been identified as a sustainable location for residential development, owing to its location as a transport hub, proximity to facilities and services and its considerable potential to make effective use of vacant and under-utilised previously developed land.
The NPPF requires planning policies to promote the effective use of land in meeting an authority's needs for homes and other uses. Promoting and supporting the development of underutilised land and buildings and suitable previously developed land is particularly encouraged, as is making the most efficient and optimal use of land in the event of a shortage of land to meet identified housing needs. The Local Plan therefore aims to optimise the capacity of the existing urban area to accommodate new development when identifying land to meet our housing needs.
The town centre offers a remarkable opportunity to realise these ambitions in a location with excellent connectivity and on a scale surpassing other districts in Greater Manchester. Covering the whole area of the town centre, the Mayoral Development Corporation (MDC) is well placed to bring forward large-scale regeneration with the ability to bring together a wide range of development and land assembly statutory powers that can galvanise market interest and support engagement with the private sector.
The Stockport Town Centre West Strategic Regeneration Framework has committed to Town Centre West being a ‘nationally significant example of town centre living’. The Stockport Town Centre East Strategic Regeneration Framework widens the potential for residential development further, identifying opportunities for an additional 4,000 new homes. Any subsequent design guides, codes or other design related documents may also be of relevance.
Policy ENV16 sets our approach towards tall buildings and is informed by evidence in the Stockport Character and Urban Density Study which finds potential for ‘gentle density’ in three zones. In design terms, there is a presumption in favour of buildings over 11 storeys in these zones, although this is subject to the requirements of other policies in the Local Plan.
Expected population increases from both planned growth in the Local Plan and additional residential development coming forward through prior approval following the changes to the General Permitted Development Order, will place considerable pressure on our existing social infrastructure which in some cases are already at capacity or below standard. Investment in public transport connectivity at Stockport Interchange is also expected to increase visitor numbers.
The town centre has traditionally been a place of work and a shopping or leisure destination, although evidence in the Retail and Leisure Study Update 2022 and emerging trends suggest that the town centre should be more of a hub for our communities. The Economic Plan forecasts an ageing population, a large proportion of which will benefit from high quality older persons' accommodation at St Thomas' Gardens on the edge of the town centre, and the BID continue to develop an events programme that attracts young people and families into the