordance with UDP policy CDH1.8 and Core Strategy policy SIE-1.
Other material considerations such as the Extensions and Alterations to Dwellings SPD and the
NPPF have also been considered and it is judged the proposal also complies with the content
of these documents.
Whilst the proposal constitutes inappropriate development it would have only limited harm to
the openness of the Green Belt and the case for very special circumstances is sufficient to
outweigh harm by reason of inappropriateness. On balance the proposal amounts to
Sustainable Development, consequently it is recommended that permission be granted subject
to appropriate planning conditions.
Recommendation
Grant- with conditions
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Page 46
Agenda Item 9.
INTRODUCTION OF CHANGES TO THE COUNCILS CHECKLIST FOR THE
VALIDATION OF PLANNING APPLICATIONS
Report of the Corporate Director for Place
1.0.
MATTER FOR CONSIDERATION
1.1 Proposed re-adoption of the Councils Application Validation Checklist (AVC) for the
validation of planning applications, and supporting document Explanatory Notes for the
National and Local Information Requirements for the Validation of Planning Applications.
2. SUMMARY
2.1. As a Local Planning Authority (LPA), Stockport Metropolitan Borough Council must
publish a local list of information requirements for submitted planning applications, in
addition to the national mandatory information requirements specified in the Town and
Country Planning (Development Management Procedure) (England) Order 2015. This is to
provide clarity to applicants on what information should accompany their applications.
2.2. The LPA previously published the approved Planning Application Validation Checklist
(AVC) in September 2013 following consultation and consideration of responses.
2.3. This report is provided to members for information and comment, and to advise that the
Planning Application Validation Checklist (AVC) is to be consulted upon as per the
updated list attached at Appendix A, and following consultation, be amended (as required)
and adopted for use.
2.4. Following noting by Area Committee the LPA will consult with the local community
(including applicants and agents) on the draft validation list. It is noted that previous
Department for Communities and Local Government (DCLG) guidance set out that
consultation should be undertaken for at least eight weeks. This guidance was withdrawn in
2014 and replaced by the by the Planning Practice Guidance (a government planning online
resource), which does not include a timescale. Officers consider that consultation should be
undertaken and that this should be for a period of eight weeks.
2.5. The consultation responses should be taken into account when preparing the final
validation list and the final list must be published on the LPAs website. The planning portal
will also be informed of the planning application requirements to ensure the information
required for online applications is updated and readily available to applicants.
3. RECOMMENDATION
3.1. This report is provided for information and comment purposes only. Members should
note:
a) The Planning Application Validation Checklist (AVC) (attached at Appendix A) is to be
consulted upon, and;
b) That following consultation the Director of Place would make any refinements,
amendments, additions and/or deletions to the list as they consider reasonably necessary in
response to any comments received from the consultation on the document and provided
Page 47
that no significant changes are needed and that no significant objections are received from
the consultation issue a final Planning Application Validation Checklist (AVC) based upon
the draft attached at Appendix A.
4. BACKGROUND
4.1. As a Local Planning Authority (LPA), Stockport Metropolitan Borough Council must
publish a local list of information requirements for submitted planning applications, pursuant
to paragraph 193 of the National Planning Policy Framework (NPPF). This is in addition to
the national mandatory information requirements specified in the Town and Country
Planning Development Management Procedure Order (DMPO). National guidance is also
contained in Planning Practice Guidance: http://planningguidance.planningportal.gov.uk/
4.2. The information required to make a valid planning application to an LPA consists of:
Mandatory national information requirements;
Information provided on the standard application form;
Information to accompany the application as specified by the LPA on their local list of
information requirements; and
The correct application fee.
Mandatory National Requirements
4.3. Statutory national information requirements specify that a planning application is to be
accompanied by a location plan; site plan; ownership certificate (and notice); agricultural
land declaration; fee; a design and access statement (where relevant). There are also
specific requirements for outline planning applications and applications subject to
environmental impact assessment.
Local Information Requirements
4.4. A LPA may request supporting information with a planning application. These
requirements should be specified on a formally adopted local list, which must have been
published on its website. The local list should be reviewed at least every two years.
4.5. The local list clarifies what information is required for applications of a specific type,
scale or location. The National Planning Policy Framework (NPPF) states that a LPAs local
list of information requirements for planning applications should be proportionate to the
nature and scale of development proposals.
4.6. The NPPF encourages LPAs to request only supporting information that is relevant,
necessary and material to the application in question. Section 62(3) of the Town and
Country Planning Act 1990 gives LPAs a broad power to require that applications for
planning permission in their area may require such particulars as they think necessary and
such evidence in support of anything in, or relating to, the application as they think
necessary. Additionally, section 62(4)(A) of the Town and Country Planning Act 1990 and
article 11(3)(c) of the DMPO require that information requested with a particular planning
application must be:"reasonable having regard, in particular, to the nature and scale of the proposed
development;
and
Page 48
may require particulars of, or evidence about, a matter only if it is reasonable to think that
the matter will be a material consideration in the determination of a planning application.
5. VALIDATION LIST
5.1. In the local list the LPA should identify the drivers for each of the items on the list, such
as statutory requirements, national, regional or local plan policies, or published guidance
that explains how adopted policy should be implemented. In addition to requiring that the
local list be proportionate to the nature and scale of development proposals, the NPPF
requires that the LPA recognises the cost burden on the applicant of providing additional
information.
5.2. The proposed updated list of local validation requirements is set out in the appended
Planning Application Validation Checklist (AVC) (Appendix A) and is based upon the
previously approved list of September 2013. This list has been updated to take into account
of any changes in legislation since the publication of the last list.
5.3. The validation list includes two sections; one on the national requirements and one on
the local requirements and has been drafted to assist the applicant in determining what
types of development require particular supporting information. As the necessary
information will vary depending upon the particular proposal and application site, there will
need to be an element of flexibility and proportionality in terms of applying the local list to
each application. The document encourages the applicant to engage in pre-application
discussion with the LPA officers to discuss the necessary information.
5.4. The LPA Officers will ensure the information they require is proportionate to the type
and scale of development proposed at each site, and encourage the applicant to submit
succinct documents.
Next steps
5.5. Following noting by Area committee, a consultation period of eight weeks is to be
undertaken, with the proposed list issued to the local community (including applicants and
agents).
5.6. The draft updated local list will be displayed on the Planning section of the Councils
Website for consultation and any consultation responses received will be taken into account
by the LPA when preparing the final validation list.
5.7. Providing no substantial objections are received or significant alterations are made to
the appended validation list, it is proposed (as set out in the recommendation section below)
that the Director of Place would finalise the validation list.
5.8. Should significant objections be raised during the consultation period, and/or significant
changes be needed in response to the consultation responses, the validation list would be
returned to the Area Committee for comment.
5.9. There is a requirement in article 11(3) of the DMPO for the LPA to have published a list
of their local information requirements on their website in order for a local information
requirement to have a bearing on validation. The list must have been published (or
republished) during the 2 year period immediately before the date on which the application
Page 49
is made. The final updated validation list will be published on the Councils Planning
homepage, with a clear signpost to where the local list can be found. The date of publication
of the local list will also be clearly visible.
Future reviews of the local list
5.10. The LPA will monitor any changes to the DMPO made following the Consultation
Paper, and ensure the local list going forward is reviewed and updated in line with the
DMPO requirements.
6. LIST OF APPENDICES
5.1. Appendix A - Validation of Planning Applications; National list of planning application
Planning Application Validation Checklist (AVC).
7. LIST OF BACKGROUND PAPERS
7.1. Department for Communities and Local Government Streamlining information
requirements for planning applications Consultation Paper, July 2012.1
7.2. Department for Communities and Local Government National Planning Policy
Framework March 2012.
7.3. The Town and Country Planning (Development Management Procedure) Order 2015
7.4. Planning Practice Guidance (http://planningguidance.planningportal.gov.uk/)
Page 50
Stockport Metropolitan Borough

Council
APPLICATION VALIDATION CHECKLIST

(AVC)
Draft 2016
Page 51
INTRODUCTION
The purpose of Application Validation Checklists (AVC) is to provide users of the

Development Management Service with clear guidance on the form and content of
information required for the submission and validation of different types of planning
application. The Validation Checklist is supported by an additional document
Explanatory Notes for the National and Local Information Requirements for the
Validation of Planning Applications. This provides information on when the
information will be required, sources of guidance, relevant Development Plan Policy
and adopted Council Supplementary Planning Documents/ Guidance.
This Validation Checklist intends to set out the information required as clearly as
possible. It includes the statutory information required under the Town and
Country Planning (Development Management Procedure) (England) Order 2015
the National List of Requirements; and also the additional information which this
Local Planning Authority requires to validate an application - the Local List of
Requirements. It was adopted on ?????? following an 8 week public
consultation period.
By providing AVCs for the scope and extent of the information required, it is hoped
applicants will have greater certainty of their responsibilities and the public will be
informed of the nature of development proposals leading to a more open, accessible
and efficient service. It will also ensue the information requested for the validation of
an application is consistent, and supported by existing legislation, Government
guidance and the relevant provisions of the Councils adopted Development Plan.
Inevitably, given the complexity and breadth of the planning system, the information
required to validate different types of planning application can be extensive. The
Local Planning Authority will adopt a pragmatic and proportionate approach to
requests for information, and will only seek this where it is material to the
determination of a planning application. Please note that whilst it will treat each
application on its merits, any application submitted without the documentation
identified in this AVC as being required for the relevant application type is unlikely to
be validated. Furthermore, even where an application is validated it can be made
subsequently invalid by the Local Planning Authority if/ when it comes to light that
supporting information required by the AVC and material to the determination of the
Page 52
application has not been provided. Take a realistic approach to the information that
the Local Planning Authority will need to assess your proposal. The failure to provide
information material to the determination of your application will lead to delay. The
statutory 8 or 13 week period for the determination of a planning application will only
commence when all the relevant documentation required by the Local Planning
Authority has been received.
Page 53
HOW TO USE THE VALIDATION CHECKLIST

Use the Checklist to check the types of documents which may be required for
the type of application you intend to submit.
Check the detailed guidance notes for each type of plan/ document required
by the National and Local List of Requirements by referring to the Councils
document Explanatory Notes for the Validation of Planning Applications
Tick the Checklist for the relevant application type to show which documents
are
being submitted with the application. With
the exception of
electronic submissions, two copies of the completed application form

and each of
the documents must be supplied for the application to be validated.
Wherever possible, try to format your plans and elevations on A3
sheet size. Thi s reduces print time and costs for the Council where
printed copies are required for consultation. W hen a major application or
an application that has more than 10 a ttachments is being submitted
electronically, or when an Environmental Impact Statement forms part of
an electronic submission, it is helpful for the Local Planning Authority to
receive a copy of the application/ information on a CD-rom.
If in doubt, contact the Planning Service for advice:
http://www.stockport.gov.uk/services/environment/planningbuilding/planning/p
lanningapplicationprocess/
Pre application Advice
For all but the most straightforward developments it is strongly recommended that
contact is made with the Development Management Service before submitting an
application. In the first instance this should be through the submission of a preapplication enquiry, a fee for which may be charged. Forms for pre-application
enquiries can be found at:
http://www.stockport.gov.uk/services/environment/planningbuilding/planning/preapplic
ationdiscussion
Page 54
Pre-application discussion will enable the information requirements of individual

development applications to be assessed, identified and agreed. This would enable
an individual Validation Checklist to be completed and submitted with the formal
application.
In order to fully assess the proposal, as much information as possible should be
provided with the request for advice. Where appropriate the Case Officer will consult
with internal and external bodies for specialist advice on any issues raised before
responding. The reply will refer to material planning considerations including relevant
policies of the Development Plan, and where requested it will outline the information
requirements of the potential application.
For particularly complex proposals it may be appropriate to set up a Development
Team of relevant officers to co-ordinate a Council response. A meeting with the
potential developer may be necessary in some cases to clarify aspects of the
proposed development.
Prospective developers and their agents are also able to contact relevant external
bodies for advice prior to the submission of a planning application (e.g.
United
Utilities, Environment Agency, English Heritage etc). The results of any consultation
should be shared with all parties.
Page 55
LOCAL AND NATIONAL VALIDATION REQUIREMENTS

This section sets out the local and national requirements for the validation of
applications which may be submitted to this Local Planning Authority.
The full list of applications is as follows:
1.
Full Planning Application
2.
Reserved Matters Application
3.
Outline Planning Application
4.
Householder Planning Application
5.
Listed Buildings Consent Application
6.
Conservation Area Consent Application (for demolition in a

Conservation Area)
7.
Advertisement Consent Application
8.
Lawful Development Certificate Application
9.
Application for Prior Notification All types of development unless specifically

identified below.
10. Application for Prior Notification of Proposed Development in respect of
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Permitted Development by Electronic Communication Code Operators

11. Application for Prior Notification - Development consisting of a change of use of
a building and any land within its curtilage from use as an agricultural building to
a flexible use falling within either Class A1 (shops), Class A2 (financial and
professional services), Class A3 (restaurants and cafes), Class B1 (business),
Class B8 (storage or distribution), Class C1 (hotels) or Class D2 (assembly and
leisure) of the Schedule to the Use Classes Order
12. Application for a Non-Material Amendment following a Grant of Planning
Permission
13. Application for Removal or Variation of Condition following a Grant of Planning
Permission
Page 57
14. Application for Approval of Details Reserved by Condition
Page 58
1. Full Planning
Application NATIONAL
REQUIREMENTS
Your application must include the following:
Completed standard application form
Location Plan (scale of 1:1250 or 1:2500)
Site Plan/ Block plan (scale of 1:100, 1:200)
Existing and proposed elevations (scale of 1:50 or 1:100)
Existing and proposed floor plans (scale of 1:50 or 1:100)
Existing and proposed site sections and finished floor and site levels
(scale of 1:50 or 1:100)
Roof plans (scale of 1:50 or 1:100)
Copy of other plans and drawings necessary to describe the application
Completed Ownership Certificate/ Agricultural Holdings Certificate
Design and Access Statement (for Major Development, and planning
applications for the provision of one or more dwellings or a building or
buildings where the floor space created by the development is 100 square
metres or more in a Conservation Area)
The appropriate fee
LOCAL REQUIREMENTS
Page 59
In addition to the information listed above the following information may be

required depending on the scale and nature of the development and where the
site is located.
Affordable Housing Statement
Agricultural Statement
Air Quality Assessment
Airport Safeguarding Information
Biodiversity Survey/ Assessment
Coal Mining Risk Assessment
Conservation Area Appraisal/ Listed Building Appraisal/ Heritage Statement
Contaminated Land Survey
Crime Impact Statement
Electronic Information (for Major Development in the Town Centre/ M60
Gateway to allow integration into Councils Three Dimensional Town Centre
Model)
Energy Statement
Environmental Statement
Flood Risk Assessment
Foul Drainage Assessment and Surface Water Drainage Assessment
Green Belt Justification
Green Belt Volume Calculation
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Hazardous Installations Risk Assessment

Heritage Assessment
Land Stability Report and Coal Mining Risk Assessment
Landscaping Scheme
Landscape Character Statement and Landscape Impact Assessment
Lighting Impact Assessment/ Scheme
Noise Impact Assessment
Open Space Assessment
Other Plans and Drawings (not covered by the National Requirements)
Photographs/ Photomontages
Planning Obligations (Heads of Terms)
Planning Statement
Referencing of Plans and Drawings
Retail and Leisure Impact Assessment/ Sequential Assessment
Road Safety Audit
Statement of Community Involvement and pre-application discussion
Structural Survey
Sustainability Checklist
Travel Plan
Page 61
Telecommunications Information (ICNIRP report, mast sharing information

etc)
Transport Assessment
Travel Plan
Tree Survey/ Arboricultural Implications Study
Ventilation/ Extraction details
Viability Appraisal/ Marketing Exercise/ Business Plan
For guidance on whether the above documentation is required for a specific
development please refer to the Councils document Explanatory Notes for the
Validation of Planning Applications.
Page 62
2. Reserved Matters
REQUIREMENTS
Completed standard application form or application in writing containing
sufficient information to enable the authority to identify the outline
planning permission in respect of which it is made
Such particulars as are necessary to deal with the matters reserved in the
outline planning permission
Site Plan/ Block plan (scale of 1:100 or 1:200)
(scale of 1:50 or 1:100)
Roof Plans (scale 1:50 or 1:100)
The appropriate fee
LOCAL REQUIREMENTS
site is located.
Page 63

Model)
Energy Statement
Page 64

Landscaping Scheme
Lighting Impact Assessment/Scheme
Planning Statement
Road Safety Audit
Structural Survey
etc)
Page 65
Travel Plan
Page 66
3. Outline Planning
REQUIREMENTS
Copy of other plans and drawings necessary to describe the application

The appropriate fee
LOCAL REQUIREMENTS
site is located.
Page 67
Page 68

Model)
Energy Statement
Landscaping Scheme
Lighting Impact Assessment/Scheme
Page 69

Planning Statement
Road Safety Audit
Structural Survey
etc)
Travel Plan
Page 70

.
Page 71
4. Householder Planning Application

NATIONAL REQUIREMENTS
Existing and proposed site sections and finished floor and site levels (scale
of 1:50 or 1:100) if a sloping site or where there is a change in ground
levels
Design and Access Statement (for planning applications for the provision of a
building or buildings where the floor space created by the development is 100
square metres or more in a Conservation Area)
The appropriate fee
LOCAL REQUIREMENTS
site is located.
Page 72

Energy Efficiency Checklist
Photographs
Planning Statement
Page 73
5. Listed Buildings Consent Application

levels
Plans to a scale of not less than 1:20 to show all new doors, windows, shop
fronts, panelling, fireplaces, plaster moulding and other decorative details.
Design and Access Statement
The appropriate fee
LOCAL REQUIREMENTS
site is located.
Page 74

Conservation Area Appraisal/ Heritage Statement
Ecological Assessment/ Protected Species Survey
Energy Statement
Lighting Assessment/ Scheme
Photographs
Planning Statement
Structural Survey
.
Page 75
6. Conservation Area Consent

Application NATIONAL REQUIREMENTS
levels
The appropriate fee
LOCAL REQUIREMENTS
site is located.
Conservation Area Appraisal/Heritage Statement
Photographs
Planning Statement
Page 76

Structural Survey
.
Page 77
7. Advertisement Consent
REQUIREMENTS
Location Plan (scale of 1:1250 or 1:2500). Location plan must also identify
the position of the advertisement(s)
of 1:50 or 1:100) if a sloping site or where there is a change in ground levels
Roof plans (scale of 1:50 or 1:100)
Advertisement drawing (scale 1:50 or 1:100)
Completed Ownership Certificate/Agricultural Holdings Certificate
The appropriate fee
LOCAL REQUIREMENTS
site is located.
Lighting Assessment/Scheme
Page 78
Planning Statement
.
Page 79
8. Lawful Development Certificate Application

Such evidence verifying the information included in the application
A statement setting out the applicants interest in the land, the name and
address of any other person known to the applicant to have an interest in the
land and whether any such person has been notified of the application.
Any other information which is considered relevant to the application
The appropriate fee
LOCAL REQUIREMENTS
required depending on the nature of the application.
Existing/ Proposed elevations (scale of 1:50 or 1:100)
Existing/ Proposed floor plans (scale of 1:50 or 1:100)
Existing site survey plan (scale of 1:50 or 1:100)
Other supporting information (e.g sworn affidavit(s))
Photographs
Planning Statement
Page 80
Referencing of Plans, Drawings and Other Supporting Information

Page 81
9. Application for Prior notification

All applications for Prior Notification should follow the prescribed National list and
include information as identified In the Town and Country Planning (General
Permitted Development) (England) 2015 (As amended) (and any subsequent
variation).
LOCAL REQUIREMENTS
required depending on type of building
Landscaping Scheme
Photographs
Planning Statement
Structural Survey
Page 82
10.
Application for Prior Notification of Proposed Development in respect of

Permitted Development by Electronic Communication Code Operators
A completed form or written description of the proposed development and the
materials to be used
A plan indicating the proposed location of the development
The appropriate fee
Evidence that the developer has given notice of the proposed development in
accordance with A.3(1) of Part 16 of Schedule 2 to the General Permitted
Development Order 2015 (as Amended)
Where the proposed development consists of the installation of a mast within
three kilometres of the perimeter of an aerodrome evidence that the developer
has notified the Civil Aviation Authority, the Secretary of State for Defense or
the Aerodrome operator in accordance with A.3(2) of Part 16 of Schedule 2 to
the General Permitted Development Order 2015 (as Amended)
LOCAL REQUIREMENTS
required depending on the type of development proposed.
Existing/ Proposed elevations (scale of 1:50 or 1:100)
Existing/ Proposed floor plans (scale of 1:50 or 1:100)
Existing/ Proposed site layout plan (scale of 1:50 or 1:100)
Page 83
Planning Statement
Telecommunications Information (ICNIRP report, evidence of assessment of
alternative sites and/ or mast sharing etc)
Page 84
11.
Application for a Non-Material Amendment following a Grant of

Planning Permission
Plans and drawings or information necessary to describe the subject of the
application
The appropriate fee
LOCAL REQUIREMENTS
required depending on the type of development proposed.
.
Page 85
12.
Application for Removal or Variation of Condition following a Grant of

Planning Permission
The appropriate fee
LOCAL REQUIREMENTS
required depending on the nature of the condition to be removed or varied.
Location Plan (scale of 1:1250 or 1:2500) identifying the land to which the
application relates using an up to date map
Site Plan/ Block plan (scale of 1:100 or 1:200) showing the direction north
(scale of 1:50 or 1:100)
Page 86
Conservation Area Appraisal/Heritage Statement

Ecological Assessment/ Protected Species Survey
Energy Statement
Foul Sewerage Details
Landscaping Details
Lighting Assessment/ Scheme
Photographs
Planning Obligations
Planning Statement
Road Safety Audit
Page 87

Structural Survey
Telecommunications Information (ICNIRP report, mast sharing information etc)
Travel Plan
Page 88
13. Application for Approval of Details Reserved by Condition

There are no national requirements for applications for the approval of details
reserved by condition except that they should be made in writing with the
appropriate fee.
LOCAL REQUIREMENTS
The following information will be required depending on the nature of the details
reserved by condition:
A completed standard application form or a written application containing
sufficient information to enable the Council to identify the permission (reference
number) and the condition(s) to be discharged
Location Plan (scale of 1:1250 or 1:2500) identifying the land to which the
application relates using an up to date map
All plans, drawings or other information necessary to enable the Local Planning
Authority to discharge the condition(s) (to an appropriate scale where relevant)
Planning Statement
Page 89
Page 90
Stockport Metropolitan Borough

Council
EXPLANATORY NOTES FOR THE
VALIDATION OF PLANNING
APPLICATIONS
To accompany the Application
Validation Checklist
Draft 2016
Page 91
INTRODUCTION
The purpose of these explanatory notes for the validation of planning
applications is to provide users of the Development Management Service with
clear guidance on the form and content of information required for the
submission and validation of different types of planning application. They are
to be read in conjunction with the Councils Application Validation Checklist
(AVC). The notes and AVC were adopted by the Council on ???????th Month
2016 following an 8 week public consultation period. The notes provide
information on when the information will be required, sources of guidance,
relevant Development Plan Policy and adopted Council Supplementary
Planning Documents/ Guidance. Presently, the policies which are used to
manage development in Stockport are those set out in the Core Strategy, the
Stockport Unitary Development Plan (UDP) Review (May 2006) where these
are not superseded by the Core Strategy, the Greater Manchester Joint Waste
Development Plan Document (DPD) and the Greater Manchester Joint
Minerals DPD: www.stockport.gov.uk/ldf
Inevitably, given the complexity and breadth of the planning system, the
information that can be required to validate different types of planning
application is extensive. The Local Planning Authority will adopt a pragmatic
and proportionate approach to requests for information, and will only seek this
where it is material to the determination a planning application. Please note
that whilst it will treat each application on its merits, any application submitted
without the documentation identified as being required in the AVC for the
relevant application type is unlikely to be validated.
Furthermore, even
where an application is validated it can be made subsequently invalid by the

Local Planning Authority if/ when it comes to light that supporting information
required by the AVC and material to the determination of the application has
not been provided. Take a realistic approach to the information that the Local
Planning Authority will need to assess your proposal and please contact us to
ask if you have any queries. The failure to provide information material to the
determination of your application will lead to delay. The statutory 8 or 13 week
period for the determination of a planning application will only commence once
all the relevant documentation required by the Local Planning Authority has
been received.
Page 92
HOW TO USE THE EXPLANATORY NOTES FOR THE VALIDATION OF

PLANNING APPLICATIONS
Use the Councils AVC to check the plan/ documents which may be required for
the type of application you intend to submit.
Check the detailed guidance notes for each type of plan/ document required by
the National and Local List of Requirements by referring to the relevant section of
this document.
If in doubt, contact the Planning Service for advice. For general planning advice
please call 0161-474-3896 or send an e-mail to planning.dc@stockport.gov.uk.
Pre application Advice
For all but the most straightforward developments it is strongly recommended that
advice is obtained from the Development Management Service before submitting an
application. Pre-application enquiries requiring feedback on the likely acceptability or
otherwise of a development must be made using a Pre-application Discussion Form.
Please note that pre-application advice may be charged for. This is available via the
Councils website:
http://www.stockport.gov.uk/services/environment/planningbuilding/planning/preapplic
ationdiscussion
Pre-application discussion will enable the information requirements of individual
development applications to be assessed, identified and agreed. This would enable
an individual Validation Checklist to be completed and submitted with the formal
application.
In order to fully assess the proposal, as much information as possible should be
provided with the request for advice. Where appropriate the Case Officer will consult
with internal and external bodies for specialist advice on any issues raised before
responding. The reply will refer to material planning considerations including relevant
policies of the Development Plan and where requested it will outline the information
requirements of the potential application.
For particularly complex proposals it may be appropriate to set up a Development
Team of relevant officers to co-ordinate a Council response. A meeting with the
potential developer may be necessary in some cases to clarify aspects of the
Page 93
proposed development.
Page 94
Prospective developers and their agents are able to contact relevant external bodies
for advice prior to submitting a planning application (e.g. United Utilities, Environment
Agency, English Heritage etc). The results of any consultation should be shared with
all parties.
Page 95
EXPLANATORY NOTES FOR NATIONAL REQUIREMENTS

With the exception of electronic submissions, two copies of the completed
application form, each of the following plans and a Design and Access Statement
(where relevant to the application), must be supplied for a planning application to be
validated. Wherever possible, try to format your plans and elevations on A3 sheet
size. This reduces print time and costs for the Council where printed copies are
required for consultation. When a major application or an application that has more
than 10 attachments is being submitted electronically, or when an Environmental
Impact Statement forms part of an electronic submission, it is helpful for the Local
Planning Authority to receive a copy of the application/ information on a CD-rom.
APPLICATION FORMS
All planning applications need to be submitted on a standard application form. This is
available via the Planning Portal:
http://www.planningportal.gov.uk/planning/applications/paperforms
The Description of Proposed Development
Keep the description as accurate and concise as possible. It must describe all
aspects of the development being applied for. Conversely only put works that
require permission and where permission is being sought in the description. Overly
long descriptions should be avoided. An application will not be validated without a
full and accurate description of development.
For listed building consent applications, a detailed description of the works is

required but overly long descriptions should be avoided by including an attached
schedule of proposed works.
The Town and Country Planning (Use Classes) Order 1987 (as amended) puts uses of
land and buildings into various categories known as 'Use Classes'. For proposed
changes of use, reference should be made to these existing and proposed planning
Use Classes. Words like commercial or industrial are vague without this clarification.
Use Class categories are available via the Planning Portal:
Page 96
http://www.planningportal.gov.uk/permission/commonprojects/changeofuse
Where applying for permission for a development that has already taken place, use
the word retrospective in the description e.g. erection of fence (retrospective).
Where applying for a revision or amendment to earlier approved plans, make this
clear in the description, including the reference numbers of earlier permissions, e.g.
Erection of 2 storey side extension (revised scheme to existing permission ref.
DC0..).
The Calculation of non-residential floorspace
For applications for planning permission, the standardised application forms requests details
of the non residential floorspace. The net additional floorspace is calculated by subtracting
any floorspace to be lost from the proposed new floorspace.
Location Plan (preferably 1:1250 or 1:2500 scale)

Showing the application site edged clearly with a red line, and including all land necessary
to carry out the proposed development. For example, land should be included that is
required for the site access from a public highway, visibility splays, landscaping, car parking
and areas of open space around buildings. A blue line should be drawn round any other
land owned by the applicant that is close to or adjoins the application site. The plan should
be based on an up to date map, and wherever possible it should show at least two roads
and surrounding buildings. The properties should be numbered or named to ensure the
exact location of the application site is clear.
Block plan (1:100 or 1:200 scale)
Showing any site boundaries, the type and height of boundary treatment (e.g. fences, walls
etc) and the position of any building or structure on the other side of such boundaries.
Site Plan (1:500 or 1:200 scale)
Showing the direction north, the proposed development in relation to the site boundaries
and other buildings on the site (with written dimensions including those to the boundaries),
all the buildings, roads and footpaths on land adjoining the site including the access
arrangements, the position of all trees on the site (and those on adjacent land that could
influence or be affected by the development), the extent and type of any hard surfacing
Page 97
(including car parking, turning facilities and servicing areas), and boundary treatment
including walls or fencing where this is proposed.
Existing and proposed elevations (usually 1:50 or 1:100 scale)
Showing the proposed works in relation to what is already there. All existing and proposed
elevations must be shown, and these should indicate where possible the proposed building
materials and the style, materials and finish of windows and doors. Blank elevations must
also be included; if only to show that this is in fact the case.
Where a proposed elevation adjoins another building or is in close proximity, the drawings
should clearly show the relationship between the buildings, and detail the positions of the
openings on each property.
Existing and proposed floor plans (1:50 or 1:100 scale)
Showing the proposed works in relation to what is already there. All existing and proposed
floor plans must be shown, and where existing buildings or walls are to be demolished these
should be clearly shown. New buildings should also be shown in context with adjacent
buildings, including property numbers where applicable.
Existing and proposed site sections and finished floor and site levels (1:50 or
1:100.scale)
Showing a cross section through the proposed building(s). Where a proposal involves a
change in ground levels, illustrative drawings should be submitted to show both existing and
finished levels to include details of foundations and eaves and how encroachment onto
adjoining land is to be avoided.
Full information should also be submitted to demonstrate how proposed buildings relate to
existing site levels and neighbouring development. Such plans should show existing site
levels and finished floor levels (with levels related to a fixed datum point off site) and also
show the proposals in relation to adjoining buildings. This will be required for all applications
involving new buildings.
In the case of householder development, the levels may be evident from floor plans and
elevations, but particularly in the case of sloping sites it will be necessary to show how
proposals relate to ground levels or where ground levels outside the extension would be
modified. Levels should also be taken into account in the formulation of design and access
Pagestatements.
98
Roof Plan (1:50 or 1:100 scale)

Showing the shape of the roof, and details such as the roofing material, vents and their
location. It is typically drawn at a scale smaller than the scale used for the floor plans.
Ownership Certificate
The provisions of Section 65(5) of the Town and Country Planning Act 1990 and Article 12
of the Town and Country Planning (Development Management Procedure) (England) Order
2010 require that an application for planning permission cannot be entertained without the
relevant certificates concerning the ownership of the application site having been
completed. All applications for planning permission except for approval of reserved matters
must include the appropriate certificate of ownership. An ownership certificate A, B, C or D
must be completed stating the ownership of the property.
For this purpose an owner is anyone with a freehold interest, or leasehold interest the
unexpired term of which is not less than 7 years.
Notice(s)
A Notice(s) to owners of the application site must be completed and served in accordance
with Article 11 of the Town and Country Planning (Development Management Procedure)
(England) Order 2010.
Agricultural Holdings Certificate
This certificate is required whether or not the site includes an agricultural holding. All
agricultural tenants must be notified prior to the submission of the application. This
certificate is not required if the applicant is making an application for reserved matters,
renewal of temporary planning permission, discharge or variation of conditions, tree
preservation orders, or express consent to display an advertisement.
The Correct Planning Fee where one is necessary. Details of planning application fees
are available on the Planning Portal:
https://1app.planningportal.co.uk/FeeCalculator/Standalone?region=1
Reserved Matters Applications deal with some or all of the outstanding details of the
outline application proposal, including:
Page 99
Layout: the way in which buildings, routes and open spaces within the development are
provided, situated and orientated in relation to each other and to buildings and spaces
outside the development.
Scale: the height, width and length of each building proposed within the development in
relation to its surroundings.
Appearance: the aspects of a building or place within the development which determine
the visual impression the building or place makes, including the external built form of the
development, its architecture, materials, decoration, lighting, colour and texture.
Access: this covers the accessibility to and within the site for vehicles, cycles and
pedestrians in terms of the positioning and treatment of access and circulation routes
and how these fit into the surrounding access network.
Landscaping: this is the treatment of land (other than buildings) for the purpose of
enhancing or protecting the amenities of the site and the area in which it is situated and
includes screening by fences, walls or other means, the planting of trees, hedges,
shrubs or grass, the formation of banks, terraces or other earthworks, the laying out or
provision of gardens, courts, or squares, water features, sculpture, or public art, and the
provision of other amenity features.
Outline applications for planning permission shall include the information requirements,
as specified on the Councils local list of requirements included in its adopted Application
Validation Checklist (AVC), where these are relevant to the detail for which outline
permission is being sought. The details that can be applied for are listed above under
Reserved Matters Applications. Where access is a reserved matter, the application for
outline planning permission shall state the area or areas where access points to the
development proposed will be situated.
DESIGN AND ACCESS STATEMENT
Major developments and Listed Building consents require the submission of a Design and
Access Statement. Planning applications for the provision of one or more dwellings or a
building or buildings where the floor space created by the development is 100 square
metres or more, in designated areas (Conservation Areas and World Heritage sites), also
require a Design and Access Statement. In these instances applicants must explain the
design concepts and principles which have informed the proposed development, and
Page 100
demonstrate how context has informed their scheme. Similarly, applicants are required to
explain the approach to access and state how any consultation on access issues has been
taken into account.
Page 101
EXPLANATORY NOTES FOR LOCAL REQUIREMENTS

CONTENTS
With the exception of electronic submissions, two copies of each of the following
(where relevant to the application) must be supplied for the application to be
validated. Wherever possible, try to format your plans and elevations on A3 sheet
size. This reduces print time and costs for the Council where printed copies are
required for consultation. When a major application or an application that has more
than 10 attachments is being submitted electronically, or when an Environmental
Impact Statement forms part of an electronic submission, it is helpful for the Local
Planning Authority to receive a copy of the application/ information on a CD-rom.
General Topics
1. Affordable Housing Statement
2. Agricultural Statement
3. Crime Impact Assessment
4. Electronic Information Accompanying Applications for Town Centre Uses
5. Energy Statement
6. Energy Efficiency Checklist
7. Green Belt Justification
8. Green Belt Volume Calculation
9. Landscape Character Assessment and Landscape Impact Assessment
10. Landscape Proposals
11. Open Space Assessment
12. Other Plans and Drawings (not covered by the National Requirements)
13. Photographs and Photomontages
14. Planning Obligations: Heads of Terms
15. Planning Statement
16. Referencing of Plans and Drawings
17. Retail and Leisure Impact Assessments
18. Statement of Community Involvement (SCI) and pre-application discussion
19. Structural Survey
20. Sustainability Checklist
21. Tree Survey/ Arboricultural Implications Report
22. Viability Appraisal/ Marketing Exercise/ Business Plan
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Environmental Protection Topics

23. Airport Safeguarding
24. Air Quality Assessment
25. Coal Mining Risk Assessment
26. Contaminated Land Survey
27. Environmental Impact Assessment
28. Flood Risk Assessment
29. Foul Sewerage Assessment and Surface Water Drainage Assessment
30. Hazardous Installations (Risk Assessment)
31. Landfill Applications
32. Land Stability Report
33. Lighting Impact Assessment/ Scheme
34. Noise Impact Assessment
35. Pollution Statement
36. Telecommunications Information
37. Ventilation/ Extraction Statement
Conservation/ Heritage Topics
38. Biodiversity Survey/ Assessment
39. Heritage Statement
Transport Topics
40. Travel Plan
41. Transport Assessment
42. Road Safety Audit
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GENERAL TOPICS
1.
AFFORDABLE HOUSING STATEMENT
When Required
Affordable housing is required on sites providing 15 dwellings (gross) or more (including
changes of use) and sites of 0.5 hectares or more. The site size threshold is lowered to 5
dwellings (gross) in areas with property prices above the Stockport average. The
proportion of affordable housing required in development schemes varies across the
Borough to take account of property prices and economic viability. This requirement should
be reflected in the cost of land (i.e. when agreeing the purchase/sale price of the site). The
following information is required:
A schedule detailing the total number, type and floorspace (expressed as the gross
internal floor area measured in square metres) and number of bedrooms of each
dwelling unit. The schedule should also distinguish between affordable and market
sale units. Where affordable units are to be provided this information should also be
broken down into intermediate housing and social rented housing.
A plan showing the distribution and location of affordable housing units within the
site.
A statement explaining the proposed arrangements for the provision of affordable

housing including details of pre-application discussions with partner Registered
Providers where applicable.
A statement of intended conformity with up to date design and accessibility
standards (see the Councils Provision of Affordable Housing
Supplementary Planning Guidance below).
A draft legal agreement where the affordable housing requirement is to be

addressed in this way (see Planning Obligations: Draft Section 106
Agreements).
Evidence to justify why the Councils normal affordable housing

requirement cannot be met, where relevant e.g. viability appraisal (see
Viability Appraisal/ Marketing Exercise/ Business Plan).
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.
Guidance
Generally affordable housing will include a wide range of housing subsidised to

varying degrees to keep prices, whether the property is for rent or for sale, at an
affordable level and below the market value.
A list of Stockport Housing Partnership contacts and affordable prices is

available via the Councils website:
http://www.stockport.gov.uk/2013/2994/developmentcontrol/planningpolicy
/LDF/SPD/affordableprices?view=Standard
It should be noted that these can change from time to time. For up to date
details, advice should be obtained from the Planning Policy Team:
www.stockport.gov.uk/planningpolicy
A guidance note and associated topic paper on affordable housing, including a

draft S106 agreement for an affordable housing contribution, is available via the
Councils website:
http://www.stockport.gov.uk/services/environment/planningbuilding/planni
ng/applyforpermission/s106agreements
Development Plan Policy

Core Strategy Development Plan Document Policy:
CS2 Housing Provision
CS3 Mix of Housing
H-3 Affordable Housing
Supplem entar y Pl anni ng Guidance

The Councils Provision of Affordable Housing Supplementary Planning Guidance
is available via its website. www.stockport.gov.uk/spd
It should be noted that this is due to be amended. For up to date guidance,
advice should be obtained from the Planning Policy Team:
www.stockport.gov.uk/planningpolicy
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2.
AGRICULTURAL STATEMENT
When Required
For agricultural development in the countryside and in locations deemed as being
inaccessible using the Councils accessibility model (including proposals for buildings,
agricultural workers dwellings, proposals to remove agricultural occupancy conditions and
farm diversification schemes), a supporting statement is required to demonstrate that there
is a genuine need in the context of the operation and viability of the agricultural unit. This
can be included in the Planning Statement (see Planning Statement) or a further
supporting document.
To safeguard the countryside from inappropriate and inaccessible development, the Local
Planning Authority will need to be satisfied that agricultural buildings are genuinely required
in connection with the agricultural enterprise and will not lead to pressure for nonagricultural uses. Proposals should be related to the size of the holding, and new buildings
should be associated with a viable farming enterprise. It must demonstrate that proposals
for agricultural dwellings are essential, or where an application is made to remove an
agricultural occupancy condition this is no longer justified. The need for the agricultural
dwelling on the holding/ business or in the locality must no longer exist. Applicants must
shown that farm diversification schemes are/ will remain subsidiary to farming activity on the
agricultural unit, be in some way related to agricultural activity or appropriate in the
countryside, and will not have an adverse effect on Landscape Character Areas or conflict
with Green Belt or other Development Plan policies. The following information is required
(where relevant):
The detailed need for the size, location and design of the building being applied for. A
letter of support from a local veterinary surgeon could be provided, where relevant
Proof of the size of the agricultural holding (e.g detail of title) and the number of livestock
(or the type of agricultural activity).
Evidence of the existence of a viable farming enterprise. A Business Plan should be
submitted to show the ability to develop the agricultural business concerned, together
with evidence of sound financial planning (see Viability Appraisal/ Marketing Exercise/
Business Plan).
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For proposals for permanent dwellings, proof that they are required to support existing
agricultural activities. The statement should show that there is an existing functional
need relating to a full time worker, which cannot be met by an existing dwelling on the
unit or accommodation in the area. The dwelling must be essential for the proper
functioning of the enterprise. Other planning requirements also have to be satisfied and
security considerations will not be sufficient on their own to justify a permanent dwelling.
A financial test must establish if the enterprise is economically viable (see Viability
Appraisal/ Marketing Exercise/ Business Plan).
For proposals to remove agricultural occupancy conditions, evidence to show why the
condition is no longer suitable. This should include full details of a marketing exercise,
including any interest raised (see Viability Appraisal/ Marketing Exercise/ Business
Plan).
For farm diversification schemes, evidence that they are/ will remain subsidiary to
farming activity on the agricultural unit (see Viability Appraisal/ Marketing Exercise/
Business Plan), be in some way related to agricultural activity or appropriate in the
countryside, and will not have an adverse effect on designated Landscape Character
Areas or conflict with designated Green Belt or other Development Plan policies.
Guidance
Designated Green Belt and Landscape Character Areas within Stockport can be found
on the Development Plan Proposals Map. This is available via the Councils website:
www.stockport.gov.uk/udpreview
New development can result in an increase in the number of vehicle movements on the
highway network. Therefore local, regional and national planning policy requires
development to be located in accessible locations, and easily accessible by sustainable
modes of transport. In the case of vehicle generating agricultural development in
inaccessible locations, the Local Planning Authority must be satisfied that it is genuinely
required in connection with the agricultural enterprise. The accessibility of a site can be
determined using the Councils accessibility model which is available via its website:
http://maps.stockport.gov.uk/internet/housinglandassessment/
A Farmers Guide to the Planning System:

http://www.planningportal.gov.uk/planning/planningpolicyandlegislation/currenten
glishpolicy/goodpracticeguides/farmersguide
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Saved Unitary Development Plan Review Policy:
GBA1.5 Residential Development in Green Belt
GBA1.6 Re-Use of Buildings in the Green Belt
GBA2.3 Farm Diversification
LCR1.1 Landscape Character Areas
CS4 Distribution of Housing
H-2 Housing Phasing
CS8 Safeguarding and Improving the Environment
SIE-1 Quality Places
SIE-3 Protecting, Safeguarding and Enhancing the Environment
CS9 Transport and Development
T-1 Transport and Development
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3.
CRIME IMPACT ASSESSMENT
When Required
A Crime Impact Statement (CIS) must accompany applications for major development.
Other application categories will be assessed on a case by case basis. Where these raise
significant issues of public health, safety and security, a CIS should be submitted. It should
be produced by a suitably qualified and competent person/ organisation independent of the
design process. Greater Manchester Police recommend that a CIS should be produced for
the following development types:
Residential developments (new or conversions) where six or more units are created.
Office and commercial developments.
Change of use to licensed premises or bookmakers.
New build student accommodation.
Conversion to student accommodation where 10 units or more are created.
Retail schemes when 100 sqm or more gross floor space is created, or three units are
created.
All cash machines located within or outside a building in public space.
Hotels.
All schools.
All health facilities.
All new leisure/recreation facilities (public and private) or significant extensions thereof.
Nursing homes.
Religious buildings.
Transport infrastructure and stations.
Industrial developments and warehouses.
The following information is required:

Current crime data as a basis for assessing potential risk.
An assessment of the development proposals in terms of their likely effect on crime and
disorder in the area.
The identification of design solutions, based on analysis of the development context and
the crime issues in the area, that will reduce the developments vulnerability to crime.
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The CIS should include all the requirements for Secured By Design accreditation, should
the applicant wish to apply to the Police Service for the award.
Guidance
The Town and Country Planning (Development Management Procedure) (England)

Order 2010 defines major development as including any one or more of the following:
The provision of dwelling houses where

o The number of dwelling houses to be provided is 10 or more; or
o the development is to be carried out on a site having an area of 0.5 hectare or
more and it is not known whether the development falls within the above
criteria.
The provision of a building or buildings where the floor space to be created by the
development is 1,000 square metres or more; or
development carried out on a site having an area of 1 hectare or more.
The CIS process involves identifying, predicting, evaluating and mitigating the crime and
disorder effects of a development proposal early in the design process, prior to planning
decisions being taken and commitments made. The purpose of the CIS is to ensure that
design decision-makers consider crime, disorder and fear of crime before determining
whether to proceed with new projects.
Contact the Greater Manchester Police Design for Security Unit:

http://designforsecurity.org/contact/

SIE-1 Quality Places.
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4.
ELECTRONIC INFORMATION ACCOMPANYING APPLICATIONS FOR

TOWN CENTRE USES
When Required
Major developments within the Town Centre/ M60 Gateway area will be required to submit
electronic information in a required format that can be integrated with the corporate three
dimensional (Virtual Reality) model. This will allow the Council to assess the visual
implications of the development within the townscape context. The developer will be
required to pay for the administration of this service (see Guidance).
Guidance

Order 2015 defines major development as including any one or more of the following:

criteria.
The designated Town Centre/ M60 Gateway area can be found on the Development
Plan Proposals Map. This is available via the Councils website:
Contact the Councils Survey and Cartography team (Engineering Services) for advice
on the required format for the electronic information and the current charge for this
service:
http://www.stockport.gov.uk/services/transport/highwayandstreetlightmaintenance/engin
eering

TCG1 Town Centre and M60 Gateway
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TCG1.1 Community and Civic Space
TCG2.1 Central Shopping Area
TCG2.2 Great Portwood Street Area
TCG3 Town Centre Mixed Use Areas
TCG3.1 Riverside
TCG3.2 Cultural, Leisure and Heritage Quarter
TCG3.3 Stockport Station
TCG3.4 St Thomass Hospital
TCG3.5 Civic Quarter
TCG3.6 South East Quadrant
TCG3.7 Newbridge Lane
TCG4 Stockports M60 Gateway
TCG4.1 Tiviot Way
TCG4.2 Travis Brow
TCG4.3 Didsbury Road
TCG4.4 Land North of Water Street
TCG4.5 Georges Road
TCG4.6 Water Street
SIE-1 Quality Places.
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5.
ENERGY STATEMENT
When Required
Applications for full planning permission (excluding changes of use, extensions to existing
businesses or other non-domestic premises) are required to submit a completed Energy
Statement explaining how low and zero carbon technologies have been considered as part
of the proposal. However, only those sites of more than 10 dwellings or more than 1000
sqm are required to meet the carbon reduction policy targets set out in Core Strategy Policy
SD-3 within their Energy Statement.
Guidance
For applications for new developments that are 10 or less dwellings or below 1000
sqm applicants are referred to the sample small scale energy statement available via
the Councils website:
www.stockport.gov.uk/2013/2994/developmentcontrol/planningpolicy/sampleenergystate
mentsmall
For applications for new developments that are more than 10 dwellings or 1000 sqm
or above applicants are referred to the sample large scale energy statement available
via the Councils website:
http://www.stockport.gov.uk/2013/2994/developmentcontrol/planningpolicy/sampleenerg
ystatementlarge
The Councils Low Carbon Design Guidance (LCDG) is available via its website:
http://www.stockport.gov.uk/planningsustainabledevelopment
Contact the Councils Health and Environment Advisor:

http://www.stockport.gov.uk/services/environment/planningbuilding/planningpolicy/planni
ngpolicyteam

CS1 Overarching Principles: Sustainable Development Addressing Inequalities and

Climate Change
SD-3 Delivering the Energy Opportunities Plans.
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Supplementary Planning Document

The Councils Sustainable Design and Construction Supplementary Planning Document is
available via its website: www.stockport.gov.uk/spd
Page 114
6.
ENERGY EFFICIENCY CHECKLIST
When Required
Applications for changes to existing domestic dwellings will be required, where possible and
practical, to undertake reasonable improvements to the energy performance of the existing
dwelling. These applications will require the submission of a completed Council Existing
Dwelling Energy Checklist to identify which measures are appropriate to the residence.
Guidance
The Existing Dwelling Energy Checklist is available via the Councils website:
http://www.stockport.gov.uk/2022/3026/planningpolicy/existingdwellingenergyche
cklist

ngpolicyteam
You can ring the Greater Manchester Energy Advice Service number for advice on
energy saving measures and how to get costs: 0800 009 3363

CS1 Overarching Principles: Sustainable Development Addressing Inequalities and

Climate Change
SD-2 Making Improvements to Existing Dwellings.

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7.
GREEN BELT JUSTIFICATION
When Required
Where a proposal constitutes inappropriate development in the Green Belt, the applicant
must outline very special circumstances to show why permission should be granted. These
can be set out in the Planning Statement (see Planning Statement) or a further supporting
document. Very special circumstances will not exist unless the harm by reason of
inappropriateness, and any other harm, is clearly outweighed by other considerations.
There is no guidance set out nationally as to what a case for very special circumstances
should contain, and it is not possible to provide an exhaustive list of what might constitute
very special circumstances. However, case law and local experience combined suggest
that the following elements should be included:
Demonstration of the existence of an essential objective that the proposal would
achieve.
Demonstration of the harm that the proposal would cause to the Green Belt.
Demonstration that the essential objective could not be achieved in any alternative way
that would be less harmful to the Green Belt.
Demonstration that the benefits of achieving the objective would outweigh the harm to
the Green Belt.
When located in the Green Belt, elements of many renewable energy projects will
comprise inappropriate development. In such cases developers will need to demonstrate
very special circumstances if projects are to proceed. Such very special circumstances may
include the wider environmental benefits associated with increased production of energy
from renewable sources. Where an applicant seeks to justify an inappropriate renewable
energy project, in terms of the wider benefits associated with increased production of
energy from renewable sources, the following information should be provided:
Demonstration that other methods of reducing the properties carbon footprint have
already been put in place, are not viable (or are less viable) or would cause a greater
degree of harm.
Evidence of the amount of energy that the proposal would generate.
Page 116
Where it is proposed that the energy created will feed into an existing development, (i)
evidence of the current and previous level of electricity consumption at the development
supported by electricity bills/ statements and (ii) a detailed technical assessment of the
current carbon footprint of the development compared to the estimated carbon footprint
once the proposal is operational.
Evidence that the siting of the development is optimum within the site in terms of the
balance between visual impact and energy generation potential. Proposals for
development in sensitive landscape settings may require a Landscape Character
Statement and Impact Assessment to determine their landscape and visual effects (see
Landscape Character Statement and Landscape Impact Assessment).
Demonstration that the benefits of achieving the objective would outweigh the harm to
the Green Belt.
Guidance
Designated Green Belt within Stockport can be found on the Development Plan
Proposals Map. This is available via the Councils website:
Saved Unitary Development Plan Review Policy GBA1.2 and paragraphs 87-91 of the
National Planning Policy Framework (NPPF) give guidance on what constitutes
inappropriate development in the Green Belt. Inappropriate development is by definition
harmful to the Green Belt:
https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/607
7/2116950.pdf

GBA1.1 Extent of Green Belt
GBA1.2 Control of Development in Green Belt
GBA1.6 Re-use of Buildings in the Green Belt
GBA1.7 Major Existing Developed Sites in the Green Belt
Page 117
The Councils Sustainable Design and Construction Supplementary Planning Document

provides some guidance on small scale domestic wind turbines in the Green Belt and is
Page 118
8.
GREEN BELT VOLUME CALCULATION
When Required
Proposals for extensions to buildings and replacement buildings in the Green Belt should
provide details of existing and proposed gross volumes, measured externally. Workings
out must be shown, so they can be verified. These can be set out in the Planning
Statement (see Planning Statement) or a further supporting document.
Guidance
Designated Green Belt within Stockport can be found on the Development Plan
Proposals Map. This is available via the Councils website:
Paragraph 89 of the National Planning Policy Framework (NPPF) allows for the
extension or alteration of a building in the Green Belt provided that it does not result in
disproportionate additions over and above the size of the original building. The
replacement of a building may also be acceptable, provided the new building is in the
same use and is not materially larger than the one it replaces:
7/2116950.pdf

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9.
LANDSCAPE CHARACTER STATEMENT AND LANDSCAPE IMPACT

ASSESSMENT
When Required
Proposals for development in sensitive landscape settings, including agricultural and wind
turbine development, may require a Landscape Character Statement and Impact
Assessment to determine their landscape and visual effects. The following
information is required:
An assessment of landscape character.
Any siting, design and landscape treatment considerations that have been chosen to
minimise visual effects.
Photomontages where development proposals will have a significant impact on their
setting.
Guidance
Designated Green Belt and Landscape Character Areas within Stockport can be found on
the Development Plan Proposals Map. This is available via the Councils website:
LCR1.1a The Urban Fringe Including the River Valleys
SIE-3 Protecting, Safeguarding and Enhancing the Environment.
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10.
LANDSCAPE PROPOSALS
When Required
Depending on the nature and scale of development and its impact, applications for full
planning permission (involving the erection of buildings or engineering works) may be
required to submit an accompanying landscape masterplan including drawings and a
supporting design statement. Applications for outline permission, where landscaping is to
be approved as a reserved matter, may also require the submission of a landscape
masterplan as supporting information or, depending on the type of scheme, indicative
planting areas so that the potential for future on site landscaping can be assessed.
In terms of soft landscape details the following information is required:
Accurate plotting and labelling of existing trees and hedges that are to be
retained or removed.
Planting plan, plant schedule (showing plant species, size and numbers/ density,
written specification of cultivation operations (e.g. soil preparation, herbicide,
including quality of workmanship and materials for establishment of the planting).
In terms of hard landscape details the following information is required:
Accurate plotting and labelling of existing trees and hedges that are to be
retained or removed.
Existing and proposed finished levels, proposed hard surface treatment (e.g.
paving or gravel type, colour, size) and edging, boundary treatments and forms of
enclosure (e.g. walls, railings, fence types). Standard elevation details should
illustrate these as well for the avoidance of doubt.
In terms of the management and maintenance of landscape areas the following

With the exception of domestic gardens, a schedule of landscape maintenance
(including a table of monthly operations and a brief description of these maintenance
operations) is likely to be required for a period of 5 years after planting has been
Page 121
implemented.
Page 122
11.
OPEN SPACE ASSESSMENT
When Required
Proposals for development that involves loss of open space, including public or private
sports grounds or land last used for active recreation, should be accompanied by an open
space assessment. This can be included in the Planning Statement (see Planning
Statement) or a further supporting document. Where development involving loss of open
space is proposed, the following information is required:
An open space assessment including the extent of current usage, needs and
opportunities for the use of the land for open space and sport/ recreation.
The implications of the loss, including any mitigation measures.
Where the assessment would involve entering into a legal agreement to achieve an
agreed objective (such as the provision of an equivalent area of replacement open
space) a draft agreement should be submitted as part of the assessment (see Planning
Obligations: Draft Section 106 Agreements).
Guidance
Areas of more than 0.2 hectare (0.5 acre) identified in the Councils open space survey,
located outside the Green Belt, can be found on the Development Plan Proposals Map.
This is available via the Councils website: www.stockport.gov.uk/udpreview
It should be noted that although smaller areas of open space are not identified on
the proposals map this does not mean that an open space assessment is not
required where the loss of these sites is proposed through development. This will
depend on the current, previous and potential function/ use of the open space.
Contact Sport England. The Council is required to consult Sport England on any
planning application for development affecting playing field land. The Government also
recommends that Local Planning Authorities consult Sport England on a number of other
types of planning applications. These include applications which would lead to the
creation or loss of major sports facilities, major residential development (e.g. 300+
dwellings) and minerals proposals where sport may be an after use:
http://archive.sportengland.org/facilities
planning/planning_applications.aspx
Page 123

L1.1 Land for active recreation
UOS1.2 Protection of Strategic Open Space
UOS1.3 Protection of Local Open Space
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12. OTHER PLANS AND DRAWINGS (not covered by the National Requirements)
When Required
Other plans and drawings, in addition to those required as part of the national requirements
for information, may be required in certain circumstances. It is difficult to be prescriptive as
this will depend on factors such as the location or characteristics of the site and the scale
and nature of the development. They might include street scene elevations where the
relationship of the proposal needs to be illustrated in the context of its surroundings.
Alternatively, a demolition plan showing the extent of demolition may be required where this
is material to an application.
In accordance with the Town and Country Planning (Development Management Procedure)
(England) Order 2010, where the Council is of the opinion that (in the circumstances of the
case) an application for Outline Planning Permission ought not to be considered separately
from all or any of the reserved matters, it may invalidate the application until the further
details it requires are submitted. The only information requirements which will apply to a
particular planning application are those included in the Councils adopted Application
Validation Checklist (AVC).
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13.
PHOTOGRAPHS AND PHOTOMONTAGES
When Required
Photographs and photomontages may be required where development proposals will have
a significant impact on their setting, for example sensitive landscape settings (see
Landscape Character Statement and Landscape Impact Assessment). They also provide
useful background information and can help to show how large developments can be
satisfactorily integrated within the street scene. Where Conservation Area Consent or
prior approval is sought for the demolition of a heritage asset, a photographic record of that
building should be provided as required by paragraph 141 of the National Planning Policy
Framework (NPPF). Photographs and photomontages can also be used to help show
the impact of new works on historic features (see Heritage Statement). They should
be clearly labelled, dated and cross-referenced to a plan where one is provided.
Guidance
The NPPF:
https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/6077/2
116950.pdf
LCR1 Landscape, Countryside and River Valleys
LCR1.1a The Urban Fringe Including the River Valleys
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14.
PLANNING OBLIGATIONS: HEADS OF TERMS
When Required
The Council, through relevant policies of the Development Plan and associated planning
guidance, will seek where appropriate to negotiate planning obligations. Planning
obligations might be used to prescribe the nature of development (e.g. by requiring a given
proportion of affordable housing); be used to secure compensation for loss or damage
created by a development (e.g. loss of open space); be used to mitigate a developments
impact (e.g. through increased public transport provision); or otherwise make a proposal
acceptable in planning terms. For applications requiring the completion of a legal
agreement or Unilateral Undertaking, including those where the Council has given written
confirmation in pre-application discussions that a planning obligation will be required, the
following information must be provided with the planning application (where relevant):
Statement of the anticipated planning obligations (Heads of Terms).
Proof of title, including copy entries of the Land Registry Title Documentation that
covers the entire application site.
In the event that there are any charges, mortgages or other securities secured on
the land or leases, the names and addresses of the Chargees/ Mortgagees/
holders of the security and/ or lessees (since it will be necessary for any such to be
joined as parties to the agreement and/ or consent to its terms or execute a
Consent to Dealing as appropriate).
An undertaking to pay a contribution towards the Council's legal costs in

connection with the consideration, preparation, approval and sealing of the
agreement/ Undertaking and registering it as a Local Land Charge, regardless of
whether or not planning permission is granted.
In the event that an applicant or agent is represented by solicitors, the relevant

contact address and name of the person dealing with the matter.
Where it is proposed to satisfy a policy requirement through an upfront payment as opposed

to a Section 106 Agreement or Unilateral Undertaking (such as a recreational open space
contribution to comply with Policy SIE-2 of the Stockport Core Strategy and Supplementary
Planning Guidance on Recreational Open Space Provision and Commuted Payments)
written confirmation is required prior to validation that this will be made in advance of the
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determination of the application. Without exception, this payment must be received by the
Council before of the expiry of the statutory application determination period.
Guidance
Planning obligations are private agreements negotiated between the local planning
authorities and developers for the purpose of making acceptable development which
would otherwise be unacceptable in planning terms. Planning obligations are secured
by a formal deed whether by Agreement (Section 106 of the Town and Country Planning
Act) or in the form of a Unilateral Undertaking signed by the parties giving the
obligations. A Unilateral Undertaking is a simplified version of a Planning Agreement
and is only entered into by the landowner(s).
The Council considers that, in most instances, a planning obligation is best expressed
through a negotiated agreement. However there are circumstances where the use of
Unilateral Undertakings can assist in enabling planning permissions to be granted
speedily, which benefits both the applicant and the Council. It will be appropriate for a
Unilateral Undertaking to be used if all of the following conditions are met: -
(i)
The person entering into the Unilateral Undertaking is the freehold owner of the land
(not merely a purchaser with a conditional contract or a potential purchaser) and there
are no leases or tenancies.
(ii)
The planning obligation will consist solely of the payment of financial contributions.
(iii)
The use of the Undertaking is likely to enable permission to be granted within the
statutory target date for the determination of the application.
A guidance note and associated topic papers, including draft templates for different
types of obligation, are available via the Councils website:
http://www.stockport.gov.uk/services/environment/planningbuilding/planning/applyfo
rpermission/s106agreements

Relevant Development Plan Policies are contained in the Core Strategy, the Stockport
Unitary Development Plan (UDP) Review (May 2006) where these are not superseded by
the Core Strategy, the Greater Manchester Joint Waste Development Plan Document
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(DPD) and the Greater Manchester Joint Minerals DPD (see Introduction).
Supplementary Planning Documents/ Guidance
Relevant Council Supplementary Planning Documents and Guidance are available via its
website: www.stockport.gov.uk/spd
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15.
PLANNING STATEMENT
When Required
The submission of a planning statement by an applicant, presenting the case for why a
development should be granted planning permission, will normally be expected with all
applications for full planning permission. Where a proposal is in clear breach of policies
contained in the Councils Development Plan or runs counter to the approach advised in
relevant Supplementary Planning Documents/ Guidance, a planning statement must be
submitted to explain why. The following information is required (where relevant):
An overview of the issues raised with reference to all relevant planning considerations,
including the Councils Development Plan, Supplementary Planning Guidance and
Documents, Government guidelines, site characteristics etc. An explanation must be
given to explain why a development should be permitted when it is in clear breach of the
Councils Development Plan or Supplementary Planning Documents/ Guidance.
The outcome of consultation and pre-application discussion with the Council or
consultees, and/ or following wider community involvement entered into by the applicant
in accordance with the Councils Statement of Community Involvement (see Statement
of Community Involvement and Pre-Application Discussion).
Reference to the history of the site including previous applications and present and
previous uses to help set the context of the new proposal.
The use of sketches, perspectives, photographs, three-dimensional models, computer
graphics and sketch models to illustrate a development.
Guidance
A useful source of Planning guidance, including Government guidance, is found on the
Planning Portal: http://www.planningportal.gov.uk/planning/
Unitary Development Plan (UDP) Review (May 2006) where these are not superseded
by the Core Strategy, the Greater Manchester Joint Waste Development Plan Document
Page 130

Relevant Council Supplementary Planning Documents and Guidance are available via
its website:
www.stockport.gov.uk/spd
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16.
REFERENCING OF PLANS AND DRAWINGS
When Required
All documents accompanying applications must be referenced for identification purposes.
All drawing file names should be prefixed with a maximum eight character alpha/ numeric,
followed by a brief description of the drawing. These drawings will be accessible for public
view and must be clear and comprehensible.
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17.
RETAIL AND LEISURE IMPACT ASSESSMENTS/ SEQUENTIAL

ASSESSMENT
When Required
An assessment, addressing the types of impact listed in paragraph 26 of the National
Planning Policy Framework (NPPF), is required for planning applications involving the
provision of A1 use of over 200 sqm net retail sales area at locations outside Stockports
centres (but excluding within the TCG2.2 (Portwood Gateway) area). This is a locally set
floorspace threshold with respect to paragraph 26 of the NPPF that relates to Ensuring the
vitality of town centres.
An assessment, addressing the types of impact listed in paragraph 26 of the NPPF, is
required for planning applications involving the provision outside of Stockports centres of
leisure development over 2,500 sqm gross floorspace where it is not in accordance with
Stockports Development Plan. This is also a requirement of paragraph 26 of the NPPF that
relates to Ensuring the vitality of town centres.
A sequential assessment is required for planning applications for main town centre uses
that are outside of Stockports centres and are not in accordance with the Development
Plan. This is a requirement of paragraphs 24 and 27 of the NPPF.
The table below summarises the information required to validate planning applications
involving retail or leisure use.
Guidance
Stockports centres are defined on the Development Plan Proposals Map and are listed
in adopted Stockport Core Strategy Core Policy CS6 Safeguarding and strengthening
the service centre hierarchy. Core Strategy policy CS6 indicates that within Stockport
Town Centre, the TCG2.1 (Central Shopping) area of the Proposals Map is sequentially
preferable for A1 use, followed by the TCG2.2 (Portwood Gateway) area. The TCG2.1,
TCG2.2 and TCG3 (Town Centre Mixed Use) areas of Stockport Town Centre are
considered to be in-centre for the purpose of the NPPF sequential test for main town
centre uses where those uses fall outside the A1 use class. The Development Plan
Proposals Map is available via the Councils website:
Page 133
Main town centre uses are defined in the glossary of the NPPF on page 53:
7/2116950.pdf
As advised in paragraph 7.6 of the DCLGs companion guide Planning for Town
Centres, the level of detail provided in the impact assessment should be proportionate
to the nature of the proposal under consideration. Further information is contained in the
NPPF and in the guidance Planning for Town Centres: Practice Guidance on Need,
Impact and the Sequential Approach (DCLG, 2009):
https://www.gov.uk/government/publications/planning-for-town-centres-practiceguidance-on-need-impact-and-the-sequential-approach
For proposals involving the provision or loss of indoor sports facilities, please also refer
to Core Strategy policy DMP AS-2 and Assessing needs and opportunities: a
companion guide to planning policy guidance 17 (DCLG, 2001):
https://www.gov.uk/government/publications/assessing-needs-and-opportunitiesa-companion-guide-to-planning-policy-guidance-17
To obtain information for scoping the sequential and impact assessments, initial contact
should be made with the Planning Policy Team:
http://www.stockport.gov.uk/services/environment/planningbuilding/planningpolic
y/planningpolicyteam

TCG2.1 Central Shopping Area
TCG2.2 Great Portwood Street Area
TCG3 Town Centre Mixed Use Areas
CS-5 Access To Services
CS-6 Safeguarding And Strengthening The Service Centre Hierachy
AS-1 The Vitality and Viability of Stockports Service Centres.
Page 134
Summary table of information requirements for planning applications involving retail or

leisure use
Location
Use involved in
proposal
TCG2.1 area of
Stockport Town
Centre
Any main town

centre use
TCG2.2 area of
Stockport Town
Centre
A1
TCG2.2 area of
Stockport town
centre
TCG3 areas of
Stockport Town
Centre
Any main town

centre uses falling
outside the A1
use class
A1
Sequential
Assessment
required?
No
Yes TCG2.1 is
a sequentially
preferable area
No
Yes TCG2.1 is
sequentially
preferable
followed by
TCG2.2
Impact
information
required?
Only where the
A1 use exceeds a
sub-regional
scale with regard
to the impact on
other centres
outside the
borough.
The applicant /
agent may wish to
demonstrate in
their planning
statement how
the proposal
performs against
the material
considerations set
out in paragraph
3.166 of DMP AS1.
Yes where
exceeding 2,500
sqm gross or
where an
individual unit is
below 929 sqm
gross
No
Yes where over

200sqm net retail
sales area of A1
use is proposed.
TCG3 areas of
Stockport Town
Centre
Any main town

centre uses falling
outside the A1
use class
No
No
Stockports
District Centres
A1 use exceeding
2,500sqm net
No
Yes with
respect to the
Key policy /
policies
Core Strategy
policies CS6 and
DMP AS-1
NPPF paragraphs
24 - 26
Core Strategy
Core Policy CS6
Core Strategy
policies CS5, CS6
and DMP AS-1
NPPF paragraphs
24 - 26
Core Strategy
Core Policies
CS5 and CS6.
UDP Review
policies TCG3,
TCG2.1 and
TCG2.2
UDP Review
Policy TCG3,
Core Strategy
Core Policies
CS5 and CS6.
Core Strategy
Core Policy
CS6 135
Page
retail sales area

Stockports
A1 use exceeding
Large Local
Centres
1,500sqm net
retail sales area
Stockports
Other Local
Centres
A1 use exceeding
280 sqm net retail
sales area
No
Stockports
District and
Local Centres
A1 use that
accords with the
guidelines for A1
use units listed in
para3.165 of
DMP AS1 and
any other main
town centre use.
Any main town
centre use
No
Outside the
boroughs
centres. i.e.
Outside the
District and
Local Centres
and outside the
TCG2 and TCG3
areas of
Stockport Town
Centre.
No
Yes
scope for impact

on other centres
Yes with regard
and DMP AS-1
to the scope for

impact on other
centres
Yes with regard
to the scope for
impact on other
centres
No
Core Policy CS6

and DMP AS-1
Yes where over

200sqm net retail
sales area of A1
use is proposed.
NPPF paragraphs
24-26.
Core Strategy
Core Strategy
Core Policy CS6
and DMP AS-1
Core Strategy
Core Policies
CS5 and CS6 and
DMP AS-1.
Core Policies
CS5 and CS6.
Yes where
exceeding 2,500
sqm gross.
Notes: The TCG2.1, TCG2.2 and TCG3 areas of Stockport Town Centre and the boundary of the
boroughs District and Local Centres are defined on Stockports Proposals Map. These boundaries
are being reviewed through the Allocations Development Plan Document (DPD)
www.stockport.gov.uk/allocationsdpd .
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18.
STATEMENT OF COMMUNITY INVOLVEMENT AND PRE-APPLICATION

DISCUSSION
When Required
Where a development proposal is of a scale and/ or nature that is likely to generate
significant levels of public interest, the prospective applicant should engage the local
community and a Statement of Community Involvement (SCI) should be submitted with the
application. In order to meet Government requirements, the Council is required to publish a
SCI to explain how and when people with an interest in the planning of the Borough can get
involved in the process. The Councils adopted SCI is available via its website. It
encourages prospective developers to contact the Council prior to the submission of a
planning application, and to engage the local community, in order that any issues can be
taken on board. The following information is required:
How the applicant has complied with the requirements for pre-application consultation
set out in the Councils SCI.
Any Community Involvement exercise undertaken, including the methodology used, the
community contacted and the outcome.
How the views of the local community have been taken into account in the formulation of
development proposals.
Guidance
The Councils Local Development Framework Statement of Community Involvement June
2010 is available via its website:
www.stockport.gov.uk/ldf
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19.
STRUCTURAL SURVEY
When Required
A Structural Survey, undertaken by a suitably qualified and competent person/ organisation,
is required for the re-use of buildings in the Green Belt and applications involving the
demolition or conversion of heritage assets (see Heritage Assessment). Structural Surveys
will often be required to support viability appraisals, and vice versa (see Viability Appraisal/
Marketing Exercise/ Business Plan). The following information is required (where
relevant):
Demonstration of the structural integrity of the building. It should include an identification
of defects, assessment of options, recommendations and proposed specification.
For demolition schemes, justification why the building is not suitable for retention or
conversion.
For conversion schemes, the extent of rebuilding, remedial works and alterations
necessary.
HC1.1 Demolition and Tree Felling in Conservation Areas
HC1.4 New Uses for Buildings in Conservation Areas
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20.
SUSTAINABILITY CHECKLIST
When Required
Applications for major development should be accompanied by a completed Council
Sustainability Checklist.
Guidance

Order 2015 defines major development as involving any one or more of the following:
The winning and working of minerals or the use of land for mineral-working deposits.
Waste development.

criteria.
The Sustainability Checklist is designed to help developers and building professionals

working in Stockport to evaluate the sustainability of their projects. The 8 topics cover
Location & Transport, Site Layout & Building Design, Materials, Waste, Energy, Water,
Landscape & Biodiversity and Health & Well Being, mirroring the structure of design
standards such as the Code for Sustainable Homes or BREEAM. It is available via the
Councils Website:
w w w .s tock port.gov.u k /s ustai nabledes i gnandconstr ucti on

ngpolicyteam

CS-1 Overarching Principles: Sustainable Development Addressing Inequalities and

Council Climate Change
Page 139
SD-2 Making Improvements to Existing Dwellings
SD-3 Delivering the Energy Opportunities Plans New Development
SD-4 District Heating (Network Development Areas
SD-5 Community Owned Energy
SD-6 Adapting to the Impacts of Climate Change
CS-2 Housing Provision
H-1 Design of Residential Development
CS-7 Accommodating Economic Development
CS-8 Safeguarding And Improving The Environment
SIE-2 Provision of Recreation and Amenity Open Space in New Developments
CS-9 Transport And Development
CS-10 An Effective and Sustainable Transport Network
T-2 Parking and Developments
T-3 Safety and Capacity on the Highway Network

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21.
TREE SURVEY/ ARBORICULTURAL IMPLICATIONS REPORT
When Required
Where a development is near to trees, or proposes the removal of trees, survey details are
required of trees in line with BS5837 2012. The Tree Survey/ Implications Report shall be
undertaken by a suitably qualified and competent person/ organisation. The following
A survey (plotted at a scale of 1: 200) indicating any trees to be retained and felled.
The location, species size and crown spread and health of each tree on the site, and on
adjacent land. If the surveyor is unsure which trees on adjacent land should be included
in the survey (this will depend on the type of tree and its distance from the development)
they are advised to confirm the requirement with the Councils Arboriculture Team.
An Arboricultural Implications Report and method statement, including a tree protection
plan.
Guidance
BS5837:2012 Trees in Relation to Design, Demolition and Construction.

Recommendations
Contact the Councils Arboriculture Team:

http://www.stockport.gov.uk/services/leisureculture/parksandrecreation/treesandwoodlan
ds/15393

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22.
VIABILTY APPRAISAL/ MARKETING EXERCISE/ BUSINESS PLAN
When Required
Where it is submitted that a development is unviable and undeliverable if it were to meet the
normal requirements for planning obligations (see Planning Obligations: Heads of Terms)
or policies of the adopted Development Plan (and that the development is desirable to meet
a planning objective), an open book viability appraisal should be undertaken of the
development proposed.
Financial Viability Appraisals adopting an open book approach will need to cover all costs
and expected receipts arising from a development and the profit margin to which the
developer operates, in order to provide the necessary net residual valuation. The Council
will expect applicants to provide a robust development appraisal calculation together with
appropriate supporting evidence to justify their case. In order to maintain public confidence
in the planning system, appraisals must be impartial and independently assessed. The
Council will engage the services of relevant experts in the assessment of the appraisal. This
independent assessment is a development cost that will need to be borne by the developer.
Where a viability appraisal is submitted, the application will not be validated until applicants
provide a written undertaking to pay the Council's costs in connection with the assessment
of the appraisal. This is regardless of whether or not planning permission is granted.
Should it be impossible to reach a negotiated settlement, the Council reserves the right to
put the viability appraisal in the hands of the District Valuer for his independent, third-party
opinion. This cost will also be borne by the developer. Applicants should be advised that
the Council will normally expect that the appraisal is made publically available as part of the
application process. Should applicants insist that the information is treated on a confidential
basis a robust justification should be provided. In these instances the Council will treat
viability appraisals as commercially confidential, although they will need to be seen by all
those responsible for making a decision on the planning application (for example by Council
Officers and elected Members sitting on the Councils Planning Committees).
A similar appraisal will be required as evidence where the applicant is submitting that a
development is essential in order to enable or retain development which would meet a
planning objective e.g. retention of a Listed or Locally Listed Building. For example, it might
be argued that residential development is the only viable use for a Listed Building or Locally
Listed building in the Green Belt or in a location deemed as being inaccessible using the
Councils accessibility model, and would meet a regeneration benefit. Proof will be needed
that a development, normally contrary to the Councils Development Plan, represents the
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only viable use of a heritage asset or would be appropriate enabling development to secure
the future of heritage assets. Viability appraisals will often be required to support Heritage
Statements and Structural Surveys, and vice versa (see Heritage Statements and
Structural Surveys).
In some instances it will be necessary for viability appraisals to be accompanied by a
genuine marketing exercise and/ or business plan, or vice versa, or for these to be
submitted individually depending on the circumstances. For example, a marketing exercise
will be required to demonstrate that there is no demand for the use of a building/ site as
allocated in the Councils Development Plan (e.g. for employment) or that an agricultural
occupancy condition is no longer suitable (see Agricultural Statement). A business plan
should be submitted where it is material to the consideration of a planning application to
show evidence of the ability to develop a business and sound financial planning (e.g.
proposals to create a permanent agricultural dwelling in the Green Belt or farm
diversification schemes see Agricultural Statement).
The form and content of a viability appraisal will depend on the nature of the development
and its intended purpose. Developers are advised to confirm the requirement for a viability
appraisal with the Council.
In terms of marketing exercises the following information is required:
To carry reasonable weight, marketing exercises should normally be undertaken over a
period of at least 18 months at an appropriate price reflecting the limitations of the
property/ site.
Evidence of the marketing carried out (for example, how, by whom, for what purpose
and at what price, including copies of relevant advertisements etc).
Details of any interest/ enquiries raised and for what purpose.
In terms of business plans the following information is required:
Evidence of the ability to develop the business.
Evidence of business viability, supported by business accounts and/ or financial
projections. To carry reasonable weight, this should show the profit and loss
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performance of the business over at least 3 years and/ or its projected profitability (for
example, for proposals to create a permanent agricultural dwelling in the Green Belt
evidence should show that it is essential to support existing agricultural activities. It will
be expected that the agricultural business has been established for 3 years and
profitable for at least 1 year. A reasonable standard of living for the occupier of the
proposed dwelling must be possible without compromising the agricultural units ability to
meet all normal outgoings, including the interest on capital invested and the setting aside
of an amount for necessary reinvestment. Financial evidence is also relevant where an
application relates to an existing farm business and is associated with a major change in
the nature or scale of the business. Significant investment in new farm buildings may be
a good indication of intentions in this respect).
Guidance
Contact the Planning Service for advice. For general planning advice please call 0161474-3896 or send an e-mail to planning.dc@stockport.gov.uk.
Financial Viability in Planning (Royal Institution of Chartered Surveyors (RICS) draft

guidance note):
https://consultations.rics.org/consult.ti/financial_viability/viewCompoundDoc?docid=1057
396&sessionid=&voteid=&partId=1057428
Enabling Development and the Conservation of Significant Places (English Heritage,

September 2008): http://www.english-heritage.org.uk/publications/enablingdevelopment-and-the-conservation-of-significant-places/
New development can result in an increase in the number of vehicle movements on the
highway network. Therefore local, regional and national planning policy requires
development to be located in accessible locations, and easily accessible by sustainable
modes of transport. The accessibility of a site can be determined using the Councils
accessibility model which is available via its website:
Page 144
http://maps.stockport.gov.uk/internet/housinglandassessment/
Unitary Development Plan (UDP) Review (May 2006) where these are not superseded by
the Core Strategy, the Greater Manchester Joint Waste Development Plan Document
Relevant Council Supplementary Planning Documents and Guidance are available via its
website: www.stockport.gov.uk/spd
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ENVIRONMENTAL PROTECTION TOPICS

23.
AIRPORT SAFEGUARDING
When Required
Within defined Airport Safeguarding Zones (issued by the Civil Aviation Authority and the
Secretary of State for Defence) the Council is required to consult the Airport Authorities on
the following categories of application. This is to ensure that development does not have an
adverse safety impact on aircraft:
Any proposal likely to attract birds including tree planting, mineral extraction/ quarrying,
waste disposal/ management, reservoirs or other significant areas of surface water, land
restoration, sewage works, nature reserves and bird sanctuaries.
Applications for Aviation use in any part of the Borough.
All applications in the western part of Heald Green, in the immediate vicinity of Woodford
Aerodrome (e.g. Bridle Road) and in the Mellor Moor area, including part of Mellor.
Buildings and structures over 15 metres in the eastern part of Heald Green, the southern
part of Gatley, western parts of Bramhall and Cheadlre Hulme, including Cheadle Hulme
District Centre; most of Woodford Village; Ludworth Moor and Mellor Moorend; and high
ground east of Wybersley Road, High Lane.
Buildings and structures over 45 metres in most of Gatley; the western part of Cheadle
including the District Centre; the Kitts Moss and Pownall Green areas of Bramhall,
including Bramhall District Centre; the Jacksons Lane area of Hazel Grove and the
Ladybrook Valley to the south; High Lane, Hawk Green, Marple Ridge and the central
areas of Marple; and parts of Mellor, Mill Brow and Lane Ends.
Buildings and structures over 90 metres in height in all remaining parts of the Borough
with the exception of North Reddish and the Northern part of Woodley.
Applications involving any of the above, within Airport Safeguarding Zones, must submit
the following information:
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The location of the site as a Ordnance Survey Grid Reference (to at least 6 figures for
each of eastings and northings).
The elevation of the site (to an accuracy of 0.25m above ordnance survey datum
(AOD)).
The layout, dimensions and heights of the proposed development.
Other relevant information (for example, landscaping details to enable the bird-strike
potential to be assessed (see Landscape Proposals); the types of cladding material
proposed so that the potential for radar reflection can be modelled; and details of
proposed lighting to ensure it does not create a flight path distraction for pilots (see
Lighting Impact Assessment/ Scheme).
Guidance
Government guidance is contained in Circular 1/2003 Safeguarding Aerodromes,

Technical Sites and Military Explosive storage areas etc
Safeguarding maps indicate areas where consultation is necessary. Safeguarding

zones cover significant areas of the Borough and can be found on Diagrams 9A and 9B
of the UDP Review. This is available via the Councils website:
It should be noted that the safeguarding zones can change from time to time. For
up to date details, advice should be obtained from the Civil Aviation Authority.
Contact the Civil Aviation Authority: http://www.caa.co.uk/default.aspx?catid=288
Development Pl an Poli c y
SIE-5 Aviation Facilities, Telecommunications and other Broadcast

Infrastructure.
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24.
AIR QUALITY ASSESSMENT
When Required
Applications that would be likely to result in an adverse impact on the Councils designated
Air Quality Management Area (AQMA) will require an Air Quality Assessment. In addition,
an assessment is required when sensitive development (e.g. residential use) is proposed
within the AQMA, or when development outside the AQMA is likely to result in a significant
impact on air quality. Each must be undertaken by a suitably qualified and competent
person/ organisation. The following information is required:
The projected change in air quality resulting from the proposed development.
Appropriate measures to show that development proposals that will exacerbate the
existing poor air quality levels within the AQMA will be mitigated.
Guidance
The AQMA is broadly centred on the principal roads within the Borough (e.g. the A6, the
M60 and the A34). It can be viewed via the Councils website:
http://www.stockport.gov.uk/services/environment/envhealth/environmentalprotec
tion1/airquality
Contact the Councils Environmental Protection Team (Air):

http://www.stockport.gov.uk/services/environment/envhealth/environmentalprotection1

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25.
COAL MINING RISK ASSESSMENT
When Required
The Coal Authority, as a statutory consultee on planning applications, has formally
requested that the following text (in italics) is contained within the Local List validation
requirements for planning applications. This outlines when a Coal Mining Risk Assessment
is required and where to look for relevant guidance.
Information Item:
Coal Mining Risk Assessment (CMRA)
Policy Driver:
National Planning Policy Framework, paragraphs 109 and 121
Types of Application that require this information:
All non-householder development which falls within the Development High Risk Areas as
defined by The Coal Authority and held electronically by the Local Planning Authority.
Note: there are exemptions which are set out in a guidance note from The Coal Authority.
The Exemptions List is divided into two parts: Type of Application and Nature of
Development. Only one of these needs to be met, either it is the application type or nature
of development which would exempt the need for a desk based Coal Mining Risk
Assessment and also the consequential need for the LPA to consult the Coal Authority.
Geographic locations where this information is required:
Development High Risk Areas as defined by The Coal Authority and held electronically by
the Local Planning Authority.
What information is required:
The desk based Coal Mining Risk Assessment should be prepared by a suitably qualified
and competent person (see extract from former PPG14 for definition). It should contain:
1. Site specific coal mining information
Including past/present/future underground mining, shallow coal workings (recorded or
probable), mine entries (shafts and adits), mine gas, current licensed areas for coal
extraction, any geological features, any recorded surface hazards, past/present surface
mining sites (past sites may have used the old style opencast extraction methods);
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2. Identify what risks these coal mining features, including cumulative effects , pose to the
new development;
3. Identify how coal mining issues have influences the proposed development scheme, (e.g.
layout) and what mitigation measures will be required to manage those issues and/or
whether any changes have been incorporated into the development proposals;
4. Confirm whether the prior written permission of the Coal Authority will be required for the
site investigations and/or mitigation works; and indicate when this permission will be sought.
Any development that involves intrusive activities which intersect, disturb or enter any coal
seams, coal mine workings or mine entries require the prior written permission of the Coal
Authority in the interests of public safety and state property management.
Note: if the development is subject to the Environmental Impact Assessment process under
the Town and Country Planning (Environmental Impact Assessment) (England and Wales)
Regulations 2011 (as amended), it is suggested that the Coal Mining Risk Assessment can
be incorporated into the Environmental Statement.
Where to look for further assistance:
National Planning Policy Framework, section 11 conserving and enhancing the natural
environment.
The Coal Authority website: www.coal.decc.gov.uk/services/planning
The Coal Authority - Planning and Local Authority Liaison
Telephone 01623 637 119 (direct line for planning enquiries)
Email: planningconsultation@coal.gov.uk
Guidance
The Local Planning Authority has been provided with the Development High Risk/ Low
Risk spatial areas by The Coal Authority.
Contact the Coal Authority: http://coal.decc.gov.uk/

Page 150
26.
CONTAMINATED LAND SURVEY
When Required
As a minimum requirement, outline and full plan applications for sensitive end uses
(including residential, nursing/ care home, schools and hospitals) may require a Phase 1
contamination survey. This might also be necessary for other uses depending on the nature
of the development proposed. The requirement for a survey will be dependent on the risk of
any contamination, which could either be the result of previous historic use or naturally
occurring contamination such as radon. The submission of a Phase 1 survey at point of
validation will minimize the need for conditions to be applied to your planning permission. It
must be carried out by a suitably qualified and competent person/ organisation. Where
relevant, the following information is required in a Phase 1 report and the results of each
stage should be submitted with the application:
A desktop study comprising a search of available information and historical maps which
can be used to identify the likelihood of contamination
A site walkover survey of the site to identify if there are any obvious signs of
contamination at the surface,
A conceptual model of the site using the information gathered, and a basic hazard
assessment.
The submission of a Phase 1 Desktop Investigation or PRA (Preliminary Risk
Assessment) provides the foundation for further investigations (if required). It should
adequately characterise a development site and the need for any further intrusive site
investigations
Guidance
When considering planning applications, Local Planning Authorities are under a duty to
take account of whether a site may be contaminated. They must be satisfied that
planning permission can be granted on land use grounds taking full account of
environmental impacts. Where relevant, developers are required to deal with
contamination in a manner appropriate to the intended after use of the land. Developers
and their agents should therefore provide as much information as possible, and it is
recommended that they discuss the issue with the Councils Environmental Protection
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Team (Contaminated Land) before submitting an application:

Contact the Environment Agency. The Environment Agency provides guidance on ways
to assess risks from land contamination and on ways to remediate land where
necessary: http://www.environment-agency.gov.uk/
Devel opment Pl an Poli c y

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27.
ENVIRONMENTAL IMPACT ASSESSMENT
When Required
An Environmental Statement (ES) must be provided for any development that falls within
Schedule 1 of the Environmental Impact Regulations 2011 (EIA Regulations).
For
development included within Schedule 2, an ES must be provided where its location and
scale corresponds with the criteria listed in the EIA Regulations. The Regulations contain
guidance on the content of an ES. This must be carried out by a suitably qualified and
competent person/ organisation.
A screening opinion from the Council as to whether an ES is needed for Schedule 2
development can be requested. The application should be accompanied by a plan to
identify the site, a brief description of the nature and purpose of the development and of its
possible effects on the environment. Other information considered relevant to determining
the screening opinion can be requested by the Local Planning Authority.
Where a screening opinion indicates that an ES is required applicants can request from the
Council a scoping opinion to indicate the information required to be included in the ES.
Development included within Schedule 1 and 2 include those that produce or are likely to
produce significant environmental impact including potential polluters.
Guidance
The Town and Country Planning (Environmental Impact Assessment) Regulations 2011:
http://www.legislation.gov.uk/uksi/2011/1824/contents/made
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28.
FLOOD RISK ASSESSMENT
When Required
A Flood Risk Assessment (FRA) should be submitted where the development may:
be at risk of flooding:
increase flooding elsewhere
hinder future access to water courses for maintenance purposes
cause loss of the natural flood plain
result in extensive culverting
affect the integrity of existing flood defences; or
results in a significant increase in surface water run-off
A site-specific flood risk assessment is required for proposals of 1 hectare or greater in

Flood Zone 1; all proposals for new development (including minor development and change
of use) in Flood Zones 2 and 3, or in an area within Flood Zone 1 which has identified
critical drainage problems; and where proposed development or a change of use to a more
vulnerable class may be subject to other sources of flooding. The FRA should be prepared
in consultation with the Council, undertaken under the supervision of an experienced flood
risk management specialist, and should form part of the Environment Statement when one
is required by the Town and Country Planning (Environmental Impact Assessment)
(England and Wales) Regulations 2011 (see Environmental Impact Assessment). The
following information is required (where relevant):
The risks of all forms of flooding to and from the development should be identified and
assessed.
How these flood risks to the development itself and to others will be managed, taking
climate change into account.
The design of surface water management systems including Sustainable Drainage
Systems (SUDs) (see Foul Drainage Assessment and Surface Water Drainage
Assessment).
Measures to ensure safe access to and from the development in areas at risk of
flooding, taking advice from the emergency services when producing an evacuation plan
for the development.
Page 154
For major developments in Flood Zone 1, the FRA should identify opportunities to
reduce the probability and consequences of flooding.
In flood zones 2 and 3, unless a Sequential Test has already been carried out for the site
(for the same development type) at strategic level, and the development vulnerability is
appropriate to the Flood Zone according to tables 1 and 3 of the technical guidance to
the National Planning Policy Framework (NPPF), evidence of a Sequential Test should
be included in the FRA. If, following application of the Sequential Test, it is not possible,
consistent with wider sustainability objectives, for the development to be located in
zones with a lower probability of flooding, evidence of the Exception Test must also be
provided. Details of the Sequential and Exception Tests are available in the NPPF and
related technical guidance.
Guidance
Areas at risk of flooding can be found on the Development Plan Proposals Map:
This is available via the Councils website:
A level 1 Strategic Flood Risk Assessment for Greater Manchester and more detailed
level 2 assessment of Stockport Town Centre is available via the Council website:
www.stockport.gov.uk/ldfevidence
The purpose of the Sequential Test is to demonstrate that there are no alternative sites
for the development proposal in locations outside Flood Zones 2 and 3 where there is a
lower probability of flooding. The Sequential Test requirement does not apply to Change
of Use applications unless it is for change of use of land to a caravan, camping or chalet
site, or to a mobile home site or park home site.
The Exception Test must demonstrate that the development provides wider sustainability
benefits to the community that outweigh flood risk, informed by a Strategic Flood Risk
Assessment; and a site-specific flood risk assessment shows that the development will
be safe for its lifetime taking account of the vulnerability of its users, without increasing
flood risk elsewhere, and, where possible, will reduce flood risk overall. Both elements
of the Exception Test will have to be passed for
development to be permitted.
Page 155
Government guidance is contained in:
Paragraphs 93-108 of the NPPF:

https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/
6077/2116950.pdf
The Technical Guidance to the NPPF (Department for Communities and Local
Government, March 2012): http://www.environmentagency.gov.uk/static/documents/Business/NPPF_technical_guidance_published_27
Mar2012.pdf
Contact the Environment Agency. The Environment Agency identifies the boundaries of
Flood Risk Zones 2 (medium probability) and 3 (high probability) and provides standing
advice for development within these zones on its website. Flood Zone 1 (low probability)
relates to the remaining areas not included in Zones 2 and 3. The Environment Agency
has also produced a guidance note on Flood Risk Assessments:
http://www.environment-agency.gov.uk/
http://www.environmentagency.gov.uk/static/documents/Research/FRAGuidanceNote3.pdf
The SUDS Manual (CIRIA, March 2007) provides best practice guidance on the
planning, design, construction, operation and maintenance of sustainable drainage
systems (SUDS) to facilitate their effective implementation within developments.

Order 2010 defines major development as involving any one or more of the following:
The winning and working of minerals or the use of land for mineral-working deposits.
Waste development.

more and it is not known whether the development falls within the above criteria.
Page 156

Saved Unitary Development Plan Review Policy EP1.7 Flood Prevention.
Page 157
29.
FOUL DRAINAGE ASSESSMENT AND SURFACE WATER DRAINAGE

ASSESSMENT
When Required
Where the development involves the disposal of trade waste or the disposal of foul
sewage effluent other than to the public sewer, then a Foul Drainage Assessment (FDA)
should be submitted including details of the method of storage, treatment and disposal.
This should be undertaken by a suitably qualified and competent person/ organisation.
The following information is required (where relevant):
A full assessment of the site, its location and suitability for storing, transporting and
treating sewerage.
Demonstration why the development cannot connect to the public mains sewer
system, and that the alternative means of disposal are satisfactory.
Where an application proposes to connect the development to the existing drainage
system, details of that system should be shown on the application drawing(s).
Where the proposed development results in any changes/ replacement to the existing
system or the creation of a new system, scaled plans of the new foul drainage
arrangements must be provided. This should include a location plan, cross sections/
elevations and specification.
Development can result in new large areas of impermeable surfaces such as roofs, roads
and car parking. Where planning permission is proposed for areas of hard surfacing, the
following information is required prepared by a suitably qualified and competent person/
organisation:
Proposals to manage surface water. Drainage systems should be designed to
discharge to soakaways or sustainable urban drainage systems (SUDs) to avoid
surcharging of sewer systems. Detailed technical/ financial justification will be
required in situations where this is not considered to be feasible or viable.
Guidance
Page 158
Government guidance is contained in Circular 3/99 Planning Requirements in respect

of the Use of Non-Mains Sewerage incorporating Septic Tanks in New Development.
Contact the Environment Agency. http://www.environment-agency.gov.uk/
The SUDS Manual (CIRIA, March 2007) provides best practice guidance on the
planning, design, construction, operation and maintenance of sustainable drainage
systems (SUDS) to facilitate their effective implementation within developments.

CS1 Overarching Principles: Sustainable Development - Addressing Inequalities

and Climate Change
SD-6 Adapting to the Impacts of Climate Change

Page 159
30.
HAZARDOUS INSTALLATIONS (RISK ASSESSMENT)
When Required
Applications involving hazardous installations should be accompanied by a Risk
Assessment. This should be undertaken by a suitably qualified and competent person/
organisation. The following information is required:
An assessment of the relevant risks the development would incur.
How these risks will be mitigated.
Guidance
Government guidance is contained in Circular 04/2000 Planning Controls for Hazardous

Substances:
https://www.gov.uk/government/publications/planning-controls-for-hazardoussubstances-circular-04-2000
Details of existing notifiable sites and pipelines are available in the Core Strategy
Development Plan Document. See Policy SIE-4 Hazardous Installations:
w w w .s tock port.gov.u k /c ores tr ateg y
Contact the Health & Safety Executive: http://www.hse.gov.uk/
Devel opment Pl an Poli c y

SIE-4 Hazardous Installations.
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31.
LANDFILL APPLICATIONS
When Required
Applications for waste management and disposal often raise complex issues and it is
important that all the necessary supporting information is submitted with the application.
The following information is required:
The need for the proposed development, balanced against any harmful effects.
The conformity of the proposal to the Greater Manchester Joint Waste DPD.
Existence or otherwise of alternative sites to deal with waste in less harmful locations.
Guidance
A Greater Manchester Joint Waste Development Plan Document (DPD) has been
adopted by each of the 10 Greater Manchester Authorities. The Waste Plan now forms
part of the statutory Development Plan for the Council and is used alongside the
Councils Core Strategy DPD for the purpose of determining planning applications. It is
available on the internet:
http://www.gmwastedpd.co.uk/docs/Doclib/Greater_Manchester_Waste_Plan.pdf
Contact the Greater Manchester Minerals and Waste Planning Unit:

http://www.gmwastedpd.co.uk/contact.html

Greater Manchester Joint Waste DPD Policies:
Policy 8 Requirement for Combined Heat and Power
Policy 9 Restoration and Aftercare
Policy 10 Unallocated Sites
Policy 11 Safeguarding of sites allocated for waste management in the Waste

Plan and safeguarding of sites required for the delivery of the Municipal Waste
Management Strategies.
Policy 12 Safeguarding Existing Waste Management Capacity.
Page 161
32.
LAND STABILITY REPORT
When Required
Where development is proposed on unstable or potentially unstable land, or involves the
excavation of land or the extraction of minerals from the ground, a stability report should be
submitted. This should be undertaken by a suitably qualified and competent person/
organisation. The following information is required (where relevant):
The nature and extent of the instability/ potential instability.
On land which is known to be unstable, or where there is a reasonable likelihood of
instability, the results of a thorough investigation and assessment of the ground to
ensure it is stable or that any actual or potential instability can be overcome by remedial,
preventative or precautionary measures.
Evidence that the stability of surrounding land (and buildings or structures upon it) will
not be compromised.
Guidance
A Greater Manchester Joint Minerals Development Plan Document (DPD) has been
adopted by each of the 10 Greater Manchester Authorities. The Plan now forms part of
the statutory Development Plan for the Council and is used alongside the Councils Core
Strategy DPD for the purpose of determining planning applications. It is available on the
internet: http://www.gmmineralsplan.co.uk/
Contact the Greater Manchester Minerals and Waste Planning Unit:

http://www.gmmineralsplan.co.uk/contact.html

Greater Manchester Joint Minerals Development Plan Document Policy:
Policy 1 The Presumption in Favour of Sustainable Minerals Development
Policy 2 Key Planning and Environmental Criteria
Policy 3 Primary Extraction of Minerals Aggregates
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Policy 4 Natural Building Stone
Policy 5 Primary Extraction of Minerals - Non-Aggregates
Policy 6 Unconventional Gas Resources
Policy 7 Peat
Policy 8 Prior Extraction of Mineral Resources
Policy 9 Sustainable Transport of Minerals
Policy 10 Reworking of Colliery Spoil Tips
Policy 11 Protecting existing mineral site/infrastructure
Policy 12 Protecting quarries important for maintaining historic buildings
Policy 13 Restoration and Aftercare
Page 163
33.
LIGHTING IMPACT ASSESSMENT/ SCHEME
When Required
Where it is intended to install external illumination, full details should be included with the
application. A Lighting Impact Assessment may be required for significant floodlighting
proposals. This should be undertaken by a suitably qualified and competent person/
organisation. Lighting details and an assessment should also be provided for all proposals
involving the provision of publicly accessible developments in the vicinity of residential
property, a Listed Building or a Conservation Area, or open countryside, where lighting
would be provided or made necessary by the development. The following information is
required:
The type of light fixing (e.g. wall mounted or free-standing columns, lantern wattage and
manufacturer), the level of illumination and spread, and a site layout indicating the
location of lighting units and the proposed hours of usage.
Guidance
Guidance Notes for the Reduction of Light Pollution (The Institute of Lighting Engineers,
2000): http://www.darkskies4ni.co.uk/images/ile.pdf
Lighting in the countryside: Towards good practice (The Department for Communities
and Local Government, 1997):
http://webarchive.nationalarchives.gov.uk/+/http:/www.communities.gov.uk/publications/
planningandbuilding/lighting

EP1.9 Safeguarding of Aerodromes and Air Navigation Facilities
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34.
NOISE IMPACT ASSESSMENT
When Required
A Noise Impact Assessment is required where noise sensitive development (e.g. housing,
hospitals, schools or similar uses) is proposed next to major sources of noise. This will
include uses within planning use classes B2 (general industrial), B8 (storage or distribution),
A3 (Restaurants and Cafes), A4 (drinking establishments), A5 (hot food takeaways), C1
(hotels), Sui Generis uses such as nightclubs, taxi businesses, filling stations and
scrapyards, or major roads. Saved Unitary Development Plan Review Policy EP1.10
Aircraft Noise restricts noise sensitive development, including residential development,
offices, hospitals and schools, both in certain locations and unless a Noise Impact
Assessment shows that aircraft noise will not impact unacceptably on occupiers. An
assessment is also needed for new development involving noisy activities that raise issues
of disturbance (for example industrial processes, plant machinery or wind turbines) where
these are proposed to be located near to noise sensitive uses. Each should be undertaken
by a suitably qualified and competent person/ organisation. The following information is
required:
Measurement of the existing background noise levels at the site.
Measurement of existing sources or the prediction of noise from future

sources.
Evaluation of the actual or predicted value against the most relevant criteria, and
assessing whether complaints from local residents are likely to occur.
Measures to mitigate the impact of the noise source or limit the exposure to noise
(e.g. sound insulation), and their anticipated impact on noise level reduction, where
necessary.
Guidance
Noise Impact Assessments must have regard to the following guidance where applicable
to the development:
BS8233 Sound insulation and noise reduction for buildings code of practice
BS5228-1:2009 Code of practice for noise and vibration control on construction and
open sites
Page 165
BS4142 : 1997 Method for rating industrial noise affecting mixed residential and
industrial areas
ETSU-R-97 1996 The Assessment and Rating of Noise from Wind Farms
Plans showing the areas subject to Policy EP1.10 Aircraft Noise are available for
inspection at the Council Offices:
http://www.stockport.gov.uk/services/environment/planningbuilding/planningpolicy

EP1.10 Aircraft Noise
Page 166
35.
POLLUTION STATEMENT
When Required
Applications that involve development that could pollute the environment should submit a
Pollution Statement. This should be undertaken by a suitably qualified and competent
person/ organisation, and demonstrate that the specific pollution will be controlled to
acceptable levels. The following information is required:
An assessment of the relevant pollution risks the development would incur.
How these risks will be mitigated.
Guidance
Contact the Councils Environmental Protection Team (Air):

Contact the Environment Agency: http://www.environment-agency.gov.uk/

Page 167
36.
TELECOMMUNICATIONS INFORMATION
When Required
All telecommunications applications should be accompanied by the following information:
A statement of compliance with International Commission on Non-Ionizing Radiation
Protection (ICNIRP) guidelines.
Evidence of assessment of alternative sites and/ or mast sharing.
A justification for why the installation is needed, including existing and proposed
coverage plots.
Photomontages of the development, where it would have a significant impact on its
setting (see Photographs and Photomontages).
The results of pre-application consultation carried out by the applicant with interested
parties and members of the local community, including the Traffic Light Model system
introduced by the code operators.
Guidance
International Commission on Non-Ionizing Radiation Protection (ICNIRP):

http://www.icnirp.de/what.htm
Mobile Operators Association: http://www.mobilemastinfo.com/

SIE-5 Aviation Facilities, Telecommunications and other Broadcast

Infrastructure
Supplementary Planning Guidance

The Councils Radio Telecommunications Development Supplementary Planning Guidance
is available via its website: www.stockport.gov.uk/spd
Page 168
37.
VENTILATION/ EXTRACTION STATEMENT
When Required
All applications for restaurants (Class A3 use), hot food takeaways (Class A5 use) and bars/
pubs (Class A4 use) which sell hot food, should include details of measures for fume
extraction. The following information is required for these applications, and also for any
other applications (for example retail, business, industrial, leisure or similar developments)
where ventilation/ extraction equipment is proposed. It should be prepared by a suitably
qualified and competent person/ organisation:
Details of the mechanical equipment proposed including technical specification, the
location and design of any external pipe-work or flues, acoustic noise characteristics,
odour abatement techniques and the means by which a chimney would be capped
(where relevant) to prevent ingress by rain.
Guidance
Contact the Councils Environmental Protection Team:

http://www.stockport.gov.uk/services/environment/envhealth/environmentalprotection1/c
ontrolodours
DEFRA guidance on the control of odour and noise from Commercial kitchen exhaust
systems: http://www.defra.gov.uk/publications/files/pb10527-kitchen-exhaust-0105.pdf
Health and Safety Executive guidance on the ventilation of kitchens in catering

establishments: http://www.hse.gov.uk/pubns/cais10.pdf

Page 169
CONSERVATION/ HERITAGE TOPICS

38.
BIODIVERSITY SURVEY/ ASSESSMENT
When Required
A Biodiversity Survey and Assessment is necessary to assess the ecological impact of
proposals on wildlife and biodiversity, including any proposals for mitigating and
compensating such effects. These must be undertaken by a suitably qualified and
competent person/ organisation. The survey must be carried out at an appropriate time and
month of year in suitable weather conditions and using nationally recognised survey
guidelines/ methods where available. It must be to an appropriate level of scope and detail.
A Biodiversity Survey and Assessment will be required if the application is likely to affect a
designated site (e.g. SBI, LNR, SSSI) or UK BAP Priority Habitat. In addition, the Greater
Manchester Ecology Unit has developed a Biodiversity Validation Checklist for planning
applications in Greater Manchester (see below). If the application involves any of the
development proposals shown in the checklist, a Biodiversity survey and assessment must
be submitted. The survey should include the following information:
A record which species are present, identifying their numbers (may be approximate).
A map of their distribution and use of the area, site, structure or feature (e.g. for feeding,
shelter, breeding).
The assessment must identify and describe potential development impacts likely to harm
the protected species and/ or their habitats identified by the survey (these should include
both direct and indirect effects both during construction and afterwards). Where harm is
likely, evidence must be submitted to show:
How alternatives designs or locations have been considered.
How adverse effects will be avoided wherever possible.
How unavoidable impacts will be mitigated or reduced.
How impacts that cannot be avoided or mitigated will be compensated.
Page 170
An indication of how species numbers are likely to change, if at all, after development
e.g. whether there will be a net loss or gain.
Even where there are currently no such species present on the site, proposals are
encouraged that will enhance, restore or add to features or habitats used by protected
species in accordance with the Natural Environment and Rural Communities Act 2006, the
National Planning Policy Framework (NPPF) and Core Strategy Policies (see below).
Local Planning Authorities are also required to have regard to the requirements of the EC
Habitats Directive when determining a planning application, as prescribed by Regulation
3(4) of the Conservation of Species and Habitats Regulations 2010. Such due regard
means that Local Planning Authorities must determine whether the proposed development
meets the requirements of Article 16 of the EC Habitats Directive before planning
permission is granted. Therefore where an applicant or the Local Planning Authority is
aware of the presence of a European protected species as a material consideration when a
planning application is made, evidence will be required to demonstrate that the proposed
development meets the following three tests as set out in the Directive:
it meets a purpose of preserving public health or public safety or other imperative
reasons of overriding public interest including those of a social or economic nature and
beneficial consequences of primary importance for the environment;
there is no satisfactory alternative; and
the development will not be detrimental to the maintenance of the population of the
species concerned at a favourable conservation status in their natural range.
If it is clear or perhaps very likely that the requirements of the Directive cannot be met
because, for example, there is a satisfactory alternative or because there are no
conceivable other imperative reasons of over-riding public interest then the authority will
refuse planning permission.
Guidance
Government guidance is contained in:
Page 171
Circular 06/2005 Biodiversity and Geological Conservation.

6077/2116950.pdf
Contact the Councils Nature Development Officer in the Greenspace Team:

http://www.stockport.gov.uk/services/leisureculture/parksandrecreation/countryside/biodi
versity/stockportnaturenetwork
Contact the Greater Manchester Ecology Unit (GMEU). It provides a data search
service for applicants and their agents via the GMEU website:
http://www.tameside.gov.uk/ecologyunit
Natural England recommends that where there is a need for a Landscape Report in
addition to a Biodiversity Report these are integrated.
Where species reports are submitted for badgers these should be marked as
confidential and not placed on the public record. Badgers are subject to unlawful
persecution and the release of locational information may lead to further damage to this
species.
The Conservation of Species and Habitat Regulations 2010.
The Natural Environment and Rural Communities Act 2006.
The Protection of Badgers Act 1992.
The Wildlife and Countryside Act 1981.
UK Biodiversity Action Plan.

NE1.1 Sites of Special Nature Conservation Importance
NE1.2 Sites of Nature Conservation Importance
NE3.1 Protection and Enhancement of Green Chains
Page 172
GMEU Biodiversity Validation Checklist for Greater Manchester
Aquatic plants incl. Floating

water plantain, Grasswrack
pondweed & Freibergs screwmoss
White-clawed crayfish
Reptiles
Badger
Water Vole
Little ringed plover
Black redstart
Otters
Gt. Crested Newts
Breeding Birds
Wintering Birds
Barn Owls
Proposals for Development That

Will Trigger a Protected Species
Survey
Bats
Species Likely To Be Affected And For Which A Survey Will Be Required
Proposed development which includes the

modification conversion, demolition or
removal of buildings and structures
(especially roof voids) involving the
following:
All agricultural buildings (e.g.

farmhouses and barns), whatever
their condition, particularly of
traditional brick or stone construction
and/or with exposed wooden beams
greater than 20cm thick. The only
exception is modern agricultural
buildings of prefabricated construction
with steel/sheet materials.
all other buildings of any type of
construction except for those either
of prefabricated construction with
steel/sheet materials (such as modern
warehouses) or flat roof structures
with no roof voids, soffit or barge
boards.
All unused industrial chimneys, which
are unlined and of brick or stone
construction
All tunnels, culverts, mines, kilns, icehouses, adits, military fortifications, air
raid shelters, cellars and similar
underground ducts and structures;
All bridge structures, aqueducts and

viaducts (especially over water and
wet ground).
buildings within the city/town centre
Proposals involving lighting of churches

and listed buildings or flood lighting of
green space within 50m of woodland,
water, field hedgerows or lines of trees
with obvious connectivity to woodland or
water.
Proposals affecting woodland, or field
hedgerows and/or lines of trees with
obvious connectivity to woodland or water
bodies.
Page 173
Proposed tree work (felling or lopping)

and/or development affecting:
old and veteran trees that are older
than 100 years;
trees with obvious holes, cracks or
cavities,
trees with a girth greater than 50cm
at chest height;
Proposals affecting gravel pits or quarries

and natural cliff faces and rock outcrops
with crevices, or caves.
Major proposals within 250m of a pond/

lodge or Minor proposals within 100m of
pond
Where known records for great crested
newt occur this should be 500m & 250m
respectively.
(Note: A major proposals is one that is

more than 10 dwellings or more than 0.5
hectares or for non-residential
development is more than 1000m2 floor
area or more than 1 hectare)
Proposals affecting derelict land

(brownfield sites), allotments and railway
land.
Proposals affecting bare ground and/or

sparsely vegetated sites, wherever they
are located
***
Aquatic plants incl. Floating water plantain,

Grasswrack pondweed & Freibergs screwmoss
Little ringed plover
*** Additional surveys such as shading

studies will also be required where floating
water plantain is confirmed (see GMEU
website for further information
(http://www.tameside.gov.uk/ecologyunit))
.
Black redstart
** Advice should be sought from GMEU

on when wintering bird surveys will be
required. Not all lakes or rivers will
require this survey.
Wintering Birds
*.
* Confirmed as present by either a data

search (for instance via GMEU/ local
environmental records centre) or as
notified to the developer by the local
planning authority or GMEU and/or by
Natural England, the Environment Agency
or other nature conservation organisation.
Page 174
Otters
***
Great Crested Newt
Breeding Birds
present
Barn Owls
Proposed development affecting any

buildings, structures, feature or locations
where protected species are known to be
Bats
Proposals on upland/moorland sites (e.g.

wind farms)
White-clawed crayfish
Proposals affecting or within 100m of a

canal
**
Reptiles
Badgers
Water Vole
Proposals affecting or within 50m of

rivers, streams, lakes, or other aquatic
habitats (including ponds and lodges).
39.
HERITAGE STATEMENT
When Required
A Heritage Statement must be submitted with any application that affects any heritage
assets. This includes impacts on the settings of heritage assets. Heritage assets include
Designated heritage assets (in Stockport; Scheduled Monuments, Listed Buildings,
Registered Parks and Gardens, Conservation Areas) and undesignated assets identified as
having a degree of significance meriting consideration in planning decisions, because of
their heritage interest (this can include those identified by the local planning authority
(including local listing), and sites on the Historic Environment Record (HER)). A statement
may therefore be requested if the Council identifies the building or site as a non-designated
heritage asset of archaeological, architectural, artistic or historic interest during the preapplication or application process. The Heritage Statement can form part of a Design and
Access Statement (DAS) where one is required, with the DAS setting out the assessment of
significance and impact as part of the explanation and justification for the design approach.
The Heritage Statement must be undertaken using appropriate expertise. The level of detail
should be proportionate to the significance of the asset and no more than is sufficient to
understand the potential impact of the proposal on their significance. The following
information is required (where relevant):
A statement of the archaeological, architectural, historical or artistic significance of the
building, site or area, including any contribution made by their setting. For example,
applicants are expected to consult the Historic Environment Record (HER) for
information on the history of the building, site or area as well as the National Heritage
List produced by English Heritage, the Councils list of buildings of local interest,
Development Plan policies and any available Conservation Area Character Appraisals
etc. Where a site on which development is proposed includes or has the potential to
include heritage assets with archaeological interest, applicants might need to submit an
appropriate desk-based assessment and, where necessary, a field evaluation.
A schedule of works affecting the building, site or area.
An assessment of the impact of the proposals on the special interest and character of
the building, site or area and that of any adjacent heritage assets.
Page 175
A justification for the proposals, in terms of the principles applied, together with any
mitigation measures proposed.
Where a proposed development will lead to less than substantial harm to the
significance of a designated heritage asset, justification will need to include evidence of
public benefit that outweighs the harm. Where a proposed development will lead to
substantial harm to or total loss of significance of a designated heritage asset (such as
the demolition of a Listed Building or building in a Conservation Area), evidence is
needed to support the following, as stipulated by paragraph 133 of the National Planning
Policy Framework (NPPF):
That the substantial harm or loss is necessary to achieve substantial public benefits
that outweigh that harm or loss, or all of the following apply:
that the nature of the heritage asset prevents all reasonable uses of the site;
and
no viable use of the heritage asset itself can be found in the medium term through
appropriate marketing that will enable its conservation; and
conservation by grant-funding or some form of charitable or public ownership is

demonstrably not possible; and
the harm or loss is outweighed by the benefit of bringing the site back into use.
Heritage Statements proposing the demolition or conversion of heritage assets should be

supported by a structural survey (see Structural Survey) and where relevant a viability
appraisal and marketing exercise (see Viability Appraisal/ Marketing Exercise/ Business
Plan). These should justify either why the building is not suitable for retention or conversion
or the extent of rebuilding, remedial works and alterations necessary for the conversion to
be carried it out.
Guidance
The elements of the historic environment that are worthy of consideration in planning
matters are called heritage assets. This term embraces all manner of features,
including: buildings, parks and gardens, standing, buried and submerged remains,
areas, sites and landscapes, whether designated or not and whether or not capable of
designation.
Page 176
The Planning (Listed Buildings and Conservation Areas) Act 1990:

http://www.legislation.gov.uk/ukpga/1990/9/contents
Government Guidance is contained in:

6077/2116950.pdf
Contact the Councils Conservation and Heritage Team:

http://www.stockport.gov.uk/services/environment/planningbuilding/conservationheritage
Details of Stockports Scheduled Ancient Monuments, Conservation Areas, Listed

Buildings, locally listed buildings and Registered Parks and Gardens are available via
the Councils website:
http://www.stockport.gov.uk/services/environment/planningbuilding/conservation
heritage/heritageassets/
Conservation Areas, Registered Parks and Gardens and Scheduled Ancient Monuments
within Stockport Borough can be found on the Development Plan Proposals Map:
http://www.stockport.gov.uk/services/environment/planningbuilding/planningpolic
y/ldf/udp/udp2006review
The Councils Conservation and Heritage Strategy is available via its website:
http://www.stockport.gov.uk/services/environment/planningbuilding/conservation
heritage/strategiesguidance/consheritagestrat
Page 177
Contact English Heritage. English Heritage provides guidance on their information

requirements when consulted on development proposals affecting nationally important
historic assets. Advice on what English Heritage might expect when considering an
application referred to it is available in A Charter for English Heritage Planning and
Development Advisory Services, English Heritage (2009):
http://www.english-heritage.org.uk/
The Historic Environment Record (HER) (formerly known as the Sites and Monuments
Record) is a database of more than 17,000 records compiled and maintained by the
Greater Manchester Archaeological Advisory Service (GMAAS) on behalf of the ten
Greater Manchester authorities. It is a comprehensive reference source on the Greater
Manchester Historic Environment, including designations such as Scheduled Ancient
Monuments, Listed Buildings, Conservations Areas, Parks and Gardens, buildings and
features of local historic interest, historic landscapes, as well as archaeological sites:
http://www.salford.ac.uk/built-environment/research/applied-archaeology/greatermanchester-archaeological-advisory-service
Contact the Council for British Archaeology: http://new.archaeologyuk.org/

HC1.1 Demolition and Tree Felling in Conservation Areas
HC1.3 Special Control of Development in Conservation Areas
HC1.4 New Uses for Buildings in Conservation Areas
HC4.1 Development and Parks and Gardens of Historic Interest
SE1.2 Shopfronts
SE1.3 Advertisements on Shops
SE1.4 Security Measures for Shop Fronts
Page 178
TRANSPORT TOPICS
40.
TRAVEL PLAN
When Required
The Council will require applications for development which are likely to have significant or
specific transport implications to be supported by a Travel Plan (TP) or Travel Plan
Statement, the form of which will be dependent on the scale and nature of the development
and its transport implications. These will detail the measures to be implemented to
encourage staff and visitors to travel to the site in a more environmentally sustainable
manner, improve safety, and deal with freight movements so that environmental impacts are
minimised. Table 4 (pages 42-44) within Good Practice Guidelines: Delivering Travel Plans
through the Planning Process (DCLG/DfT, 2009) sets out the thresholds above which
Travel Plans and Travel Plan Statements are required, although developers are advised to
confirm the requirement for a Travel Plan or Travel Plan Statement with the Council (notably
in respect to extensions of existing buildings/ uses). School Travel Plans will be required for
all new and expanded schools and colleges. Travel Plans and Travel Plan Statements
should be produced in conjunction with any Transport Statement or Transport Assessment
that may be required (see Transport Assessment).
Guidance
Information on Travel Plans, Travel Plan Statements and Residential Travel Plans,
including a link to Good Practice Guidelines: Delivering Travel Plans through the
Planning Process (DCLG/DfT, 2009), can be obtained from the Highways and
Transport Advice page on the Councils website. Checklists are also available giving
guidance on what should be included in Travel Plans and Travel Plan Statements:
www.stockport.gov.uk/services/environment/planningbuilding/planning/applyforpermissio
n/highwaysandtransportadvice
Contact the Councils Development Management Highway Engineers to discuss the

need for Travel Plans or Travel Plan Statements and their content. It is also
recommended that draft Travel Plans or Travel Plan Statements are submitted to the
Council for feedback prior to the submission of an application:
http://www.stockport.gov.uk/services/environment/planningbuilding/planning/applyforper
mission/highwaysandtransportadvice

Page 179
CS10 An Effective and Sustainable Transport Network

The Councils Sustainable Transport Supplementary Planning Document is available via
the Councils website: www.stockport.gov.uk/spd
Page 180
41.
TRANSPORT ASSESSMENT
When Required
The Council will require a Transport Assessment or Transport Statement to be submitted
alongside applications for development which are likely to have significant or specific
transport implications, the form of which will be dependent on the scale and nature of the
development and its transport implications. Each should be prepared by a suitably qualified
and competent person/ organisation. Appendix B of Guidance on Transport Assessment
(DCLG/ DfT, 2007) sets out the thresholds above which Transport Assessments and
Transport Statements are required, although developers are advised to confirm the
requirement for a Transport Assessment and Transport Statement with the Council. This
can be done by completing and submitting to the Council an Initial appraisal consultation
form as part of a pre-application enquiry. A copy of the form can be obtained from
Appendix A of Guidance on Transport Assessment. If a Transport Assessment or
Transport Statement is required, the Scope should be agreed with the Council prior to its
preparation. Transport Statements and Transport Assessments should be produced in
conjunction with any Travel Plan or Travel Plan Statement that may be required (see Travel
Plan).
Guidance
Information on Transport Statements and Transport Assessments, including a link to

Guidance on Transport Assessment (DCLG/ DfT, 2007), can be obtained from the
Highways and Transport Advice page on the Councils website. Checklists are also
available giving guidance on what should be included in Transport Assessments and
Transport Statements:
www.stockport.gov.uk/services/environment/planningbuilding/planning/applyforpermissio
n/highwaysandtransportadvice

need for Transport Assessments and Transport Statements and their content. It is also
recommended that draft Transport Assessments and Transport Statements are
submitted to the Council for feedback prior to the submission of an application:
http://www.stockport.gov.uk/services/environment/planningbuilding/planning/planningad
vice/highwaysandtransportadvice
Development Pl an Policy
Page 181

Page 182
42.
ROAD SAFETY AUDIT
When Required
The Council will require a Stage 1 Road Safety Audit and Designers Response to be
submitted alongside applications for development proposals that include a new road (or
roads) which is/ are intended for adoption as public highway (or could be adopted as public
highway). This applies to roads that will serve six or more separate dwellings or mixed use
development. If a Manual for Streets / Home Zone style layout is proposed, the Road
Safety Audit will need to form part of a Quality Audit.
A Stage 1 Road Safety Audit and Designers Response will also be required to be submitted
alongside an application where the scheme involves a significant change to the existing
highway layout or new transport infrastructure. This includes carriageway widening,
carriageway realignment, the provision of a ghost island junction, the construction or
alteration of a roundabout or signal-controlled junction or the provision of a new controlled
crossing.
An audit would not normally be required for the construction of domestic style footway
crossing accesses, upgrading of simple bus stops, the widening or reconstruction of
footways or the construction of an access bell mouth serving a private development.
Developers are advised to confirm the requirement for a Road Safety Audit with the Council
at pre-application stage.
Road Safety Audits can be conducted either by the Councils road safety audit team (at the
developers expense) or by another independent but suitably qualified and competent
person/ organisation. Audits should be produced in accordance with the Highways
Agencys Design Manual for Roads and Bridges document HD19/03 and having regard to
the Institution of Highways and Transportation document, Guidelines for the Safety Audit of
Highways. For an audit to be carried out, developers will need to provide the auditor with
an audit brief containing the following:
Scheme drawings showing the full geographical extent of the scheme and including the
areas beyond the tie-in points.
Details of approved departures and relaxations from standards.
General scheme details, to help give an understanding of the purpose of the scheme
and how the layout will operate, including design speeds, speed limits, traffic flows,
Page 183
forecast flows, queue lengths, non-motorised user flows and desire lines. Also details of
any environmental constraints on the design.
Any relevant factors which may affect road safety such as adjacent developments
(existing or proposed), proximity of schools or retirement/care homes and access for
emergency vehicles.
For on-line schemes and at tie-ins, the previous 36 months accident data in the form of a
mapped incident plot and standard detail incident report (supplied from the Highways
Forecasting and Analytical Services (HFAS), part of Transport for Greater Manchester).
The accident data should cover both the extent of the scheme and the adjoining sections
of highway.
A3 or A4 size plans using an appropriate scale for the audit team to mark up for
inclusion in the audit report.
Previous road safety audit reports, exception reports, and a copy of the interim road
safety audit file (where an Interim road safety audit has taken place).
Contact details of the maintaining agent to whom any identified maintenance defects
should be notified (by telephone and immediately confirmed in writing for serious
defects) separately from the audit report.
Details of the appropriate Police contact.
Guidance
Road safety audit is a formal procedure for assessing incident potential and safety
performance in the provision of new or improved highway schemes. The main aim is to
ensure that all new highway schemes operate as safely as possible. All users of the
highway should be considered including pedestrians, cyclists, equestrians, those
working on the highway and motor vehicle users.

need for a Road Safety Audit and any specific requirements relating to the site and
proposed development. If a developer wishes to engage the Council to carry out an
audit (or wishes to obtain a quote to an audit) they should contact the Councils Road
Safety Audit Team (known as CRASH Investigation in Traffic Services):
Page 184
http://www.stockport.gov.uk/services/environment/planningbuilding/planning/planningadvice/
highwaysandtransportadvice

Page 185
Report of the Deputy Chief Executive

1.
1.1
This report summarises recent appeal decisions, lists current planning appeals and dates for local inquiries and informal
hearings, progress upon authorised enforcement action set out by area committee.
2.
INFORMATION
2.1
The appeal decisions, details of current appeals and current enforcement action for each committee area are appended.
3.
RECOMMENDATION
3.1
That the report be noted.
BACKGROUND PAPERS
There are no background papers.
Anyone with enquiries relating to planning appeals should telephone Joy Morton on 474 3219
Anyone with enquiries relating to enforcement activity should contact Dave Westhead on 0161 474 3520
AGENDA ITEM
Agenda Item 10.
Page 186
APPEAL DECISIONS, CURRENT PLANNING APPEALS AND ENFORCEMENTS

PLANNING APPEALS
Appeal Date
28/01/16
Appeal Procedure
Written Reps
Location
DENTAL SURGERY, 159-161 STOCKPORT ROAD, CHEADLE
Proposal
Appeal against the refusal of consent for advertising signage
Case Officer
Jim Seymour
Appeal Decision
Dismissed
Appeal Date
30/03/16
Appeal Procedure
Written Representations
Location
9 RODMILL DRIVE, GATLEY, STOCKPORT SK8 4JX
Proposal
Appeal against the refusal of planning permission for the erection of one detached dwelling
Case Officer
Jim Seymour
Appeal Decision
Pending
Page 187
Page 188
Appeal Date
01/03/16
Appeal Procedure
Written Reps
Location
LAND TO THE REAR OF 14 LYNTONVALE AVENUE, GATLEY
Proposal
Erection of a single storey dwelling
Case Officer
Jim Seymour
Appeal Decision
Pending
Appeal Date
22/4/16
Appeal Procedure
Written Reps
Location
Land to the north of Stanley Green Retail Park, Cheadle Hulme
Proposal
Demolition of vacant cottages, erection of new access road, boundary treatments, landscaping, lighting and the erection of A3/A4 unit
Case Officer
Jane Chase
Appeal Decision
Pending
ENFORCEMENT NOTICES
Enforcement No.
CA/11079
Action
Enforcement Notice Served
Location
THE SANGAM, 202 WILMSLOW ROAD, HEALD GREEN
Description
Without the benefit of planning permission the positioning of a storage container in the car park
Case Officer
Dave Westhead
Notice Served Date
15/07/15
Compliance Date
22/06/16 following dismissal of appeal
Enforcement No.
CA/011227
Action
Enforcement Notice Served
Location
5 MOTCOMBE FARM ROAD, HEALD GREEN, STOCKPORT SK8 3RW
Description
Without the benefit of planning permission the construction of a boundary wall and gates over 1
metre in height adjacent to the highway.
Case Officer
Chantelle Jacobs
Notice Served Date
05/07/16
Compliance Date
Complied with
ENFORCEMENT APPEALS
NONE CURRENT
Page 189
Agenda Item 11.

Meeting: Tuesday, 7
June 2016
BROOKFIELD PARK SHIERS FAMILY TRUST ANNUAL REPORT 2015/16

Report of the Borough Treasurer
1.
Matter for Consideration
1.1 This report is to inform Members of the financial standing of the Trust and for
Members to formally adopt the Financial Accounts of the Brookfield Park Shiers
Family Trust for year ending 31 March 2016, which can be found at appendix one.
2.
Financial Standing of the Trust at 31 March 2016
2.1 The funds of the Trust are invested in accounts administered by the Charities
Official Investment Fund (COIF) and are held in two different types of accounts, an
Investment Fund and Deposit Account.
2.2 The value of the funds stands at 304,704 as at 31 March 2016, an increase of
7,670 since 30 September 2015. The table below gives the details for each
account.
Investment
COIF Investment Fund

COIF Deposit Account
Total
Value
as at
30/09/2015
140,373
156,661
297,034
Value
as at
31/03/2016
145,297
159,407
304,704
Increase/
(Decrease)
in value
4,924
2,746
7,670
2.3 The Investment Fund shows the value of the units held as at 31 March 2016. The
original value of the investment was 122,775, so the current value of 145,297
represents a net capital growth of 22,522. It should be noted that the value of the
units held in the Investment Fund has been fairly volatile over the past six months
and applying the latest published prices (as at 11 October 2015) the value of units is
142,867.05.
2.4 The Fund receives quarterly dividend payments and these are placed in the Deposit
Account. As at 31 March 2016, 5,655 has been paid in dividends on this Fund in
the financial year 2015/16 and this equates to a return of 3.9% for the year.
2.5 Since 1 April 2015, the balance on the Deposit Account has increased by 6,360 to
159,407. The dividend payments on the Investment Fund are paid into the Deposit
Account and the remaining 705 represents the interest earned on the deposit
account, equating to a return of 0.45% for the year.
Page 190
AGENDA ITEM
1.2 The report indicates the amount of money available for distribution to organisations
and provides commentary on the relevant performance of investment funds.
Members are asked to consider the position of the Fund in real terms and to advise
as to the investment strategy that they wish to follow.
3.
Funds Available to Support Voluntary Organisations
3.1 Members have a policy to maintain the value of the Trust in real terms. To achieve
the value of the original bequest in real terms a sum of 266,318 would be required
as at 31 March 2016.
Investment
Fund
Total value of the Trust as at

31 March 2016
Value required to maintain the
original bequest in real terms*
Surplus / (Deficit) in real terms
* Based on March 16 CPI
Deposit
Account
Total
145,297
159,407
304,704
162,306
104,012
266,318
(17,009)
55,395
38,386
3.2 The value of the Trust as at 31 March 2016 is 38,386 in surplus in real terms, which
is an increase since last reported at 30 September 2015 when the surplus was
30,737.
3.3 At the meeting of the Committee on the 9 June 2015, Members resolved to reserve
25,000, which is to be used to address the effects of loneliness amongst elderly
residents and the consequential effect on their health. A report is due to be
submitted to the Area Committee, which will inform the distribution of funds.
3.4 Members have the following options available to them:
4.
resolve to make no additional distribution,

make some of all of the 13,386 surplus on the Fund after reserving 25,000
available for distribution, or
amend their policy of maintaining the value of the Trust in real terms and
resolve to make a distribution in excess of the surplus on the Fund.
Investment Strategy
4.1 In accordance with the instructions of this Committee, the Trust is currently invested
in funds administered by COIF. The COIF Investment Fund is an equity-based fund,
similar to a unit trust and the COIF Deposit Account is a cash-based account similar
to a building society account.
4.2 The Trust has 122,775 invested in units in the Investment Fund. The investment
has a variable net asset value, which means that the value is dependent on the
value of the units and, unlike the deposit account there is always a risk that the
value of the original investment will not be maintained.
4.3 At the meeting of the Committee on 9 July 2013, Members proposed that the
dividends received be reinvested in the Investment Fund at a time determined by
the Borough Treasurer. Since that date, the unit price has remained high in
comparison to historic prices so it has not been thought prudent to make such a
reinvestment, ie there is a risk that unit value will reduce and therefore the capital
Page 191
value of the original investment will not be maintained. However, the unit value of
the Investment Fund has been fairly volatile over the last few months, the value will
continue to be monitored and the dividend funds received will be reinvested when it
is deemed prudent to do so.
4.4 There is a balance between maintaining the original asset value and maximising
dividend income receivable. The Investment Fund dividend has been consistently
outperforming the interest earned on the Deposit Account for the last six years (by
4,549 on average each year). However, the dividend received in the final quarter
of 2015/16 was much lower than in the previous quarters, ie 930 compared to
1,459 at quarter three.
4.5 In the year to date, the Investment Fund has achieved a rate of return equating to
3.9% on the average value of the fund, which is still very competitive in the current
economic climate. However, the Investment Fund has a variable net asset value
and it is not guaranteed that the original investment value will be maintained.
4.6 Unlike the Investment Fund, the Deposit Account has a fixed net asset value, ie the
original amount invested is maintained. The interest being earned on this account is
0.45% to date this year and, although comparable to other investments currently
available, it is poor in comparison to the Investment Fund.
4.7 Members are reminded that as Trustees they have ultimate responsibility for
directing the affairs of the Charity and to ensure that it is solvent, well-run, and
delivering the charitable outcomes for the public benefit for which it has been set up.
Trustees have a duty to manage the Charitys resources responsibly, which includes
taking special care when investing.
If Members are looking to change their
investment strategy then they may wish to seek independent financial advice on the
matter. This can be arranged but it must be noted that any costs incurred will be
against the Charity funds.
5.
RECOMMENDATIONS
5.1 Members are requested to:
note the content of this report;

formally adopt the Financial Accounts of the Brookfield Park Shiers Family
Trust for the year ending 31 March 2016 (appendix one);
decide upon the policy that they wish to adopt in respect of distribution of the
Trust; and
advise as to the investment policy that they wish to follow.
BACKGROUND PAPERS
There are none
Anyone wishing to inspect the above background papers or requiring further information
should contact Paula McDonald on telephone number Tel: 0161-474-4708 or alternatively
email paula.mcdonald@stockport.gov.uk
Page 192
Appendix One
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Page 198
Agenda Item 12.

STOCKPORT COUNCIL
EXECUTIVE REPORT SUMMARY SHEET
Subject: Cheadle Area Committee Commuted Sums for Play
Report to: (a) Cheadle Area Committee
Date: Tuesday, 7 June 2016
Report of: (b) Corporate Director for Place Management & Regeneration
Key Decision: (c)
Forward Plan
NO / YES (Please circle)

General Exception
Special Urgency
(Tick box)
The report details commuted sums received by the Council from housing developers
toward the cost of play provision. The Committees approval is sought for the allocation of
these sums.
AGENDA ITEM
Summary:
The report also sets out the criteria that must be used in allocating sums for play provision.
Recommendation(s):
That the Area Committee approve the allocation of the commuted sums described in the
report.
Relevant Scrutiny Committee (if decision called in): (d)
Environment & Economy Scrutiny Committee
Background Papers (if report for publication): (e)
There are none.
Contact person for accessing
background papers and discussing the report
Urgent Business: (f)
Officer: Richard Booker

Tel: Tel: 0161 474 4829
YES / NO (please circle)
Certification (if applicable)

This report should be considered as urgent business and the decision exempted from
call-in for the following reason(s):
The written consent of Councillor
and the Chief Executive/Monitoring
Officer/Corporate Director for Corporate and Support Services for the decision to be
treated as urgent business was obtained on
/will be obtained before
the decision is implemented.
Page 199
Meeting: Tuesday, 7 June 2016
Cheadle Area Committee Commuted Sums for Play

Report of the Corporate Director for Place Management & Regeneration
1
1.1 That Area Committee consider the use of commuted sums for play provision in the
Cheadle Area Committee area and approves the location of the play area where
these sums are to be spent.
2
BACKGROUND
2.1 Commuted sums are contributions received from housing developers (both private
and commercial) payable under a Section 106 agreement of the Town and Country
Planning Act 1990.
2.2 These sums are provided in order that the Authority may improve (or provide new)
local play provision, as appropriate. The authoritys planning guidance currently
stipulates that, in most cases, the sums are (a) spent within a set distance from the
development generating the sum; and (b) they are allocated to the nearest existing
play area whose catchment area the development falls under.
2.3 The catchment areas of existing play areas vary according to the size and quality of
the existing provision. Play areas are categorised into four separate types:
Page 200
LAP a local area of play, typically a small site at least 100m2 in size of the
type often found in clusters on newer housing developments. These sites have
no formal play equipment, only imaginative or social play items (e.g. puzzle
boards, shop counters, balancing logs etc.) and are intended for children under
the age of five. They do not have a standard size of commuted sum catchment
radius.
LLAP a landscaped local area of play, typically the same as a LAP except
without any formal play items at all. Typically the ground will be grassed and will
undulate, or boulders / tree trunks may be provided to emulate a natural play
setting. Again, these sites are intended primarily for children under the age of
five. Again, these sites do not have a standard size of catchment radius.
LEAP a local equipped area of play, these vary according to size, age and
quality. Typically these sites will be equipped with at least six different play types
(e.g. swinging, climbing, rotating etc.) and will be over 400m2 in size. These
sites are intended to serve small communities of children aged up to
approximately eleven to 14 years of age (depending on the equipment provided
some sites serve under sevens only, some sites serve five to eleven year olds
only and so on). They have a commuted sum catchment radius of 400m.
NEAP a neighbourhood equipped area of play, these are larger play sites
often catering of children of all ages and which will often also include ball or
skate play facilities. They are usually a minimum of 1000m2 in size and will have
a minimum of ten different play types. They have a commuted sum catchment
radius of one kilometre.
2.4 Recommendations for appropriate spending alternatives for commuted sums are
currently provided based on existing local play provision, condition of existing local
facilities (informed by regular maintenance inspections and asset management
regimes) and external funding opportunities which may enhance regeneration
project value. If a development falls within the catchment area of a site meeting the
necessary criteria, a recommendation for allocation will automatically be made for
that site. Sometimes developments may fall within multiple catchment areas, in
which case a number of alternative site recommendations will be made to the area
committee.
2.5 Occasionally, a development will not fall within the catchment area of any sites. In
these cases the next nearest suitable site, or a number of suitable alternatives will
be recommended.
2.6 Occasionally, the nearest site or sites to a development will not meet the necessary
criteria for allocation. There may be several reasons for this; the most common are
that the site has recently been subject to regeneration and no further works are
necessary, or that the size does not have sufficient perimeter space to expand, or
that the site is not expected to attract sufficient additional funding to enable the
sums to be spent within the eight year window agreed as a condition of the
developers planning permission. In these cases, as with 2.4, the next nearest
suitable site or sites will be recommended.
2.7 Occasionally the Committee may be asked to approve a recommendation to allocate
a commuted sum to a site in a neighbouring area committee area or in a separate
political ward to the source development. Commuted sum allocations may only be
determined by geographical proximity to the source development and/or the criteria
set out within 2.2 and may not be determined by administrative boundaries other
than the boundary of the Authority itself.
2.8 Commuted sums can only be spent on improving existing play provision, or
providing new items. They cannot be spent on replacing like-for-like items, on sports
equipment or outdoor gym equipment, on art projects or on soft landscaping works
(with the exception of natural play facilities).
2.9 For further information on the strategy underpinning this guidance, please refer to
the Councils Development Management Policy SIE-2 - Provision of Recreation and
Amenity Open Space in New Developments (March 2011, see pages 107-112). This
can be found at:
http://www.stockport.gov.uk/2013/2994/developmentcontrol/planningpolicy/LDF/ldfc
orestrategydpd
2.10 For further advice or information on specific play areas or the individual
recommendations themselves, please contact the Greenspace service (see 5.1).
3.
INFORMATION
3.1. The commuted sums for play provision which are available for commitment to play
improvement projects are detailed below. Funds already allocated are detailed below:
Page 201
3.2. Committee approval is sought to allocate 669.24 from development no 1140 ( land
to the rear of 209 Finney Lane) for future improvements to Rose Vale Play Area.
3.3. Committee approval is sought to allocate 669.24 from development no 1193 (Land
adj to 96 Brookfield Road) for future improvements at Bruntwood Park.
3.4. Committee approval is sought to allocate 669.24 from development no 1201 (168
Kingsway) to future play area improvements at Gatley Recreation Ground.
3.5. Committee approval is sought to allocate 167.31 from development no 1206 (
DC059365, Cheadle Electrical Services , 64 High Street) to future play
improvements at Diamond Jubilee.
3.6. Committee approval is sought to allocate 669.24 from development no 1211
(DC056355, 4 Grange Park Road) to future play improvements at Bruntwood Park.
3.7. Committee approval is sought to allocate 3,011.18 from development no 1222 (
DC059584 ,75 -109 Silverdale Road) to future play improvements at Bruntwood
Park.
DC047387, 3 Stones Hill Cottages, Gatley) to Gatley Recreation Ground.
3.9. Committee approval is sought to allocate 1,003.86 from development no 1227 (
DC46824, 3 Ashfield Road, Cheadle) to future play improvements at Diamond
Jubilee Play Area.
DC061055, 1 Lomond) to future play improvements at Rose Vale Play Area.
3.11. Committee approval is sought to allocate 501.93 from development no 1241
(DC061248, 22 Cranston Grove) to future play improvements at Gatley Recreation
Ground.
3.12. SUMMARY
Play Area
Rose Vale
Bruntwood Park
Gatley Recreation Ground
Diamond Jubilee Play Area
Total of sums for which

approval is sought
1,338.48
4,349.66
1,840.41
1,171.17
3.13. PREVIOUSLY ALLOCATED SUMS

Play Area
Bruntwood Park
Diamond Jubilee
Gatley Recreation Ground
Page 202
Allocated and unspent sums

36,932.84
33,429.21
1,171.17
Maple Avenue
Rose Vale
4.
2,676.96
2,905.15
RECOMMENDATIONS
4.1 That the Area Committee approve the allocation of the commuted sums described in
this report.
Background Papers
There are no background papers to this report.
Anyone wishing further information please contact Richard Booker on telephone number
Tel: 0161 474 4829 or by email on richard.booker@stockport.gov.uk
Page 203
Agenda Item 13.

AREA COMMITTEE HIGHWAY WARD SPOKESPERSONS
PROTOCOL
Background
On 14 January 2002, the Executive agreed to delegate to the Corporate Director in

consultation with Councillor(s) nominated by the relevant Area Committee, the
following matters:
(i) investigation of traffic regulation orders
(ii) investigation and undertaking surveys in respect of pedestrian crossings
(iii) agreement to investigate/provide box junctions
(iv) agreement to investigate/provide pedestrian refuges
(v) agreement to investigate/provide traffic calming schemes
(vi) the establishment/disestablishment of school crossing patrol points subject to
supporting information and data being provided to ward councillors before any action
is taken
At the first meeting of Area Committees at the start of the Municipal Year, Ward
Spokespersons are nominated for the ensuing year. Officers will contact the Ward
Spokesperson often by e-mail: seeking guidance on whether a particular complaint/
enquiry should be investigated prior to a report being submitted to the Area
Committee.
Some Area Committees have appointed a Ward Spokesperson for the whole Area
Committee, others for individual wards. Where the ward is represented by more than
one particular political group, Joint Ward Spokespersons have been appointed.
Delegated Budgets
Each Area Committee receives a delegated budget to fund traffic, highway and local
initiatives.
At each Area Committee meeting a position statement is submitted as part of the
Progress Report providing as up-to-date as possible details of commitments and
expenditure in relation to the delegated budget. This enables the Area Committee to
monitor the expenditure and identify early when resources are running low to avoid
schemes being agreed for which there is insufficient budget.
Page 204
AGENDA ITEM
Following the Best Value Review into Traffic and Safety, Car parking and Public
Rights of way undertaken in 2001, it was agreed to allow some Area Committee
decisions to be delegated to officers in consultation Councillor(s) nominated by the
relevant Area Committee (known as the Ward spokesperson), reducing the length
of time previously taken to reach a decision and take action. This enables decisions
to be taken via a conversation between officers and the relevant Ward Spokesperson
on whether a scheme should be investigated, rather than presenting a report to the
next available Area Committee meeting. The Audit Commission supported this
approach in May 2002.
Some Area Committees have also delegated to the Corporate Director in consultation
with a Ward spokesperson certain minor, non-regulatory, matters including authority
to spend up to 300 from the Area Committees delegated Budgets. This was based
on the cost to provide an automatic traffic counter from the Greater Manchester
Transportation Unit (GMTU).
The following matters are delegated to the Corporate Director but are funded from
the Area Committees Highways and Local Initiatives Delegated Budget:
Traffic counter 300

Driveway protect markings 27
White road markings 1.50/m
Pedestrian dropped crossing with tactile flags and dropped kerbs a pair
and no drainage problems approx 1000
Bollards 171
Signs can vary widely depending on simple pole / plate 75to pole, lit,
reflective - 800 plus UU supply
Guardrails 90/m
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Cheadle Area Committee Reports 7th June 2016

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Cheadle Area Committee Reports 7th June 2016

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Public Document Pack

Meeting: Tuesday, 7 June 2016

To consider a report of the Democratic Services Manager.

Web: www.stockport.gov.uk/democracy or scan the QR Code*

Public Question Time

Open Forum - Neighbourhood Management Action Plans 2016/17 (Pages 18 21)

Ward Flexibility Funding - St Ann's Road North Allotment Association (Pages

Ward Flexibility Funding - St Ann's Lourdes Group

DC/061294 - 116 Styal Road, Gatley

note the contents of the report.

12. CHEADLE AREA COMMITTEE COMMUTED SUMS FOR PLAY

(Pages 199 - 203)

13. AREA COMMITTEE WARD HIGHWAYS SPOKESPERSONS

(Pages 204 - 205)

15. INSTALLATION OF BOLLARDS ADJACENT TO 228 STOCKPORT ROAD,

Agenda item 11 Park Event Application: Outwood

3. PROGRESS ON AREA COMMITTEE DECISIONS

Cheadle Area Committee - 19 April 2016

No announcements were made.

Public Question Time

RESOLVED That David Wilson be thanked for his attendance.

Greenbank Road, Gatley Residents Parking Scheme

Cheadle Area Committee - 19 April 2016

Ward Flexibility Funding - All Hallows Church, Cheadle

DC060950 - 100 Styal Road, Gatley

Cheadle Area Committee - 19 April 2016

Cheadle Area Committee - 19 April 2016

Date: 7 June 2016

Cheadle Hulme North

Funding awarded in 2015/16

Cheadle Golf Club

Cheadle Village Hall

All Hallows Church Youth

Funding awarded in 2015/16

Cheadle Golf Club

2nd Cheadle Scout Group

Budget carried forward

Plus budget of 3,000 for

All Hallows Church Youth

Cheadle Village Partnership

Walter Stansby Memorial

Cheadle Village Hall

2nd Cheadle Scout Group

5th Cheadle Hulme Scouting

CHEADLE AREA COMMITTEE

The Its OK Club

Budget Carried Forward

Plus budget of 3,000 for 7,504.25

Orrishmere Charity PreSchool

The Its OK Club

Budget Carried Forward

Plus budget of 3,000 for

All Hallows Church

Oak Tree Primary

Appendix A - Resume Of Issues Progress Report

Corporate Director for Place Management and Regeneration submitted a

Corporate Director for Place Management and Regeneration outlining

This scheme is now operative but issues with resident of Carrs

Investigation into parking concerns at the junction of Orchard Gardens

A petition was submitted containing twenty signatures requesting that

RESOLVED That the petition be referred to the Corporate Director for

Corporate Director for Place Management and Regeneration submitted a

A representative of the Democratic Services submitted a report of the