Planning Policy Statement - Tamesideplandocs.tameside.gov.uk/anitepublicdocs/00217720.pdf · 2015-07-20 · Planning Policy Statement Proposal: Change of use from public house (A4)

Planning Policy Statement

Proposal: Change of use from public house (A4) to an education

and training facility (D1).

Site: The Apethorn, Knott Lane, Hyde, Tameside, SK14 5BS

For: Aqua Nurture

MD Ref: 14/1204

July 2015

Mellor Dowd Planning Consultants Borough Chambers, 1 St Petersgate, Stockport, SK1 1EB 0161 443 4718 [email protected] www.mellordowd.co.uk

mailto:[email protected]

http://www.mellordowd.co.uk/

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The Apethorn, Hyde Planning Policy Statement

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CONTENT Page No

1.0 INTRODUCTION 3

2.0 SITE LOCATION AND CONTEXT 5

3.0 BACKGROUND 10

4.0 THE PROPOSALS 12

5.0 RELEVANT PLANNING HISTORY 15

6.0 PLANNING POLICY AND MATERIAL CONSIDERATIONS 16

7.0 ASSESSMENT OF THE PROPOSAL 24

8.0 SUMMARY AND CONCLUSION 31

9.0 APPENDICES 32

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1.0 INTRODUCTION

1.1 The statement is submitted in support of an application to change the use of the

existing building from a public house (A4) to an education and training facility (D1) at

The Apethorn, Knott Lane, Hyde, Tameside, SK14 5BS.

1.2 The activities and services proposed at the facility would include baby and toddler

swimming lessons, pre and post pregnancy classes and, health, wellbeing and

lifesaving tuition for children, families, seniors and groups with special needs.

1.3 The site was purchased by our client, Aqua Nurture, in March 2015 for the purpose of

converting the building to a bespoke facility to accommodate the unique activities and

services which they are able to offer their clients in Tameside and the wider Greater

Manchester area. The facility will be the ‘first’ of its type in Tameside and the North

West given it’s bespoke nature and unique offering.

1.4 This planning application is accompanied by the following documents:

Location Plan;

Existing Floor Plans – Drawing No. 411184.01.P1, TADW;

Proposed Ground Floor Plan – Drawing No. 411184.02.P4, TADW;

Proposed Cellar and First Floor Plans – Drawing No. 411184.03.P4, TADW;

Existing Site Plan – Drawing No. 411184.04.P2, TADW;

Proposed Site Plan – Drawing No. 411184.05.P4, TADW;

Existing Elevations (South and West) – Drawing No. 411184.06.P4, TADW;

Existing Elevations (East and North) – Drawing No. 411184.07.P4, TADW

Proposed Elevations (South and West) – Drawing No. 411184.08.P3, TADW;

Proposed Elevations (East and North) – Drawing No. 411184.09.P3, TADW; and

Commercial Sound Assessment – Ref. 1706152NR, Dated 06/07/2015, Peak

Acoustics.

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1.5 This planning statement will set out how the proposal accords with the provisions of

the Development Plan, in particular, how the proposed change of use of the existing

building accords with National Planning Policies and Guidance and the provisions of

the Local Development Plan.

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2.0 SITE LOCATION AND DESCRIPTION

2.1 The application site, approximately 0.16 hectares in size, comprises The Apethorn, a

former public house, a garage to the rear, a tarmac forecourt and 38 visitor and staff

car parking spaces located to the west and north-west of the building. The site

entrance is accessed directly off Knott Lane to the south-west.

2.2 The site is bordered by concrete fencing to the south west, north and eastern

boundaries, and concrete posts with chain links to the southern boundary. Running

alongside the east of the site there is a footpath connecting Knott Lane with Lilac

Avenue.

2.3 As shown in the context map below, the site is surrounded by predominantly

residential properties located off Knott Lane to the south and Lilac Avenue to the

north. Immediately to the west of the site there is a small beauty and holistic spa.

Site Context Map

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2.4 The site is well served by public transport connections with a bus stop for service nos.

344 (daytime) and 343 (night-time) located immediately to the front of Knott Lane

which provides regular connections to Hyde, Ashton, Stockport and Greater

Manchester. Dowson Road, which is less than a 5 minute walk, also has a frequent bus

service linking to railway stations. The site is also less than 10 minutes from the M60

and M67.

2.5 Photos 1 to 6 below show the site as existing:

Photo 1: View of the existing front elevation from the east off Knott Lane.

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Photo 3: View of the car park and public house looking south east.

Photo 2: View of the existing front elevation from the west off Knott Lane.

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Photo 4: View of the entrance to the site off Knott Lane.

Photo 5: View to the east of the site along Knott Lane.

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Photo 4: View to the east of the site along Knott Lane.

Photo 6: View to the west of the site along Knott Lane.

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3.0 BACKGROUND

3.1 Aqua Nurture (the trading name of Fun 2 Swim Ltd) is a family business which is

owned and run by Directors Suzanne and Gary Horton. Suzanne and Gary are both

qualified swimming teachers and members of the Swimming Teacher’s Association

(STA).

3.2 Through an existing business (Puddle Ducks Greater Manchester) they provide

swimming classes to over 500 customers per week for small groups of children from

birth to 10 years old and Aqua Natal classes spread across Greater Manchester.

3.3 The business currently uses swimming pools owned by third parties and will continue

to do so. However, given the high demand for classes and services they offer, they

have identified a need for permanent premises suited to their use in order to support

the sustainable growth of the business and provide a long term, stable base for their

clients. The proposed new facility will also allow them to increase the services they are

able to offer to the local community.

Finding Suitable Premises

3.4 The lack of availability of suitable pools for baby and toddler swimming tuition is

something recognised at a national level by the Swimming Teacher’s Association. The

STA recently conducted a survey of Baby and Pre-school swimming providers and one

of the main conclusions is that the lack of pool time, and available pools, are limiting

factors for the growth in this sector (Appendix 1a). This is highlighted further in the

letter of support from the STA for the proposal (Appendix 1b).

3.5 Finding suitable premises for the business at a viable cost, has been extremely difficult

due to their space and access requirements and, lack of availability of purpose built

facilities. Our client has therefore had to consider properties that are suitable for

conversion.

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3.6 The Apethorn is considered by our client to be ideally suited to their requirements as

it has sufficient internal space to accommodate the services and facilities they propose

to offer. It also has sufficient existing car parking space and is in a highly accessible

location for their clients.

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4.0 THE PROPOSAL

Proposed Use

4.1 The property would be used as an educational facility with a hydro pool, training room,

café and office space for the business. The hydro pool and café would be located on

the ground floor with a training room and ancillary office on the first floor. The café

would offer a simple menu of healthy snacks and drinks.

4.2 Primarily, the building would be used for the following services which are designed to

facilitate parent and child bonding, promote holistic and baby led parenting, an active

and healthy lifestyle and an awareness of personal survival skills:

Baby and toddler swimming classes;

Children’s (under 11) beginners swimming classes; and

Aqua natal classes.

4.3 These classes would be run on an appointment only basis, and as such, the hydro pool

would not be a ‘public’ swimming pool. It would be accessed by parents, carers and

other individuals and groups who book in advance with availability limited to

appropriate class sizes. The café would be an ancillary facility for those attending

classes and sessions at the premises.

4.4 The building would also be used for additional complimentary services which help to

promote health and wellbeing in children and adults across all sections of the

community. These services, detailed below, will also run on an appointment only basis.

Hydro pool based activities:

Swimming classes and activity sessions for children and adults with special needs

Life-saving tuition and CPD;

Adult swimming tuition – nervous adult intensive training courses;

Aqua Aerobics/Aqua Zumba/Aqua Yoga;

Aqua-fit classes aimed to cater specifically for the local senior community;

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Leisure professional training such as swimming teacher training and lifeguard

qualification training;

Hydrotherapy and sports rehabilitation; and,

Private swimming classes for groups with specific needs, for example, single sex

swimming sessions;

Training room based activities:

Song and rhyme, sensory, and play and activity sessions for babies, toddlers and

young children;

Baby yoga, massage and baby sensory classes;

Ante-natal and post-natal exercise classes;

First aid classes;

Baby wearing/sling use workshops; and

Other community based groups and meetings.

4.5 In consideration of the above primary and complimentary services, the facility would

be intended to cater for a maximum of 34 customers at any one time. This would be

managed through an appointment system, with the breakdown as follows:

8 attending a class in the hydro pool;

8 changing for a class in the hydro pool;

8 in the reception/café area; and

Up to 10 customers for each class in the training room.

4.6 The facility is proposed to be open to customers between 9am – 9pm Monday to

Friday and 9am – 7pm Saturday to Sunday.

4.7 In terms of employment, it is envisaged that the business would generate the need for

16 members of staff; 4 full time and 12 part time; with only 4 on site at any one time.

The roles required by the business would include:

Teachers/Instructors – 6;

Reception/café staff/general assistants – 4;

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Cleaning staff – 1;

Premises Managers – 2; and

Office staff – 3.

4.8 Additionally the business would generate opportunities for other employment at the

facility in terms of outsourced teachers and instructors delivering complimentary

classes and sessions.

The Application

4.9 This application proposes to convert the existing building from a vacant public house

(A4) to an education and training use facility (D1). The proposed conversion would be

carried out within the existing curtilage of the building and includes the following

elements:

A hydro-training pool area at the ground floor (49 sq. m);

A training room at the first floor (71 sq. m);

An ancillary café at the ground floor (69 sq. m);

An upstairs office/staff kitchen (19 sq. m)

An upstairs meeting room (4 sq. m);

Minor alterations to the layout of the car parking arrangements which would

include two disabled car parking spaces and improve the parking layout and

internal traffic flow; and

Retention of existing boundary treatments.

4.10 The existing public house signage is proposed to be removed and replaced at a later

date with signage in keeping with the building and locality and, relevant to the new

proposed use. No further external alterations to the building, aside from cosmetic

repairs and repainting, are proposed.

4.11 Additional landscaping is proposed to the north east and north west corners of the car

parking area.

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5.0 RELEVANT PLANNING HISTORY

5.1 The following application relates to The Apethorn Public House:

Application Number 03/000550/FUL

Proposal: Redevelopment of existing front patio area to enhance the terrace, to

include low wall and new paving;

Decision: Refused;

Decision Date: 16/06/2003

Refused due to the impact on the amenity of neighbouring residential properties.

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6.0 PLANNING POLICY AND MATERIAL CONSIDERATIONS

National Planning Policy Framework (NPPF)

6.1 The NPPF advises the purpose of the planning system is to contribute to the

achievement of sustainable development and that there are three dimensions to

sustainable development; economic, social and environmental. These roles should

not be taken in isolation because they are mutually dependent i.e. economic growth

can secure higher social and environmental standards.

6.2 The NPPF states “planning law requires that applications for planning permission must

be determined in accordance with the development plan unless material

considerations indicate otherwise”. Also, that the NPPF is a material consideration in

planning decisions.

6.3 At the heart of the NPPF is a presumption in favour of sustainable development which

should be seen as a golden thread running through both plan making and decision

taking. Which in terms of decision taking, means approving development proposals

that accord with the development plan without delay (Paragraph 14).

6.4 Relevant to this application, Paragraph 7 details that in relation to sustainable

development the planning system should contribute towards a strong, responsive and

competitive economy and support vibrant and healthy communities through local

services that reflect the community’s needs and support its health, social and cultural

well-being. Furthermore, Paragraph 8 states that in order to achieve sustainable

development: “…economic, social and environmental gains should be sought jointly

and simultaneously through the planning system”.

6.5 Within Paragraph 17 a number of core planning principles are set out which state that

planning should:

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Not simply be about scrutiny, but instead be a creative exercise in finding ways to

enhance and improve the places in which people live their lives;

Proactively drive and support sustainable economic development to deliver the

homes, business and industrial units, infrastructure and thriving local places that

the country needs. Every effort should be made objectively to identify and then

meet the housing, business and other development needs of an area, and respond

positively to wider opportunities for growth;

Always seek to secure high quality design and a good standard of amenity for all

existing and future occupants of land and buildings;

Take account of the different roles and character of different areas;

Take account of and support local strategies to improve health, social and cultural

wellbeing for all, and deliver sufficient community and cultural facilities and

services to meet local needs.

6.6 The NPPF advises that the government is committed to ensuring that the planning

system does everything it can to support sustainable economic growth. Also, that

planning should operate to encourage and not act as an impediment to sustainable

growth (Paragraph 19). Therefore significant weight should be placed on the need to

support economic growth through the planning system.

6.7 Paragraph 21 reiterates the need to support economic growth by stating that:

“Investment in business should not be over-burdened by the combined requirements

of planning policy expectations. Planning policies should recognise and seek to address

potential barriers to investment”.

6.8 In relation to good design, Paragraph 56 states that: “good design is a key aspect of

sustainable development, is indivisible from good planning, and should contribute

positively to making places better for people”.

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6.9 Paragraph 58 requires planning policies and decisions 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;

Respond to local character and history, and reflect the identity of local

surroundings and materials;

Are visually attractive as a result of good architecture and appropriate

landscaping.

6.10 Paragraphs 69 and 70 detail the important role the planning system can play in respect

of facilitating social interaction and creating healthy, inclusive communities. In order

to deliver these communities planning should:

Develop the necessary social, recreational and cultural facilities and services; and,

Promote opportunities for meetings between members of the community who

might not otherwise come into contact with each other, including through mixed-

use developments [and] strong neighbourhood centres.

6.11 The noise impact from a development should be also be considered as part of the

planning decision making process. Mitigation measures can be considered through the

use of planning conditions (Paragraph 123).

6.12 In terms of decision making, Paragraph187 states: “Local planning authorities should

look for solutions rather than problems, and decision-takers at every level should seek

to approve applications for sustainable development where possible. Local planning

authorities should work proactively with applicants to secure developments that

improve the economic, social and environmental conditions of the area”.

6.13 Furthermore, Paragraph 197 states: “In assessing and determining development

proposals, local planning authorities should apply the presumption in favour of

sustainable development”.

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National Planning Practice Guidance (PPG)

6.14 New Planning Practice Guidance is to be read in conjunction with the NPPF.

6.15 In relation to design and the notion of a ‘well designed place’, the Section 10 of

National PPG states that in order for a place to be functional, it “…should be fit for

purpose, designed and delivered in a way that delivers the intended function and

achieves value for money in terms of lifetime costs. It should be intuitive, comfortable,

safe and equally easy for all to use”.

Local Development Plan

6.16 The Tameside Metropolitan Borough Council (MBC) Unitary Development Plan (UDP),

was adopted in November 2004 and saved in September 2007. According to the UDP

proposals map the site is located in an area shown as unallocated land.

Tameside MBC UDP 2004 (saved from 2007)

6.17 The following saved policies contained in the Tameside UDP are relevant to this

application:

Policy 1.3 – Creating a Cleaner and Greener Environment;

Policy 1.5 – Following the Principles of Sustainable Development;

Policy 1.12 – Ensuring an Accessible, Safe and Healthy Environment;

Policy E5 – Local Employment Opportunities and Mixed Uses;

Policy E6 – Detailed design of Employment Developments;

Policy T1 – Highway Improvement and Traffic Management;

Policy T7 – Cycling;

Policy T8 – Walking;

Policy T10 – Parking;

Policy MW12 – Control of Pollution.

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6.18 Policy 1.3 states that all developments must achieve high quality design which is

sensitive to the character of the local area.

6.19 Policy 1.5 states that in promoting sustainable development, the need for economic

development will be balanced against the importance of protecting and enhancing the

environment. Priority will be given to, amongst other things, the use of previously

developed land in the most efficient way including the re-use of empty or underused

buildings, and minimising the need to travel.

6.20 Policy 1.12 advises that development schemes must be designed to provide an

environment that is accessible to all people. In addition, all forms of pollution arising

from new developments must not exceed acceptable levels for the surrounding area

and conflicts between commercial operations and the enjoyment of a clean and quiet

residential environment avoided.

6.21 Policy E5 guides us that the Council will permit developments which contribute to

growth and diversity in the economy and local employment opportunities in areas of

the borough outside the strategic employment sites and established employment

areas (as shown on the proposals map). This is subject to the nature of the

employment activities and the layout and design of the proposals not having an

adverse effect on the amenities of surrounding residential areas or creating traffic

problems.

6.22 Policy E6 states that the layout, design, external appearance and operation of

proposed employment developments will be required to be of high quality and meet

the following criteria:

a) suitable arrangements for parking, servicing and access to and from the highway,

including access by pedestrians, cyclists and disabled people, and for convenient

access by public transport where appropriate, with no unacceptable impact on the

surrounding highway network, and

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b) building design and use of materials which relate well to local features and

complement or enhance the character of the surrounding area, and

c) suitable landscaping and screening, including retention of existing features such

as trees and hedges where practical, which enhance the appearance of the

development and minimise the visual impact of plant, machinery, storage and

service areas, and

d) no unacceptable impact on neighbouring properties through noise, vibration,

smell, smoke, dust, fumes, lighting, litter, traffic and other disturbance, and no

unacceptable impact on residential amenity including consideration of hours of

operation, and

e) Minimisation of opportunities for crime and anti-social behaviour.

6.23 Policy T1 states that the access arrangements for development schemes must be

designed with highway improvement and traffic management aims. This includes,

amongst others, improving safety for all road users, encouraging the use of non car

modes, improving road and community safety especially in residential areas, and

assisting sustainable development.

6.24 Policy T7 states that development proposals will be required to consider provision for

cyclists including secure cycle parking where appropriate. Furthermore, Policy T8

states that the needs of pedestrians must be taken into account of in new

development schemes, with the aim of encouraging travel on foot and by public

transport.

6.25 Policy T10 advises that new developments will be subject to maximum levels of

parking provision in accordance with the UDP standards, whilst seeking to minimise

the need to travel and encourage the use of non-car modes. There is however no

specific designation for the type of unique facility proposed.

6.26 Policy MW12 details that planning permission will not be granted for a development

if its operation is likely to be a source of pollution (including noise pollution) which

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would pose a threat to the amenity of the surrounding area. Where appropriate,

conditions will be attached to planning permissions to mitigate against the loss of

amenity resulting from the development.

Material Considerations

Pre-Application Advice

6.27 The client had telephone correspondence with Liz Knowles (planning officer) on the

17th and 18th November 2014. The client explained they were looking to purchase

the Apethorn Public House with a view to converting it to a children’s swimming and

tuition business with a small swimming pool. Ms Knowles expressed the view that a

pool would be a less disruptive use than a public house.

6.28 Ms Knowles also advised that the main issues to be addressed would be to provide

sufficient car parking for customers and staff, and, that the client should make their

maximum class sizes clear.

6.29 The client was also advised to liaise with Environmental Health regarding their

legislative requirements.

Tameside Community Strategy (TCS) 2012-2022

6.30 This document states “Poverty and ill-health remain two of the most serious

challenges to Tameside’s future prosperity”. To help tackle these challenges, Tameside

MBC has prioritised ‘building sustainable communities’ through targeted community

cohesion projects, such as the ‘Stronger Together’ Hyde Task Group Action Plan.

6.31 The top priority for the TCS is ‘Creating a Healthy Tameside’ through offering the

services and facilities which will allow everyone in the borough to be both physically

and mentally healthy. To deliver a healthier Tameside, a strategy has been developed

which will promote the ‘5 Ways to Wellbeing – Connect, Be Active, Give, Keep Learning

and Take Notice’. Tameside MBC will work with partners to deliver these objectives.

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6.32 In respect of Tameside`s Vision regarding learning it states “We know that learning is

at the heart of our communities’ future success. We have a clear vision for promoting

better outcomes for all children and young people in the borough and we are

determined to make this vision a reality.”

6.33 It also seeks to improve life chances for all by supporting families to be self-sufficient

and economically active; supporting people to access higher level skills training and

ensure our children have the best start in life and children’s school readiness; and by

ensuring the best start in life for children with a focus on early years.

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7.0 ASSESSMENT OF THE PROPOSAL

7.1 Having regard to the proposed development, the relevant planning policies and the

character of the site and its surroundings, the key issues in the determination of this

application for the conversion of the existing building from a public house (A4) to an

education and training use (D1) facility at The Apethorn, Hyde, relate to:

1. The principles of sustainable development;

2. Impact on amenity of the neighbouring properties;

3. The principles of design and highways safety;

4. Precedent: Calm-a-baby, Peterborough.

1. Principles of sustainable development

7.2 Paragraph 8 of the NPPF states that in order to achieve sustainable development:

“…economic, social and environmental gains should be sought jointly and

simultaneously through the planning system”. Paragraph 187 also adds: “Local

planning authorities should work proactively with applicants to secure developments

that improve the economic, social and environmental conditions of the area”.

7.3 The following paragraphs detail how the proposed development accords with the

principles of sustainable development.

Economic

7.4 Embodied throughout the NPPF there is the need for planning to promote sustainable

development in order to support investment in business, job creation and healthy and

inclusive communities.

7.5 Furthermore, in respect of sustainable economic development, local development

plan policy 1.5 states: “priority will be given to, amongst other things, the use of

previously developed land in the most efficient way including the re-use of empty or

underused buildings…”.

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7.6 This application represents sustainable economic development as it proposes to

convert a vacant public house to an education and training use facility. The facility

would be run by a local family owned business, already established in the Greater

Manchester area.

7.7 In terms of employment, it is envisaged that the facility would employ 16 members of

staff, predominantly from within the borough, to support their proposed services and

its day to day operations. Further local employment and training opportunities would

also be offered through the complimentary services proposed to be made available at

the facility.

7.8 The proposals would therefore accord with local development plan Policy E5 which

details that the council will permit developments which contribute to growth and

diversity in the economy. Furthermore the facility would also provide a local

employment opportunity, outside of the strategic and established employment areas,

as supported by Policy E5.

7.9 Significant investment has been made by our client in their business and particularly

in acquiring the Apethorn (Appendix 2). Paragraph 21 of the NPPF reiterates the need

to support economic growth by stating that: “investment in business should not be

over-burdened by the combined requirements of planning policy expectations.

Planning policies should recognise and seek to address potential barriers to

investment”.

Social

7.10 Paragraphs 69 and 70 of the NPPF details the important role the planning system can

play in respect of facilitating social interaction and creating healthy, inclusive

communities. Important aspects of ensuring this include developing the necessary

social, recreational and cultural facilities and services, and, promoting opportunities

for meetings between members of the community who might not otherwise come

into contact with each other.

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7.11 The proposed conversion of the vacant public house would result in the first of its kind

in Tameside in respect of the services to be available. These services would benefit

both existing customers and the local community as they promote health and

wellbeing in children, parents, carers and vulnerable groups across all sections of the

community.

7.12 In particular, the primary services to be made available in the hydro pool offer a

significant number of benefits which help to improve health and relationships

amongst both children and parents, as detailed in Appendix 3.

7.13 Appendices 4 and 5 details some of the positive experiences our client’s customers

and teachers have had through attending the above classes and services offered

through their business.

7.14 Our client has identified a lack of provision of aqua natal classes for working pregnant

women who find it very difficult to find classes at times suitable for them, especially

during the evening. Aqua natal exercise is extremely beneficial for them in terms of

keeping up fitness levels in a safe and supportive way and also in terms of providing a

support network. The new facility will allow additional aqua natal classes to be

provided at convenient times for them as many women work during the day.

7.15 Other third party swimming pool facilities used by the business in the area have limited

availability and, are not purpose built for the range of services and activities which are

proposed to be offered at the Apethorn. The proposed facility would allow parent and

child focused activities together with ancillary social space under one roof. This would

help provide the right environment to foster social support networks and allow

customers to enjoy a calm, relaxing and intimate space with their children.

7.16 The lack of suitable pools available for baby and pre-school swimming tuition has also

been identified as a national issue, with the proposed facility supported by the STA

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(Appendices 1a and 1b). This proposal would provide an appropriate facility to enable

those specialist classes to be more readily available within Tameside.

7.17 The café would be an ancillary facility for those attending classes and sessions at the

premises and, would also be available to members of the local community to provide

a meeting/social space for local interest groups such as book clubs, ‘knit and natter’

groups and pre and post-natal support groups.

7.18 The services and training described above would also contribute towards the

identified need of addressing poverty and ill-health in the borough, as detailed in the

Tameside Community Strategy document. In particular, the facility would provide

opportunities to help families be self-sufficient, improve their skill set and help give

children in the borough the best start to life.

7.19 As a result of the above, the proposal will accord with the principles of social

sustainable development and the priorities and objectives stated in the TCS.

Environmental

7.20 The proposal involves the re-use of a vacant public house which accords with the

principles of sustainable development detailed in local development plan Policy 1.5.

7.21 In terms of public transport the site is in a highly accessible location with regular bus

services to Hyde, Stockport and around the Borough and Greater Manchester from

bus stops adjacent to and within a 5 minute walk from the site. The facility will be

available for use by residents in the local community. The proposal would therefore

accords with local development plan Policies 1.12, T1 and T8 in respect of access to

the site through sustainable methods.

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2. Neighbouring Amenity and Noise

Amenity

7.22 Local development plan Policies 1.12, E5 and E6 detail the need for new developments

to not adversely impact the amenities of the surrounding neighbouring properties,

particularly residential communities.

7.23 The proposed new use of the site; including the clientele, activities on site and opening

times; would be more complimentary to the surrounding residential properties than

the public house which had licensed opening hours between 9am to 1am (Appendix

6). Some activities at the public house previously resulted in a number of complaints

from neighbouring residents.

7.24 The proposed numbers on site are also reasonable for the size of the facility and

services to be offered with sufficient car parking available on site. The proposal would

therefore accord with the local development plan in respect of protecting and

improving the amenity of neighbouring properties.

Noise

7.25 Paragraph 123 of the NPPF and local development plan Policy MW12 detail that noise

from developments should be considered as part of the planning decision process,

with mitigation considered through the use of conditions.

7.26 As advised in pre-application correspondence with the Council, a Commercial Sound

Assessment has been undertaken by Peak Acoustics to assess the noise impact from

the proposal on neighbouring properties.

7.27 The Assessment notes that a duckwork system which extracts moist air from the hydro

pool would be mounted on the rear wall of the property. The nearest daytime

sensitive receptor (NSR) is 6m from the source, with the night-time NSR located 17.5m

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from the source. Current background noise levels are given as 38.1 dBL (daytime) and

27.0 dBL (night-time).

7.28 Noise levels for the proposed duckwork system cannot be given as the system has not

been installed, however, the assessment details that duckwork extraction fans

typically have a sound level of around 50 dBA (at 3m).

7.29 In accordance with BS4142:2014 standards, noise from the duckwork system should

not exceed 51.9dBA at source in order to be considered as having a ‘low impact’ on

the NSR.

7.30 The assessed outcome states: “By calculating the maximum sound level for the

extraction unit, using the measured background noise levels and comparing this to fan

sound levels that are typically used in ductwork systems it has allowed Peak Acoustics

to assert that the exhaust system will not exceed background noise levels, resulting in

a “Low Impact” rating.

The ductwork system will further attenuate the sound level of the fan, bringing the

rating of the wall mounted exhaust further into the low impact”.

7.31 The Assessment concludes by stating: “The BS4142:2014 assessment methodology

shows that the Sound Rating Level from the exhaust at the NSR will achieve a level of

‘low impact’”.

7.32 The proposal therefore accords with paragraph 123 of the NPPF and local

development plan Policies E6 and MW12, in respect of noise mitigation.

3. Design and Highway Safety

7.33 Both the NPPF and local development plan policies detail the need for new

developments to be designed to a high standard which respect the character of the

area. The proposal accords with these policies as it would entail cosmetic

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improvements to the building through minor repairs and repainting. Small scale

landscaping is also proposed to the northern corners of the car park so to increase the

visual amenity of the site, as detailed in local development plan Policy E6.

7.34 The proposal also includes minor alterations to the car park which would retain the

existing 38 spaces and include 2 disabled spaces.

7.35 As stated in paragraph 5.21, there is no specific designation for this unique type of

proposal as part of local development policy T10. However, in pre-application

correspondence, the planning officer advised that the facility should provide sufficient

car parking for customers and staff.

7.36 With the classes on an appointment only basis, the spaces provided would be

sufficient to accommodate the number of customers (34) and staff (4) on site at any

one time, and thereby would avoid unnecessary on-street parking.

7.37 The proposal also includes plans for 4 cycle parking spaces to the front of the property

and staff would be encouraged to use public transport for travel to and from the

facility. The proposal would therefore accord with Policies T1, T7 and T8 in respect of

transport policy.

4. Precedent: Calm-A-Baby, Peterborough

7.38 There is precedent for this type of facility in other locations for example, in 2010 an

application for the change of use of a building merchants (B8) to an education, training

and office use facility (D1/B1), was approved by Peterborough City Council under

application no. 10/00077/FUL.

7.39 This development is very similar to that proposed in this application as it offered

similar services such as baby and toddler swimming, baby yoga and massage, and

training classes for parents.

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8.0 SUMMARY AND CONCLUSION

8.1 This application is submitted to change the use of the existing building from a public

house (A4) to an education and training use facility (D1) at The Apethorn, Knott Lane.

8.2 In consideration of relevant national and local planning policies and the provided

assessment of the development, it is considered that the proposed conversion:

Accords with the NPPF, National PPG and local development plan in relation to

the government’s approach for appropriate sustainable development by

supporting a local business which will provide needed facilities, services and

employment opportunities in the borough;

Would contribute towards the borough’s drive to reduce poverty and ill-health by

providing services which help babies, children and parents improve health and

wellbeing and strengthen relationships and learning;

Accords with the local development plan in relation to protecting the character of

the local area by proposals which respect the character of the area;

Would be an improvement, in comparison with the previous use, in respect of the

impact on the amenity of neighbouring residential properties;

Would not adversely impact on the amenity of neighbouring properties in terms

of noise through appropriate mitigation measures; and,

Would not result in additional on-street parking.

8.3 In conclusion, it is considered that the development accords with the provisions of the

NPPF, PPG and relevant local development plan policies, and therefore, it is

respectfully requested that the local planning authority grant planning permission.

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9.0 APPENDICES

Appendix 1a: Swimming Teacher Association Survey

Appendix 1b: Letter of Support from the Swimming Teacher Association

Appendix 2: Testimony of applicants

Appendix 3: Benefits of services explained

Appendix 4: Testimonies of customers

Appendix 5: Testimony of a teacher

Appendix 6: The Apethorn Public House Premises License

Appendix 1a: STA Survey December 2014

Find a Course

The private swim school sector is a thriving, multi-million pound market in the UK, having grown enormously over the past decade.

It teaches hundreds of thousands of children to swim every year and continues to dominate the baby swimming market.

Although baby swimming has been around for many years, it is only in the last 10 – 12 years that its popularity has grown to the extent that it is now a mainstream activity. As a result, the private swim school sector has flourished and now delivers the majority of all UK learn-to-swim programmes.

But has baby swimming reached its peak in the UK?

As the lead awarding body for baby swimming teaching in the UK, STA reports that there is no sign of it wavering yet.

In its second nationwide industry survey since 2009, STA reports that 82% of the swim schools who took part in the research said they had seen a “significant” rise over the last five years in the number of babies (youngsters aged two and under) they teach weekly.

http://www.sta.co.uk/#map


http://www.sta.co.uk/wp-content/uploads/2015/02/Infographic-Baby-Swim-A4.pdf


Almost 86% of the 206 respondents also said the baby swim market had not yet reached its peak, although many warned that growth could be capped because of pool time availability.

More than half admitted that the increase in demand for lessons compared with pool time availability was a concern; while a further 58% said a limited number of pools also gave them cause for concern. Just over one third (34%) also cited a lack of adequately qualified teachers as a problem for their business, compared with 24% five years ago.

On a positive note, 60 new swim schools are reported to have opened since the last survey, a growth of just over 27% in five years, and almost 70% of all respondents said they had a waiting list for baby swimming classes, down slightly from 77% in 2009. Franchise swim schools were cited as having the largest waiting lists at 81%.

Zoe Cooper, Head of Accounts at STA, said: “The landscape has changed dramatically since we conducted our first survey five years ago but this survey has shown us that there is still a growing and healthy demand for baby swim teaching and that can only be good news. “Parents clearly recognise that it is important for their babies to gain confidence in the water and by sending them to baby swim lessons, it means their youngsters are being properly prepared for more formal swimming lessons.” She added: “It’s also encouraging to see how privately owned swim schools have matured and are growing their businesses, with 83% stating they run additional sessions to baby swimming, including learn-to-swim programmes (75%), adult (35%) and disability (19%) sessions and AquaNatal (8%).” Class Sizes:

The majority of baby swim classes run with six to ten learners in both the 0-18 months (73%) and 18 months-2 years (68%) age ranges.

Since 2009, there has been a slight drop in the number of larger classes of 11 and more learners – in 2014, there were just over 5% of classes for larger groups for 0 months to two years, compared with 13% in 2009.

Number of Weekly Lessons:

The survey showed that swim schools have increased the numbers of baby swimming sessions they run each week.

Almost 20% run between 11 and 20 classes (up from 13% in 2009), while just over 11% offer between 21 and 30 sessions (6% in 2009). There has been an almost trebling in the number of swim schools offering between 31 and 40 lessons between 2009 and 2014 – 5.83% compared with 2%.


Lesson Prices: 58.6% of privately owned / franchise swim schools charge between £5 and £10 for a 20-30 minute

lesson (up from 54% in 2009). 36.2% charge £11 or more (up from 27% in 2009) – the majority (90.7%) are franchised swim schools. 5.2% charge less than £5 (down from 19% in 2009).

Teaching Qualifications:

86% of all respondents confirmed that they held a STA baby swimming teaching qualification – up from 58% in 2009, demonstrating that STA continues to lead the market.

Types of Pools Hired by Franchise and Privately Owned Swim Schools:

School pools – franchised swim schools 81.39% / private swim schools 59.5% Hotel pool – franchised swim schools 79% / private swim schools 31.4% Hydro pool (health setting) – franchised swim schools 76.70% / private swim schools 24.8% Private health club pool – franchised swim schools 72% / private swim schools 59.5%

Interestingly 18% of privately owned swim schools said they used their own pool.

“This survey has highlighted some extremely interesting statistics about the private swim school sector and I would not be at all surprised to see more schools taking the step of building their own pools to cope with the increase in demand,” concluded Zoe. In 2009, STA conducted the industry’s first baby swimming survey, and now 5 years on, STA circulated the same questionnaire to UK swim school owners and operators to compare results.

Industry Baby Swimming Survey carried out by STA between September – December 2014 Total of 206 respondents in 2014

Together teach more than 50,000 babies and infants aged 0 – 2 years every week

Breakdown of 2014 respondents: 12% public leisure facilities 59% privately owned swim schools 21% franchises 4% leisure trusts 4% other

Weblink: http://www.sta.co.uk/blog/2015/02/01/growing-demand-for-baby-swimming-lessons-sta-survey-reveals/

http://www.sta.co.uk/blog/2015/02/01/growing-demand-for-baby-swimming-lessons-sta-survey-reveals/

To Whom It May Concern

8 July 2015

Dear Sir/Madam,

RE: Tameside Borough Council Planning Department, Fun 2 Swim T/A Aqua Nurture application

STA were founded in 1932, and currently operate in over 36 countries and have over 9000 members worldwide. As an awarding organisation regulated by Ofqual, SQA and the Welsh Government, they are nationally recognised and adhere to the strict standards and processes that awarding organisations must demonstrate in order to achieve recognition. Giving operators the assurance that all qualifications are of the highest quality.

Puddle Ducks have been working with STA for a number of years, delivering baby pre-school and children's swimming lessons utilising the STA International Learn to Swim Programme and implementing STA's training.

The increasing demand for baby and pre-school lessons is clearly demonstrated by the response to our baby swimming survey undertaken last year which indicated that the number of swim schools delivering over 10 classes per week had increased by over 20% since 2009. The survey also indicated that the lack of available facilities and available pool time are the primary concerns of respondents. Additional facilities are required if the industry is to experience continued growth and allow increasing number of learners to reap the many benefits participation in such activities bring.

Attending baby and pre-school swimming classes are beneficial for baby's physical, social and intellectual development. The notable benefits include:

Opportunity for parent and child bonding

Opportunities for parents and children to socialise and develop social skills

Opportunity to relax

Supported by the water, learners are able to become independent in the water before they are able to walk or crawl on land, thus enabling them to develop their motor skills

Babies are able to develop essential safety skills such as rotation and holding on

Physical benefits such as developing the heart, lungs and muscles.

Additionally, demand for additional pool time is high for activities such as:

Swimming teacher and lifeguard training courses

Adult swimming instruction

Disability swimming lessons and sessions

Antenatal swimming classes

Children's swimming lessons. If you require any further information, do not hesitate to contact me. Yours Faithfully,

Dave Candler President

Appendix 2 – Testimony of applicants


The following is a testimony provided by the applicants, Suzanne and Gary Horton:

“Suzanne and Gary have both given up professional jobs as solicitors to grow a business that

they are both passionate about. Suzanne was a competitive swimmer when she was younger,

and Gary has always been involved in water sports and scuba diving. They launched Puddle

Ducks Greater Manchester in order to share their passion for swimming with parents/carers

and their children and to create a family friendly business of benefit to children and their

families within Greater Manchester. Suzanne and Gary have built a business which is family

friendly in the services it offers but also in that its 13 team members feel like they are very

much part of a family, and have roles which fit around their own families. Suzanne and Gary

wish to provide a long term base for the PDGM business in order to allow long term stability

for the business and its team members but also allow for room for growth so that more

families can benefit from its services and so that more people can join its growing team.

Suzanne and Gary also recognise that parents of young children and parents to be are

increasingly keen to access suitable educational classes to help them prepare for the birth

and afterwards and also to enhance their baby’s development. Therefore classes such as ante

natal parenting classes, relaxation classes, baby sensory, baby signing, rhythm and music and

exercise classes for babies and toddlers are increasingly popular and allow parents to build

critical social support networks at this stage in their lives. Gary and Suzanne see the potential

of the Apethorn Pub to provide a hub for parents and parents to be to access a range of

complementary services as well as providing important space for relaxation and social

networking. The premises also open up the possibility of wider community uses which would

sit well with the core services to be offered. This range of holistic training, education and

wellbeing services under one roof inspired the chosen name of ‘Aqua Nurture’ as the name

for the new facility.

As a measure of their commitment to the project and to making it a long term success,

Suzanne and Gary sold their family home in order to purchase the Apethorn pub after much

careful searching and assessment of properties on the market in the Greater


Manchester area. Gary and Suzanne are keen to ensure that the business is staffed by local

people and wish to provide opportunities for not only full and part time roles, but for local

young people through training and apprenticeships within the business. Suzanne and Gary

have chosen the Apethorn pub because of its location within, and close to, areas where lots

of families live and as it brings suitable facilities within closer reach of families in the

area. Gary and Suzanne have not only committed financially to the project but have also

spent an enormous amount of time working on the project to bring it to its current stage and

are therefore highly motivated and committed to ensuring it is a long term success, becoming

an asset to the community and the Borough more widely. Given the popularity of PDGMs

services and the growth demonstrated over the four years since its launch Gary and Suzanne

are confident that the project will be a success and contribute to the local economy in terms

of employment and encouraging people from other areas to bring their custom into the local

economy. In terms of its local standing, the Apethorn is an attractive property which sits well

in its position in the local community and Gary and Suzanne are keen to ensure that it’s

amenity value is retained for local residents. It is suitable for Gary and Suzanne’s proposed

use with no external alterations and the proposed use will also allow the community aspect

of the Apethorn to be retained for local residents as the training room and café will be

available for local residents/community groups to use. Gary and Suzanne are not only

committed to the project being a success long term for their own business but also to ensuring

that the facility provides a benefit to the local community for years to come.”

Suzanne and Gary Horton

19th June 2015

Appendix 3 Benefits of Services offered by Aqua Nurture

Appendix 3: Benefits of services offered by Aqua Nurture

The following information details the benefits to be enjoyed by participants through

the primary services and activities which would be offered through Aqua Nurture at

the Apethorn.

Baby and Toddler Swimming Classes

Classes in the pool provide a perfect opportunity for parents to bond, with plenty

of eye contact, skin to skin contact and no distractions;

The water is a relaxing and supportive environment;

Swimming is a fun and socially stimulating activity (for both parent and baby);

Even parents who cannot swim can enjoy relaxing in the hydro pool with their

baby;

Gentle and baby led swimming in the water is the only time a baby can be

completely independent and enjoy complete freedom of movement. This enables

babies to move freely and develop actions they wouldn’t otherwise be able to in

their first year of life. This gives “swimming babies” the opportunity to develop

crucial higher brain functions, core muscle development and co-ordination far

earlier than they would otherwise be able to;

Baby swimming classes provide a gentle but complete physical work-out:

strengthening baby's heart, lungs and respiratory system, which again aids

development of the brain and improves eating and sleeping patterns;

Babies and young children can be taught crucial personal survival skills;

Parents of small babies can be taught how to hold their baby safely in the water,

how to correctly take their baby underwater, and find their baby’s natural floating

position. They can also taught what to do if their baby is cold or distressed.

Toddler swimmers can learn progressive personal lifesaving skills including

turning to the side, holding buoyancy aids, and resurfacing after jumping or

falling. Swimming is one of the only physical activities that can be enjoyed from a

very early age to very old age, the water being a very supportive and safe

environment for physical activity.

Appendix 3 Benefits of Services offered by Aqua Nurture

Children’s (under 11) Beginners Swimming Classes

Being able to swim is a crucial personal survival skill and saves lives;

The ASA's annual census, based on a survey of 900 primary schools, indicates 45%

of seven- to 11-year-olds are unable to swim 25m (82ft) - the length of an average-

sized pool – unaided (source: http://www.bbc.co.uk/news/education-29903815);

Swimming is a fun way to promote exercise and healthy lifestyle.

Aqua Natal Classes

These classes allow women in pregnancy to experience a perfect balance of

relaxation and exercise, the water is a supportive and safe place to unwind and

stay healthy in pregnancy;

Classes take a holistic approach to mums’ physical and mental well-being,

combining relaxation with cardiovascular exercises to help prepare the body for

labour;

Puddle Ducks teachers pass antenatal swimming training that is accredited by the

Royal College of Midwives Trust, Puddle Ducks’ own extensive aqua natal training

and STA Aquacise/Aqua natal and Antenatal Swimming;

Exercise and relaxation release endorphins which suppress pain and help mums

to be (and baby) feel calm – not only helpful in later pregnancy, but also really

important during and after labour;

Aqua natal exercise reduces risk of injury and improves muscle recovery and can

also help ease common pregnancy related conditions.

http://www.bbc.co.uk/news/education-29903815

Appendix 4 – Testimonies of customers

Appendix 4 – Testimonies of customers The following are example testimonies from customers of Suzanne and Gary Horton through the Puddle Ducks business.




Claire Hyde29 Water Grove Road

DukinfieldCheshiresK16 sQS

18 June 2015

Re Fun 2 Swim T/A Aqua Nurture Planning Application re Apethorn Pub

To whom it may concern,

I have worked for Gary and Suzanne Horton for just over 3 years. During this time my experience as

both an employee and member of the LLP has been nothing but positive. They are consistentlydedicated to both members of their team and their business. They are extremely supportive andcaring and always have an open door to help wherever they can with any issues.

They offer a family ethos throughout the company which all members of the team automaticallyadopt, making an extremely cohesive environment continuing throughout business expansion. Theyrecognise individual strengths and needs and support these accordingly allowing all members toreach their full potential.

As well as offering such a friendly, caring and supportive business to customers and members theyalways remain professional, ensuring all necessary & correct information is sourced and shared.

ln spite of their busy schedule they always respond to any queries however small and dedicate thetime necessary for resolution.

Suzanne and Gary arrange regular family outingslmeals throughout the year to maintain the familyethos enabling all team members to build supportive relationships.

I always feel valued and respected both on a personal and professional level by Suzanne and Garyand thoroughly enjoy working with them.

Claire Hyde

Senior Teacher

Puddle Ducks Greater Manchester

ryl

Documents

Planning Policy Statement - Tamesideplandocs.tameside.gov.uk/anitepublicdocs/00217720.pdf · 2015-07-20 · Planning Policy Statement Proposal: Change of use from public house (A4)