Solutions on bats and buses required to enable Stockport 8

Approved in principle last summer, the 1,328-home ECF-led development needs next week’s planning committee to approve temporary bus depots and alternative provision for roosts in buildings set for demolition.

Stockport 8, the development of eight acres by Stockport Council in partnership with ECF – made up of Muse, L&G and Homes England – was given a “resolution to approve” verdict in August 2025, this hybrid consent comprising full consent for Plot 1 and outline consent for Plots 2 and 3.

As set out in the officer report, that resolution was, amongst other things, subject to further bat surveys of the former Comfortable Gill pub on King Street West, with a commitment to return the application to committee should bats – a protected species – be found.

Although further surveys have shown that bat roosts were not found at the pub, four day roosts were found on the buildings currently occupied by Totally Local Company within Plot 2 of Stockport 8, known as the Lundy site. Five bats are estimated to use the roosts.

The Lundy site sits within phase two of Stockport 8, but is also required in the short term, as along with the former Heaton Lane car park it is one of two sites proposed for a temporary bus depot – the clearance and redevelopment of the current Daw Bank depot being a central part of Stockport 8 phase one, which will bring 435 homes in three buildings

The temporary bus depot relocations are the second item on next week’s planning agenda, and between now and then will be discussed at Stockport’s cabinet meeting next week, which will be asked to sign off a funding deal with GMCA for the project.

In short, a licence from Natural England is required before the buildings are demolished. There are three habitat regulation derogation tests the council must have regard to, as set out in the officer report.

These are: Imperative reasons of over-riding public importance, there being no satisfactory alternative solution, and maintenance of the favourable conservation status of the species. Ultimately, this will inform Natural England’s decision as to whether or not to grant a licence for the demolition.

As addressed in the report, Stockport’s case is made as follows:

Imperative reasons of over-riding public importance

Stockport 8 development will deliver up to 1,328 homes and up to 17,000 sq ft of commercial and community floorspace, representing the single largest residential regeneration scheme to come forward to date in the Town Centre West MDC area. It will play a large role in addressing a housing shortfall, with Stockport’s current supply calculated at 1.77 years. It will also deliver a 573.78% biodiversity net gain.

No satisfactory alternative

No solutions exists, said officers, that would achieve the public benefits identified above. Maintaining the status quo would fail to deliver much-needed homes in this highly sustainable and accessible location and seriously undermine the council and MDC’s ability to deliver change.

Maintenance of the favourable conservation status of the species

Stockport’s nature development officer has concluded that the test should be passed if several measures are taken. These include that the bat boxes installed under a previous licence secured for external lighting to enable Totally Local Company’s relocation are retained and relocated under the supervision of licensed ecologist; that further bat boxes are provided on new buildings; that method statements set out in survey documents are followed; and that the site’s western boundary wall is surveyed if affected by the development.

As for the buses, this is a temporary solution, until a site can be found to serve the all-electric fleet aspired to, and the development team are ready to kick on with Stockport 8’s later phases. For now, all buses at the Stockport depot are diesel-powered.

As well as a two-storey office block, 83 buses are to be based from Heaton Lane, which will use existing access points. The Lundy site would house 65 buses on hardstanding, also with offices. Both locations would have refuelling and bus-wash facilities.

Deloitte is advising the applicant, Stockport 8 LLP. The bus depot application’s reference number is DC/097900, and the Stockport 8 reference DC/094376. Stockport’s planning & highways committee meets on 19 March.