Much-loved green space saved as plans for ‘rabbit hutch’ flats are thrown out by councillors

A much-loved green space has been saved after plans for ‘rabbit hutch’ flats were thrown out by councillors.

The scheme would have seen a pair of two-storey blocks built on a half-acre site between Broad Street, Yates Street and Chapel Street, in the Rhodes area of Middleton.

Brought forward by Rochdale Boroughwide Housing (RBH), the proposals included eight two-bed apartments for ‘affordable rent’, served by an access road off Broad Street.

The ‘walk up homes’ – each having their own front door, without any internal communal area or stairs – were said to be particularly suitable for people with mobility issues.

But residents lodged 27 objections over the loss of the green space – which is said to be well-used by the community, particularly children – as well as the felling of four mature trees, road safety and parking issues

The council’s planning committee ultimately agreed, refusing the application by a majority vote when it met at Number One Riverside on Thursday night.

It came despite planning officers recommending approval of the scheme, advising that it would make ‘efficient use of the site’ and ‘not unacceptably restrict access to local open space’.

Greg Milton, of BYA Architects, spoke in support of the application on behalf of RBH.

Mr Milton told councillors the proposal would bring ‘much needed affordable rented accommodation in an under-used site in a well-populated area to complement the surrounding housing’.

He added that the ‘category 2’ accommodation would benefit people of ‘limited mobility’ to live near the centre of the town.

And he said that, while four trees would be lost, these were of common species and would be adequately replaced, with three planted for each lost.

 

 

But Dave Bennion, who spoke on behalf of local objectors, said any development on the land would be ‘inappropriate’.

“We feel it would be over-development on an already very tight space,” he told the meeting.

“It would mean the loss of green space in an area sadly lacking such space, it would see a massive increase in traffic along Broad Street, which already has congested roads.”

The proposals include 13 car parking spaces – albeit only one for existing residents – and likely to create extra demand for on-street parking places.

Mr Bennion, who lives on Yates Street, said this would ‘greatly inconvenience’ people who already live in the area.

He also told the committee how the land was used by children for games of football and cricket, had played host to Eid celebrations and was being lined up for an event to mark the Queen’s platinum jubilee in June.

A report to councillors also notes that the ground floor apartments would be 10% smaller than the national recommended standard – although it does not form part of the council policy.

 

 

And this drew a scathing response from committee member Councillor Donna Williams.

She told the meeting that while there was a ‘massive need for social housing’, that did not mean people wanted to live in a ‘rabbit hutch’.

“Why are we accepting this?” she said.

“I will absolutely not agree to any kind of development in Middleton that I wouldn’t live in myself and I wouldn’t want my family or my friends to live in.

Councillor Williams added: “We should be saying no to this. This can’t be the start of something for RBH to continue to do. If this gets passed, then this is a sign of things to come.”

She seconded Councillor Shah Wazir’s motion to refuse the application, on the grounds it was ‘over-sized, inappropriate and a ‘misfit of a design’.

Councillors John Taylor and Pat Sullivan raised concerns that the decision would be overturned at appeal and the land was likely to be ‘fenced off’ anyway.

However, the plans were refused by a majority vote of the committee.

Councillors also voted to put a Tree Protection Order on the four trees after refusing the application.

RBH has said that it is planning to appeal the decision to refuse the application.

Clare Tostevin, RBH Director of Growth, said: "We're saddened and disappointed by this decision. There is a real need for affordable homes of this type in the Middleton area. Our plans would also create new homes for local people who have mobility issues or a physical disability, who currently have no local housing options to meet their needs. We intend to appeal the decision."

Rochdale council planning and licensing committee met at Number One Riverside on Thursday night (4 March).

Nick Statham, Local Democracy Reporter