The plan to create a new ‘high-quality’ apartment block in Rochdale has been refused because the flats are too small. Cope Funeral Service has been a mainstay on Manchester Road for years, but a scheme to demolish it and build 28 apartments was tabled last year.
The original plan would’ve seen a three-storey block erected containing 12 one-bed and 16 two-bedroom apartments. Due to concerns from council planning officers over the size of the block, the proposal for the funeral parlour was altered to spread the 28 flats across three smaller blocks.
Proposals, tabled by Mr Andrew Cartwright, also detailed a gym and communal spaces for potential residents moving in.
Despite these changes, the plan was still deemed unacceptable by planning officers due to it’s size and because of the size of rooms. Two of the one-bedroom apartments didn’t meet the 50sqm legal space minimum and officers believe some of the rooms in the two-bedroom do not meet nationally described space standard (NDSS).
An officer report read: “On assessment of the proposed floor plans, two of the proposed flats are marginally below the minimum requirement of 50sqm for a 1B2P dwelling, measuring 49sqm; the remainder of the proposed flats meet the NDSS minimum requirements. Although these two flats have an acceptable internal layout and are only marginally under the required NDSS, it would be expected that new developments comply with the space standards, particularly in a development of this size.
“Notwithstanding this, the NDSS also requires a double bedroom to have a floor area of at least 11.5m2 and be at least 2.75m wide. A single bedroom would be required to have a floor area of at least 7.5m2 and be at least 2.15m wide.
“Bedroom measurements have not been provided; however, from the officer’s assessment, all bedrooms appear to be below the required space standards with the single rooms measuring approximately 6.9m2 and the double rooms approximately 9.5m2 to 10.8m2.”
This is despite the developer saying the scheme is ‘high quality’.
Planning papers read: “The new apartment will respect the scale and massing of the adjacent dwellings in the surrounding area.
“The proposal seeks to create a high quality place which builds on the character of the surrounding neighbourhood.
“An architectural response that is traditional in its use of materials and built form which will enhance this section of Manchester Road and bring a highly visible site back into positive use.”
In giving reason for refusal, planning papers said the apartment blocks would be ‘overly dominant’ due to ‘excessive scale, height and massing’.
Other reasons given for refusal were an insufficient separation distances from neighbouring buildings; a failure to meet acceptable standard of living for future residents; and a lack of information regarding ecology and trees.
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