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Planning & Highways Regulation Committee - Thursday, 25th September, 2025 6.00 pm
September 25, 2025 View on council website Watch video of meetingSummary
The Stockport Council Planning & Highways Regulation Committee convened on 25 September 2025, and approved the construction of six apartments at Buckley House, Carrs Road, Cheadle, subject to conditions and a Section 106 agreement1. The committee also reviewed recent planning and enforcement appeal decisions.
Buckley House Development
The committee resolved to grant planning permission for the construction of six apartments with associated external works and landscaping at Buckley House, 2B Carrs Road, Cheadle. The decision is subject to conditions and the completion of a Section 106 agreement.
The application, referenced as DC/087045, had been called up to the committee due to receiving more than four objections and a request from Councillor Meller of the Cheadle Area Committee.
Background
The proposed development involves constructing a 2.5-storey building with two apartments on each floor, featuring recesses, projections, gabled roofs, dormers, and Juliet balconies. It includes landscaping with shared lawns, tree planting, shrubbery, six car parking spaces (one accessible), and cycle and bin storage. The site, currently a car park in a Predominantly Residential Area and Flood Zone 32, is bordered by residential development and a former office building.
Objections and Responses
During the consultation, the council received objections citing concerns such as:
- The need for the development
- Visual impact
- Scale and design inappropriateness
- Drainage and flooding issues
- Loss of privacy and light
- Traffic and parking problems
- Biodiversity impact
Following amendments to the proposal, further objections were received, questioning the advertisement of the planning application, the use of older data, and the adequacy of the amendments.
Consultee Responses
- SMBC Highways: No objection, subject to conditions regarding construction management, access, parking, electric vehicle charging, and cycle storage.
- Lead Local Flood Authority (LLFA): Initially recommended refusal due to the site's location in Flood Zone 3, but acknowledged that the Local Planning Authority could allow development if there were overriding benefits and enhancements to the community, and suitable mitigation measures were applied in full.
- Environment Agency: No objection, accepting the exception test3 provided mitigation measures are implemented.
- United Utilities: Requested a detailed drainage plan and conditions for surface and foul water drainage schemes, as well as a drainage management and maintenance plan.
- SMBC Environment Team (Noise): No objection, subject to compliance with the Noise Impact Assessment.
- SMBC Environment Team (Land Contamination): No objection, subject to conditions for land contamination investigation, remediation, validation, and landfill gas measures.
- SMBC Planning Policy Officer (Energy): No objection.
- SMBC Arboricultural Officer: No objection, subject to conditions for tree retention, protection, new planting, and an Arboricultural Method Statement.
- SMBC Nature Development Officer: No objection, subject to informatives regarding protected species and lighting.
Cheadle Area Committee Review
Following a meeting of the Cheadle Area Committee on 11 March 2025, additional concerns were raised regarding flooding and drainage. The committee requested a site visit with the Lead Local Flood Authority, submission of a sustainable drainage strategy, and consideration of recent flood event information.
Subsequently, the applicant submitted a detailed drainage layout, report, and updated Environment Agency Flood Maps, which reduced the site's Flood Risk Classification from Flood Zone 3 to Flood Zone 24.
Updated Assessments
The Lead Local Flood Authority maintained its objection regarding the principle of the underground storage tank. The Environment Agency noted the updated flood risk classification and recommended a condition to secure final details of the flood water attenuation tank. United Utilities confirmed the updated drainage strategy was acceptable, recommending a condition for compliance.
Committee Decision
The committee, having considered the updated information and consultee responses, resolved to grant planning permission subject to the aforementioned conditions and the completion of a Section 106 agreement.
Planning Appeals and Enforcement Notices
The committee reviewed a report from the Assistant Director for Governance summarising recent appeal decisions, current planning appeals, and enforcement action.
Key discussion points included:
- A question regarding enforcement appeals notices, specifically on the number of appeals where the compliance date had passed and there was no further update on whether compliance had happened.
- A question regarding the length of the compliance dates for some of the notices outlined and it was asked how these were determined.
The committee resolved to note the report, with a request for further updates on compliance with enforcement appeals notices at future meetings.
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Section 106 agreements are legal agreements between a local planning authority and a developer, ensuring that certain community benefits are provided as part of a development. ↩
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Flood Zone 3 is defined as land assessed as having a 1 in 100 or greater annual probability of river flooding (>1%) or a 1 in 200 or greater annual probability of sea flooding (>0.5%) in any year. ↩
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The exception test is part of the National Planning Policy Framework (NPPF) and is used to assess whether development in areas at risk of flooding can be justified if it provides wider sustainability benefits to the community that outweigh the flood risk. ↩
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Flood Zone 2 is defined as land assessed as having between a 1 in 100 and 1 in 1,000 annual probability of river flooding (1%-0.1%) or between a 1 in 200 and 1 in 1,000 annual probability of sea flooding (0.5%-0.1%) in any year. ↩
Attendees
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