October 2016 A new application has been submitted, but it is very similar
to that previously rejected. Additional attention has been given
to traffic calming and pedestrian crossings. The application is
widely considered to be completely unacceptable.
January 2016 Application rejected! We await to see if the applicant
either abandons the project, submits a better idea, or makes
an appeal against the rejection.
September 2015 A public meeting was held on Monday 21st September
at Bollington Cross school. The purpose was to inform Bollington
Town Councillors regarding the public's opinions regarding the proposal
so that BTC could determine its response to the application
at its meeting on Tuesday 22nd September.
No one could have been left in any doubt whatsoever that the public are
not supportive of the proposed development. Almost all objections centred
in one way or another around the traffic problems and the resulting dangers
for pedestrians and road users. The Civic Society, while supporting the
general tenor of objections, also objected on the grounds of the proposal
to demolish the existing heritage building and replace it with one designed
to have a passing resemblance.
sinister in Bollington? -
article in I Love Macc, written by Granville Sellars, proprietor of Brassingtons.
Please note: The Happy Valley web site is not responsible for opinions
expressed in other web sites.
Proposed demolition and redevelopment
The owners of the old Waggon & Horses pub, which for ten years has
been the Bayleaf Indian restaurant, have submitted a planning application
to demolish the entire building and to construct a new building, the
ground floor of which would be let to J Sainsbury for use as a small
supermarket, euphemistically referred to as a convenience store, the
upper floor to be let to the present occupiers as an Indian restaurant.
The new building would be situated a few metres to the right and a few
metres further from the kerb than the existing building and provide a
two lane access/egress between it and Barrow's butchery next door. There
would be a 13 place car park in the triangular space behind the building.
Objections noted at public meeting
Around 60 Bollington residents met at Bollington Cross school and noted
their objections to the proposal. The following is a summary of the key
points and is not an exhaustive list.
There is huge concern regarding the highway implications of this proposal.
- A busy car park behind the new building will effectively turn the present
three way junction at the bottom of Grimshaw Lane into a four way junction;
- The main road, Wellington Road/Henshall Road, is on a considerable curve
at this point, significantly reducing visibility for all road users;
- The proposal to provide a parking bay for delivery trucks on the apex
of the corner would further seriously obstruct visibility;
- While an adequate pedestrian path is planned to fit between the delivery
vehicle and the store, experience shows that this area will be obstructed
by the delivery cages, both those on the way in and empties on the way
- Risks to customers crossing the road;
- Risks raised by the location of the bus stop immediately opposite the
- Risks to school children calling at the store then running out and across
the road to catch their bus;
- Heavy articulated vehicles from the BC transport depot up Grimshaw Lane
already have great difficulty in turning right from Grimshaw Lane
into Henshall Road. They need the full width of the main road to enable
them to get round. Any vehicle parked in front of the store but not fully
in the unloading bay will result in obstruction and road closure;
- Experience with the new Co-op store further up Wellington Road, where
there is a visible car park of 24 spaces, shows that 20% of car-bourne
shoppers park on the roads outside the store. The proposed car park is
not visible from the highway and will have far fewer vacant spaces. This
will inevitably result in a higher percentage of callers parking on the
street outside the store. The area already experiences this inconsiderate
parking, and particularly so since the opening next door to the proposed
store of a takeaway pizza shop. These problems are only likely to increase
if the proposed store is open;
- With food and general stores on both sides of the street it is inevitable
that there will be a significant increase in the number of pedestrians
crossing and re-crossing the street at or close to the apex of
the corner and the associated junctions;
- The applicant's assessment of vehicle and pedestrian movements related
to the store are not bourne out by experience at the new Co-op store further
along Wellington Road - they are likely to prove to be a gross under estimate;
Other concerns include:
- The availability of a 24/7 ATM cash machine would likely result in noisy
callers to the site at all hours of the night (as previously experienced
round the corner in Ashbrook Road, resulting in its removal by NatWest
- Noise to neighbours from chillers on the roof;
- Noise to the entire neighbourhood for the period 7:00am - midnight every
day. The store is planned to be open 7:00am to 22:00pm Monday to Friday
with slightly shorter hours on weekends. The restaurant is planned to
be open from early evening to midnight with additional lunchtime opening
- The present building was erected in 1907 by the North Staffordshire
Railway Company (NSR, or Knotty) to replace a pre-existing and very inadequate
building. The new building became the Waggon & Horses Hotel to serve
customers of the NSR. It is of a characteristic NSR design, very attractive
using well chosen materials. The building is an obvious part of Bollington's
heritage building collection, standing in a prominent position and visible
from well up Grimshaw Lane;
- The effect on the existing food shops in the area (Barrows butcher, Heathcotes
butcher, Brassingtons bakery and cafe). These businesses have said that
they thought that the influx of new shoppers would probably balance any
losses of customers to the new store;
- Wellington Road Garage presently uses parking space behind the present
Waggon & Horses building for temporary parking of customer's vehicles.
Loss of this facility may compromise the viability of this business.
Applicant's comments to objections
The applicant attended the meeting at Bollington Cross school and listened
to all the objections. He was provided with an opportunity to respond
and made the following points:
- The present building is in very poor condition with subsidence on one
side resulting in cracking and movement. The top floor is unused
due to its poor condition;
- No planning permission is required to establish a store on this location
because the present premises already has A3 permission - the store
would require only A1. The application is for permission to demolish
the existing building, construct the proposed building in the adjusted
position, and provide the proposed road and car park;
- The design of the new building has been influenced by their desire to
maintain the look of the existing building, and has been enhanced by
changes requested by the CEC Conservation Officer;
- They are very well aware of the potential traffic problems and have taken
these into consideration when setting the location of the building on
the site - including setting back from the road, closure of the north
access, widening the south access to two lanes;
- He announced that they had agreed to set the building back a further 0.5m
at the request of CEC planners.
The CEC Northern Area Planning Committee will consider the application
as submitted and alternatives cannot be considered. However, the committee
can provide conditions to a permission to develop. This leads one to
consider what conditions might be put forward.
- Limited hours of operation. Unlikely due to thousands of similar stores
- Limited delivery hours. Similar to old Co-op;
- Limited number of deliveries per day. Similar to old Co-op;
- No ATM. A key facility likely to be regarded as an essential feature;
- Require a better, safer, highways solution. Traffic lights are not practical,
traffic calming is a possibility;
Further alternative have been suggested but these could not be considered
by the Planning committee under the present application.
A more extreme alternative has been proposed by Tim Boddington, the webmaster.
The most significant problem appears to be the entry to / exit from the
car park. Many of the highway problems result from this. So why not ban
customer parking behind the store, but retain it as is for use by staff,
Wellington Road Garage and Barrows. Further, don't allow unloading of
store deliveries at the front but send them to the back. There should
just be room to turn the delivery vehicles at the back. The effect of
this idea would be to retain use of the car park to much the same as
it is with an increase in vehicle movement only to the extent of deliveries.
If the proposed customer car park were developed, in practice there would
be relatively few spaces for customers but many fruitless entry and exit
movements by customers hoping for a space. All this useless traffic movement,
and the associated risk at the junction, would be eliminated.
A word on traffic calming - I have suggested that a road design similar
to Prestbury village would significantly reduce the risks, or, going
further, a shared space solution similar to Poynton may be even better.
The area covered by these could be from Ashbrook Drive to Albert Road
and 50m up Grimshaw Lane.
If you have any comment or ideas of your own, please post them on the relevant
Facebook page - https://www.facebook.com/groups/bollingtonsainsburysproposal/?fref=ts (Please
note that this is a closed group forum, if you are not already
a member you will need to join to be able to comment.)