1. Planning Issues
Creating Clear Pathways for Development
With regards to planning, this scheme is likely to be approved in the current climate, due to the fact that it will be of great assistance to the town in its renovation and replacement of the existing building stock, and vital for its survival as we approach peak-oil. It also fits well within current planning guidelines for the area.
The site is an industrial one, with multiple residential developments applications turned down over the past 15 years. It has good access by rail, canal and road, as well as by foot and cycle, and as part of its strategy it aims to reduce vehicle use and promote sustainable transport by opening up new links with the town and surrounding countryside. Some site traffic would include lorries, but at a far reduced rate to the sites pervious use. The building would fit within current density markers for the area, and will offer significant (100+) local jobs, and further ancillary positions in forestry and construction of the buildings products. It has education facilities with the aim of creating a more socially engaged and aware society and will produce homes that are well below the cost of the current affordable housing market. I would expect very little opposition to the buildings site, design or aims.
There is a sufficient set back from adjacent roadways and residential homes; larger than it was under the previous site ownership, and pavement access to and from the site is retained or improved. There are no issues of right to light or noise increases; except during the construction period, and no issues with oversight and privacy. The ridge heights are within the context of the area.
The brownfield nature of the site lends itself towards this development as the process of building will remove and remediate the contaminated material as the subterranean levels are excavated. There are no sources of odours, chemicals or particulates, other than sawdust, which can be contained and utilised in the factory spaces.
The proposed building, if built tomorrow, could easily attain secure by design status, as well as building regulation approvals. It is designed to be as adaptable for the future as possible, so has excess space for egress, more emergency exits than required and oversized stair cores and escape routes, as well as internal spaces which can be modified with installation to create a change of use, temporary or permanent.
It is not at risk of flooding from the River Bollin, Macclesfield Canal or surface water run-off, and the environmental impact report, due to its green roof, landscaping and planting in the extensive urban realm, would result in a positive improvement to the current derelict and contaminated landscape.
There are no issues with boundary walls, rights of access across the land; the site actually creates a new route, or historic context/conservation area’s with specific rules to be adhered to. The site is adjacent to the railway, and utilises it as part of its import and export network, thus consultation with rail authorities would occur during the planning stage of the development.