Appeal against development refusal thrown out

AN APPEAL against a decision to refuse the development of an area in Mossley has been rejected.

Wickens Estates went to The Planning Inspectorate after its application to build two four-bedroomed houses, two two-bedroomed homes and a block of 12 apartments on Stamford Road was thrown out by Tameside Council.

But the firm, based in the Uppermill area of Saddleworth, was told in no uncertain terms the decision was the right one.

A report by inspector Mark Caine described the proposed development as of ‘considerable size and scale.’

Stamford Road, Mossley

He told how the steep banking of the land would only add to its dominance, adding: “Despite the staggered roof design, the introduction of the uncharacteristic steep pitched roof forms would also provide additional visual bulk and dominance to the building which would sharply step up and jar against what is otherwise a broadly harmonious scale of development to the north and east.

“The narrower widths and set backs of the frontages of the properties referenced as house 1 and house 2 in the submitted plans, in comparison to the other properties in the proposed row, along with the varying number of differently positioned openings, would result in an inconsistent and irregular form of development.

“The predominant impression of the proposal when viewed from nearby highways would therefore be of an overly large and contrived form of development that would appear out of context and at odds with the size, scale and simple frontages of the neighbouring terrace properties.

“As such I find that the proposed development would cause significant harm to the character and appearance of the area.”

Wickens Estates learned its appeal had failed in the days before Christmas but the decision is sure to please people living in that part of Mossley.

After substantial opposition, including from Mossley Town Council and the three councillors on Tameside Council, it was unanimously voted out.

Councillor Taf Sharif, who led the opposition, said at the time: “The development would have gridlocked the town. It would also be absurd to expect construction vehicles to use this road for at least two years.

“The traffic congestion and the road itself, being narrow and with a steep gradient, would simply not have been able to cope.

Stamford Road, Mossley

“The proposed site is right next to a set of traffic lights at a very busy junction, one of the busiest in the town.

“This in fact a small piece of land and the proposal for four houses and 12 apartments was an overdevelopment.”

In his report, Mr Caine also upheld the decision because the proposed four storey building would have an oppressive and overbearing effect on nearby properties.

He summed up by saying: “I therefore find that the proposed development would have a harmful effect on the living conditions of the residents of the neighbouring properties on the northern side of Stamford Road, with particular regard to outlook and privacy.

“As such it would conflict with UDP Policy H10, which seeks, amongst other things, to ensure that proposed housing developments do not have an unacceptable impact on the amenity of neighbouring properties through factors that include the loss of privacy.

“In addition, it would fail to comply with the advised private amenity space standards provided.”

Mr Caine also rejected Wicken Estates’ application to have all costs paid by Tameside Council.

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