Plans to revamp an historic area of Stockport previously deemed ‘harmful’ to the town’s heritage have been passed after advice to councillors was changed at the 11th hour.
Proposals for an ‘inextricably linked package of sites’ across Little Underbank, Lower Hillgate and Churchgate were said to ‘fall short of the standards’ of similarly sensitive developments’ by the council’s conservation officer.
Part of a multi-million pound regeneration of the area, the project was announced by property firm Hall & Co last year - although the applications have been made under the name ‘Project Iris’.
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The authority’s planning committee was told the ‘residential-led scheme’ had the potential for a long term harmful impact upon the significance of heritage assets - including St Mary’s Church and Robinson’s Brewery.
But there was a late change to the advice ahead of councillors meeting to decide on the application on Thursday night.
The conservation officer’s new guidance - superseding what had come before - instead ‘welcomed’ the applicant’s commitment to abiding by planning conditions, to ensure the the Hillgate and Market and Underbanks areas were unharmed.
The late change of heart was raised by Councillor Iain Roberts, who questioned why the previous ‘extensive comments’ had been replaced by a brief statement saying ‘it’s all okay because planning conditions’, when the designs had not changed.
He added: “I have no issue with the conservation officer’s comments other than, I believe there was a negative article in the Manchester Evening News shortly followed by this much briefer comment saying it’s okay.
“I think someone looking in from the outside might not unreasonably think they had been leant on change their view. I’m sure that isn’t the case, but certainly someone could be forgiven for coming to that conclusion.”
The council’s head of planning, Emma Curle said, the conservation officer had not raised a ‘fundamental objection’ to the scheme, but had concerns over the level of detail provided.
They were now satisfied the developer would ‘deliver an appropriately high quality form of development that is fitting of this historic core of the town’, she added.
That level of ‘comfort’ and reassurance was clearly shared by members of the planning committee.
This included Councillor Kerry Waters, whose Brinnington and Central ward the project falls within.
“I think it’s going to be amazing for Underbanks.” she told the meeting.
Coun Waters added that she was ‘really pleased’ the developer had indicated that Underbanks would be completed first, before work begins at Churchgate.
She continued: “Another thing we need to take into consideration is the fact it’s going to be bringing more people into the town centre and, as well, it going to be helping the economy.
“Because hey have the marketplace there they will be able to go to for the eateries and for shopping.
“I think it’s fantastic and I can’t wait for it to start.”
Councillor Roy Driver also spoke in favour of the scheme.
He said: “We need to regenerate the town centre with appropriate high quality developments, not just simply new buildings put in place.
“Some of the buildings which are already there are out of character and inappropriate. I’m glad to see some of them will be replaced and it will be a quality redevelopment along Hillgate. I think that’s welcome to regenerate the town centre.”
‘Site E’ at Churchgate is the largest of the four plots and is earmarked for a new ‘mixed use’ building, including 50 apartments and space for new shops.
This scheme would subsidise the delivery of the three other ‘smaller constrained sites’ within Little Underbank and Lower Hillgate.
Councillor Driver said it was important to bear this in mind and take the whole project have to ‘in the round’
He added: “I do support the whole project, I see the rationale for doing that.
“I believe it will bring high quality redevelopment to Hillgate which has been long-needed. There are problems with buildings there, some of which are falling down derelict and it has needed to be dealt with for many, many years.
“But the problem has always been ‘how would it be funded’ - well, this is how it will be funded. It’s a good scheme and I certainly support it.”
The planning committee unanimously granted planning permission for all four schemes.
Details of the proposals are as follows:
6-16 Lower Hillgate (Site C)
Demolition of the existing building to make way for a new mixed-use building 14 apartments with space for commercial and retail purposes - excluding hot food and restaurant uses - at the ground floor level.
1-3 Lower Hillgate Stockport (Site B)
A new mixed-use building providing affordable new homes with space for commercial and retail purposes - excluding hot food and restaurant uses - at the ground floor level.
29-35 Little Underbank (Site A)
Demolition of the existing building (formerly a newsagent) to be replaced by a new mixed-use building of 12 apartments. Again space for commercial and retail purposes - excluding hot food and restaurant uses - is provided at the ground floor level.
Land At Churchgate (Site E)
A mixed-use building containing 50 residential apartments with commercial and retail space at upper ground floor level. A new pocket park providing residents with open space is also included in this proposal.
Stockport council’s planning and highways committee met at the town hall on Thursday night (November 11).
