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Town and Country Planning Act 1990 (as
amended)
Planning Statement
PROPOSAL:
Planning application for the demolition of 2
houses and the creation of new car sales
area at Toyota Dealership, Manchester
Road, Altrincham.
SITE:
Toyota Dealership,
Altrincham
APPLICANT:
RRG Group Ltd
Manchester
Our ref: RRG1/3/PS
Date: August 2012
Road,
CONTENTS
Page
1.00
Introduction
3
2.00
Site and Surroundings
5
3.00
Planning History
7
4.00
The Proposal
8
5.00
Relevant Planning Policy
10
6.00
Key Issues
15
7.00
Conclusion
21
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1.00
INTRODUCTION
1.01
This planning statement is submitted in support of a planning application for the
demolition of 2 houses and the creation of new car sales area at the existing
Toyota Dealership, Manchester Road, Altrincham. The application seeks the
demolition of 2 houses in order to extend the car sales area.
1.02
The applicant, RRG Group Limited, has operated at this site for in excess of 13
years. Overtime Toyota has brought in new requirements which all franchises
must adhere to; in addition to this, in order to remain competitive it is important
that this dealership is allowed to grow and prosper to meet the company’s
aspirations and also the expectations of its customers.
1.03
The applicant currently operates successfully from this site and it is a vital local
business offering local employment opportunities. Despite the current national
economic downturn, RRG wish to make further investments in the Manchester
Road site to ensure its future viability and vitality. The Manchester Road
dealership is in fact one of the smallest Toyota dealerships in the UK and does
not currently adhere to Toyota Standards.
1.04
At present there is an application pending consideration at this site for the
demolition of the 2no. dwellings, expansion of the sales pitch area, an extension
to the showroom and the creation of an egress only route onto Woodcote Road,
however the outcome of that application is uncertain. For the applicant there is a
need to demolish the 2no. dwellings for qualified, pragmatic and economic
reasons. The applicant is now the owner of the 2no. dwellings following the
Council’s confirmation that future road widening will take place on Manchester
Road which will lead to some of RRG’s current site being compulsory purchased.
In light of this RRG purchased the two dwellings to enable them to extend their
site. The 2no. dwellings are no longer occupied and are currently a local eyesore
(particularly no.289) and the longer the dwellings stand empty the more the
properties will deteriorate and become neglected. As such, this proposal seeks to
demolish the two dwellings in the short term and enable the expansion of the
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sales display area to revitalise this corner of Manchester and Woodcote Road
whilst enabling RRG to take the opportunity to invest in their current site and
strengthen its offer to customers. This proposal also includes the provision of an
emergency exit route only onto Woodcote Road; this could have both internal
and external gates and be conditioned as such. It should be noted that the LPA
has hitherto raised no objection to the principle of the proposed extension to the
car display area subject to satisfactory landscaping and lighting schemes.
1.05
It is considered that - in light of all material considerations - the proposed
development accords with the provisions of the development plan and the
National Planning Policy Framework. It is therefore respectfully requested that
planning permission be granted.
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2.00
SITE AND SURROUNDINGS
2.01
The site is located on the A56 Manchester Road in Altrincham adjacent to the
Trafford college site and in close proximity to the newly developed Stamford
Book mixed use site. To the immediate north (adjacent to the road frontage of the
Toyota site) exists a pair of semi-detached properties which sit on the corner of
Manchester Road and Woodcote Road. Woodcote Road is further characterised
by residential properties, where the rear gardens of five of these properties back
on to the subject site. Opposite the site there are a mixture of uses including a
church, residential properties and some commercial uses.
2.02
The site can be described as
being located on one of the
principal
thoroughfares
in
Altrincham; the duel lane road
is constantly busy and heavily
trafficked. The A56 extends
from the A556 to the south and
continues all the way through
Sale, Stretford and Old Trafford
towards
Manchester.
The
surrounding area comprises a
mixture
of
uses,
with
predominantly commercial uses
fronting the main road, with
residential
properties
PHOTOGRAPH 1: The Toyota garage can be seen in
the background (with Trafford College behind it),
with 289 & 291 Manchester Road in the foreground.
Photo taken from the corner of Park Road /
Manchester Road looking in a southerly direction
being
located on the smaller roads off
the A56.
2.03
As previously mentioned, the site is located adjacent to Trafford College which
sits on the junction of Stamford Brook Road which leads to the recently
developed housing, office and retail development known as Stamford Brook. This
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section of the A56 is busy and heavily commercialised; Altrincham Retail Park
can be found less than 1km from the subject site.
2.04
The site is located within close proximity of the junction of Manchester Road,
Park Road and Woodcote Road. This junction is notoriously busy and is
renowned for traffic to be backed up in all directions on Manchester Road and
Park Road at peak times.
Junction of
Manchester Road
& Park Road
RRG Toyota dealership,
Manchester Road,
Altrincham
Source: Extract from Trafford Revised UDP (2006)
Proposals Map to illustrate subject site location in
Altrincham
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3.00
PLANNING HISTORY
3.01
There have been numerous planning applications relating to the site in the past,
below is a table showing the most recent planning history (last 10 years).
Application Number
Description
H45828
Display
Date and Decision
of
internally Approved with conditions
illuminated fascia sign and 12.08.1998
internally
illuminated Appeal
freestanding gantry sign
H/ADV/60375
Erection
of
Dismissed
15.04.1999
internally Refused 26.10.2004
non- Appeal
illuminated
and
illuminated
signage
Decision
Upheld
and 14.03.2005
entrance statement.
H/59236
New entrance way
with Approved
with
condition
external entrance feature, 28.09.2004
hero sign, alterations to site
layout and block paving.
H/59495
Single storey extension to Approved with conditions
existing
car
repair 09.07.2004
workshop to form additional
workbay.
H/ADV/50208
Display
of
illuminated
1
and
internally Split decision 12.02.2001
3
non-
illuminated signs.
H/ADV/59233
Erection of signage: 5 flag Approved with conditions
signs, 1 entrance sign and 28.09.2004
1 hero sign.
H/ADV/62657
Display of 5 banner signs, 3 Refused 31.08.2005
hero signs and 3 auto
assured signs.
H/ADV/64386
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Display of
7 illuminated Split Decision 05.06.2006
Page 7 of 21
advertisements.
H/ADV/70283
Erection
of
2
internally Split decision 25.11.2008
illuminated hero signs, 4
non illuminated signs, one
directional sign and 4 flag
poles and signs
78514/FULL/2012
Demolition of 2 houses and Pending Consideration
creation of new car sales
area. Extension to existing
car
showroom.
vehicular
Manchester
Woodcote
accesses
Road
Road
New
off
and
and
closure of existing access
off Manchester Road.
4.00
THE PROPOSAL
4.01
It is proposed to extend the dealership site so that it would include the land at
289 and 291 Manchester Road (this would involve the demolition of the existing
properties). In place of the dwellinghouses, RRG would reconfigure the outside
display space and customer parking from the extant situation to enable a larger
car display area to the north of the site (area of the former dwellinghouses). The
current customer parking area would then be relocated to the south of the site
accessed via the existing access off Manchester Road. The reconfiguration of the
site in this way would not only allow the vehicle display area to increase in size
and be a more visually attractive site but it would also allow a significant increase
in customer parking to 19.no spaces including 2no. allocated for people with
disabilities. The site reconfiguration would also enable the area to the rear of the
showroom (west) to be more efficiently used, providing 1no. customer service
bays, 4no. MOT parking bays and 12no. allocated staff parking spaces and a
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further 15 spaces for demonstrator (sales staff) cars. Provision for 5 cycle spaces
and 5 motorcycle spaces (3 of which would be for staff) would also be provided.
4.02
This proposal is accompanied by a planting plan and schedule which details the
proposed boundary treatments; this includes a line of pleached trees along the
site’s boundary with no. 1 Woodcote Road, this will provide a solid screen above
the existing fence. Additional landscaping is proposed along the boundary of the
site with Woodcote Road and at the corner of Woodcote and Manchester Road,
for further details please see drawing number L001. In addition, this proposal
seeks to provide an emergency exit only route onto Woodcote Road, this could
be gated both internally and externally and conditioned as such. It is considered
that the use of this gate for emergency purposes only could be appropriately
conditioned as follows:
“The exit route onto Woodcote Road shall be used for emergency purposes only
and at all other times shall be closed to all vehicles. Its use will be prevented by
the erection of internal and external gates, details of which shall be submitted to
and approved by the LPA in writing prior to the commencement of development.
An emergency is defined only by the temporary closure of the principal access
onto Manchester Road in the event of a road traffic accident or other incident at
that point”.
4.03
For details of the proposal please see the submitted application drawing, number
M11-35-09.
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5.00
THE DEVELOPMENT PLAN
UNITARY DEVELOPMENT PLAN
5.01
The site is located within Trafford MBC local authority boundary and is therefore
subject to the planning policies contained within the Trafford Revised Unitary
Development Plan (adopted 2006). According to the UDP Proposals Map, the
site is not designated as being subject to any specific planning policy, but it is
noted that the site is located on a road which is denoted as being part of the
Sustainable Integrated Transport Network (Policy T1) and is considered part of
the Quality Bus Corridor (Policy T11) which seeks to improve the quality and
safety of facilities for public transport users on (amongst others) the A56.
5.02
Of most relevance to the subject site is the Policy T8 (indicated by a blue triangle
on the Proposals Map as seen above) - Improvements to the Highway Network.
Part II of the UDP confirms that the council will support the maintenance and
improvement of the highway route within the borough and that, amongst others in
the Trunk and Primary Route Network, the A56 Manchester Road / Park Road
junction improvement. Policy T8 confirms that:
‘The Council will not grant planning permission for any development that
will prejudice the construction of any of these listed improvement
schemes’.
‘These improvement schemes are proposed to bring about the range of
benefits that are set out in Policy T4’.
5.03
Policy T4 goes on to state that the council will support and encourage
improvements that will (amongst others) modernise and improve the network to
relieve congestion and improve safety on existing roads, and reduce the impact
of motorised traffic on local roads:
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‘When considering proposals for new development that individually or
cumulatively will have a material impact on the functioning of the Highway
Network, the Council will seek to ensure that the safety and free flow of
traffic is not prejudiced or compromised by that development in a
significant adverse way’.
CORE STRATEGY (adopted January 2012)
5.04
POLICY L7: DESIGN – this policy confirms that in relation to matters of design,
development must:
•
Be appropriate in its context;
•
Make best use of opportunities to improve the character and quality of an
area;
•
Enhance the street scene or character of the area by appropriately
addressing scale, density, height, massing, layout, elevation treatment,
materials, hard and soft landscaping works, boundary treatment and;
•
Make appropriate provision for open space, where appropriate, in
accordance with Policy R5 of this Plan.
5.05
In relation to matters of functionality, development must:
•
Incorporate vehicular access and egress which is satisfactorily located
and laid out having regard to the need for highway safety;
•
provide sufficient off-street car and cycle
parking, manoeuvring and
operational space;
•
provide sufficient manoeuvring and operational space for service vehicles,
as appropriate;
•
Be satisfactorily served in terms of key utilities such as water, electricity,
gas and telecommunications;
•
Be satisfactorily served in terms of the foul sewer system and;
•
Provide appropriate provision of (and access to) waste recycling facilities,
preferably on site.
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5.06
In relation to matters of amenity protection, development must:
•
Be compatible with the surrounding area and;
•
Not prejudice the amenity of the future occupiers of the development
and/or occupants of adjacent properties by reason of overbearing,
overshadowing, overlooking, visual intrusion, noise and/or disturbance,
odour or in any other way.
5.07
In relation to matters of security, development must:
•
Demonstrate that it is designed in a way that reduces opportunities for
crime and;
•
5.08
Not have an adverse impact on public safety.
In relation to matters of accessibility, development must:
•
Be fully accessible and useable by all sections of the community.
•
Provide good connections within the site and to adjoining areas;
•
Where relevant ensure that streets and public spaces are designed to
provide safe and attractive environments for walkers and cyclists;
•
5.09
Provide safe, convenient links to public transport and community facilities.
POLICY W1: ECONOMY – this policy notes that Broadheath will be retained and
supported as a principal employment location in the south of the Borough. The
Council
recognises
the
significant
contribution
that
existing
successful
manufacturing industries make to the economy of the Borough and will continue
to support these industries where appropriate within the context of the
Development Plan for Trafford.
MATERIAL CONSIDERATIONS
NATIONAL PLANNING POLICY FRAMEWORK (THE FRAMEWORK)
5.10
At the heart of the National Planning Policy Framework is a presumption in
favour of sustainable development. For decision-taking this means:
•
approving development proposals that accord with the development plan
without delay; and
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•
where the development plan is absent, silent or relevant policies are outof-date, granting permission unless:
•
any adverse impacts of doing so would significantly and demonstrably
outweigh the benefits, when assessed against the policies in this
Framework taken as a whole; or
•
specific policies in this Framework indicate development should be
restricted.
5.11
Building a strong, competitive economy: The Government is committed to
securing economic growth in order to create jobs and prosperity, building on the
country’s inherent strengths, and to meeting the twin challenges of global
competition and of a low carbon future.
5.12
The Government is committed to ensuring that the planning system does
everything it can to support sustainable economic growth. Planning should
operate to encourage and not act as an impediment to sustainable growth.
Therefore significant weight should be placed on the need to support economic
growth through the planning system.
5.13
To help achieve economic growth, local planning authorities should plan
proactively to meet the development needs of business and support an economy
fit for the 21st century.
5.14
LPA should support existing business sectors, taking account of whether they are
expanding or contracting and, where possible, identify and plan for new or
emerging sectors likely to locate in their area. Policies should be flexible enough
to accommodate needs not anticipated in the plan and to allow a rapid response
to changes in economic circumstances.
5.15
Requiring good design - The Government attaches great importance to the
design of the built environment. Good design is a key aspect of sustainable
development, is indivisible from good planning, and should contribute positively
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to making places better for people.
5.16
Although visual appearance and the architecture of individual buildings are very
important factors, securing high quality and inclusive design goes beyond
aesthetic considerations. Therefore, planning policies and decisions should
address the connections between people and places and the integration of new
development into the natural, built and historic environment.
5.17
Planning policies and decisions should aim to ensure that developments:
•
will function well and add to the overall quality of the area, not just for the
short term but over the lifetime of the development;
•
establish a strong sense of place, using streetscapes and buildings to
create attractive and comfortable places to live, work and visit;
•
optimise the potential of the site to accommodate development, create
and sustain an appropriate mix of uses (including incorporation of green
and other public space as part of developments) and support local
facilities and transport networks;
•
respond to local character and history, and reflect the identity of local
surroundings and materials, while not preventing or discouraging
appropriate innovation;
•
create safe and accessible environments where crime and disorder, and
the fear of crime, do not undermine quality of life or community cohesion;
and
•
are visually attractive as a result of good architecture and appropriate
landscaping.
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6.00
KEY ISSUES
6.01
Considering the proposed development and the relevant planning policy outlined
above it is considered that the key issues in this application are whether or not
the proposed development is acceptable in principle, and whether it would have
an acceptable impact upon residential amenity, particularly by way of visual
impact.
Acceptability in Principle
6.02
This proposal arises from the current opportunity for RRG to expand the
Altrincham dealership following the purchase of two vacant properties on
Manchester Road, one of which is severely deteriorating due to years of neglect.
The two properties were purchased by RRG following confirmation from the
Council that a future road widening scheme will in fact be implemented and as a
result, in the future part of the RRG site will be compulsory purchased. As such,
in order to secure their future at this site RRG took the opportunity to purchase
the vacant properties and now it is important for qualified, pragmatic and
economic reasons that the two dwellings are demolished and the acceptable
extension of the car display area is secured, as in the meantime the properties
are further deteriorating, to the detriment of the visual appearance of the local
area and there is an economical cost to RRG. This opportunity is also in line with
the desire of RRG to expand the existing Altrincham dealership in order to
strengthen its offer and its role in the competitive market of car sales. The
existing site is in fact one of the smallest Toyota dealerships in the UK and does
not currently adhere to Toyota Standards and as such, RRG wish to make further
investments in this site and bring it up to the company’s standards and
aspirations and also to enhance the customer’s experience in line with their
expectations.
6.03
Given that the dealership is extant at this site and has operated a successful
business without complaint for in excess of a decade, it is considered that this
location is suitable and acceptable for this type of use. At present, dwelling
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houses directly abut and back on to the site and this has been the situation
throughout RRG’s use of the site, as such it is not considered that the demolition
of 2 dwelling houses (one of which is vacant and has become an eyesore to the
local area) to enable the expansion of the car display area would have any
detrimental impact upon surrounding dwellings more than the current situation.
6.04
The site is located on a road which is identified by the local planning authority as
part of the Trunk and Primary Route Network and as such comprises a prime
location for commercial use particularly of this type where a key aspect of the
sales comprises passing trade.
6.05
Core Strategy Policy L7 provides various criteria against which to assess new
development, this policy notes that design must:
-
Be appropriate in its context – as mentioned the dealership is
extant at this location and has existed free from complaints for in
excess of a decade;
-
Make best use of opportunities to improve the character and
quality of an area –The proposals take the opportunity to demolish
two existing neglected and deteriorating dwellings and redevelop a
prominent corner along a major transport route. The proposals
would significantly improve this prominent corner by removing the
dilapidated dwelling at no.289 and the adjacent property no.291
and reconfiguring this corner to open up the Toyota site and
enable a visually attractive display area. This area would also
feature landscaping and planting of low shrubs and hedges and
the replacement of any existing trees where possible.
-
Enhance the street scene or character of the area by appropriately
addressing scale, density, height, massing, layout, elevation
treatment, materials, hard and soft landscaping works, boundary
treatment and – as mentioned above landscaping and appropriate
boundary treatment would be provided (as shown on drawings
M11-35-09 and L001), particularly along the site frontage to
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Woodcote Road and the boundary between the site and no. 1
Woodcote Road.
6.06
This policy goes on to note that in terms of functionality new development must:
-
Incorporate vehicular access and egress which is satisfactorily
located and laid out having regard to the need for highway safety
– it is proposed to retain the extant access on Manchester Road, it
is considered that given this access is extant it is satisfactory and
appropriate.
-
Provide sufficient off-street car and cycle parking, manoeuvring
and operational space – drawing M11-35-09, shows the proposed
parking layout, this provides 19no. customer parking bays, 11no.
service bays, 4no. MOT bays, 12no. allocated staff parking bays
plus 15no. bays for demonstrator vehicles, 5no. cycle parking
spaces and 5no. motorbike parking spaces. It should be noted that
at present 18 parking spaces are provided for customers, and 35
spaces are marked out for staff and servicing combined. The
remainder of the site is largely unmarked. The proposal comprises
the provision of an additional 8 car parking spaces and 5 cycle
parking spaces and 5 motorbike parking spaces (this figure has
been reached through the use of the LPA’s standard of 1 space
per 50sqm, as set out in SPD3), it is considered that this
comprises significant and appropriate levels of parking in
accordance with the LPA’s standard.
-
provide sufficient manoeuvring and operational space for service
vehicles, as appropriate – it should be noted that large transporter
vehicles do not access this site, new cars are delivered on
transporters to the Salford HQ site and then transferred
individually to the Altrincham dealership. It is proposed that this
service arrangement remains in place and could be secured by
condition.
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6.07
POLICY W1 notes that Broadheath will be retained and supported as a principal
employment location in the south of the Borough. This policy acknowledges that
the Council recognises the significant contribution that existing successful
industries make to the economy of the Borough and will continue to support
these industries where appropriate within the context of the Development Plan for
Trafford.
6.08
Clearly this application seeks the expansion and strengthening of an extant local
business.
6.09
Finally, the Framework asserts that the Government is committed to securing
economic growth in order to create jobs and prosperity and goes on to state that
the Government is committed to ensuring that the planning system does
everything it can to support sustainable economic growth. Planning should
operate to encourage and not act as an impediment to sustainable growth.
Therefore significant weight should be placed on the need to support economic
growth through the planning system. The Framework continues:
“To help achieve economic growth, local planning authorities should plan
proactively to meet the development needs of business and support an economy
fit for the 21st century”…”LPAs should support existing business sectors, taking
account of whether they are expanding or contracting and, where possible,
identify and plan for new or emerging sectors likely to locate in their area.
Policies should be flexible enough to accommodate needs not anticipated in the
plan and to allow a rapid response to changes in economic circumstances.”
Conclusion on the Principle of Development
6.10
It is considered that in light of the above assessment the proposed development
is in accordance with the development plan and as such comprises sustainable
development, and therefore in the context of the Framework should be “approved
without delay”. The proposals would result in a successful business remaining in
the local area providing a valuable source of employment. The dealership has
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operated from this site in excess of a decade and as such it is considered that
the minimal extension to the display area would not materially impact upon
residential amenity or the surrounding area.
Impact on Residential Amenity
6.11
As the site is bounded to the north and west by residential dwellings it is
important to assess the potential impact of the proposed development on
residential amenity.
6.12
Firstly, it should be noted that the dealership is extant and has operated at this
site in excess of a decade. The site would continue to be accessed via
Manchester Road and as such no additional cars would access the site via
Woodcote Road as a result of the development.
6.13
Core Strategy Policy L7 notes that in terms of amenity protection new
development must:
-
Be compatible with the surrounding area – As the site is an
existing car dealership and this has been the case for in excess of
a decade it is considered to be a compatible use.
-
Not prejudice the amenity of the future occupiers of the
development and/or occupants of adjacent properties by reason of
overbearing, overshadowing, overlooking, visual intrusion, noise
and/or disturbance, odour or in any other way – Again as the site
is extant and has operated as a car dealership adjoining
residential properties for over a decade the proposed extensions
to the sales display area would not detrimentally impact upon
residential amenity. The extended display area is proposed to be
screened by carefully selected landscaping, including low shrub
and hedge planting and the replacement, where possible, of any
existing trees. This would retain and enhance residential amenity.
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6.14
The proposed extended display area would extend to the frontage to Woodcote
Road and the boundary of no. 1 Woodcote Road. As can be seen on drawing
numbers M11-35-09 and L001 boundary treatments are proposed to soften the
visual appearance of the car display area onto Woodcote Road and specifically
no.1 Woodcote Road, this boundary would be screened by proposed planting of
shrubs, hedges and trees. The car display area would be arranged to capitalise
on the Manchester Road frontage, it is not the intention to draw potential
customers onto Woodcote Road, the entrance to the site would remain on
Manchester Road and signs would clearly display this. At present and historically
no. 289 Manchester Road has directly abutted the car display area with the
approval of the LPA and further properties along Woodcote Road have backed
onto the site without issue. In light of this it is considered that there would be no
detrimental impact on residential amenity.
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7.00
CONCLUSION
7.01
The site is located on a busy and important arterial route through Trafford
Borough and has been occupied by RRG for in excess of a decade. This
application seeks the expansion of the display area to include land currently
comprising nos. 289 and 291 Manchester Road.
7.02
The site already shares boundaries with residential properties, so it is not
considered that the additional land would have any greater impact on nearby
residential properties as the existing use would prevail. The additional land would
allow for the display of vehicles and additional customer parking to be provided;
uses which would not cause nuisance or disruption to the residential neighbours.
In any event, suitable and sensitive boundary treatment would alleviate concerns
of the neighbours (in particular those at no. 1 Woodcote Road).
7.03
It is asserted that the expansion of the car display area to include land at 289 and
291 Manchester Road, Altrincham would not be contrary to the development
plan, or national planning policy. The site is located in a mixed use area which is
dominated by commercial uses along the main road, so it is not considered that
the extension of the car dealership onto the additional land would have an
unacceptable impact on the character of the site and surroundings.
7.04
For the reasons as set out above, it is concluded that the development would be
in accordance with the relevant local and national planning policy. Therefore in
accordance with Section 38(6) of the Planning and Compulsory Purchase Act
2004, it is respectfully asserted that planning permission should be granted.
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