(Public Pack)Agenda Document for Planning and Transportation

Public Document Pack

Planning and Transportation Regulatory Panel

Dear Member,

You are invited to attend the meeting of the Planning and Transportation Regulatory Panel to be held as follows for the transaction of the business indicated. Miranda Carruthers-Watt Proper Officer ------DATE: Thursday, 16 March 2017

TIME: 9.30 am

VENUE: Salford Suite, Salford Civic Centre, Chorley Road, Swinton

In accordance with ‘The Openness of Local Government Bodies Regulations 2014,’ the press and public have the right to film, video, photograph or record this meeting.

Members attending this meeting with a personal interest in an item on the agenda must disclose the existence and nature of that interest and, if it is a prejudicial interest, withdraw from the meeting during the discussion and voting on the item.

Please note that there will be a break for Members at approximately 11.15 a.m. until 11.30 a.m.

AGENDA

1 The Panel is asked to consider whether it agrees to the inclusion of the items listed in Parts 1 and 2 of the agenda.

2 Apologies for absence.

3 Declarations of interest.

4 To approve, as a correct record, the minutes of the meeting held (Pages 1 - 4) on 2 February 2017.

5 Planning applications and related development control matters: (Pages 5 - 12)

9.30 A.M.

5a 16/69161/FUL Weaste Grill, 68 Edward Avenue, Salford M6 8DA (Pages 13 - 18)

5b 16/69233/FUL 13 Park Road, Eccles M30 9JQ (Pages 19 - 28)

5c 16/69247/FUL Stanwell Road Playing Fields, Stanwell Road, Swinton (Pages 29 - 46) M27 5TD

5d 16/69276/FUL Former Ford Mill Site, Ford Lane, Salford M6 6PE (Pages 47 - 56) 5e 17/69346/FUL 182 Weaste Lane, Salford M5 5JL (Pages 57 - 62)

11.30 A.M.

5f 16/68439/FUL Pendleton House, Broughton Road, Salford (Pages 63 - 78)

5g 16/69216/FUL Erie Basin, Salford Quays (Pages 79 - 118)

5h 16/69279/FUL Former Hope High School, Eccles Old Road, Salford (Pages 119 - 136) M6 8GG

5i 17/69416/FUL Land Formerly Our Lady The Lancashire Martyrs (Pages 137 - 156) School, Wicheaves Crescent, Worsley M28 0HF

5j 17/69339/FUL Land South East Of 513 Booths Hall Road, Worsley (Pages 157 - 168)

6 Planning applications determined under delegated authority. (Pages 169 - 202)

7 Planning appeals. (Pages 203 - 206)

8 Urgent business.

Business which, due to special circumstances, the Chair of the meeting is of the opinion should be considered as a matter of urgency.

9 Exclusion of the public.

Officers consider that the following items contain exempt information, as provided for in the Local Government Access to Information Act, and that the public interest in maintaining the exemption outweighs the public interest in disclosing the information. Members are recommended to agree the necessary resolutions excluding the public from the meeting during consideration of these items.

10 Part 2 - closed to the public

No items.

11 Urgent business

Contact Officer: Tel No: 0161 793 2602 Claire Edwards, Democratic Services E-Mail: [email protected] Agenda Item 4 PLANNING AND TRANSPORTATION REGULATORY PANEL

2nd February, 2017

Meeting commenced: 9.30 a.m. “ ended: 11.20 a.m.

PRESENT: Councillor Mashiter - in the Chair Councillors Antrobus, Burch, Dawson, Hamilton, Hunt, Lea, McIntyre and R. Wilson

Please note that a list of persons in attendance (including any Ward Councillors) in respect of matters referred to in Minute 87 is included at Appendix A.

84. WELCOME AND APOLOGIES FOR ABSENCE

The Chair welcomed those present and outlined the procedure for the meeting.

Apologies for absence were submitted on behalf of Councillors Barnes, Clarke, Lewis, Morris, Turner and P. Wheeler and Mr. Jim Wheelton.

85. DECLARATION OF INTEREST

There were no declarations of interest.

86. MINUTES OF PROCEEDINGS

RESOLVED: THAT the minutes of the meeting held on 15th December 2016 be agreed as a correct record, subject to Minutes 77 (Declarations of Interest) and 79 (Applications for Planning Permission) being amended to indicate that Councillor Mashiter left the room during consideration of planning application 16/69008/ADV (Land At Trinity Way, Near Lamb Lane, Salford).

87. APPLICATIONS FOR PLANNING PERMISSION

(Full details of the matters referred to in this Minute are contained in the report of the Strategic Director for Environment & Community Safety (Main Report), as amended, in the case of the applications marked * in the Amendment Report).

RESOLVED: THAT, following consideration by the Panel, the under-mentioned applications for planning permission were determined, subject to the conditions listed in the above report(s), as indicated below –

Application Number/ Site Development Decision Applicant

16/69049/OUT Ashtonfields Site Outline Planning Application for Granted Part Of British Coal flexible B1(b), B1(c) and B8 Mr Joe Burnett Yard Employment Use with ancillary Ravenscraig Road B1(a) Office Space up to 18,581m Little Hulton (200,000ft) including means of Worsley access and earth works M38 9PU

16/67827/OUT Clifton Business Outline planning application with all Please refer to Minute 88 below Park matters reserved except for access Mr Chris Beard Wynne Avenue for the demolition of existing Swinton buildings and erection of up to 92 Salford dwellings (maximum of 8,635 sq.m M27 8FF of gross floorspace)

*14/64676/FUL Moss Farm Retrospective planning application Approved, contrary to officer Cutnook Lane for the construction of four fishing recommendation, by a unanimous Mr Alan Whitehead – Irlam ponds and use of existing buildings vote, subject to the attachment of Moss Farm Fisheries M44 5NB as a café, wormery and tackle shop conditions, the wording of which Page 1 be agreed by the Chair of the Planning and Transportation Regulatory Panel - 2nd February 2017 2

Application Number/ Site Development Decision Applicant

Panel in conjunction with the Assistant Director for Housing & Planning, to require:

(i) The submission of the following for approval by the Local Planning Authority -

. A Community Engagement & Education Strategy; . A Cycle Parking Scheme. . A Landscape & Habitat Creation Scheme.

(ii) The hours of operation being agreed by the Chair of the Panel in conjunction with the Assistant Director for Housing & Planning.

(iv) No external lighting being implemented without approval having been granted by the Local Planning Authority.

(vi) Drainage investigation and mitigation being undertaken.

The applicant confirmed his commitment to delivering the proposed conditions outlined above.

88. 16/67827/OUT – CLIFTON BUSINESS PARK, WYNNE AVENUE, SWINTON, SALFORD M27 8FF – OUTLINE PLANNING APPLICATION WITH ALL MATTERS RESERVED EXCEPT FOR ACCESS FOR THE DEMOLITION OF EXISTING BUILDINGS AND ERECTION OF UP TO 92 DWELLINGS (MAXIMUM OF 8,635 SQ.M OF GROSS FLOORSPACE

RESOLVED: (1) THAT planning permission be granted, subject to the planning conditions listed in the report, and that:

(i) The Strategic Director for Environment & Community Safety be authorised to enter into a legal agreement under Section 106 of the Town and Country Planning Act, to secure the following heads of terms:

- Affordable Housing, - Open Space, - Education, - Public Realm;

(ii) The applicant be informed that the Council is minded to grant planning permission, subject to the conditions stated in the report, on completion of such a legal agreement;

(iii) The authority be given for the decision notice relating to the application to be issued (subject to the conditions and reasons stated in the report) on completion of the above-mentioned legal agreement. Page 2 Planning and Transportation Regulatory Panel - 2nd February 2017 3

(2) THAT authority to approve the projects towards which the financial contribution secured by the Section 106 agreement will be directed, be delegated to the Chair of the Panel in conjunction with the Assistant Director for Housing & Planning.

(3) THAT it be noted that the Panel were not persuaded by the argument regarding the viability of SUDS techniques contained in the Flood Risk Assessment submitted by the applicant, as stated in the Main Report - ‘… that because United Utilities do not adopt SUDS structures this is not a viable option.’

(4) THAT liaison takes place with Ward Councillors in respect of new street names.

89. PLANNING APPLICATIONS DETERMINED UNDER DELEGATED AUTHORITY

The Strategic Director for Environment & Community Safety submitted a report containing details of planning applications which he had determined under delegated authority during January 2017 and were not, therefore, for consideration by the Panel.

RESOLVED: THAT the content of the report be noted.

90. PLANNING APPEALS

The Strategic Director for Environment and Community Safety submitted a report which provided details of an appeal that had recently been determined.

RESOLVED: THAT the content of the report be noted.

91. ENFORCEMENT ACTIVITY FROM 1ST OCTOBER TO 31ST DECEMBER 2016

The Strategic Director for Environment & Community Safety submitted a report which provided details of enforcement activity between 1st October and 31st December 2016. The report analysed current enforcement data in relation to complaints received and complaints closed for the quarter, as well as complaints received by ward, complaints outstanding by ward and prioritisation of complaints.

RESOLVED: THAT the content of the report be noted.

Page 3 Planning and Transportation Regulatory Panel - 2nd February 2017 4

APPENDIX A

APPLICATION REF. & OBJECTING IN FAVOUR WARD ADDRESS COUNCILLORS / MPs

16/69049/OUT Gavin Winter* Ashtonfields Site Part Of Steven Barnes British Coal Yard Ravenscraig Road Little Hulton Worsley M38 9PU

16/67827/OUT Teresa McCabe Clifton Business Park Brian Roberts* Wynne Avenue Richard Moffatt* Clifton Chris Beard Swinton Salford M27 8FF

14/64676/FUL Michael Berry Mr Whitehead* Moss Farm Mrs Whitehead Cutnook Lane Irlam M44 5NB

* Indicates those who made representations to the Panel.

Page 4 Agenda Item 5

REPORT

Strategic Director for Environment and Community Safety

To the

Planning & Transportation Regulatory Panel

16 th March 2017

Planning Applications and Related Development Control Matters

(Not considered to contain exempt information)

Non-members of the panel are invited to attend the meeting during consideration of any applications included within the report in which they have a particular interest.

MAIN REPORT

Page1 5

PLANNING AND TRANSPORTATION REGULATORY PANEL

THE LOCAL GOVERNMENT ACT 1972-SECTIONS 100A-100K

LIST OF BACKGROUND PAPERS

The “Background Papers” relating to all reports on Planning Applications appearing in this report are: -

1. The appropriate ‘Development Information Folder’ for each planning application on the Agenda. The contents of the folder include the following documents:

(a) The submitted planning application (forms, plans and supporting documents and Information)

(b) Correspondence with statutory and other consultees;

2. Any previous planning applications and subsequent Decision Notices (if issued referred to in each planning application report on this Agenda.

3. Any Tree Preservation Order referred to in each planning application report on the agenda.

4. Any Conservation Area Plan referred to in each planning application report on the agenda.

5. The “Standard Planning Conditions Etc…’Booklet’.

6. Papers specifically listed under a heading “Other Background Papers” in any planning report on the agenda.

These Background Papers can normally be inspected between the hours of 8.30 am and 4.30 pm on any weekday (except Bank Holidays) at Urban Vision Partnership Ltd reception at Emerson House, Albert Street, Eccles. Whilst background papers will be made available for inspection as quickly as possible, immediate access cannot be guaranteed. It is therefore advisable wherever practical, to make an appointment by telephoning (0161) 779 4852. Alternatively the planning application forms, plans and supporting information is available on the Council’s web site http://publicaccess.salford.gov.uk/publicaccess/

Publications

In considering planning applications or legal action, the City Council has regard to a wide range of published documents, although not ‘Background Papers’ for the purposes of the Local Government Act 1972 – Sections 100A-100K, are nevertheless important to the consideration of these matters.

The Government in particular has published a large number of circulars and Statutory Instruments in addition to the primary legislation and these are available from Her Majesty’s Stationery Office, which has a bookshop in Manchester.

The following Local Authority publications are available for inspection at Emerson House, Albert Street, Eccles , they can also be viewed on the Council’s web site http://www.salford.gov.uk/planning-policy.htm

Page2 6 If you do not have personal access to the Internet, free access is available to registered members at each of the sixteen libraries in the city .

• Design and Crime – SPD • Trees and Development – SPD • House Extensions – SPD • Housing Planning Guidance • Salford Green Space Strategy – SPD • Nature Conservation & Biodiversity – SPD • Lower Broughton Design Code – SPD • Ellesmere Park – SPD • Hot Food Take Aways - SPD • Telecommunications - SPD • Planning Obligations - SPD • Sustainable Design and Construction SPD • Design SPD

The following Planning Guidance documents have been adopted by the City Council

• The Exchange, Greengate • Mediacity:uk & Quays Point • Housing Planning Guidance • Claremont and Weaste Neighbourhood Plan • Salford City Council - UDP Policy E5: Development in Established Employment Areas • Flood Risk and Development Planning Guidance • Salford central • Irwell City Park • Ordsall Riverside • Pendleton Planning Guidance

Amendments/Additional Information received after the completion of this series of reports

Any amendment/additional information, such as amendments to planning applications, additional information from applicants or consultees, representations from interested parties, etc…. received AFTER the preparation of this series of reports will be reported at the Panel meeting together with any changes to my recommendation.

Page3 7 PLANNING & TRANSPORTATION REGULATORY PANEL

Set out below are details of all of the items which will be considered by the Planning and Transportation Regulatory Panel at their meeting. Some of these applications may be subject to a s.106 legal agreement (planning obligation). Where this is the case it will be stated next to the recommendation using the code ‘S106’ as detailed in the list of codes below.

Ward Members may make representations to the Panel on all items below including those with an associated s.106 legal agreement.

INDEX REPORT (Please refer to Agenda Sheet for page numbers)

DATE: 16.03.2017

RECOMMENDATION PER = Approve AUTH = Consent REF = Refuse FUL = Full application ADV = Advert Application OUT = Outline Application HH = Householder Application REM = Reserved Matters COU = Change of use LBC = Listed Building Consent CON = Conservation Area Consent S106 = Subject to a S106 Obligation

Weaste And Seedley

16/69161/FUL RECOMMENDATION: APPROVE

TIME OF MEETING: 09.30am

PROPOSAL: Variation of opening hours attached to planning permission 12/61647/FUL

LOCATION: 68 Edward Avenue Salford M6 8DA

APPLICANT: Mr M Akhtar

Page 8 Eccles

16/69233/FUL RECOMMENDATION: APPROVE

TIME OF MEETING: 09.30am

PROPOSAL: Erection of a detached dwelling within the garden area of existing property

LOCATION: 13 Park Road Eccles M30 9JQ

APPLICANT: Miss Jessica Hurley

Swinton South

16/69247/FUL RECOMMENDATION: APPROVE

TIME OF MEETING: 09.30am

PROPOSAL: Erection of a new 2 Form Entry, 420-pupil primary school and 30-pupil nursery, with covered linking walkway to an existing sports hall (to be internally re-configured); access, car parking, associated outdoor sports and play facilities, hard and soft landscaping and associated infrastructure.

LOCATION: Stanwell Road Playing Fields Stanwell Road Swinton M27 5TD

APPLICANT: Mr Craig Moynihan

Irwell Riverside

16/69276/FUL RECOMMENDATION: APPROVE

TIME OF MEETING: 09.30am

PROPOSAL: Variation of condition 15 (amended plans) and 16 (travel plan) attached to planning permission 06/53710/FUL

LOCATION: Former Ford Mill Site Ford Lane Salford M6 6PE

APPLICANT: Mr Percy Lawson Johnston

Page 9

Weaste And Seedley

17/69346/FUL RECOMMENDATION: APPROVE

TIME OF MEETING: 09.30am

PROPOSAL: Change of use from C3 (dwelling house) to 7 bed HMO (house in multiple occupation) (Sui Generis) and formation of light well to front of property.

LOCATION: 182 Weaste Lane Salford M5 5JL

APPLICANT: Mr Aram Shebani

Irwell Riverside

16/68439/FUL RECOMMENDATION: APPROVE

TIME OF MEETING: 11.30am

PROPOSAL: Change of use of the former Coroner's Court, including 2nd, 3rd and 4th floor extensions, demolition of rear buildings and erection of a 6 storey extension to provide 71 no. apartments in total

LOCATION: Pendleton House Broughton Road Salford

APPLICANT: Mr J Gwynne at Endeavour

Ordsall

16/69216/FUL RECOMMENDATION: APPROVE

TIME OF MEETING: 11.30am

PROPOSAL: Proposed residential development comprising 270 no. apartments with associated car parking, landscaping and public realm improvements, including a new public dockside walkway.

LOCATION: Erie Basin Salford Quays

APPLICANT: Mr Stuart McCrone

Page 10 Weaste And Seedley

16/69279/FUL RECOMMENDATION: APPROVE

TIME OF MEETING: 11.30am

PROPOSAL: The erection of 64 dwellings, the laying out of roads and footways; hard and soft landscaping, walls and fences and drainage; and other associated works

LOCATION: Former Hope High School Eccles Old Road Salford M6 8GG

APPLICANT: Mr Mike Stone

Boothstown And Ellenbrook

17/69339/FUL RECOMMENDATION: APPROVE

TIME OF MEETING: 11.30am

PROPOSAL: Erection of two detached dwellings with associated car parking and landscaping Re-Submission of 15/66712/FUL

LOCATION: Land South East Of 513 Booths Hall Road Worsley Manchester

APPLICANT: Mr Myerscough

Little Hulton

17/69416/FUL RECOMMENDATION: APPROVE

TIME OF MEETING: 11.30am

PROPOSAL: Erection of 73 residential dwellings, together with associated works

LOCATION: Land Formerly Our Lady The Lancashire Martyrs School Wicheaves Crescent Worsley M28 0HF

APPLICANT: c/o Agent

Page 11 This page is intentionally left blank Agenda Item 5a

http://publicaccess.salford.gov.uk/publicaccess/applicationDetails.do?activeTab=summary&keyVal=OHHY9DN PJB900

APPLICATION No: 16/69161/FUL APPLICANT: Mr M Akhtar LOCATION: Weaste Grill, 68 Edward Avenue, Salford, M6 8DA, PROPOSAL: Application for the variation of opening hours WARD: Weaste And Seedley

Description of Site and Surrounding Area

The site to which the application relates is occupied by a single storey building which is in use as a hot food takeaway. It is rendered to the front elevation and is of brick construction to the side and rear elevations. The unit is set back from the back of the footpath by approximately 10 metres and this area is currently used for parking. The application property is located adjacent to an off license (No.66 Edward Avenue) on one side and the Weaste Hotel on the other.

The area is predominantly residential and is characterised by two-storey terraced and semi-detached dwellings of brick construction.

Description of Proposal

Planning consent is sought to vary the hours of operation attached to 12/61647/FUL.

The site currently has permission to operate between the hours of 11.00 to 20.00 on Mondays to Fridays and 16.00 to 20.00 on Saturdays.

Page 13 The application form indicates that the applicant initially applied to operate between the hours of 11:00 until 22:00 Monday to Sundays. However, following discussions, the applicant has agreed to amend this to 11:00 until 22:00 Mondays to Saturdays, with no opening on Sunday.

Publicity

Earliest Decision Date: 12th January 2016

Site Notice: Not applicable.

Press Advert: Not applicable.

Relevant Site History

16/68941/DISCON - Request for confirmation of compliance with conditions 3 (noise), 5 (bins) and 6 (colour scheme) attached to planning permission 12/61647/FUL (28th October 2016).

16/68409/FUL - Application for the variation of opening hours (Refused 19th August 2016)

Reason for Refusal:

The proposed development would have a detrimental impact on the amenity of neighbouring residents by reason of noise, disturbance and general activity. As such, the proposal is considered to be contrary to policies S4 and EN17 of the City of Salford Unitary Development Plan and the Hot Food Take Aways Supplementary Planning Document.

The applicant on this planning application had applied for the opening hours of 14:00 until 23:00 7 days a week.

12/61647/FUL - Change of use to hot food takeaway (A5) a new shop front with roller shutters and an externally mounted flue to the rear elevation - Refuse - 21 June 2012

The applicant appealed this decision. The Planning Inspectorate allowed the appeal subject to a number of conditions including the opening hours, submission of noise mitigation measures and bin provision.

The condition placed on this application related to the opening hours was “The use hereby permitted shall not be open to customers outside the following hours of 11.00 to 20.00 Mondays to Fridays and 16.00 to 20.00 on Saturdays”.

10/58898/COU - Change of use from retail (class A1) to shop for the sale of hot food (class A3) and installation of a flue on the rear elevation and opening up of front display window with the installation of roller shutters - Refuse - 25 June 2010

03/45766/COU - Change of use from retail (Class A1) to shop for the sale of hot food (Class A3) - Refuse - 17 April 2003

Neighbour Notification

The occupiers of 21 neighbouring properties were notified of the planning application.

Representations

174 representations were received by the Council, of which there were 73 citing objections and 101 in support. Councillor Hesling had also objected to the scheme and requested that the application be determined by Panel. The representations of support raise the following points: - Takeaway shuts too early and at a time when people want food; - Manchester’s takeaways are open later; - Friendly staff; - Location and lack of alternatives;

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DCINIT.RTF - Good food hygiene; - Positive role in the community; - Good quality of food and service; - Ability to deliver; - There are not many takeaways around this location;

In addition, some of the responses indicate that people have travelled from as far as Swinton and Manchester to eat from the takeaway. The representations of objection raise the following points (with Officer comments in italics) - Increased litter – The applicant could be required to provide a bin to cover the extended hours by condition to help prevent customers discarding their waste on the street. Although it is recognized that litter is often associated with hot food takeaway (HFTA) uses, refusing the application on this basis could not be defended at appeal otherwise it could be a basis to refuse all new HFTA applications which is clearly an unreasonable position to take.

- Increased noise – This is discussed within the report below. - Increased anti-social behaviour in the area – This is discussed within the report below. - The takeaway is within a Community Space Protection Order Area – The application site is located within the Weaste Public Spaces Protection Order and will be discussed within the report below.

- Owner has ignored planning conditions placed on the takeaway – This is discussed within the report below.

- The Council has previously refused applications at this premises before, the takeaway was approved on appeal based on narrower opening hours – The impact of the additional hours of opening is discussed within the report below.

- School children are being targeted by the takeaway – The increase in opening hours will be assessed in relation to Policy HFTA 2 of the Supplementary Planning Document - Hot Food Takeaway. This is discussed within the report below.

- Owner has ignored planning conditions for this shop and has opened later than should do – Officers are aware that there is currently a live enforcement case against the premises operating outside the approved hours. However this planning application would seek to regularise this.

- More cars within the street – The Local Highways Authority raised no objections to the previous scheme and it is not considered that the change in hours in this scheme would result in a significant impact on the free flow of traffic on the highway.

- Issues relating to the shop next door including underage drinking, and littering – this application relates to the hot food takeaway and not to the adjacent convenience store. These issues are therefore separate to the application proposals and outside the remit of assessment for this planning application.

Consultations

Urban Vision Environment (Air and Noise) –

“Salford City Councils Supplementary Planning Document on hot food takeaways states “within an area that is primarily residential in character, the hours of opening will be restricted to 8am to 10pm on Mondays to Saturdays, with no opening on Sundays and bank holidays”.

It is therefore that I recommend refusal in its current form, however if the applicant were to reconsider the proposal such that the takeaway open from 11am to 10pm Monday to Saturday, with no opening on Sundays and bank holidays, I would be accepting of the application.“

Greater Manchester Police –

“The only incidents that we have had at that location in the past 12 months is Trouble with Youths in the shop next door and a parking issue outside that address. There have been no crimes reported”

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DCINIT.RTF Planning Policy

Development Plan Policy

Unitary Development Plan DES 7 - Amenity of Users and Neighbours This policy states that all new development, and alterations and extensions to existing buildings, will be required to provide potential users with a satisfactory level of amenity, in terms of space, sunlight, daylight, privacy, aspect, and layout. Development will not be permitted where it would have an unacceptable impact on the amenity of the occupiers or users of other developments.

Unitary Development Plan EN17 - Pollution Control This policy states that in areas where existing levels of pollution exceed local or national standards, planning permission will only be granted where the development incorporates adequate measures to ensure that there is no unacceptable risk or nuisance to occupiers, and that they are provided with an appropriate and satisfactory level of amenity.

Unitary Development Plan S4 - Amusement Centres, Restaurants and Cafes, Drinking Establishments and Hot Food Takeaways This policy states that proposals for amusement centres, and any uses falling within Classes A3, A4 or A5 of the Town and Country Planning (Use Classes) Order 1987, will not be permitted where the use would have an unacceptable impact, either in itself or cumulatively, on residential amenity, safety of pedestrians and road users, vitality and viability of a town centre or neighbourhood centre and visual amenity.

Other Material Planning Considerations

National Planning Policy

National Planning Policy Framework

Local Planning Policy

Supplementary Planning Document - Hot Food Takeaway

This policy document expands on the policies in Salford’s Unitary Development Plan to provide additional guidance on the development of hot food take aways. It explains the council’s overall approach to hot food take away development, and sets out detailed advice on appropriate concentrations of hot food take away establishments, measures to protect the amenity of surrounding residential occupiers, appropriate standards for parking, and servicing for delivery and waste collection services.

Policy HFTA 2 of the Supplementary Planning Document - Hot Food Takeaway states that when a hot food takeaway is proposed within 400 metres of a Secondary school; planning permission will only be granted subject to a condition that the premises are not open to the public before 5pm Monday to Friday and no over the counter sales before that time.

Policy HFTA 3 of the Supplementary Planning Document - Hot Food Takeaway states that applications within primarily residential areas, hours of opening will be restricted to 8am to 10pm on Mondays to Saturdays, with no opening on Sundays and bank holidays. The policy goes on state that the noise generated from the cooking process and the attraction of large numbers of people at particular times of the day mean hot food take away establishments can produce a higher degree of noise and disturbance than other kinds of retail use.

Policy HFTA 5 of the Supplementary Planning Document - Hot Food Takeaway states that in assessing planning applications for hot food takeaways, the Council will consider issues around community safety, crime and disorder.

Appraisal

Background

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DCINIT.RTF In 2012, the Planning Inspectorate allowed an appeal regarding the refusal by the LPA of application 12/61647/FUL for the change of use to hot food takeaway (A5) a new shop front with roller shutters and an externally mounted flue to the rear elevation.

The Planning Inspectorate stated that taking into consideration the limited opening hours, existing adjacent public house (now converted into a hotel albeit planning permission is being sought retrospectively to establish the use) and adjacent newsagents, the proposal was not considered to result in a detrimental loss of residential amenity to neighbouring residents. The Planning Inspectorate stated that details of the extraction flue should be submitted to the council to protect nearby residents from noise, vibration, fumes and odours from cooking processes.

The applicant applied to vary the opening hours of the take away to operate between 14:00 and 23:00 7 days a week through 16/68049/FUL. This was contrary to Policy HFTA 3 of the Supplementary Planning Document - Hot Food Takeaway and was refused.

The approval of a Section 73 application grants a new planning permission in its own right. The application was originally approved under 12/61647/FUL, with this application seeking to make amendments to that permission.

When considering a Section 73 application regard should be had to any changes on site or within the surrounding area and any changes to planning policy since the previous planning permission was granted. The area remains predominantly residential in character albeit the adjacent Weaste Hotel has since ceased its use as a public house. The application was determined previously at appeal in accordance with the saved policies of the City of Salford Unitary Development Plan, relevant supplementary planning documents, all of which are still part of the Development Plan for the City and the National Planning Policy Framework.

There is no requirement to revisit all issues considered under the original application through the determination of this application other than where they are pertinent to the determination of this application. The key issues in the determination of this application relate to the impact on amenity from the comings and goings of customers and activities of staff. Consideration of the anti-social behavior is also relevant.

Amenity

The Inspector noted in her report that due to the existing public house the proposed takeaway would not alone result in a detrimental impact on the amenity of the neighbouring residents given the background noise and late evening activity typically associated with a PH. Given the closure of the PH the impact of late night opening for the HFTA would be more prominent and have the potential to cause greater harm to the amenity of neighbouring residents. The Inspector also noted that the proposed takeaway did not open later than the PH and the newsagents.

There is no planning history for the newsagents and as such there are no planning limits on the opening hours for this shop. According to the website for ‘Go Local Extra’, to which the shop is part of this chain, the shop opening hours are between 7:30 – 22:00 Monday to Sunday. While the PH is now closed, the shop is open until 10 pm and as such the proposed takeaway would still not be open any later than the newsagents. As such, the extension of the takeaway opening hours would not extend the existing levels of night time activity in this locality.

The Air and Noise Team had raised concerns over the hours as applied for on the application from, however they had stated that they would raise no objections to the application if the hours were amended to be policy complaint. The applicant has since agreed in writing for Officers to condition the hours of between 11:00 and 22:00 Mondays and Saturdays with no Bank Holiday opening hours, which are now compliant with Policy HFTA 3 of Hot Food Takeaway SPD.

Officers through the above representations are aware of the concerns from local residents over anti-social behaviour and increased crime/fear of crime. As such, Greater Manchester Police were consulted. They had identified that in the previous 12 months at this location, there were some issues with youths relating to the shop next door and a parking issue outside the address, however no crimes were reported. In addition, Greater Manchester Police noted in a subsequent correspondence that a local officer for the area had mentioned no

Page 17

DCINIT.RTF issues with the shop and staff, with the owner identified as ‘very proactive in the community preventing and dealing with potential issues’. Therefore there is insufficient evidence to identify that the takeaway itself is directly responsible for crime, fear of crime or anti-social behaviour incidents.

With regards to the Community Space Protection Order Area comments raised in the representations of objections and Councillor Hesling’s response, Greater Manchester Police have confirmed that the site is located within a Public Spaces Protection Order. The effect of the Order is to restrict the behaviours of persons that would have an impact on the quality of life of those within the locality. The prohibited activities are as follows:

o “Not to throw or otherwise propel any object at any person, vehicle or property without the consent of that person or the owner of that vehicle or property; o Not to make physical contact with property or vehicle belonging to another person without the express or implied consent of the owner of that property or vehicle o Not to act in an aggressive or threatening manner or use threatening or abusive language”

It is considered, based on the crime statistics provided by Greater Manchester Police and response from a local officer, that the takeaway is not a focal point for crime. It is considered that if there are any anti-social behavioural issues relating to this area, this appear to be separate to the takeaway and as such cannot form a basis for refusal for this application.

Healthy Eating

The application would not conflict with policy HFTA 2 of the Hot Food Takeaway SPD as there is no secondary school within 400 metres of the application site. There is a primary school located within this distance, however this policy does not apply to primary schools.

Recommendation – Approve with Conditions

1. The use hereby permitted shall not be open to customers outside the following hours of 11.00 to 22.00 on Mondays to Saturdays. There shall be no opening on Sundays and Bank Holidays.

Reason: In the interest of the amenity of residents in accordance with policy EN 17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

Statement of conformity with Article 35 of The Town and Country Planning (Development Management Procedure) (England) Order 2015

The Local Planning Authority worked positively and proactively with the applicant to identify various solutions during the application process to ensure that the proposal comprised sustainable development and would improve the economic, social and environmental conditions of the area and would accord with the development plan. These were incorporated into the scheme and/or have been secured by planning condition. The Local Planning Authority has therefore implemented the requirement in Paragraphs 186-187 of the NPPF.

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DCINIT.RTF Agenda Item 5b PLANNING & TRANSPORTATION REGULATORY PANEL PART I SECTION 1: APPLICATIONS FOR PLANNING PERMISSION

http://publicaccess.salford.gov.uk/publicaccess/simpleSearchResults.do?action=firstPage

APPLICATION No: 16/69233/FUL APPLICANT: Miss Jessica Hurley LOCATION: 13 Park Road, Eccles, M30 9JQ PROPOSAL: Erection of a detached dwelling within the garden area of existing property WARD: Eccles

Description of Site and Surrounding Area This application relates to a plot of land currently forming the side garden of 13 Park Road, Eccles, located within a predominantly residential area and closely connected to Monton Neighbourhood Centre. The site occupies an area of approximately 0.04 hectares. The site is bound to the south by Park Road and delineated by a 1m high brick wall with pillared gateposts at the entrance to each property. Beyond Park Road lie two detached bungalows. To the west lie the attached cottages and a number of properties in mixed use close to the junction with Rocky Lane. Adjoining to the north is a brownfield site with outline permission granted in 2013 for a residential development, whilst to the east is the side/rear curtilage of a semi-detached bungalow.

The current dwelling on the site forms part of a row of four terraced cottages constructed from a dark brick under a traditionally pitched slate roof.

Description of Proposal Planning permission is sought for the erection of a three bedroomed detached dwelling to the south-eastern side elevation of 13 Park Road. The dwelling will be constructed in similar brickwork under a main gable ended pitched roof with a two-storey rear projection. The site will be accessed from Park Road via a dropped kerb with provision made for the parking of two vehicles.

Publicity Site Notice: Not Applicable Reason:

Press Advert: Not Applicable Reason:

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$m5trcmol.docx Neighbour Notification Neighbours were notified by letter dated 12th January 2017

Representations 11 objections have been received. The issues raised can be summarised as follows:  A tree has been removed from the land.  The proposed dwelling will be out of character with the historic neighbouring dwellings.  The construction of the proposed dwelling may damage the foundations of the neighbouring cottages.  The proposed dwelling will contribute to a loss of privacy for neighbours.  The proposed dwelling will lead to an increase in parking/congestion in the area.  The location of the proposed vehicular access will create a risk to users of the highway.  The construction of the dwelling will inconvenience neighbours by reason of noise, dust, disruption, increase in traffic and parking.  Questions the accuracy of the site plan.  The proposed dwelling will result in overshadowing to the neighbouring property.  The excavation work required to accommodate the driveway will leave the neighbouring fencing unstable.  Concerns in relation to the presence of Japanese Knotweed on the land.  The loss of a tree to accommodate the driveway will have a detrimental effect on the character of the area.

Relevant Site History No relevant site history.

Consultations Highways - No objection subject to a condition.

Senior Engineer Flood Risk Management - No objection. Recommend that all drainage works are undertaken in accordance with Building Regulations Approved Document H. Urban Vision Environment (Air And Noise) - The application site is outside the City Council’s Air Quality Management Area and no specific mitigation measures are required. In addition, there are no significant noise issues associated with the proposed development. Therefore I have no comment to make. Urban Vision Environment (Land Contamination) - No objection subject to a condition requiring a site investigation report/mitigation/verification.

Arboricultural Consultant – No objection and no recommended conditions

Planning Policy Development Plan Policy Unitary Development Plan ST1 - Sustainable Urban Neighbourhoods This policy states that development will be required to contribute towards the creation and maintenance of sustainable urban neighbourhoods.

Unitary Development Plan H1 - Provision of New Housing Development This policy states that all new housing will contribute toward the provision of a balanced housing mix; be built of an appropriate density; provide a high quality residential environment; make adequate provision for open space; where necessary make a contribution to local infrastructure and facilities required to support the development; and be consistent with other policies of the UDP.

Unitary Development Plan DES1 - Respecting Context This policy states that development will be required to respond to its physical context and respect the positive character of the local area in which it is situated and contribute towards a local identity and distinctiveness.

Unitary Development Plan DES2 - Circulation and Movement

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$m5trcmol.docx This policy states that the design and layout of new development will be required to be fully accessible to all people, maximise the movement of pedestrians and cyclists through and around the site safely, be well related to public transport and local amenities and minimise potential conflicts between pedestrians, cyclists and other road users.

Unitary Development Plan DES7 - Amenity of Users and Neighbours This policy states that all new development, alterations and extensions to existing buildings will be required to provide potential users with a satisfactory level of amenity in terms of space, sunlight, daylight, privacy, aspect and layout. Development will not be permitted where it would have an unacceptable impact on the amenity of occupiers or users of other development.

Unitary Development Plan DES9 - Landscaping This policy states that hard and soft landscaping should be provided where appropriate that is of a high quality and would enhance the design of the development, not detract from the safety and security of the area and would enhance the attractiveness and character of the built environment.

Unitary Development Plan DES10 - Design and Crime This policy states that developments must be designed to discourage crime, antisocial behaviour, and the fear of crime. Development should i) be clearly delineated ii) allow natural surveillance iii) avoid places of concealment iv) encourage activity within public areas.

Unitary Development Plan A2 - Cyclists, Pedestrians and the Disabled This policy states that development proposals, road improvement schemes and traffic management measures will be required to make adequate provision for safe and convenient access by the disabled, other people with limited or impaired mobility, pedestrians and cyclists

Unitary Development Plan A8 - Impact of Development on Highway Network This policy states that development will not be permitted where it would i) have an unacceptable impact upon highway safety ii) cause an unacceptable restriction to the movement of heavy goods vehicles along Abnormal Load Routes.

Unitary Development Plan A10 - Provision of Car, Cycle, Motorcycle Park This policy states that there should be adequate provision for disabled drivers, cyclists and motorcyclists, in accordance with the Council’s minimum standards; maximum car parking standards should not be exceeded; and parking facilities should be provided consistent with the provision and maintenance of adequate standards of safety and security.

Unitary Development Plan EN12 - Important Landscape Features This policy states that development that would have a detrimental impact on, or result in the loss of, any important landscape feature will not be permitted unless the applicant can clearly demonstrate that the importance of the development plainly outweighs the nature conservation and amenity value of the landscape feature and the design and layout of the development cannot reasonably make provision for the retention of the landscape feature. If the removal of an important existing landscape feature is permitted as part of a development, a replacement of at least equivalent size and quality, or other appropriate compensation, will be required either within the site, or elsewhere within the area.

Unitary Development Plan EN19 - Flood Risk and Surface Water This policy states that any application for development that it is considered likely to be at risk of flooding or increase the risk of flooding elsewhere will need to be accompanied by a formal flood risk assessment. It should identify mitigation or other measures to be incorporated into the development or undertaking on other land, which are designed to reduce that risk of flooding to an acceptable level.

Unitary Development Plan CH8 - Local List of Buildings of Archectural I

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$m5trcmol.docx This policy states that the impact of development on any building, structure or feature that is identified on the council’s local list of buildings, structures and features of architectural, archaeological or historic interest will be a material planning consideration.

Other Material Planning Considerations National Planning Policy National Planning Policy Framework

Local Planning Policy Supplementary Planning Document - Design This document reflects the need to design in a way that allows the city to support its population socially and economically, working with and inviting those affected into an inclusive decision making process. Equally, development must contribute to the creation of an environmentally sustainable city supporting the natural environment minimising the effects of, and being more adaptable to, the potential impact of climate change.

Supplementary Planning Document - Design and Crime This policy document contains a number policies used to assess and determine planning applications and is intended as a guide in designing out crime.

Supplementary Planning Document - Sustainable Design and Construction This policy document expands on policies in Salford’s Unitary Development Plan to provide additional guidance for planners and developers on the integration of sustainable design and construction measures in new and existing developments.

Supplementary Planning Document - Trees and Development The policy document has been prepared to give information to all those involved in the development process about the standard that the Local Planning Authority requires for new development proposals with specific reference to the retention and protection of trees.

Planning Guidance - Housing The purpose of the guidance is to ensure that the residential development coming forward in Salford contributes to establishing and maintaining sustainable communities, tackles the specific housing and related issues that face Salford, and helps to deliver the vision and strategy of the UDP, the Housing Strategy and the Community Plan.

It is not considered that there are any local finance considerations that are material to the application

Appraisal Following the publication of the National Planning Policy Framework (NPPF) it is necessary to consider the weight which can be afforded to the policies of the Council's adopted Unitary Development Plan (paragraph 215 NPPF 27th March 2012).

In terms of this application it is considered that the relevant policies of the UDP can be afforded due weight for the purposes of decision making as the relevant criteria within the UDP policies applicable to the proposed development are consistent with the policies contained in the NPPF.

Principle of Development The NPPF sets out a presumption in favour of sustainable development with a definition provided in paragraph 7. This states that there are three dimensions to the concept of sustainable development: economic, social and environmental. Paragraph 8 states that these roles should not be undertaken in isolation because they are mutually dependent, whilst paragraph 14 confirms that sustainable development “should be seen as a golden thread running through…decision taking”. The NPPF (paragraph 186) is clear that “local planning authorities should approach decision taking in a positive way to foster the delivery of sustainable development”.

The site currently forms the side and rear garden area of No.13 Park Road and as such is categorised as Greenfield land. However, paragraph 49 of the NPPF states that housing applications should be considered in the context of the presumption in favour of sustainable development. The City of Salford UDP does not contain any specific policies which aim to restrict such development in Greenfield locations, however attention should be given to the general design policies of the development plan and the potential impact that any such development would have on the character and appearance of the area or the amenities of the locality.

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$m5trcmol.docx In this instance, it is considered that the proposed development is well related to local amenities with good transport links. Therefore, the principle of a house in this location is accepted.

Housing Mix UDP Policy H1 aims to achieve a balanced mix of dwellings in terms of size, type, tenure and affordability. Criterion 1 of UDP Policy H1 requires new housing development to contribute towards the provision of a balanced mix of dwellings within the local area in terms of size.

The Housing Planning Guidance supplements this policy and states that new developments should provide a broad mix of dwelling types (HOU1) and that the majority of new houses should have at least three bedrooms (HOU2).

The proposal seeks the construction of a three bedroomed property contributing to a balanced mix of dwelling types. As such the proposal meets the stipulations of Policy H1 and the accompanying Housing Planning Guidance.

Design In accordance with UDP Policy DES1, new development should respond to its physical context, respect the positive character of the local area and contribute towards local identity and distinctiveness. When assessing proposed development, regard will be given to the relationship to existing buildings and landscape and the scale of the proposed development in relationship to its surroundings. Policy DES1 should be considered alongside the city council’s Design SPD.

It is recognised that the proposed dwelling sympathetically integrates the development within the surrounding historic built form, utilising corresponding materials and similar architectural features to that of neighbouring properties. Whilst this is considered to be a ‘pastiche’ approach and not the most innovative, the proposal is considered to correspond with the simplicity of the adjoining cottages and remains proportionate to the overall massing of built form as viewed within the street scene. A condition has been attached to ensure that all materials are approved prior to above ground construction.

The incorporation of a timber porch and Tudor revival gable is noticeably prevalent for a number of properties located within the immediate area and the nearby Ellesmere Park Conservation Area more generally and so the replication seen on the principle elevation of the proposed dwelling is considered acceptable.

In regard to the use of a hipped roof to the rear two storey projection, given its position and orientation to the rear aspect with limited views from public vantage points along Park Road the proposal is unlikely to adversely affect the character and appearance of the area to any discernible degree and is acceptable.

The proposal seeks the installation of a dropped kerb with the existing front boundary wall to be demolished in part to facilitate access onto the site. Originally two access points were proposed (separate pedestrian and vehicular accesses) but the applicant agreed to amend the scheme to limit the extent of historic walling to be demolished.

Amenity The proposed dwelling will be located within 1m of the common boundary of the adjoining property at No.13 and between 3.8m and 5.1m away from the common boundary of No.15. The proposed dwelling is angled away and positioned in excess of 14m from any habitable room windows on the adjoining bungalow of No.15. This neighbor also has a conservatory to the side but the distance from its nearest point to the proposed dwelling would be similar at approximately 14m.

The proposal incorporates a single first floor side elevation window facing onto the curtilage of No.15, however this serves an en-suite. A condition will be attached to ensure that this window is obscurely glazed to protect the privacy of this neighbour. To this end, the distance between the proposed dwelling and No.15 is sufficient to negate any adverse impacts through a loss of privacy, overshadowing or overbearing effect.

In regard to No.13, the main portion of the proposed development aligns with this property. However, the proposed two storey rear extension will project approximately 1m beyond the adjoining single storey rear extension of No.13 and approximately 3.6m beyond the first floor rear elevation. Nevertheless, it is not considered that there would be any significant loss of light or overbearing effect upon the amenities of No.13

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$m5trcmol.docx due to the scale of the single storey rear extension and the position of the first floor rear window within No. 13 which is set closer to the boundary with the No.11 than the proposed dwelling. As a result, the 45 degree angle will not be intersected and the development is unlikely to cause adverse harm through a loss of light or overbearing effect.

There are two windows on the current gable elevation of 13 Park Road that will be located within 1m of the new dwelling which will result in these rooms suffering a loss of light. Floor plans for the existing end dwelling show that there is one large open plan living room and dining space served by three windows, one of which is to the front and is considered to be the primary habitable window and source of light and outlook. Given than there are other sources of light to these rooms, and the fact that this current end dwelling is the applicant’s dwelling, it is not considered that the loss of light to these rooms will be sufficiently detrimental to refuse planning permission.

The proposal meets the interface distances of 21m between the principle windows of the proposed development and those at Nos.2 & 2a and it is not considered that there will be any harm to the amenity of these neighbours.

Highways The proposed development is located in a sustainable location which is well-served by public transport, the highway network and its close proximity to the Monton Neighbourhood Centre with associated facilities and services. Vehicular and pedestrian access to the proposed dwelling is to be taken from Park Road through a 2.7m wide access. The proposed area of parking is located to the front and side of the dwelling. The neighbouring dwellings on the opposite side of Park Road have driveways to the front of the dwellings and so this is reflective of the character of the area.

It is recognised that the ideal visibility splays cannot be achieved for the vehicular access whilst retaining the existing front boundary wall which is a historic and visually interesting feature in the street scene. Colleagues in Highways raise no objection to the proposal as this situation is similar to a lot of driveways to the front of residential dwellings. However, it has been recommended to attach a condition requiring the front boundary to remain free from further obstruction to ensure maximum visibility for vehicles exiting the driveway.

It is not expected that the construction of a single dwelling is likely to have any significant impact upon the highway network in accordance with UDP policy A8.

Trees A BS 5837 Arboriculture Report has been supplied to support the application; the report gives a fair and accurate appraisal of the trees on site. No trees are proposed for removal to facilitate the development.

One individual tree and one group (T1 and G1) are to be retained; they are on an adjacent site with the stems being at a considerable distance from the proposed development however the Root Protection Area (RPA) is within the development site. It is possible that development occurring within this site could affect T1 and G1 however, given the species, locations and the amount of excavation required it has been found that the trees will remain unaffected.

Successful retention of these trees throughout the development phase will be possible and the existing boundary fencing will afford them protection. A Tree Protection Plan (TPP) and Arboricultural Method Statement (AMS) will not be required. Replacement planting need not be sought as no trees are being removed.

It is noted that an existing tree has been removed at some point in the past, the tree was not afforded formal protection and the LPA had no control over the loss of this tree.

Other The accuracy of the site plan was questioned by a neighbour who did not consider that the dwelling could be developed within the site as shown on the plan. The owner of the land obtained a copy of the Land Registry plan from the purchase of the land which accurately reflects the submitted location plan. The agent has submitted an updated site plan that shows the distance between the closest points of the proposed dwelling and the neighbouring dwelling to the east and it is considered that the development can be accommodated within the plot at a suitable distance away from the neighbour, as described in the amenity section of this report.

Recommendation

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$m5trcmol.docx Approve

1. The development must be begun not later than three years beginning with the date of this permission.

Reason: Required to be imposed by Section 91 of the Town and Country Planning Act 1990 (as amended).

2. The development hereby permitted shall be carried out in accordance with the following approved plans:

Location Plan produced on 02 Sep 2016 Proposed Floor and Roof Plans, reference 1214 1 Proposed Elevations, reference 1214 2 Proposed Site Plan, reference 1214 3 - Rev B Proposed Boundary Wall, reference 1214 5

Reason: For the avoidance of doubt and in the interest of proper planning.

3. Notwithstanding any description of materials in the application no above ground construction works shall take place until samples or full details of materials to be used externally on the building(s) have been submitted to and approved in writing by the Local Planning Authority. Such details shall include the type, colour and texture of the materials. Only the materials so approved shall be used, in accordance with any terms of such approval.

Reason: In order to ensure a satisfactory appearance in the interests of visual amenity in accordance with Policy DES1 of the City of Salford Unitary Development Plan and the requirements of the National Planning Policy Framework.

4. Notwithstanding any information submitted with the application, no development shall take place until an investigation and risk assessment has been submitted to and approved in writing by the Local Planning Authority. The assessment shall investigate the nature and extent of any contamination on the site (whether or not it originates on the site). The assessment shall be undertaken by competent persons and a written report of the findings submitted to and approved in writing by the Local Planning Authority before any development takes place. The submitted report shall include:

i) a survey of the extent, scale and nature of contamination

ii) an assessment of the potential risks to:

* human health, * property (existing or proposed) including buildings, crops, livestock, pets, woodland, and service lines and pipes, * adjoining land, * groundwaters and surface waters, * ecological systems, * archaeological sites and ancient monuments;

iii) where unacceptable risks are identified, an appraisal of remedial options and proposal of the preferred option(s) to form a remediation strategy for the site.

The development shall thereafter be carried out in full accordance with the duly approved remediation strategy.

Reason: To prevent pollution of the water environment and to ensure the safe development of the site in the interests of the amenity of future occupiers in accordance with Policy EN17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

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$m5trcmol.docx 5. Pursuant to condition 4 and prior to first use or occupation a verification report, which validates that all remedial works undertaken on site were completed in accordance with those agreed with the Local Planning Authority, shall be submitted to and approved in writing by the Local Planning Authority.

6. a) Notwithstanding the details shown on the approved plans, the development hereby permitted shall not be occupied until full details of both hard and soft landscaping works have been submitted to and approved in writing by the Local Planning Authority. The details shall include the formation of any banks, terraces or other earthworks, hard surfaced areas and materials, boundary treatments, external lighting, planting plans, specifications and schedules (including planting size, species and numbers/densities), existing plants / trees to be retained and a scheme for the timing / phasing of implementation works.

(b) The landscaping works shall be carried out in accordance with the approved scheme for timing / phasing of implementation or within 18 months of first occupation of the development hereby permitted, whichever is the later.

(c) Any trees or shrubs planted or retained in accordance with this condition which are removed, uprooted, destroyed, die or become severely damaged or become seriously diseased within 5 years of planting shall be replaced within the next planting season by trees or shrubs of similar size and species to those originally required to be planted, unless the Local Planning Authority gives its consent in writing to any variation.

Reason: To ensure that the site is satisfactorily landscaped having regard to its location and the nature of the proposed development and in accordance with Policies DES1 and DES9 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

7. The first floor en-suite window in the side elevation facing the common boundary with 15 Park Road shall be fitted with, and permanently glazed in, textured glass whose obscuration level is at least 3 on the Pilkington scale of 1-5 (where 1 is clear and 5 is completely obscure).

Reason: In the interest of the amenity of residents in accordance with policy DES7 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

8. The front boundary wall shall not be increased in height and no obstructions shall be allowed to extend or grow above the height of the existing wall at any time.

Reason: To ensure adequate visibility for vehicles exiting the driveway in accordance with policy A8 of the City of Salford Unitary Development Plan

Notes to Applicant

1. STANDING ADVICE - DEVELOPMENT LOW RISK AREA

The proposed development lies within a coal mining area which may contain unrecorded coal mining related hazards. If any coal mining feature is encountered during development, this should be reported immediately to the Coal Authority on 0345 762 6848.

Further information is also available on the Coal Authority website at: www.gov.uk/government/organisations/the-coal-authority

This Standing Advice is valid from 1st January 2017 until 31st December 2018 2. If, during any works on site, contamination is suspected or found, or contamination is caused, the Local Planning Authority shall be notified immediately. Where required, a suitable risk assessment shall be

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$m5trcmol.docx carried out and/or any remedial action shall be carried out in accordance to an agreed process and within agreed timescales in agreement with the Local Planning Authority.

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$m5trcmol.docx This page is intentionally left blank Agenda Item 5c

http://publicaccess.salford.gov.uk/publicaccess/simpleSearchResults.do?action=firstPage

APPLICATION No: 16/69247/FUL APPLICANT: Mr Craig Monaghan LOCATION: Stanwell Road Playing Fields, Stanwell Road, Swinton, M27 5TD, PROPOSAL: Erection of a new 2 Form Entry, 420-pupil primary school and 30-pupil nursery, with covered linking walkway to an existing sports hall (to be internally re-configured); access, car parking, associated outdoor sports and play facilities, hard and soft landscaping and associated infrastructure. WARD: Swinton South

Description of Site and Surrounding Area

This application relates to a 2 hectare vacant site that comprises of playing fields and a sports hall. It is bound to the north by the Civic Centre car parks and buildings as well as the telephone exchange, all of which are set at a higher level than the playing fields. To the south is the Stanwell Road highway, and beyond that, the residential dwellings that front onto it. To the east is a public right of way (number 25) and various residential dwellings, and to the west is an ambulance station which is set at a lower level than the application site.

The site is enclosed on all sides by a range of boundary treatments, all of which exceed 2m in height. In particular, the Stanwell Road and eastern boundaries are defined by a 2.4m high brick wall. Vehicular access onto the site is achieved from Stanwell Road.

The site was formerly used as playing fields and a sports hall by St Ambrose Barlow RC Secondary School, with the main school site located south of the dwellings fronting Stanwell Road. However, in 2013 St Ambrose Barlow relocated to a new site in Wardley leaving both sites unused.

Page 29 The site is not allocated on the UDP Proposals map.

Description of Proposal

Planning Permission is sought for the construction of a new two form entry (2FE - 420 pupil) primary school and a 30 pupil nursery. The school is intended to operate between the hours of 7.30am – 5.30pm Monday to Fridays. It would comprise of a new two-storey (8m) building with a flat roof. It would be finished in a grey ribbed profile metal cladding with high pressure laminate copper colour panels to the main entrance and eastern staircase.

The new building will provide formal classrooms as well as spaces for one-on-one teaching and areas for flexible use. In addition staff offices; a staffroom; meeting rooms; pupil and staff toilets; an office reception and reprographics area etc will be provided.

The development also includes the erection of a covered walkway link between the new school building and the existing sports hall. This would be single-storey in height (4m) with a flat roof and finished with glazing and metal cladding. As part of the proposed works, the sports hall is to be internally re-configured to provide a kitchen area; plant and server room; site manager’s office/store and a chair store at ground floor level. At first floor level the existing dance room is intended to be refurbished to form a studio. Minor external alterations have been proposed to create new doorways.

The development includes the creation of a car parking area to the south west corner of the site, which would provide 42 spaces including 3 disabled spaces. The car park would be accessed from Stanwell Road via an existing entrance point. It would be gated and segregated from the school with no access for pupils.

Pedestrian access will be provided further along Stanwell Road, opposite Shaftesbury Road. It will remain locked during the daytime other than at school starting and finishing times. Managed access will be operated by the school reception.

A cycle store is proposed to the front of the main entrance which will provide partially covered lockable storage for up to 51 cycles. Three motorcycle bays have been proposed within the main car park.

Overall the development would provide approximately 1,924m2 of new floor space (not including the existing sports hall).

The sports fields are to be retained and re-lined to provide for a variety of summer and winter sports. In addition a level tarmacked area will be marked out to create further sports provision. Other hard and soft surface areas around the building will be used for outdoor learning and informal play.

Background

The application has been submitted by Salford City Council. Since 2011 they have adopted a new pupil strategy to manage ‘demand risk’ following the increase in demand for primary school places, which has increased to unprecedented levels since late 2010.

The Children’s services team are responsible for delivering the development, which will enable the relocation of the existing one-form-entry (1FE) Deans Primary School and Nursery from its existing site at Vicarage Road, Swinton. It will also allow for the capacity of the school to increase, to provide two forms of entry (2FE) with 420 places and a 30 place nursery.

To date SCC has created over 4,830 places via the expansion of existing school estates and it is envisaged that demand will continue to increase.

In order that the Local Authority can meet its statutory duty for providing school places and to ensure that sufficient places are available across this area to meet increased demand, the Deans Primary School has been identified for expansion for September 2017. Current forecasts are indicating that capacity for an additional one form entry (210 pupils) is required across the immediate area.

Page 30 The existing school site is unable to accommodate expansion, hence the proposed new school, which is intended to open for the 2017 September school term. Its increase in size from a 1FE to a 2FE will be phased over a 7 year period, admitting 30 new reception pupils and supporting staff each year.

The applicant considers the site to be suitable, given that it is Council owned and is vacant and underused. The existing Sports Hall was originally used by the former St Ambrose Barlow High School, however new replacement facilities have been provided at the High School’s relocation site. The development will therefore utilise the initial investment made and help to speed up the build process.

Publicity

Site Notice: Non HH Affecting public right of way - Date Displayed: 5 January 2017 Reason: Article 13 affect public right of way

Press Advert: Manchester Weekly News, Salford Edition – Date Displayed 12 January 2017 Reason: Article 15 - Affects Public Right of Way

Neighbour Notification

80 neighbour notification letters were sent on 4th January 2017

Representations

Seven objections have been received in response to the proposed development and the points raised within them can be summarised as follows:  Concerns with the amount of traffic that will be using the surrounding roads, which are already used as a cut through between Partington lane and Worsley Road. The area will become congested with queuing cars. Oncoming vehicles cannot pass each other in some places. The school entrance should not be located off a narrow side road.  Concerns with the amount of parking that will be available to surrounding residents. The existing parking restrictions (10:00 – 15:00) will need to be extended.  The egress route for emergency vehicles from the Ambulance station may be blocked during school pick-up/drop-off times.  Concerns that large construction vehicles will not be able to access the site.  Objections to development on a quiet, green, urban space.  Concerns in relation to noise and litter have also been raised. Two letters of support have also been received, which can be summarised as follows:  Parking is not an issue for residents on Stanwell Road with the permit zones in place. The street can certainly cope with the increased traffic.  Proposal is welcomed as more high quality nursery and primary school sites are needed in the area.  Strongly agree with the proposed location, particularly as it makes use of the existing sports hall.  Agree with retaining existing trees and providing cycle storage to encourage more children to cycle to school. One of the letters of support also sets out a series of improvements that they would like to be incorporated into the scheme. These include:  Widening the main vehicular access and improving the internal vehicular circulation within the staff car park.  Improvements to the quality of public footpaths and street lighting in the area, particularly along the PROW to the east.

Relevant Site History

03/46804/FUL – Erection of 1.4m and 3m high palisade fencing and 3m high gates, and brick up ten windows – Approved, 20 October 2003

03/46681/FUL – Erection of four court badminton hall with ancillary facilities without complying with condition 4 (Restricted Use) on planning permission 02/44392/FUL) – Approved, 16 October 2003

Page 31 02/44392/FUL – Erection of a four badminton court sports hall with ancillary facilities – Approved, 16 August 2002

Consultations

Design For Security - No comments received to date

Senior Engineer Flood Risk Management - No objections, subject to the imposition of standard conditions relating to the implementation of the submitted Drainage Strategy.

Highways - No objections – see relevant section of report.

Environment Agency – Recommend contaminated land condition

Greater Manchester Ecological Unit - No objections subject to conditions/informative in relation to nesting birds, ecological mitigation and trees

Urban Vision Arboriculturalist – No objections subject to imposition of standard conditions relating to tree protection, replacement planting and compliance with the submitted Arboricultural Statement.

Landscape Design - No objections

Rights Of Way - No comments received to date

Sport England - No objections, subject to the imposition of two conditions to secure a playing field condition survey and a community use agreement for the sports facilities.

Urban Vision Environment (Air And Noise) - No objections subject to conditions relating to construction management plan and noise levels

Urban Vision Environment (Land Contam) – Recommend contaminated land condition and informative.

The Greater Manchester Pedestrian Assoc. - No comments received to date

The Open Spaces Society - No comments received to date

Peak and Northern Footpaths Society – If planning permission is granted please include a condition that there must be no obstruction of any public right of way. Should a temporary or permanent obstruction be unavoidable, then no development should take place until a diversion order has been confirmed and the diversion route, with a satisfactory surface and adequate width and way marking, is available for public use. This has been added as an informative.

Ramblers Association Manchester Area - No comments received to date

United Utilities: No objection subject to standard conditions relating to the drainage of foul and surface water.

Planning Policy

Development Plan Policy

Following the publication of the National Planning Policy Framework (NPPF) it is necessary to consider the weight which can be afforded to the policies of the Council's adopted Unitary Development Plan (paragraph 215 NPPF 27th March 2012).

Unitary Development Plan ST1 - Sustainable Urban Neighbourhoods

Page 32 This policy states that development will be required to contribute towards the creation and maintenance of sustainable urban neighbourhoods.

Unitary Development Plan ST9 - Retail, Leisure, Social Community Provision This policy states that the provision of a comprehensive and accessible range of retail, leisure, social and community facilities will be secured by, protecting and enhancing the vitality and viability of existing town and neighbourhood centres, adopting a sequential approach to the location of new retail and leisure development and facilitating enhanced education, health and community provision that will be maintain and enhanced.

Unitary Development Plan DES2 - Circulation and Movement This policy states that the design and layout of new development will be required to be fully accessible to all people, maximise the movement of pedestrians and cyclists through and around the site safely, be well related to public transport and local amenities and minimise potential conflicts between pedestrians, cyclists and other road users.

Unitary Development Plan DES10 - Design and Crime This policy states that developments must be designed to discourage crime, antisocial behavior, and the fear of crime. Development should i) be clearly delineated ii) allow natural surveillance iii) avoid places of concealment iv) encourage activity within public areas.

Unitary Development Plan EHC1 - Provision, Improvement of Schools and Colleges This policy states that planning permission will be granted for the improvement, replacement or provision of new schools and colleges, provided that the development would i) not have an unacceptable impact on the amenity of neighbouring uses; ii) secure adequate, accessible playing field provision iii) be accessible by a range of means of transport iv) incorporate disabled access v) not give rise to unacceptable levels of traffic generation, impact on highway safety, parking or servicing; vi) make provision, where possible, for community use of buildings and grounds.

Unitary Development Plan EN12 - Important Landscape Features

Page 33 This policy states that development that would have a detrimental impact on, or result in the loss of, any important landscape feature will not be permitted unless the applicant can clearly demonstrate that the importance of the development plainly outweighs the nature conservation and amenity value of the landscape feature and the design and layout of the development cannot reasonably make provision for the retention of the landscape feature. If the removal of an important existing landscape feature is permitted as part of a development, a replacement of at least equivalent size and quality, or other appropriate compensation, will be required either within the site, or elsewhere within the area.

Other Material Planning Considerations

National Planning Policy

- National Planning Policy Framework - National Planning Practice Guidance

Local Planning Policy

Supplementary Planning Document - Design This document reflects the need to design in a way that allows the city to support its population socially and economically, working with and inviting those affected into an inclusive decision making process. Equally, development must contribute to the creation of an environmentally sustainable city supporting the natural environment minimising the effects of, and being more adaptable to, the potential impact of climate change.

It is not considered that there are any local finance considerations that are material to the application.

Appraisal

The main planning issues to be considered in the determination of this application are as follows: -

 Principle of Development o Proposed use o Loss of existing playing fields . Context . Relevant policy and assessment  Proposed Facilities o Outdoor Sports and Recreation o Proposed school buildings  Amenity o Visual intrusion / overshadowing

Page 34 o Light glare / intrusion o Air and noise  Design and Layout o School buildings o Boundary Treatments  Design and Crime  Access, Highways and Parking o Sustainable location o Proposed access and servicing arrangements o Impacts on the Local Road Network o Parking arrangements  Flood Risk and Drainage  Trees and Landscaping  Ecology  Contaminated Land  Sustainability  Bins and Waste

Principle of development

With the exception of the existing Sports Hall, the site falls to be classed as greenfield land. Whilst up to 4,000sqm of it would be developed on to create the school buildings and associated car parking/playgrounds etc., the proposals seek to revert the site back to its educational use.

NPPF paragraph 72 is the Governments most up to date planning policy on the provision of schools and fully reflects the Government’s commitment to the delivery of new schools. NPPF states that “the Government attaches great importance to ensuring that a sufficient choice of school places is available to meet the needs of existing and new communities. Local planning authorities should take a proactive, positive and collaborative approach to meeting this requirement, and to development that will widen choice in education. They should:

 give great weight to the need to create, expand or alter schools; and  work with schools promoters to identify and resolve key planning issues before applications are submitted.”

In August 2011 the Secretary of State for Communities & Local Government issued a Policy Statement – Planning for Schools Development which underlines the Government’s commitment to support the development of state funded schools and their delivery through the planning system. The Government considers that the creation and development of state-funded schools is strongly in the national interest and that planning decision- makers can and should support that objective, in a manner consistent with their statutory obligations. They indicate that a collaborative working approach should help to ensure that the answer to proposals for the development of state-funded schools should be, wherever possible, “yes”.

National policy therefore presents a high level of support for the provision of additional education facilities.

Salford is facing a significant increase in the demand for primary school places, and this demand is projected to continue to increase in future years. The City Council acknowledges through the requirements of the Planning Obligations SPD which includes education contributions for large scale developments that in order to address this demand there will need to be, “significant capital investment in the expansion of existing schools.” The document indicates that the City Council ”will seek to minimise the capital cost to developers as far as practicable, by seeking to expand existing schools in the first instance.”

In terms of local policy, saved UDP Policy EHC1 places a general presumption in favour of the provision and improvement of schools providing six fundamental criteria are met. The development will be assessed against these criteria later in the appraisal.

The City of Salford is split into 12 School planning Areas (SPA’s), with the Deans Primary School forming part of SPA5. Forecasts indicate that an additional one form of entry is required across this immediate area and the proposal that is the subject of this application forms part of the response and management of this identified need, to ensure that the City Council can meet its statutory duty for providing school places across this area.

Page 35 It is understood that different options have been considered by the City Council for accommodating the additional growth required in SPA5. The existing Deans Primary School occupies a confined site surrounded by established buildings. An alternative site is therefore required to enable the school to be expanded. A number of sites have been reviewed within the SPA5 area, having regard to a range of criteria, including travel distance against pupil demand; location of the existing school; site area required; site availability and other restrictions. The Stanwell Road site has been selected as the preferred site through this process, with the main advantages being that it enables the school to be retained within its community; it will allow an existing sports facility to be re-used; and the lack of physical constraints that might prevent the school being delivered within the required timescales. Given the above, it is considered that the principle of providing a school in this location, and on greenfield land, is acceptable, subject to all other matters being satisfied; this includes the loss of the existing playing fields, which is discussed in more detail in the section below.

Loss of existing playing fields

Context

The application site previously provided playing fields and a sports hall for St Ambrose Barlow RC High School, although they have not been used since the school’s re-location to Wardley in 2013. The new site for St Ambrose Barlow is located off Ash Drive and was formerly occupied by Wardley High School until its closure in 1988. Council records show that the previous buildings were demolished in the mid 1990’s and the playing fields remained disused and became redundant. When St. Ambrose Barlow redeveloped the site in 2013, they provided 65,000sqm of new playing fields and associated outdoor recreation space, including an area of land that had previously fallen outside of the Wardley High site, but was purchased by the City Council to provide enhanced facilities for the new school.

Relevant policy and assessment

As the development proposes to construct school buildings on an area of land that has been used as a playing field within the last five years, there is a statutory obligation to consult with Sport England as part of the application process.

Sport England consider that approximately 4,000sqm of the existing playing fields would be lost to the new buildings and associated hardstanding and therefore they have assessed the application in light of Paragraph 74 of the NPPF, and Sport England’s Playing Field Policy (which is presented within its Planning Policy Statement titled ‘A Sporting Future for the Playing Fields of England’). The NPPF states that: Existing open space, sports and recreational buildings and land, including playing fields, should not be built on unless: 1) An assessment has been undertaken which has clearly shown the open space, buildings or land to be surplus to requirements; 2) The loss resulting from the proposed development would be replaced by equivalent or better provision in terms of quantity and quality in a suitable location; or 3) The development is for alternative sports and recreational provision, the needs for which clearly outweigh the loss.

In considering the exceptions set out above, the 4,000sqm of land to be developed at Stanwell Road cannot be considered to be ‘surplus to requirements’ as Salford’s Playing Pitch Strategy (2015) identifies shortfalls across all pitch types within the Swinton area. Sport England have also advised that the third exception does not apply to the development in this instance, as it relates to a Primary School, and not a purpose-built sports facility.

With respect to the second exception within Paragraph 74, Sport England consider that, in this instance, it would not be feasible or reasonable for the lost area of playing field to be replaced by new provision of equivalent or better quality elsewhere within the site. Instead, as an alternative form of mitigation, Sport England have requested that a formal assessment of the playing fields’ ground conditions (drainage and topography) is undertaken to ensure that they are capable of accommodating the additional curriculum and community usage. If necessary, a scheme to bring the pitches up to an ‘acceptable quality’ should be produced and implemented by the school within a year. Sport England also require the school to prepare a Community Use Agreement, which would secure the effective community use of the playing field and sports hall/changing facilities. Both obligations would need to be conditioned and subsequently satisfied in order to prevent Sport England from objecting to the application.

Page 36 The applicant has acknowledged the importance of making sports facilities available to the local community and has confirmed a willingness to commit to the imposition of conditions that align with Sport England’s requirements. On this basis, it is considered that the loss of playing field space, as identified by Sport England, has been adequately justified and that the development is in broad compliance with Paragraph 74 of the NPPF.

Proposed Facilities

Outdoor Sport and Recreation

The second test set out within UDP Policy EHC1 requires new school developments to secure an adequate standard of playing field and other recreation provision in an accessible and convenient location. The application submission provides for such facilities within the confines of the school site. It states that they have been designed to comply with the space standards set out in the Department for Education’s Building Bulletin 103: Area Guidelines for mainstream Schools. The table below compares the minimum space standards recommended within BB103 (for a 2FE Primary School) with the actual level of provision that would be delivered on site as part of this development. Each type of provision has been listed in order of priority, as advised by the Guidelines.

Type of provision BB103 - Recommended Area Actual Area Provided Difference Hard Informal & Social 650sqm 1,320sqm +670sqm Hard Outdoor PE (Formal Games 1,030sqm 780sqm -250sqm Courts) Soft Informal & Social 1,500sqm 2,440sqm +940sqm Soft Outdoor PE (Playing Field) 8,400sqm 8,410sqm +10sqm Habitat 210sqm 1,125sqm +915sqm

In the main, the proposed Deans School will benefit from outdoor sports and recreation facilities that exceed the recommended minimum standards. Whilst it is recognised that there is a shortfall in the level of hard outdoor PE provision, a formal games court would still be provided that allows some PE or team games to be played without going off site. It is also worth noting that the existing Sports Hall, which covers 480sqm, will provide a similar function all year round. As noted above, the playing fields are generally level and well-drained and will be marked out to support a range of summer and winter sports. Therefore, it is considered that the development is in compliance with the second test within UDP Policy EHC1.

Proposed School Buildings

The application proposes 1,900sqm of new teaching accommodation, which will be provided over two floors. This figure would rise to approximately 4,000sqm if the floor-space within the existing Sports Hall was to be included also. The applicant’s submission indicates that the internal spaces within the new building have been designed to comply with Department for Education guidance documents BB93; BB100; BB101 and BB103, which set out recommended standards for the type and size of accommodation that should be provided within schools.

Amenity

Visual intrusion / overshadowing

The proposed school building would measure 8m in height and has been sited approximately 28m away from the nearest residential properties, on the opposite side of Stanwell Road. Such a relationship is considered to be acceptable and will not result in undue visual intrusion or overshadowing for the facing neighbours. The impact of the development on all other properties has been assessed and is considered to be in compliance with UDP Policy DES7.

Light glare/intrusion

An external lighting plan with associated lux levels has been submitted with the application and this has been assessed using the Institute of Lighting Professional Guidance Notes for the Reduction of Obtrusive Light. Inspection of the standards for ‘Zone E3’ (Suburban Surroundings), which the application site is considered to

Page 37 fall within, shows that the external lighting proposed for the school buildings and car parking area would comply with the pre and post curfew levels set out for luminaire intensity and light trespass into windows of the closest residential properties (on Stanwell Road). Therefore this aspect of the development is considered to have an acceptable impact on neighbouring residential amenity.

Air and Noise

The development site sits outside of the City Council’s Air Quality Management Area, but is supported by noise impact assessment compiled by Atkins and dated 9th December 2016.

The report considers the likely impact that the operational phase of the proposed school will have on existing, sensitive receptors (i.e. the dwellings to the south and to the south east of the site) and also gives advice on the control of noise during the construction phase of the development.

Various noise sources are identified and considered in the report, including the use of the outdoor play areas, plant and machinery, road traffic and construction works. Where necessary, noise mitigation is recommended, mainly through the use of appropriately worded conditions on any planning permission granted. The playing fields are intended to be used by the school only and would not be used during the evening.

Urban Vision Air and Noise have considered the report and are satisfied that noise need not be a constraint to the proposed development. Subsequently they have raised no objections to the proposal.

In terms of air quality, Urban Vision Air and Noise have recommended the implementation of an Environmental Construction Management Plan (CEMP) in order to control and dust emissions generated by the construction phase of the development.

Conclusion

The assessment set out above has shown that the proposed development would not have an unacceptable impact on the amenity of neighbouring residents, subject to the addition of certain conditions. Therefore the proposal is considered to comply with the first test set out in UDP Policy EHC 1, and is also in accordance with UDP Policies EN17 and DES7.

Design and Layout

School Buildings

The proposed school building runs parallel to Stanwelll Road and measures approximately 51m in length and 8m in height. Grey ribbed metal cladding has been shown as the principal external finish. It is considered that the scale of the development is appropriate for the area, having regard to the existing sports hall and the two- storey houses on the opposite side of Stanwell Road. The building is set well back from the highway boundary (13m) whilst still adequately addressing the streetscene. The fenestration arrangement, proposed materials and, corner entrance feature are considered to provide an acceptable level of ‘visual interest’ to the external elevations.

The Design and Access Statement reports that the proposed elevations provide indicative details regarding cladding materials, and that the materials generally will be the subject of on-going assessment. Therefore it is recommended that a condition requiring the submission of material samples for agreement with the Local Planning Authority be attached to any planning permission.

Boundary treatments

The existing boundary treatment to the southern (Stanwell Road) and eastern perimeters of the site comprises of a 2.4m high brick wall, which is to be retained with the exception of a small area to allow adequate vehicular access to the staff car park. All other existing boundary treatments are to be retained.

Design and Crime

A Crime Impact Assessment has been submitted with the application. This has been produced by Greater Manchester Police’s Design for Security team and concludes that the layout of the proposed scheme is

Page 38 generally acceptable. Further evaluation of the condition of existing boundary treatments has been recommended and care should be taken to prevent the single-storey sports hall link from providing unauthorised access to the main roof.

Access, Highways and Parking

Sustainable Location The third test within UDP Policy EHC1 requires a new school to be accessible to the community that it serves by a range of means of transport, particularly foot, cycle, and public transport. The application site is situated in close proximity to Swinton town centre, adjacent to residential areas, existing public transport services and the site of the existing Deans Primary School and is therefore considered to be in a sustainable location.

Proposed Access and Servicing Arrangements An existing, currently redundant, vehicular access onto the site is located to its south west corner. This will be opened up and amended to allow entry into the proposed car parking area. An amended package of swept-path drawings have adequately demonstrated that the site can be serviced by refuse and delivery vehicles. The applicant has also shown that the appropriate visibility splays could be achieved for vehicles leaving the staff car park.

The existing pedestrian gate off Stanwell Road is also to be retained and will allow for easy access to the school’s reception and cycle storage facilities. A guard rail will be located along the edge of the footway in front of the pedestrian access, along with ‘School Keep Clear’ road marking on Stanwell Road.

The internal layout of the site allows for pedestrian and vehicle segregation, with a pedestrian route provided from the staff car park to the main entrance of the school building.

The applicant has produced a package of plans showing works to be undertaken to the highway/public footpath immediately outside of the site, which includes the provision of dropped kerbs and tactile paving. Route audits of the local pedestrian network have recently been undertaken by officers in Highways and Transportation and a package of remedial works is in the process of being drawn up. It is likely these would be agreed and implemented as part of a license granted by Section 50 of the New Roads and Street Works Act (1991).

The applicant has stated that level accesses will be provided at all entry points into the school, as well as for hard standing areas/pathways directly adjacent to the buildings. This will allow easy pedestrian access across the site, including those with impaired mobility. The finished floor level within each building will be level with access provided to the upper floor by two staircases and a lift; thus, the development is considered to comply with the fourth test within UDP Policy EHC1.

Impacts on the Local Road Network

The application is supported by a Transport Assessment (TA) and Travel Plan (TP), compiled by Ramboll. The TA estimates that, at full capacity, the School would generate 505 vehicular trips during the AM Peak and 473 trips across the PM Peak. This is considered by the applicant to be a worst-case scenario, as it does not reflect the fact that some children will attend breakfast and after school clubs. There may also be instances of shared lifts to/from school. The TA goes on to assess the distribution and, subsequently, the highways impacts of these trips. In doing so, it removes the trips currently generated by the existing 1FE Deans School, which is located 550m to the north-west on Vicarage Road. The applicant has undertaken a capacity analysis for existing junctions in the vicinity of the site, which has recently been updated and expanded to include a future year scenario plus growth. Colleagues in Highways and Transportation have undertaken an initial review of the revised assessment and have requested further information, which will reviewed and reported on to Panel as part of an Amended Information Report.

It is the Local Authority’s policy to introduce a 20mph speed limit on highways adjacent to a new school. Considering the location of the school, and the likely routes to it, Officers have recommended that the majority of those residential streets enclosed by the application site, Partington Lane, Worsley Road and the main St. Ambrose Barlow site be subjected to a 20mph zone. It is noted also that parking on Shaftesbury Road effectively reduces the available running carriageway to single-file traffic, and thus school traffic using this route to approach and leave Stanwell Road will increase conflicts in this area. Consideration should therefore be given to introducing a one-way operation on Shaftesbury Road. A scheme of traffic management, supported by

Page 39 Traffic Regulation Orders and timetables for implementation, should therefore be agreed in with the Local Planning Authority.

Parking Arrangements

The proposals include a car park capable of accommodating 42 vehicles. The TA confirms that this will only be available to staff and visitors of the school, and is not to be used by parents at school pick-up / drop off. It is estimated that approximately 83 people would be employed at the school, once it reaches full capacity, and as such it is likely that demand for parking will exceed supply. To prevent large amounts of overspill car parking that might impact on the amenity of surrounding residents, it is recommended that the School produces a Car Park Management Plan and, more importantly, that they enhance their Travel Plan to provide greater commitment to encouraging sustainable travel. Conditions should therefore be added to any permission to secure these documents.

A covered and lockable storage area is proposed to the east of the pedestrian access for 51 cycles/scooters. This level of provision is considered to be acceptable for a school of this size.

Flood Risk and Drainage

The development would introduce new areas of hardstanding onto a site that exceeds one hectare in size, and is located within a critical drainage area. Accordingly, a Flood Risk Assessment (FRA) has been submitted with the application, which also includes a Drainage Strategy for the site. This indicates that percolation tests have shown that it will be possible to drain the site into two soakaways, which are designed to accommodate a 1 in 100 year return plus climate change.

Urban Vision’s Drainage Engineer has accepted the findings and approach presented in the FRA and recommended that the applicant’s Drainage Strategy be implemented prior to first occupation of the school to prevent an increased flood risk to downstream receptors, as a result from surface water runoff generated by the proposed development. This could be secured by condition. A further condition should restrict surface water discharge to a rate that is 50% of that recommended in Salford City Council’s SFRA.

Trees and Landscaping

The application is supported by an Arboricultural statement dated December 2016. A total of nine trees are proposed for removal, to facilitate the development of the staff car park. Successful retention of the boundary trees throughout the construction phase will require the erection of temporary protective fencing. A specification and proposed layout for this fencing has been supplied, although its final position will be determined by the project Arboriculturalist.

It is considered that the loss of nine trees can be adequately mitigated by replacement tree planting. The submitted site plan and accompanying landscape Design Strategy reveals that 12 new trees would be planted within the site. Subject to the details of this replacement planting being agreed, it is considered to represent adequate mitigation for those that will be lost to the development.

Overall, it is considered, that the proposed development would not result in an unacceptable detrimental impact on existing trees within the site, in accordance with the Trees and Development SPD, subject to the attachment of conditions to ensure that the trees are fenced during the construction of the development and that the recommendations set out in the submitted Arboricultural Statement are adhered to. A third condition will seek to secure a scheme for replacement tree planting at the site.

Ecology

The application is supported by a Preliminary Ecological Appraisal Report (Capita, Job No CS/089382, Issue 1, November 2016). The application site comprises an existing sports hall building, amenity grassland, scattered trees, scrub, tall ruderal vegetation and introduced shrubs. The site is located in an urban area of Swinton with the River Irwell located approximately 2.5 km to the north-east of the site. The Extended Phase 1 survey was undertaken on 22nd September 2016.

The trees, scrub and shrubs have the potential to support nesting birds. All birds, with the exception of certain pest species, and their nests are protected under the terms of the Wildlife and Countryside Act 1981 (as

Page 40 amended). GMEU have recommend a condition prohibiting works to trees, scrub and shrubs including vegetation clearance etc during bird nesting season, however as this is covered by other legislation an informative has been added rather than a condition.

In line with Section 11 of the NPPF, GMEU recommend that opportunities for biodiversity enhancement be incorporated into the new development including bat boxes; bird boxes; native tree and shrub planting; wildflower seeding; sensitive lighting and as such a condition is recommended requiring the submission of an ecological mitigation scheme for the written approval of the LPA.

It is considered, therefore that the proposed development would not have an unacceptable detrimental impact upon the landscape or wildlife interest at the site in accordance with UDP Policy EN12.

Contaminated Land

The application is supported by the following reports:  A Contaminated Land and Geotechnical Desk Study Report by Ramboll Environ, ref: 1620002880-TD- DS-02, December 2016.  A Ground Investigation Factual Report, Ramboll Environ, ref: 1620002880, December 2016.  A Contaminated Land Interpretive Report, Ramboll Environ, ref: 162002880-004, January 2017.

The first report provides details of a desk study carried out at the proposed development site, comprising a review of historical mapping and available environmental data. The report recommends that a site investigation with gas monitoring should be carried out. This investigation has been carried out, with the results from it reported in the second study, and interpreted in the third. The Interpretive report concludes that the risk to human health and controlled waters is low, with the site being categorised as characteristic situation 1 with regards to ground gas.

Urban Vision’s Environment Team have reviewed the above reports and consider that insufficient work has been undertaken with regards to the chemical analysis across the site. More samples of the made ground / topsoil should be taken for a site of this size given that it will be used as outdoor play-space for children. The sampling density for the northern half of the site should be increased also. Therefore it is recommended that a standard Contaminated Land condition be attached to any permission, which will ensure that a detailed Site Investigation Report is submitted for the Environment Team’s written approval. The condition will also require the report to identify and any remediation works that might be required, and for the applicant to incorporate them into the development. A similar condition has been recommended by the Environment Agency.

Sustainability

The building has been orientated so as to maximize natural daylight and ventilation. The design and access statement confirms that the building will comply with the 2013 Building Regulations and will provide an efficient heating and ventilation strategy as well as good thermal construction and air tightness reducing heat loss and running costs.

The proposed building is to be manufactured off site, based around a modular grid profile allowing for off-site fabrication and a much reduced construction programme. The off-site manufacture will also result in reduced vehicle movement to and from the site as well as reduced on site waste.

It is considered that the above measures will contribute to the efficient and sustainable use and control of the building.

Bins/Waste

A bin store is proposed to the west of the existing sports hall building within the proposed new car park area. It is intended that all servicing, deliveries and refuse collections will also be undertaken from within the car park area.

Conclusion

Page 41 The proposed development will make a positive contribution towards addressing the need for further primary school places in the City. The development has been assessed against the relevant development plan policies and other material considerations and it is considered that the development is acceptable, subject to conditions listed below.

Recommendation

1. The development shall be begun not later than the expiration of three years beginning with the date of this permission.

Reason: Required to be imposed by Section 91 of the Town and Country Planning Act 1990 (as amended).

2. The development hereby permitted shall be carried out in accordance with the following approved plans:

DNS_ALA_04_A_1003 Rev: P02 – Proposed Ground-Floor Plan DNS_ALA_04_A_1004 Rev: P02 – Proposed First Floor Plan DNS_ALA_04_A_1007 Rev: P02 – Proposed Roof Plan DNS_ALA_06_A_1006 Rev: P02 – Proposed Sections and Visual DNS_MMD_90_96_001 – Existing & Proposed Utilities DNS_MMD_90_96_002 – External Lighting DNS_PLI_91_Z_001 Rev: P03 – Site Plan DNS_PLI_97_Z_001 Rev: P01 – Boundary Treatments and Fencing Plan DNS-ALA-05-A-1005 Rev: P03 – Proposed Elevations Location Plan titled: The Deans School

Reason: For the avoidance of doubt and in the interest of proper planning.

3. (i) Prior to the commencement of development, a Site Investigation report shall be submitted to and approved in writing by the Local Planning Authority. The investigation shall address the nature, degree and distribution of land contamination on site and shall include an identification and assessment of the risk to receptors focusing primarily on risks to human health and the wider environment; and

(ii) The details of any proposed Remedial Works shall be submitted to, and approved in writing by the Local Planning Authority. Such Remedial Works shall be incorporated into the development during the course of construction and completed prior to occupation of the development; and

(iii) Prior to first occupation a Verification Report shall be submitted to, and approved in writing by, the Local Planning Authority. The Verification Report shall validate that all remedial works undertaken on site were completed in accordance with those agreed by the LPA.

4. No development shall take place, including any works of excavation or demolition, until a Construction Method Statement has been submitted to, and approved in writing by, the local planning authority. The approved Statement shall be adhered to throughout the construction period. The Statement shall include: (i) the times of construction activities on site which, unless agreed otherwise as part of the approved Statement, shall be limited to between 8am-6pm Monday to Friday and 9am-2pm Saturday only (no working on Sundays or Bank Holidays). Quieter activities which are carried out inside buildings such as electrical works, plumbing and plastering may take place outside of agreed working times so long as they do not result in significant disturbance to neighbouring occupiers; (ii) the spaces for and management of the parking of site operatives and visitors vehicles; (iii) the storage and management of plant and materials (including loading and unloading activities); (iv) the erection and maintenance of security hoardings including decorative displays and facilities for public viewing, where appropriate; (v) measures to prevent the deposition of dirt on the public highway;

Page 42 (vi) measures to control the emission of dust and dirt during demolition/construction; (vii) a scheme for recycling/disposing of waste resulting from demolition/construction works; (viii) measures to minimise disturbance to any neighbouring occupiers from noise and vibration, including from any piling activity; (ix) measures to prevent the pollution of watercourses; and (x) a community engagement strategy which explains how local neighbours will be kept updated on the construction process, key milestones, and how they can report to the site manager or other appropriate representative of the developer, instances of unneighbourly behaviour from construction operatives. The statement shall also detail the steps that will be taken when unneighbourly behaviour has been reported. A log of all reported instances shall be kept on record and made available for inspection by the local a planning authority upon request.

Reason: In the interests of the amenity of neighbours in accordance with policies DES7 and EN17 of the Salford Unitary Development Plan and the NPPF.

5. No development shall commence until all the retained trees within (or overhanging) the site, have been surrounded by substantial fences which shall extend to the extreme circumference of the spread of the branches of the trees (or such positions as may be agreed in writing by the Local Planning Authority). Such fences shall be erected in accordance with the details set out in Section 2.9 – ‘Specification for protective fencing’ of the submitted Arboricultural Statement entitled: The Deans, Stanwell Road, Salford (Capita: 9th December 2016), and shall remain until all development is completed and no work, including any form of drainage or storage of materials, earth or topsoil shall take place within the perimeter of such fencing.

Reason: In order to protect the existing trees on the site in the interests of the amenities of the area and in accordance with policies EN12 and EN13 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

6. Notwithstanding any description of materials in the application, no above ground construction works shall take place until samples or full details of materials to be used externally on the building(s) have been submitted to and approved in writing by the Local Planning Authority. Such details shall include the type, colour and texture of the materials. Only the materials so approved shall be used, in accordance with any terms of such approval.

7. Prior to the development hereby approved being brought into use, a Landscape and Habitat Creation Scheme shall be submitted to, and approved in writing by, the Local Planning Authority. The approved Scheme shall identify the opportunities for biodiversity enhancement on site including, but not limited to;  Bat bricks/boxes  Bird boxes  Native tree and shrub planting The approved scheme shall be implemented in accordance with the approved details.

Reason: To secure opportunities for the enhancement of the nature conservation value of the site in accordance with the National Planning Policy Framework (March 2012).

8. The rating level (LAeq,T) from all plant and machinery associated with the development, when operating simultaneously, shall not exceed the typical background noise level (LA90,T) by more than -5 dB at any time when measured at the boundary of the nearest noise sensitive premises. Noise measurements and assessments shall be carried out according to BS 4142:2014 "Methods for rating and assessing industrial and commercial sound". ‘T’ refers to any 1 hour period between 07.00hrs and 23.00hrs and any 15 minute period between 23.00hrs and 07.00hrs.

Reason: To safeguard the amenity of existing neighbours of the development hereby approved, in accordance with policy EN17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

Page 43 9. The development hereby approved shall be carried out in accordance with Section 2.5 of the submitted Arboricultural Statement, entitled: The Deans, Stanwell Road, Salford (Capita: 9th December 2016).

Reason: In order to protect the existing trees on the site in the interests of the amenities of the area and in accordance with Policy EN12 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

10. The trees to be felled as part of the development hereby approved shall be replaced in accordance with a Tree Replacement Scheme, which shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of: tree species; tree sizes (including the minimum height and circumference of stem at 1m from the ground level); a plan indicating the location of the replacement trees and a timetable for tree planting and details of aftercare. The approved scheme shall be implemented in full in accordance with approved details and timetable and shall be retained thereafter.

Reason: To mitigate the loss of existing trees and to ensure that the site is suitably landscaped, having regard to Policy EN12 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

11. The Drainage Strategy submitted with the application (Ramboll, 09/12/2016 - ref: DNS_RUK_99_RP_0001) shall be implemented in full prior to the first occupation of the development hereby approved.

Reason: To ensure a satisfactory method of surface water disposal to reduce the risk of flooding elsewhere in accordance with policy EN19 of the City of Salford Unitary Development Plan and seeks to provide betterment in terms of water quality and surface water discharge rates and meets requirements set out in the following documents;  NPPF,  Water Framework Directive and the NW River Basin Management Plan  The national Planning Practice Guidance and the Non-Statutory Technical Standards for Sustainable Drainage Systems (March 2015)  Manchester, Salford, Trafford Strategic Flood Risk Assessment (SFRA) (2011) and associated technical guidance  Environment Agency Pollution Prevention Guidelines (now withdrawn)  Flood Risk Assessment/SuDS Requirements for new developments (Salford's SuDS Checklist)

12. Notwithstanding the provisions of Condition 11, the rate of discharge of surface water from the development shall be restricted to 50% of the existing discharge rate, as per Salford City Council's SFRA, unless otherwise agreed in writing with the Local Planning Authority.

Reason: To reduce the risk of flooding by ensuring the satisfactory storage of/disposal of surface water from the site, in accordance with policy EN19 of the City of Salford Unitary Development Plan.

13. (a) Prior to first occupation of the school, the following documents shall have been submitted to, and approved in writing by, the Local Planning Authority, after consultation with Sport England: (i) An Agronomy Report containing a detailed assessment of ground conditions (including drainage and topography) of the land proposed for the playing field, which identifies constraints that could affect playing field quality; and (ii) Based on the results of the assessment to be carried out pursuant to (i) above, a detailed scheme which ensures that the playing field will be provided to an acceptable quality and capacity to accommodate both curriculum and community use. The scheme shall include plans and a written specification of soils structure, proposed drainage, cultivation and other operations associated with grass and sports turf establishment and a programme of implementation. (b) The approved scheme shall be carried out in full, and within 1 year of the school becoming operational. The land shall thereafter be maintained in accordance with the scheme and made available for playing field use in accordance with the scheme.

Reason: To ensure that the playing field is prepared to an adequate standard and is fit for purpose and to accord with UDP Development Plan Policy EHC1 and Paragraph 74 of the NPPF.

Page 44 14. Prior to the first occupation of the school hereby approved, a community use agreement prepared in consultation with Sport England shall be submitted to, and approved in writing by, the Local Planning Authority. The agreement shall apply to the sports hall, changing facilities and outdoor pitches and shall include details of pricing policy, hours of use, access by non-educational establishment users, management responsibilities and a mechanism for review, and anything else which the Local Planning Authority in consultation with Sport England considers necessary in order to secure the effective community use of the facilities. The development shall not be used at any time other than in strict compliance with the approved agreement.

Reason: To secure well managed safe community access to the sports facility / facilities, to ensure sufficient benefit to the development of sport and to accord with UDP Policy EHC1 and paragraph 74 of NPPF.

15. The development hereby approved shall not be brought into use until the associated provision for off- street parking has been completed and made available for use in accordance with approved plan DNS_PL1_91_Z_001 Rev: P03 (Site Plan). Such spaces shall be available at all times for the parking of a private motor vehicle.

Reason: To encourage drivers to make use of the parking and servicing areas and to ensure that the use of the land shall not give rise to hazards at the entrance/exit points in the interests of public safety and in accordance with policy A8 of the City of Salford Unitary Development Plan.

16. A scheme for the provision of onsite and off-site highway works together with any traffic management measures shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented in full in accordance with a timetable that has first been agreed in writing by the Local Planning Authority.

Reason: In the interests of the safe and efficient operation of the highway network and to minimise potential conflicts between pedestrians, cyclists and other road users in accordance with policies DES2, A2 and A8 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

17. A Travel Plan shall be submitted to, and approved in writing by, the Local Planning Authority prior to the first occupation of the school. Such a plan shall provide details of the objectives, targets and measures to promote and facilitate public transport use, walking, cycling and practices / facilities to reduce the need to travel and to reduce car use. It shall also provide details of its management, monitoring and review mechanisms, travel plan coordination, and the provision of travel information and marketing. Notwithstanding the requirement to implement certain measures prior to relocation, the remaining initiatives contained within the approved plan shall be implemented within 6 months of the school opening. The approved Travel Plan shall be reviewed annually thereafter.

Reason: To ensure an acceptable level of accessibility by public transport, cycling and walking is provided. This is in accordance with Policies EHC1, A2, A5, A8, A10 and DES2 of the City of Salford Unitary Development Plan 2004-2016.

18. The development hereby approved shall not be brought into first occupation until a Car Park Management Plan has been submitted to, and approved in writing by, the Local Planning Authority. Thereafter the approved Management Plan shall be adhered to unless otherwise agreed in writing with the Local Planning Authority.

Reason: In the interests of the amenity of neighbours in accordance with policies DES7 and A10 of the Salford Unitary Development Plan and the NPPF.

Notes to Applicant

 The Local Planning Authority worked positively and proactively with the applicant to identify various solutions during the application process to ensure that the proposal comprised sustainable development and would improve the economic, social and environmental conditions of the area and would accord with the development plan. These were incorporated into the scheme and/or have been secured by planning

Page 45 condition. The Local Planning Authority has therefore implemented the requirement in Paragraphs 186-187 of the NPPF.

 Demolition works, together with works to trees, hedgerows and scrub, including site clearance, should not be undertaken in the main bird breeding season (1st March to 31st August), unless nesting birds are found to be absent by a suitably qualified person immediately prior to clearance.

 If, during any works on site, contamination is suspected or found, or contamination is caused, the Local Planning Authority (LPA) shall be notified immediately. Where required, a suitable risk assessment shall be carried out and/or any remedial action shall be carried out in accordance to an agreed process and within agreed timescales in agreement with the LPA.

 The applicants are advised that there must be no obstruction of any public right of way. Should a temporary or permanent obstruction be unavoidable, then no development should take place until a Diversion Order has been confirmed and the diversion route, with a satisfactory surface and adequate width and way marking, is available for public use.

Page 46 Agenda Item 5d PLANNING & TRANSPORTATION REGULATORY PANEL PART I SECTION 1: APPLICATIONS FOR PLANNING PERMISSION http://publicaccess.salford.gov.uk/publicaccess/simpleSearchResults.do?action=firstPage

APPLICATION No: 16/69276/FUL APPLICANT: Mr Percy Lawson Johnston LOCATION: Former Ford Mill Site, Ford Lane, Salford, M6 6PE, PROPOSAL: Variation of condition 15 (amended plans) and 16 (travel plan) attached to planning permission 06/53710/FUL WARD: Irwell Riverside

Description of Site and Surrounding Area

The application site is located on land of the Former Ford Mill site on Ford Lane, Salford, and is broadly triangular in shape. The site comprises an area of approximately 0.25 hectares. The site is currently under development with the old mill building having been demolished.

The site is bounded to the north and east by a railway line, to the south; across Ford Lane the Grade II listed Church of St Thomas, and to the west, across Greenwood Street by a warehouse with surface parking.

The surrounding area is varied in character comprising a mix of low rise residential properties to the opposite side of Broughton Road with a mix of residential and industrial/ business uses along Ford Lane.

Description of Proposal

Page 47 uf03840.rtf This application has been made under Section 73 of the Town and Country Planning Act 1990. Section 73 allows applications to be made for permission to carry out a development without complying with a condition(s). It also allows applications to be made to vary condition(s) previously imposed on a planning permission. A Section 73 planning permission is the grant of a new planning consent. However, the original planning permission continues to exist whatever the outcome of the application made under Section 73.

Planning consent is sought to vary condition 15 (Plans) and condition 16 (travel plan) attached to planning application 06/53710/FUL to allow the following amendments:-

1. Alteration of the approved parking layout resulting in the loss of the basement level parking and the number of parking spaces reducing from 69 to 36 2. The submission of a new travel plan 3. The creation of an additional bin store at the rear 4. The creation of an additional substation at the rear 5. The creation of an additional set of rear access steps 6. The introduction of landscaping at the rear within the car park area 7. The removal of the individual entrances from the duplex apartments at level 0

Publicity

Site Notice: Non HH setting of listed building Date Displayed: 17 February 2017 Reason: Affecting setting of Listed Building

Press Advert: Manchester Weekly News Salford EditionDate Published: 2 February 2017 Reason: Affecting setting of Listed Building

Press Advert: Manchester Weekly News Salford EditionDate Published: 19 January 2017 Reason: Article 15 Affect Public right of Way

Relevant Site History

06/53710/FUL - Demolition of existing buildings and erection of part six and part eight storey building with basement car parking to provide 119 apartments together with construction of new vehicular and pedestrian accesses – Application approved – 1st March 2007

04/48282/OUT - Renewal of outline planning permission 01/42254/FUL for the development of land for residential development – Application approved January 2006

01/42254/OUT - Outline planning application for the development of land for residential purposes – Application approved June 2001

Consultations

Highways – Travel Plan Framework is acceptable. They recommend a condition to ensure that a full travel plan is produced and implemented.

Transport For Greater Manchester (TFGM) - No comments to make

The Open Spaces Society - No comments received to date

Peak and Northern Footpaths Society - No comments received to date

Ramblers Association Manchester Area - No comments received to date

Rights Of Way - No comments received to date

Planning Policy

Development Plan Policy

Page 48 uf03840.rtf Unitary Development Plan ST1 - Sustainable Urban Neighbourhoods This policy states that development will be required to contribute towards the creation and maintenance of sustainable urban neighbourhoods.

Other Material Planning Considerations

National Planning Policy

National Planning Policy Framework

National Planning Practice Guidance

Page 49 uf03840.rtf Local Planning Policy

It is not considered that there are any local finance considerations that are material to the application

Appraisal

Background

The approval of a Section 73 application grants a new planning permission in its own right. The application was originally approved under 06/53710/FUL, with this application seeking to make amendments to that permission.

When considering a Section 73 application regard should be had to any changes on site or within the surrounding area and any changes to planning policy since the previous planning permission was granted. The site is currently under construction. There have however been no significant changes on or around the site which would impact on the deliverability or acceptability of this application since the previous planning application (06/53710/FUL) was granted consent. The application was determined previously in accordance with the Regional Spatial Strategy and the Salford Unitary Development Plan. Since this time RSS has been abolished, and a number of the policies presented in the UDP have been saved following an application to the Secretary of State. Although there have been changes to the development plan since the previous grant of consent it is not considered that these changes to the planning policy framework have a material impact on the determination of this S73 application for planning permission.

The NPPF was published in March 2012 and it sets out the government’s planning policies and how it expects these to be applied. The Framework identifies a presumption in favour of sustainable development which is states should be seen as a golden thread running through the decision-taking process. The Framework identifies three dimensions to sustainable development as being a social, economic and environmental roles all of which must be sought jointly and simultaneously through the planning system. Paragraph 17 identifies the 12 core planning principles which should underpin decision making. It is considered that the proposed scheme accords with these guiding principles which inter alia seek to support sustainable economic development; seek high quality design; and promote the effective use of land. It is considered that the proposed scheme performs well against the principles and as such constitutes a sustainable form of development in a sustainable location.

No further information has been submitted in support of the planning application, save for the submission of an Updated Travel Plan Framework document and the amendment plans. Information submitted in support of planning application 06/53710/FUL remains relevant to the determination of this application.

 Design and visual amenity  Residential amenity  Highways

Page 50 uf03840.rtf Design and Visual Amenity

The proposed removal of the individual entrances to the duplex apartments at level 0 would result in the removal of the individual access doors and replacement with sliding doors which would provide access to the previously approved raised deck area. These apartments would instead be accessed internally from the first floor of the building (level 1).

Two new access doors would be added to the end of the corridors at level 6 and 7 to allow access to the roof for maintenance purposes and to allow natural light into the corridors.

A lift overrun would be added to the roof of the building which would be 0.75m taller than the approved building; however considering the height of the approved building it is considered that the overrun would not be readily visible from street level.

The screen to the terraces at level 6 would be reduced to a height of 1m from a height of 3m.

The undercroft area building line would be brought forward, more in line with the main front elevation of the building. The undercroft building line would still remain set back slightly from the main front elevation by 0.2m.

The window style in the undercroft area is altered from high level to a slightly larger window.

The car park ventilation grilles are removed and replaced by two smaller ventilation panels close to the undercroft entrance.

It is considered that the proposed alterations are minor in nature and would have very little impact on the overall design or quality of the building compared to that which was previously considered acceptable. It is considered that the variations would not result in a detrimental impact upon the character of the area and as such would accord with policy DES1 of the UDP and the NPPF.

Residential Amenity

The proposed variations to the previously approved scheme are considered to have little impact upon residential amenity. The introduction of the doors in level 6 and 7 in the east and west end of the building would not be readily visible from street level given the height of the proposed alterations and would only afford limited views toward the railway line. It is therefore considered that the proposed amendments would not result in any harm to residential amenity in accordance with DES7 of the UDP.

Highways

The proposed scheme would alter the approved parking layout through the removal of the basement parking provision. This would result in the reduction of the overall quantum of available parking from 69 to 36 spaces. The applicant has submitted an updated Residential travel plan framework document in support of the application. Policy A10 of the UDP states that there should be adequate provision for disabled drivers, cyclists and motorcyclists, in accordance with the Council’s minimum standards; maximum car parking standards should not be exceeded; and parking facilities should be provided consistent with the provision and maintenance of adequate standards of safety and security.

The site benefits from a full planning consent for a total of 119 residential units with a total of 69 car parking spaces (06/53710/FUL). It is stated that the approved design has been marketed for two years, in this time 75% of the apartments have been sold, but only 14% of the car parking spaces have been secured. Therefore the applicant proposes to reduce the car parking provision for the development. The approved design has two vehicular access points, one off Ford Lane giving access to the upper parking level, and another off Greenwood giving access to a large basement area. The large basement area if built would be in close proximity to Network Rail infrastructure, and the sewer network. To build the approved design would require extensive engineering and would attract risk/cost which the applicant indicates is unnecessary when considering the low demand of the parking, and the sites highly sustainable location. The proposal, to reduce the car parking to 36 spaces, would work with the existing site ground levels, and ensures that all engineering works are undertaken a safe distance away from Network Rail infrastructure and the sewer network.

Page 51 uf03840.rtf It is noted that the main pedestrian access into the building is located at the corner of Ford Lane and Greenwood Street, with secondary rear entrances to each of the stair cores from the car park. These accesses link with the existing pedestrian infrastructure located within the vicinity of the site and provide excellent links to nearby bus stops on Cromwell Road and various local amenities. It is considered that these pedestrian linkages would assist in providing connectivity to the surrounding area and would maximise opportunities for travel by alternative modes.

The quantum of parking proposed is reflective of existing demand. The site is located in a highly sustainable location and as such it is concluded that the provision of 36 parking spaces will be more than sufficient to accommodate the demand for parking generated by the residential units. It is proposed to provide a total of 24 secure cycle parking spaces within the development. This provision will be located in the dedicated secure cycle store area located within the basement which can be accessed from Greenwood Street.

The proposed travel plan framework has been assessed by highways and a condition is recommended to ensure that the travel plan is implemented which will be informed by resident surveys and a site specific resident’s pack will be produced within 3-6 months of the development being occupied.

In order to ensure there is no significant increase in on street parking as a result of the proposed reduction in parking spaces and in the interests of highway safety it is proposed that a condition be added to any permission to ensure a review of the on street parking availability in the immediate area is carried out and subsequently any parking restrictions put in place.

Discharged conditions

When considering a Section 73 application it is important when considering an application to vary conditions that a Local Planning Authority is mindful of the six tests for the use of planning conditions, i.e. whether they are necessary, relevant to planning and the development to be permitted, enforceable, precise and reasonable in all other respects. When assessing this application to vary conditions 15 and 16, the Local Planning Authority should take note, in particular, of whether the conditions as currently worded are necessary and reasonable

An application has been received to discharge conditions 1 to 17 of the original consent. A number of these conditions have been discharged or part discharged and as such the conditions of the original approval have been amended to reflect the current position. Condition 7 (materials) has previously been discharged however the materials approved are no longer available and as such it is considered necessary to include this condition on this permission. Condition 9 (CEMP) has been included as the previous information relating to the Site Operating Statement required updating to ensure it is in line with current standards considering that the previous condition was discharged 7 years ago. The proposed conditions are listed at the end of this report.

S.106

Granting planning consent under Section 73 of the Town and Country Planning Act 1990, results in the creation of a new planning consent. A S106 Legal Agreement was entered into under the previous application and as such a deed of variation will be entered into to ensure that it relates to this new grant of consent. Discussions are underway to secure this deed of variation.

Conclusion

Therefore in summary, it is considered that the proposed variation to the existing permission would not result in a significant loss of amenity for any future or current residents and would not have a negative impact upon the existing mixed nature of the area. The highway network would not be significantly affected by the development and there would be no negative impact on highway safety.

Recommendation

Planning permission be granted subject to the following planning conditions and that:

1) The Strategic Director of Environment and Community Safety be authorised to enter into a legal agreement under Section 106 of the Town and Country Planning Act to secure the following heads of terms:

Page 52 uf03840.rtf -Open space contribution

2) That the applicant be informed that the Council is minded to grant planning permission, subject to the conditions stated below, on completion of such a legal agreement;

3) The authority be given for the decision notice relating to the application be issued (subject to the conditions and reasons stated below) on completion of the above-mentioned legal agreement;

1. The development hereby permitted shall not be carried out except in complete accordance with the following documents which were submitted to and approved in writing on 10th March 2010:

1. Geoenvironmental Report at Former Ford Mill Site, Sub Soil Survey Ltd, ref 2007/87DS, dated July 2007 2. Envirocheck Report, Former Ford Mill Site, Landmark Information Group, ref 21946335-1-1, dated 25th June 2007 3. Report on Ground Investigation at Former Ford Mill Site, Sub Soil Survey Ltd, ref 2007/87, dated July 2007 4. Ground Investigation Letter at Former Ford Mill Site, Sub Soil Survey Ltd, ref CLC/2007/87g, dated 29th October 2007

Prior to first occupation a verification report, which validates that all remedial works undertaken on site were completed in accordance with those agreed with the Local Planning Authority, shall be submitted to and approved in writing by the Local Planning Authority.

2. The development hereby permitted shall not be carried out except in complete accordance with the vibration mitigation measures as detailed within the Noise Assessment prepared by AEC Ltd (Ref: P1634/R1B/RMC) received on 08/03/2010. The approved details shall be implemented in full prior to the occupation of any dwelling.

Reason: To safeguard the amenity of the future occupants of the development in accordance with policy DES 7 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

3. (a) The development hereby permitted shall not be carried out except in complete accordance with the landscaping scheme submitted to and approved by the Local Planning Authority on 10th March 2010.

4. The development hereby permitted shall not be carried out except in complete accordance with the approved lighting scheme shown on drawing DWG NO. FOR-90-001 Rev A submitted to and approved by the Local Planning Authority on 10/03/2010. The approved details shall be implemented in full prior to the occupation of any dwelling.

Page 53 uf03840.rtf Reason: To safeguard the amenity of the future occupants of the development in accordance with policy DES 7 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

5. The development hereby permitted shall not be carried out except in complete accordance with the bin stores as detailed in drawing No. 1021500- RevB and approved by the Local Planning Authority on 10/03/2010. The approved bin stores shall be constructed and made available for use before first occupation of any dwelling.

Reason: To safeguard the amenity of the future occupants of the development in accordance with policy DES 7 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

6. The development hereby permitted shall not be carried out except in complete accordance with the recycling scheme as detailed in Bin store and Recycling Strategy ref:1021500- RevB and approved by the Local Planning Authority on 10/03/2010 and shall be implemented in full prior to the occupation of any dwelling and shall be retained as such thereafter.

Reason: To safeguard the amenity of the future occupants of the development in accordance with policy DES 7 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

7. Notwithstanding any description of materials in the application no above ground construction works shall take place until samples or full details of materials to be used externally on the building(s) have been submitted to and approved in writing by the Local Planning Authority. Such details shall include the type, colour and texture of the materials. Only the materials so approved shall be used, in accordance with any terms of such approval.

8. Before the development hereby permitted is brought into use that part of the site to be used by vehicles shall be laid out, drained, surfaced and sealed to the satisfaction of the Local Planning Authority and shall thereafter be made available at all times the premises are in use.

9. Within 1 month from the date of this of consent a Construction Method Statement shall besubmitted to, and approved in writing by, the local planning authority. The approved Statement shall be adhered to throughout the construction period. The Statement shall include:

(i) the times of construction activities on site which, unless agreed otherwise as part of the approved Statement, shall be limited to between 8am-6pm Monday to Friday and 9am-2pm Saturday only (no working on Sundays or Bank Holidays). Quieter activities which are carried out inside buildings such as electrical works, plumbing and plastering may take place outside of agreed working times so long as they do not result in significant disturbance to neighbouring occupiers; (ii) the spaces for and management of the parking of site operatives and visitors vehicles; (iii) the storage and management of plant and materials (including loading and unloading activities); (iv) the erection and maintenance of security hoardings including decorative displays and facilities for public viewing, where appropriate; (v) measures to prevent the deposition of dirt on the public highway; (vi) measures to control the emission of dust and dirt during demolition/construction; (vii) a scheme for recycling/disposing of waste resulting from demolition/construction works; (viii) measures to minimise disturbance to any neighbouring occupiers from noise and vibration, including from any piling activity; (ix) measures to prevent the pollution of watercourses; and (x) a community engagement strategy which explains how local neighbours will be kept updated on the construction process, key milestones, and how they can report to the site manager or other appropriate representative of the developer, instances of unneighbourly behaviour from construction operatives. The statement shall also detail the steps that will be taken when unneighbourly behaviour has been reported.

Page 54 uf03840.rtf A log of all reported instances shall be kept on record and made available for inspection by the local a planning authority upon request.

Reason: In the interests of the amenity of neighbours in accordance with policies DES7 and EN17 of the Salford Unitary Development Plan and the NPPF.

10. The development hereby permitted shall not be carried out except in complete accordance with the acoustic protection measures as detailed in the Noise Assessment report prepared by AEC Ltd (Ref: P1634/R1B/RMC) submitted to and approved by the Local Planning Authority on 10/03/2017 The approved measures shall be implemented prior to first occupation of the building hereby approved and shall be retained as such thereafter.

Reason: To safeguard the amenity of the future occupants of the development in accordance with policy DES 7 of the City of Salford Unitary Development Plan.

11. The development hereby permitted shall not be carried out except in complete accordance with the acoustic protection measures for each façade of the building to protect future occupants from the effects of external noise from both road and rail traffic as detailed in the noise assessment by AEC Ltd (Ref: P1634/R1B/RMC) submitted 08/03/2010. The approved details shall be carried out in full accordance with the agreed details prior to the first occupation of the building and shall be retained as such thereafter.

Reason: To safeguard the amenity of the future occupants of the development in accordance with policy DES 7 of the City of Salford Unitary Development Plan.

12. The development hereby permitted shall not be carried out except in complete accordance with the security measures detailed in the Security Measures report ref:1021500- RevA and approved by the Local Planning Authority on 10/03/2010 and shall be implemented prior to first occupation of any dwelling and shall be retained as approved thereafter.

Reason: To ensure design and crime principles in accordance with policy DES 10 of the City of Salford Unitary Development Plan.

13. The development hereby permitted shall be carried out in accordance with the following approved plans:

16-143-05A Proposed Site Plan 16-143-10A Proposed Basement Plan, Level -1 16-143-11A Proposed Ground Plan, Level 0 16-143-12A Proposed first Floor Plan, Level 1 16-143-13A Proposed Second to Fifth Plans, Levels 2-5 16-143-14A Proposed Sixth & Seventh Plans, Level 6 & 7 16-143-20A Proposed South Elevation, Ford Lane 16-143-21A Proposed East Elevation 16-143-22A Proposed North Elevation 16-143-23A Proposed West Elevation, Greenwood Street

Reason: For the avoidance of doubt and in the interest of proper planning.

14. Within 6 months of the first occupation of the development (or alternative timeframe which has been agreed in writing with the Local Planning Authority), an Full Travel Plan, including residents surveys and production of a site specific residents pack, shall be submitted to and agreed in writing with the Local Planning Authority. The agreed Travel Plan shall be implemented and reviewed in accordance with the timetable embodied therein.

Reason: To ensure that the travel arrangements to the development are appropriate and to limit the effects of the increase in travel movements in accordance with policies ST14 and A8 of the City of Salford Unitary Development Plan.

15. The development hereby permitted shall not be carried out except in complete accordance with the window reveal details submitted to and approved by the Local Planning Authority on 10/03/2010

Page 55 uf03840.rtf Reason: To safeguard the amenity of the area in accordance with policy DES1 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

16. Prior to the occupation of any dwelling a review of the availability of on street parking along the roads adjacent to the development site together with a scheme to restrict on street parking shall be submitted to and approved in writing by the local planning authority. The approved scheme shall be implemented within 3 months of its approval.

Reason: To encourage a modal shift and in the interests of the safe and efficient operation of the highway network and to minimise potential conflicts between pedestrians, cyclists and other road users in accordance with policies DES2, A2 and A8 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

Notes to Applicant

1. STANDING ADVICE - DEVELOPMENT LOW RISK AREA

Further information is also available on the Coal Authority website at: www.gov.uk/government/organisations/the-coal-authority

This Standing Advice is valid from 1st January 2017 until 31st December 2018

Page 56 uf03840.rtf Agenda Item 5e PLANNING & TRANSPORTATION REGULATORY PANEL PART I SECTION 1: APPLICATIONS FOR PLANNING PERMISSION

http://publicaccess.salford.gov.uk/publicaccess/simpleSearchResults.do?action=firstPage

APPLICATION No: 17/69346/FUL APPLICANT: Mr Aram Shebani LOCATION: 182 Weaste Lane, Salford, M5 5JL PROPOSAL: Change of use from C3 (dwelling house) to 7 bed HMO (house in multiple occupation) (Sui Generis)

WARD: Weaste And Seedley

Description of Site and Surrounding Area

This application relates to a two-storey dwellinghouse (Use Class C3), set towards one-end of a terrace of similar properties. Presently living accommodation is provided across three floors, including within the roof- space, and comprises of five bedrooms, two bathrooms and separate kitchen, living and dining rooms.

The plot benefits from a private back yard and a small frontage, but does not provide space for any off-street car parking.

The character of the surrounding area is predominantly residential. A large area of vacant land is situated immediately to the rear / west of the site, following the demolition of The Willows rugby stadium in 2012.

Description of Proposal

Page 57

$iwquphpk.rtf This application seeks planning permission to change the use of the property from a dwellinghouse (Use Class C3) to a House in Multiple Occupation (‘HMO’ – Use Class Sui Generis). Once converted, No.182 would provide seven, en-suite bedrooms, including one at basement level. The number of shared rooms within the converted house would be limited to a kitchen/dining area on the ground-floor.

The conversion of the basement would be supported by the introduction of a light well on the front elevation, to provide the new bedroom with access to daylight and some form of outlook.

The applicant has confirmed that all of the proposed bedrooms would be single occupancy, allowing a maximum of seven people to live at the property.

Publicity

Site Notice: N/A

Press Advert: N/A

Relevant Site History

No relevant site history.

Neighbour Notification and Representations

Six neighbouring properties were notified on 8th February 2017.

Two letters of objection from neighbours, and one from a local Ward Councillor, have been received in response to the application. The concerns raised within their representations can be summarised as follows:  The use would be out of keeping with the surrounding houses;  There are already too many HMO’s on this street;  The facilities provided are insufficient for a large number of residents;  Insufficient parking would be provided for the property in an area that already suffers from parking problems;  Insufficient local shops for the increased population;  Noise levels would be very high; and  Litter could be a problem with no extra provision for waste recycling.

Consultations

Highways - No objections

Senior Engineer Flood Risk Management - No objections

Urban Vision Environment (Air And Noise) - No objections, subject to the addition of a condition to secure adequate sound insulation from road traffic noises.

Planning Policy

Development Plan Policy

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$iwquphpk.rtf Unitary Development Plan DES1 - Respecting Context This policy states that development will be required to respond to its physical context and respect the positive character of the local area in which it is situated and contribute towards a local identity and distinctiveness.

Unitary Development Plan H3 - Housing Improvement This policy states that of the following housing improvement schemes will be permitted: 1) refurbishment and adaptation of housing stock to meet local and special needs; 2) provision of appropriate new and replacement housing; 3) improved residential environments iv) provision of community and leisure facilities; v) enhanced open spaces; vi) improved access by public transport, cycling and local needs; vii) clearance of unfit housing.

Unitary Development Plan H5 – Provision of Residential Accommodation within Existing Buildings This policy states that the subdivision of dwellings or conversion of non-residential properties to residential use will only be permitted when the proposal would not have an unacceptable impact on the amenity of neighbouring properties or the character of the area by reason of noise and disturbance: loss of privacy; design and appearance; cumulative effects of concentration and parking and service arrangements.

Other Material Planning Considerations

National Planning Policy

- National Planning Policy Framework (NPPF) - National Planning Policy Guidance (NPPG)

Local Planning Policy

It is not considered that there are any local finance considerations that are material to the application

Appraisal

Principle

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$iwquphpk.rtf This application relates to the conversion of an existing building. The re-use of land that has been previously developed is identified within Paragraph 17 of the NPPF as one of the Core Planning Principles.

UDP Policy H1 states that all new housing will be required to contribute towards a balanced mix of dwellings within the local area and also provide a high quality residential environment and adequate level of amenity. Policy H3 encourages the refurbishment and adaptation of housing stock to meet local and special needs. The site is located in an area that appears to comprise of a variety of dwelling types, including family houses, apartments and other HMO’s. It is located within an established residential neighbourhood that is within walking distance of public transport links (bus), local shops, schools and community facilities.

It is therefore considered that the change of use is acceptable in principle, subject to compliance with all other relevant policies.

Residential Amenity

Impact on neighbouring residents

A new light well is set to be created to provide the basement bedroom with daylight and some form of outlook. Given the modest size of the light well, and that it will serve an existing window, it is considered that the amendment will not result in a loss of privacy to residents of the adjacent properties or those located on the opposite side of Weaste Lane. Aside from the lightwell, the proposed change of use would not result in the formation of any new windows to the existing building, nor would it create any new relationships between facing windows that might result in an unacceptable loss of privacy.

It is considered that the conversion of No.182, from a five-bed to a seven-bedroom property, would not result in an intensification of its use to an extent that would generate a significant uplift in noise and disturbance resulting from its everyday use and general comings and goings to the premises.

Level of amenity afforded to residents of the development

Policy DES7 of the UDP refers to the need to provide potential users with a satisfactory level of amenity in terms of space, sunlight, daylight, privacy, aspect and layout. Policy H5 requires the development to make satisfactory provision of amenity and open space.

The City Council has produced a handbook entitled ‘Salford City Council’s Standards for Houses in Multiple Occupation’. Whilst this document does not form part of the development plan for the area, it does nonetheless provide guidance in respect of acceptable room sizes.

In assessing this application regard has also been had to a recent appeal decision on Langworthy Road (APP/U4230/W/16/3148485 – June 2016), which also sought consent to change the use of an existing property to form a HMO (10-bed). The planning application (16/67613) had been refused on the grounds that the proposal would fail to provide adequate living space and amenity for future occupants. The proposed layout comprised of 10 bedrooms ranging from 8sqm-13.8sqm in size and four communal bathrooms. The communal kitchen/living area measured 20.8sqm. In reaching their decision, the Inspector considered it reasonable to have regard to the Council’s Standards for HMO’s, as it has been prepared to ensure that they adhere to acceptable living standards. They noted in their decision that the bedrooms and the kitchen/living area would exceed the requirements set out in the HMO standards. Therefore, whilst the Inspector chose to dismiss the appeal, they did not consider that the room sizes would be too small and, subsequently, they did not find any conflict with the amenity aims of UDP Policies H1, H5 and DES7.

The bedrooms proposed within the property to which this application relates would range from 10sqm–15.6sqm in size, a figure that excludes the floor-space provided within the en-suite bathrooms. This provision is in accordance with the above-referenced guidelines, which recommend a minimum size of 10sqm for properties that accommodate 6-10 people but have no communal living room. Following an amendment to the scheme, to introduce a light well on the basement frontage, every bedroom would benefit from at least one window that would provide an outlook and opportunities for natural light.

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$iwquphpk.rtf The ground-floor kitchen would measure 14sqm, which exceeds the minimum standard of 10sqm when this room is separate from the dining and living areas. It does however fall short of the 19.5sqm recommended for combined kitchen/dining areas.

No further communal amenity space would be provided within No.182, however it is considered that this modest under-provision should be weighed in conjunction with the following other factors associated with the proposed layout.  The bedrooms are considered to be of a generous size. More specifically, they all meet the Council’s HMO standards for ‘combined bedrooms / living rooms’, which indicates that, in this instance, the provision of a communal living room should not be considered as a mandatory requirement.  Compared to the appeal scheme referenced above, the proposal provides consistently larger bedrooms, plus en-suite bathrooms for all occupants.  The proposed kitchen would still provide sufficient space for some communal activity, with a dining table, two sinks and two hobs shown on the proposed plan.  The dwelling also benefits from an area of private outdoor amenity space, which can be used for sitting out and the drying of washing.

Overall it is considered that the modest harm to amenity that would result from not having a larger communal kitchen/dining area is outweighed by the size and quality of the proposed bedrooms. Therefore, on balance, it is considered that the level of accommodation proposed would be in compliance with the standards of amenity set out within UDP Policies H5 and DES7. It is, however, recommended that a condition be added to any permission which limits the maximum number of residents within the property to seven, to ensure that the bedrooms will operate on a single occupancy basis and consequently that its residents will continue to experience an acceptable level of amenity.

Design and appearance

The proposed light well is considered to be appropriate in its proportions and in-keeping with a property of this size and character.

It is recognised that a potential increase in the number of residents within the property could lead to a corresponding uplift in the amount of waste/recycling generated. However No.182 benefits from a backyard and the wider terrace has an alleyway running to its rear; therefore refuse and recycling bins can be adequately stored away from the front yard and need not impact upon the visual amenity of the Weaste Lane streetscene.

Parking and Highway Safety

The existing property of No.182 does not benefit from any off-street car parking and it is acknowledged that there is no scope to introduce any within its short frontage as part of the proposed change of use. The majority of properties along this section of Weaste Lane appear to rely on on-street car parking, although the area does have good access to public transport links. In any event, it is considered that the small uplift in the number of bedrooms generated by the development will not create an additional demand in off-street car parking that would lead to a serious and demonstrable harm to the parking amenities experienced along Weaste Lane.

In view of the above, the proposal is considered to be in accordance with the aims of policies A8 and A10 of the UDP.

Flood Risk

The City Council’s drainage engineer has raised no objections to the proposed change of use. Their comments have however set out recommendations to the applicant in relation to building regulations; rising groundwater levels in the area; and preferred methods of drainage for the basement. An informative will be attached to any permission, to bring the Council’s drainage engineer comments to the applicant’s attention.

Having regard to the above, it is considered that the proposed change of use would not in principle be at significant risk of a flooding event and would not result in any significant additional risk of flooding elsewhere in accordance with policy EN19 of the UDP the NPPF.

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$iwquphpk.rtf Recommendation

1. The development shall be begun not later than the expiration of three years beginning with the date of this permission.

Reason: Required to be imposed by Section 91 of the Town and Country Planning Act 1990 (as amended).

2. The development hereby permitted shall be carried out in accordance with the approved plans, numbered:1111-02 Rev: C; 1111-04 Rev: A; and 1111-10.

Reason: For the avoidance of doubt and in the interest of proper planning.

3. The development hereby permitted shall not be occupied by more than seven residents.

Reason: To safeguard the amenity of the future occupants of the development in accordance with policy DES 7 of the City of Salford Unitary Development Plan.

4. The following standards shall be attained with respect to the residential accommodation fronting Weaste Lane, as stipulated in BS8233:2014 - Guidance on Sound Insulation and Noise Reduction for Buildings:

(i) internal noise levels of less than 30 dB LAeq,8hour within bedrooms between 23.00 hours and 07.00 hours.

(ii) typical individual noise events from passing road traffic, shall not be in excess of 45 dB LAmax in bedrooms between 23.00 and 07.00 hours. The use of ventilation measures which removes the need for future residents to open windows for general ventilation shall be identified and submitted to the Local Planning Authority for approval. The ventilation measures identified shall ensure the above standards are not compromised. The noise mitigation measures shall be approved in writing by the Local Planning Authority and installed prior to first occupation of the development hereby approved. Prior to occupation of the development, a Site Completion Report shall be submitted to the Local Planning Authority for approval. The Site Completion Report shall validate that all works undertaken on site were completed in accordance with those agreed by the Local Planning Authority. All mitigation measures shall thereafter be retained. Reason: To safeguard the amenity of future occupants of the development hereby approved, in accordance with policy EN17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

Notes to Applicant

1. The basement may need to be tanked or water-proofed, in accordance with building regulations, as there could be a problem with rising groundwater levels in the Weaste area.

2. It is advised that any drainage in the basement is pumped, rather than connected directly to the sewer, to avoid a backflow.

3. All drainage works should be undertaken in accordance with Building Regulations Approved Document H.

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$iwquphpk.rtf Agenda Item 5f PLANNING & TRANSPORTATION REGULATORY PANEL PART I SECTION 1: APPLICATIONS FOR PLANNING PERMISSION http://publicaccess.salford.gov.uk/publicaccess/simpleSearchResults.do?action=firstPage

APPLICATION No: 16/68439/FUL APPLICANT: Mr J Gwynne at Endeavour LOCATION: Pendleton House, Broughton Road, Salford, PROPOSAL: Change of use of the former Coroner's Court, including 2nd, 3rd and 4th floor extensions, demolition of rear buildings and erection of a 6 storey extension to provide 71 no. apartments in total WARD: Irwell Riverside

Description of Site and Surrounding Area

The application relates to Pendleton House and its adjacent car park. The site covers an area of 0.3 hectare and is bounded by a commercial office property to the north on the Broughton Road frontage. The only other common boundary shared by the site is with residential property on Agnew Place, also to the north of the site. To the west across Broughton Road is the grade II listed St Thomas’s Church which is set in an elevated potion within a comparatively large churchyard. To the south of the site is the large Pendleton roundabout while to the east, beyond a ginnel is a terrace of dwellings at 1-9 Gardner Street and beyond Gardner Street is a former bank building that was extended and converted to student accommodation following a planning permission in 2012 (12/61648/FUL).

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$t1kw114z.docx Ground levels fall from south to north such that the northern end of the site is raised in a substantial brick retaining wall some 3.5m high at its tallest point.

The existing two storey building was opened in 1936 and is faced in Portland stone and brick. To the rear of the site are large single storey brick buildings.

As well as the church being listed there are separate listings for the churchyard railings and gates and for a drinking fountain – both are grade II. Further away are three further grade II listed buildings:  Former co-op building at 19 and 21 Broughton Road  Former Maypole public house, Broughton Road  Former Brunswick Wesleyan school, Broad Street

Salford Crescent railway station is less than 1 mile away and Salford Shopping centre is less than 500m away. There are bus stops in each direction on Broughton Road directly adjacent to the site and there is a bus stop on Broad Street just a two minute walk from the site.

The existing car park is surrounded by 1.8m high railings.

The site lies within the area covered by the Pendleton Area Planning Guidance

Description of Proposal

It is proposed to demolish the existing buildings to the rear of the site and convert the main building to residential accommodation. Three additional floors of accommodation are proposed and to the south, on the existing car park, a six storey extension is proposed, which would be set back from the road frontages behind a low matching brick wall, railings and hedging. Existing windows in the building would be replaced with grey upvc frames and new windows in the first additional floor on the existing building would have a deep 20cm reveal. Elsewhere windows would be full height and in the two upper floors the amount of glazing on the main road frontage would be significantly greater than the cladding. The second and third floors on the existing building are set back by 1.8m/1.6m from the front facades of the building with the upper floor set back a further 3m/1.7m. In addition the upper floor is set in from the existing gable by 9m.

The new extension would be set back and have matching brick at ground floor with a dark grey textured metal cladding to the three middle floors. Above this across both buildings a lighter mid grey zinc vertical standing seam cladding is proposed. The upper floor on both buildings is a light grey cladding of the same type as the floor below is proposed. The upper floors of the proposed extension are also set back in the same manner as those on the existing building.

759sq.m of amenity space is provided at roof level with a glass balustrade set back 1.5m from the edge of the roof.

Internally the existing stair case and stained glass windows on the rear elevation are retained.

The mix of accommodation is as follows: 20 one bed apartments (28%) 51 two bed apartments (72%)

The application is accompanied by the following reports and statements:  Air Quality Report  Crime Impact Statement  Ecology Report  Heritage Statement  Noise Impact Assessment  Desk Top Site Assessment  Sustainability Checklist  Transport Assessment  Planning Obligations Pro-forma  Design and Access Statement

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$t1kw114z.docx The proposed development is accessed via Gardner Street and an existing access point into the site. A total of 39 car parking spaces are provided including two spaces for disabled motorists. Secure cycle lockers for 14 bicycles is to be provided as well as visitor cycle stands.

The scheme has been reduced in height by a storey during pre-application discussions and has been further amended since it was submitted by improvements to the detailed elevations and proposed materials. In addition the applicant has agreed to the provision of coloured light installation in the glazed stair core at the end of the building closest to the Pendleton roundabout.

Publicity

Site Notice: Non HH setting of listed building Date Displayed: 5 August 2016 Reason: Affecting setting of Listed Building

Press Advert: Manchester Weekly News Salford Edition Date Published: 14 July 2016 Reason: Affecting setting of Listed Building

Neighbour Notification

The occupiers of 63 neighbouring properties were notified of the application. The occupiers of 113 properties have been notified of the amended plans.

Representations

In response to the initial neighbour notification 80 copy letters in the form of a petition have been submitted. The grounds of objection are as follows:

 The height and design of the building is not in keeping with the area.  Loss of daylight and loss of light.  Overlooking and loss of privacy.  There is insufficient parking proposed – 39 spaces for 69 dwellings is not enough. Parking for existing residents will be made even worse than it already is. As things are driveways are blocked and cars are parked on both sides of the highway.  Increase in noise and disturbance from new residents.  Increase in traffic and loss of highway safety.  Noise, disturbance and damage will be caused to the area as a result of the demolition and the heavy goods vehicles using local roads during construction.  Interference with tv and radio signals.  The existing fly tipping problem will increase.  Bins and shopping trolleys are already left on the streets – this will increase.  There are too many apartments in the area already. Family homes would be better.  There should be no more students – they cause enough problems already.  Loss of view

Two further objections have been received following notification of the amended plans. One raises the addition issue of loss of value has been raised but this is not a material planning consideration that can be taken into account in the determination of planning applications. The other reiterates the severity of the existing parking issues that local residents face that include university generated parking across existing drives.

Consultations

United Utilities – No objections subject to conditions regarding surface water drainage

Design For Security – The proposed development should be designed and constructed in accordance with the recommendations contained within section 3.3 of the submitted Crime Impact Statement and a planning condition should be added to reflect the physical security specification listed within sections 4 and 5 of the appendices of the submitted Crime Impact Statement.

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$t1kw114z.docx Highways - No objections subject to conditions regarding parking and cycle provision and the making good of footways in the area.

Senior Engineer Flood Risk Management - No comments received to date

Historic England - No comments to make

Environment Agency - No comments received to date

Greater Manchester Ecological Unit – No objections subject to a further precautionary bat survey being undertaken before work commences.

Urban Vision Environment (Air and Noise) – The site is adjacent to the busy Broughton Road and to the A6. Both roads are a significant source of road traffic exhaust emissions. Consequently the site is within the council’s air quality management area.

Reports have been submitted with regard to air quality and noise.

While air quality is poor across the site it is considered that the inclusion of suitable mitigation measures in relevant living spaces means that air quality need not be a constraint on development.

With regard to noise it is considered that the fabric of the proposed building can be designed to achieve expected internal noise levels although the external noise target of 55dB is unlikely to be met on balconies and roof terraces. However, due to the nature and location of the site being in an urban area adjoining a major transport route it is considered that the external noise standard need not be applied in this instance. Subject to conditions regarding noise mitigation measures the proposals are acceptable.

Urban Vision Environment (Land Contamination) - No objections subject to a condition regarding contamination

Planning Policy

Development Plan Policy

Unitary Development Plan ST1 - Sustainable Urban Neighbourhoods This policy states that development will be required to contribute towards the creation and maintenance of sustainable urban neighbourhoods.

Unitary Development Plan ST15 - Historic Environmental This policy states that historic and cultural assets that contribute to the character of the city will be preserved and wherever possible and appropriate, enhanced.

Unitary Development Plan CH2 - Dev. Affecting Setting of a Listed Building

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$t1kw114z.docx This policy states that development will not be granted that would have an unacceptable impact on the setting of any listed building.

Unitary Development Plan DES8 - Alterations and Extensions This policy states that planning permission will only be granted for alterations or extensions to existing buildings that respect the general scale, character, rhythm, proportions, details and materials of the original structure and complement the general character of the surrounding area.

Unitary Development Plan DEV5 - Planning Conditions and Obligations This policy states that development that would have an adverse impact on any interests of acknowledged importance, or would result in a material increase in the need or demand for infrastructure, services, facilities and/or maintenance, will only be granted planning permission subject to planning conditions or planning obligations that would ensure adequate mitigation measures are put in place.

Unitary Development Plan H4 - Affordable Housing This policy states that in areas that there is a demonstrable lack of affordable to meet local needs developers will be required by negotiation with the city council to provide an element of affordable housing of appropriate types.

Unitary Development Plan H8 - Open Space Provision with New Housing This policy states that planning permission will only be granted where there is adequate and appropriate provision for formal and informal open space, and its maintenance over a twenty-year period. Standards to be reached will be based upon policy R2 and guidance contai8ned within Supplementary Planning Documents.

Other Material Planning Considerations

National Planning Policy

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$t1kw114z.docx National Planning Policy Framework

Local Planning Policy

Planning Guidance - Flood Risk and Development The overarching aim of the planning guidance is to ensure that new development in areas at risk of flooding in the city, is adequately protected from flooding and that the risks of flooding are not increased elsewhere as a result of new development.

Planning Guidance - Pendleton Area Planning Guidance This guidance seeks to provide a clear framework for the development and regeneration of the Pendleton and Langworthy areas until 2025 to enable this revival process to take place. It aims to support and complement the Private Finance Initiative programme for improving council housing in the area as well as being the catalyst for restructuring the housing market.

It is not considered that there are any local finance considerations that are material to the application

Appraisal

It is considered that the main planning issues to be considered in the determination of this application are as follows:  Whether the principle of development is acceptable  The degree to which the proposals accord with the Pendleton Area Planning Guidance  Whether the design and appearance is of sufficient quality  The impacts on heritage assets  The extent to which scale and layout impacts on the amenity of neighbouring residents  Whether the mix and size of dwellings is acceptable  Whether the effect on highways is acceptable  Whether sufficient parking is provided  Whether environmental impacts are acceptable

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$t1kw114z.docx Principle of Development

Paragraph 17 of the NPPF states that the planning system should proactively drive and support sustainable economic development to deliver new homes that the country needs and that every effort should be made objectively to identify and then meet the housing needs of an area. It also states that planning should always seek to secure high quality design and a good standard of amenity for all existing and future occupants. It goes on to encourage the effective use of land by reusing land that has been previously developed and states that heritage assets should be conserved in a manner appropriate to their significance.

Paragraph 49 of the NPPF states that housing applications should be considered in the context of the presumption in favour of sustainable development.

Paragraph 51 of the NPPF states that local planning authorities should bring back into use empty buildings.

In terms of housing need, Salford has a five year housing supply. That said it is considered that the site comprises brownfield land within a highly sustainable location. The existing building has been vacant for some time and the Council, as landowner, has identified no likelihood of securing appropriate employment use of the premises. The site lies in a prominent position on a main road frontage but is backed by residential properties. Given the proximity of other residential property it is considered that residential use of the property is appropriate.

In this context, subject to the impacts of the proposed development being acceptable, it is considered that the principle of the development is acceptable having regard to the policies of the UDP and the National Planning Policy Framework

Pendleton Area Planning Guidance

The Guidance was adopted in March 2009 and points out that Pendleton needs to be revived and that existing assets will be capitalized on and places with a high quality of design will be created. It states that new and different forms of housing will act as key drivers in delivering the area’s regeneration. One of the key visions for the area is that existing communities will be retained and new residents will be attracted – the area will see a significant increase in its population whilst ensuring that the density and scale of development provides a high level of residential amenity.

Policy 1 of the Guidance refers to the need for routes to be overlooked; perimeter blocks; a balanced mix of dwellings and space for recreation and leisure to be provided.

The site lies within an area specifically highlighted as a key gateway.

Policy 2 states that the setting and views of St Thomas’s Church will be protected and enhanced.

The site also lies within the edge of town centre area to which policy 10 of the Guidance relates. This policy states that mixed use development will be encouraged and that positive consideration will be given to high density housing schemes. Active ground floor uses are also sought.

In providing development that increases overlooking of the footpath adjacent to the site the proposals are considered to accord with a key requirement of the Guidance. The high density scheme that makes use of an existing vacant building and car park is also fully supported by the Guidance. A consequence of providing development that overlooks the footpath on Broughton Road though is that views of St Thomas’s church from Gardner Street are lost. Furthermore the scheme does not provide an active use at ground floor. Given the location though on the roundabout it is considered that an active use would be of marginal viability in this location and that a residential use at ground floor is acceptable.

With regard to the loss of views of the listed church it is clear that the two key aims of the Guidance are mutually exclusive. On balance it is considered that the wider public benefit is gained by the provision of development on the car park adjacent to the highway than by the retention of this particular view.

It is considered that on balance the proposed scheme accords with the Pendleton area planning Guidance

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$t1kw114z.docx Design and Appearance

The existing building is not locally listed but nevertheless is a building of distinction and merit within the local area. Three additional floors of accommodation are proposed to the building. The removal of the roof results in the top of the existing building being formed by a deep Portland stone parapet. It is proposed that the first additional floor is faced in brick to match the existing building. Above this grey zinc standing seam cladding in two shades is proposed.

The applicant has sought to further increase the quality of the detail as a result of initial concerns regarding the scheme. These improvements include increasing the amount of glazing; regularizing the window pattern and alignment; reducing the footprint of the building by pulling it back away from the adjacent roundabout; increasing the amount of rooftop amenity space and soft landscaping and improving the proposed materials. The use of matching brick for the first additional floor is considered appropriate given the extensive use of stone on the existing building and on the existing parapet that separates the new brick from the existing. The standing seam zinc is a high quality material that is appropriate for this prominent site and the existing glazing further signals a high quality design. It is considered that the necessary improvements have been achieved. The proposed light installation would involve low level fluorescent tubes of multiple colours. It would mark the corner of the building but not be so bright that it disturbed occupants. A condition is attached.

It is considered that the proposed new floors of accommodation and the new extension exhibit the necessary degree of architectural quality for this prominent site in accordance with the requirements of the design policies of the UDP, the Design SPD and the NPPF.

Heritage Assets

Section 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990 states that when considering whether to grant planning permission for development that affects a listed building or its setting “special regard” will be given to the “desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses”.

Councils also have a special statutory duty imposed by Section 72(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 that requires Local Planning Authorities to pay, "special attention in the exercise of planning functions to the desirability of preserving or enhancing the character or appearance of a conservation area."

The effect of these sections is that decision-makers considering harm to heritage assets cannot simply treat the desirability of preserving the setting of a listed building as a mere material consideration to which they can simply attach the weight they see fit in their judgment. The statutory duty provided by section 66(1) of the Act goes beyond that and treats the preservation of the setting of a listed building as presumptively desirable. The effect of the statutory requirement is to impose a duty on decision-makers to give “considerable importance and weight” or “high priority” to the desirability of preserving listed buildings and their settings.

One of the core principles of the NPPF is to “conserve heritage assets in a manner appropriate to their significance”.

Paragraph 131 of the National Planning Policy Framework states that in determining planning applications, local planning authorities should take account of:  The desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation;  The positive contribution that conservation of heritage assets can make to sustainable communities including their economic vitality; and  The desirability of new development making a positive contribution to local character and distinctiveness.

Paragraph 132 states that when considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the assets conservation. It goes on to point out that significance can be harmed or lost through development within its setting.

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$t1kw114z.docx Paragraph 133 states that where substantial harm occurs, permission should be refused, unless it can be demonstrated that the substantial harm is necessary to achieve substantial public benefits that outweigh the harm or where a number of criteria apply that includes where the harm is outweighed by the benefit of bringing the site back into use.

Paragraph 134 states there where a development proposal leads to less than substantial harm to the significance of a designated heritage asset, this harm should against the public benefits of the proposal, including securing its optimum viable use.

Policy CH2 of the UDP states that permission will not be granted for development that would have an unacceptable impact on the setting of any listed building.

The significance of a heritage asset relates to the value of the asset because of its heritage interest which may be archaeological, architectural, artistic or historic. However, significance derives not only from an assets physical presence but also from its setting.

In the annex to the NPPF the setting of a heritage asset is described as “the surroundings in which a heritage asset is experienced. Its extent is not fixed and may change as the asset and its surroundings evolve. Elements of a setting may make a positive or negative contribution to the significance of an asset, may affect the ability to appreciate that significance or may be neutral”.

St Thomas’s Church and its associated listed structures are of considerable aesthetic and communal significance. The structures in themselves though are like many such structures across the country. Both are located adjacent to and within a setting of existing buildings. The Church is some 60m from the existing building and sits within substantial grounds that form the very clear setting to the building. It is not considered that the two additional floors of accommodation that replace the existing roof of the former police station have any significant effect upon the setting of these two listed structures.

The grade II former Maypole public house and the former Co-op building are located a minimum of 71m to the north at the closest point. The buildings are separated by Broughton Road and due to the alignment of the road the setting of neither building is altered to anything but a minimal degree by the proposed development.

It is considered that the proposals have a neutral effect on the setting of St Thomas’s Church, it’s associated structures and other listed buildings in the vicinity.

The proposals accord with the requirements of policies CH2, CH3 and CH7 of the UDP and with the requirements of the NPPF and the Planning (Listed Buildings and Conservation Areas) Act 1990.

Impact on Neighbours

The submitted scheme removes the large single storey buildings to the rear of the site that are closest to existing neighbours. These existing houses are designed such that at ground floor there are kitchen windows with a bathroom and small bedroom windows at first floor level. Main habitable room windows do not face the application site. The retained building is increased in height but is some 30m from the rear boundary of the site. The dwellings at 1-9 Gardner Street are located a further 9m from this boundary. It is considered that with regard to neighbouring houses the proposed development would not have any significant detrimental effect upon amenity.

There is a closer relationship between the proposed extension and the existing student accommodation. The proposed building is set back 1.2m from the back of pavement. This creates a distance of 11m between the two developments. Both schemes relate to the conversion of existing buildings that while not locally listed are distinctive and of quality that are then extended with significant additional accommodation and brought back to use. Both sit at the back of the highway and given these considerations it is felt that an interface distance of 11m is acceptable in this instance.

It is considered that the amenity of existing residents is sufficiently protected in accordance with the requirements of policy DES7 of the UDP.

Housing Mix

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$t1kw114z.docx Paragraph 50 of the NPPF sets out that local planning authorities should deliver a wide choice of high quality homes and create sustainable, inclusive and mixed communities. Policy H1 of the UDP states that all new housing developments will be required to contribute towards the provision of a balanced mix of dwellings within the local area in terms of size, type, tenure and affordability. This policy is supplemented by policies in the Housing Supplementary Planning Guidance. Policy HOU1 of the Housing SPG states that within this area apartments will normally be the most appropriate form of housing provision. Policy HOU2 of the Guidance seeks to ensure that where apartments are considered appropriate they should provide a broad mix of dwelling sizes, both in terms of number of bedrooms and the net residential floorspace. Studios and one bed apartments should not predominate and a significant proportion of three bedroom apartments should be provided wherever practicable. The reasoned justification clarifies that the majority of apartments should have two or three bedrooms with a floorspace of 57sq.m or more.

The proposed development has the following accommodation mix: One beds – 28%. Sizes – 38.2sq.m to 60.8sq.m Two beds – 72%. Sizes - 60sq.m to 92.6sq.m

Given the large proportion of larger dwellings and the generous size of the units it is considered that the absence of three bed accommodation is acceptable in this instance and that the proposed mix represents an acceptable accommodation offer.

The mix and size of dwellings therefore accords with the requirements of Housing Planning Guidance, policy H1 of the UDP and the advice contained in the Pendleton Area Planning Guidance.

Highways and Parking

The site lies within a highly accessible location on a major public transport route and within short walking distance of several public transport services. The level of parking proposed is considered appropriate and acceptable in accordance with Council standards. The level of secure bicycle storage meets the minimum level required by the UDP and additional cycle stands are also provided.

The proposed use as dwellings is considered to have a broadly similar impact upon the highway network as the previous use as offices. The scheme makes use of the existing access to the site.

It is considered therefore that the proposal is in accordance with UDP policies A8 and A10 of the UDP and will not have a severe impact on the local highway network in accordance with the requirements of the NPPF.

Amenity of Future Residents

Only a very small proportion of the windows in the proposed extension are located adjacent to the existing student accommodation. The applicant has taken steps to reduce the extent of overlapping where both buildings face each other and has set the building in from the boundary of the site to further increase the interface distances. Given the generously sized accommodation that is being provided, as detailed above, it is considered that the interface distance is acceptable in this instance.

Extensive amenity space for residents, including seating and soft planting, is provided at roof top level. In addition balconies at upper levels that are set back from the front façade of the building also have private balconies. In total almost 760sq.m of outdoor amenity space is provided for residents

It is considered that the amenity of future residents is sufficiently secured in accordance with the requirements of policy DES7 of the UDP.

Flood Risk and Drainage

The site is located in flood zone 1, which is categorized as low risk and currently comprises hard surfacing. The proposals will introduce areas of soft landscaping that will result in a significantly improved situation with regard to flood risk and surface water drainage. Conditions are attached to ensure that this takes place.

There are no consultee objections to the scheme and it is considered that the drainage issues arising from the proposed development are acceptable.

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$t1kw114z.docx Contaminated Land

Paragraph 121 of the NPPF states that decisions should ensure that the proposed site is suitable for its new use taking into account ground conditions, including pollution arising from previous uses and any proposals for mitigation including land remediation or impacts on the natural environment arising from that remediation.

The site is a former public building and while no likely contamination is identified there is made ground below the surface and as such a condition is required regarding further investigation.

Subject to this condition the proposal therefore complies with paragraph 121 of the NPPF.

Sustainability

The City Council’s Sustainable Design and Construction SPD seeks to ensure that sustainable design and construction measures are integrated into new developments. Compliance with this SPD is demonstrated through submission of a sustainability checklist. The applicant has provided details of how the design and construction of the scheme would minimise energy consumption and maximise sustainability. The following measures are proposed:  Mechanical Ventilation Heat Recovery units to all apartments below 3rd floor level  Upgraded glazing  High efficiency lighting  Permeable surface to the car park  Reuse of existing building materials where feasible

It is considered that the development will meet the City Council's aspirations in terms of sustainability and the requirements of the SPD.

Planning Obligations

UDP Policy DEV5 advises that if new development is likely to result in a material increase in the need or demand for infrastructure, services, facilities and/or maintenance, planning permission will only be granted if suitable mitigation measures are put in place. This policy is supported by the Planning Obligations SPD which explains the city council’s overall approach to the use of planning obligations, and sets out detailed advice on the use of obligations to ensure that developments mitigate their impacts by making an appropriate contribution to projects that will ensure the needs generated by the development are met.

It is noted that, in accordance with the NPPF, planning obligations should only be sought where they are considered necessary to make a development acceptable in planning terms, directly related to the development; and fairly and reasonably related in scale and kind to the development.

The site lies within a low/mid value area where there is no requirement for apartment schemes to make contributions.

Conclusions

The proposal accords with the main thrust of the UDP and NPPF in that the current building is retained and brought back into residential use providing a range of new homes.

The adverse impacts of the proposed development have been fully considered and assessed. On balance it is considered that that the application accords with the relevant provisions of the development plan and represents sustainable development in accordance with the provisions of the NPPF.

Recommendation

APPROVE

Conditions

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$t1kw114z.docx 1. The development must be begun not later than three years beginning with the date of this permission.

Reason: Required to be imposed by Section 91 of the Town and Country Planning Act 1990 (as amended).

2. The development hereby permitted shall be carried out in accordance with the following approved plans:

200/15/100A - site layout and ground floor plan 200/15/101A - first and second floor plans 200/15/102A - third and fourth floor plans 200/15/103A - fifth floor and roof plans 200/15/104A - proposed front elevation 200/15/105 - proposed side and rear elevations

Reason: For the avoidance of doubt and in the interest of proper planning.

3. The following noise standards shall be attained with respect to residential accommodation on the site as stipulated in BS8233:2014 - Guidance on Sound Insulation and Noise Reduction for Buildings: (i) internal noise levels of less than 30 dB LAeq,8hour within bedrooms between 23.00 hours and 07.00 hours (ii) internal noise levels of less than 35 dB LAeq,16 hour within living rooms between 07.00 hours and 23:00 hours (iii) internal noise levels of less than 40 dB LAeq,16hour within other living areas (e.g. dining rooms) between 07.00 and 23.00 hours (iv) typical individual noise events from road traffic shall not be in excess of 45 dB LAmax in bedrooms between 23.00 and 07.00 hours The mitigation measures required to achieve the noise standards shall be approved in writing by the Local Planning Authority and installed prior to occupation of the development. Prior to occupation of the development a Site Completion Report shall be submitted to the Local Planning Authority for approval. The Site Completion Report shall validate that all works undertaken on site were completed in accordance with those agreed by the Local Planning Authority. All mitigation measures shall thereafter be retained.

Reason: To safeguard the amenity of existing, neighbouring and/or future occupants of the development hereby approved in accordance with policy EN17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

i) a survey of the extent, scale and nature of contamination

ii) an assessment of the potential risks to:

iii) where unacceptable risks are identified, an appraisal of remedial options and proposal of the preferred option(s) to form a remediation strategy for the site.

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$t1kw114z.docx The development shall thereafter be carried out in full accordance with the duly approved remediation strategy.

5. Pursuant to condition 4 and prior to first use or occupation a verification report, which validates that all remedial works undertaken on site were completed in accordance with those agreed with the Local Planning Authority, shall be submitted to and approved in writing by the Local Planning Authority.

6. No development shall take place until a scheme for surface water drainage for the site using sustainable drainage methods and which includes details of how water quality will be improved, and how existing surface water discharge rates reduced, has been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented prior to first occupation or use of the development hereby approved unless alternative timescales have been agreed in writing as part of the strategy.

Reason: To ensure a satisfactory method of surface water disposal to reduce the risk of flooding elsewhere in accordance with policy EN19 of the City of Salford Unitary Development Plan and seeks to provide betterment in terms of water quality and surface water discharge rates and meets requirements set out in the following documents; o NPPF, o Water Framework Directive and the NW River Basin Management Plan o The national Planning Practice Guidance and the Non-Statutory Technical Standards for Sustainable Drainage Systems (March 2015) o Manchester, Salford, Trafford Strategic Flood Risk Assessment (SFRA) (2011) and associated technical guidance o Environment Agency Pollution Prevention Guidelines (now withdrawn) o Flood Risk Assessment/SuDS Requirements for new developments (Salford's SuDS Checklist)

7. The surface water discharge rate shall be restricted to 50% of the existing discharge rate in accordance with the Council's Strategic Flood Risk Assessment.

Reason: To reduce the risk of flooding in accordance with the requirements of policy EN19 of the City of Salford Unitary Development Plan and the requirements of the National Planning Policy Framework.

8. No development shall commence until a further precautionary survey for bats has been undertaken and submitted to and approved in writing by the Local Planning Authority. If bats are found then a Method Statement that gives details and measures to be taken to avoid any possible harm to bats during construction works.

Reason: In the interests of bats, which are a protected species, in accordance with the requirements of the NPPF and national legislation regarding protected species.

9. Notwithstanding any description of materials in the application no above ground construction works shall take place until samples or full details of materials to be used externally on the building(s) have been submitted to and approved in writing by the Local Planning Authority. Such details shall include the type, colour and texture of the materials. Only the materials so approved shall be used, in accordance with any terms of such approval.

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$t1kw114z.docx 10. No development shall take place, including any works of excavation or demolition, until a Construction Method Statement has been submitted to, and approved in writing by, the local planning authority. The approved Statement shall be adhered to throughout the construction period. The Statement shall include:

Reason: In the interests of the amenity of neighbours in accordance with policies DES7 and EN17 of the Salford Unitary Development Plan and the NPPF.

11. The vehicle parking, servicing and other vehicular access arrangements shown on the approved plans to serve the development hereby permitted shall be made available for use prior to the development being brought into use (or in accordance with a phasing plan which shall first be agreed in writing with the local planning authority) and shall be retained thereafter for their intended purpose.

Reason: In the interest of highway safety and the free flow of traffic and in accordance with policies A2, A8 and A10 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

12. a) Notwithstanding the details shown on the approved plans, the development hereby permitted shall not be occupied until full details of both hard and soft landscaping works have been submitted to and approved in writing by the Local Planning Authority. The details shall include the formation of any banks, terraces or other earthworks, hard surfaced areas and materials, boundary treatments, external lighting, planting plans, specifications and schedules (including planting size, species and numbers/densities), existing plants / trees to be retained and a scheme for the timing / phasing of implementation works.

13. Before occupation of the development hereby permitted, full details of the proposed ventilation strategy for the future residences shall be submitted to and approved in writing by the local planning authority and

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$t1kw114z.docx the approved strategy shall be implemented in full as part of the development. The scheme shall incorporate acoustic treatment to ensure that the noise standards stipulated in condition 1 are met. The approved ventilation strategy shall thereafter be retained.

14 Prior to the commencement of the development a sustainable drainage management and maintenance plan for the lifetime of the development shall be submitted to the local planning authority and agreed in writing. The sustainable drainage management and maintenance plan shall include as a minimum: a. The arrangements for adoption by an appropriate public body or statutory undertaker, or, management and maintenance by a resident’s management company; and b. Arrangements concerning appropriate funding mechanisms for its ongoing maintenance of all elements of the sustainable drainage system (including mechanical components) and will include elements such as ongoing inspections relating to performance and asset condition assessments, operation costs, regular maintenance, remedial woks and irregular maintenance caused by less sustainable limited life assets or any other arrangements to secure the operation of the surface water drainage scheme throughout its lifetime.

The development shall subsequently be completed, maintained and managed in accordance with the approved plan.

Reason: To manage flooding and pollution and to ensure that a managing body is in place for the sustainable drainage system and there is funding and maintenance mechanism for the lifetime of the development.

15 Foul and surface water shall be drained on separate systems

Reason: To secure proper drainage and to manage the risk of flooding and pollution in accordance with policy EN19 of the City of Salford Unitary Development Plan

16 Before occupation of the development hereby permitted full details of a mitigation scheme to address poor air quality shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall identify fully all measures which are required to control the impact of local air quality on the development. A verification report shall be submitted for written approval to the Local Planning Authority confirming that all approved measures have been implemented in full prior to the final occupation of the site. All approved measures shall be retained and maintained thereafter.

17 No dwelling shall be occupied until full details of the proposed light installation to the glazed stair have been submitted to and approved in writing by the Local Planning Authority. The light installation shall be put in place within one month of the first occupation of the building and shall remain as such thereafter.

Reason: To appropriately respond to the prominent location on the Pendleton roundabout in accordance with policy DES1 of the City of Salford Unitary Development Plan.

18 Notwithstanding the details shown on the drawings hereby approved, details of secure cycle parking for 14 bicycles shall be submitted to and approved in writing by the Local Planning Authority. The approved cycle parking shall be implemented and made available for its intended use prior to the occupation of the development hereby approved and shall be retained thereafter.

Reason: To encourage more sustainable modes of travel in accordance with policies ST14, A2 and A10 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

Notes to Applicant

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$t1kw114z.docx 1. STANDING ADVICE - DEVELOPMENT LOW RISK AREA

Further information is also available on the Coal Authority website at: www.gov.uk/government/organisations/the-coal-authority

This Standing Advice is valid from 1st January 2017 until 31st December 2018

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$t1kw114z.docx Agenda Item 5g PLANNING & TRANSPORTATION REGULATORY PANEL PART I SECTION 1: APPLICATIONS FOR PLANNING PERMISSION http://publicaccess.salford.gov.uk/publicaccess/simpleSearchResults.do?action=firstPage

APPLICATION No: 16/69216/FUL APPLICANT: Glenbrook SQ Limited LOCATION: Land north of Erie Basin, Salford Quays PROPOSAL: Proposed residential development comprising 270 no. apartments with associated car parking, landscaping and public realm improvements, including a new public dockside walkway WARD: Ordsall

Description of Site and Surrounding Area

The application site (0.25 hectares) is located on the north side of Erie Basin within Salford Quays. The site’s northern boundary is formed by The Quays road which provides access to the site. Beyond this lies the Metrolink line and the rear of the Batleys Cash and Carry site. To the east lies a residential-led mixed use development known as Millennium Point. Millennium Point comprises of a number of elements, with Millennium Tower being a 21 / 22 storey tower comprising residential apartments, Millennium Point being an 11 storey block also comprising residential apartments, and Anchorage House being a two storey element comprising commercial floorspace which is currently occupied by the Reflexion Lounge bar / restaurant at ground floor and by office floorspace at first floor. To the west, the site is bounded by a short cul-de-sac service road which serves the adjacent commercial office block known as The Alexandra. The dock basin forms the site’s southern

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$ret04ilv.rtf boundary. The wider area comprises a mix of uses including commercial, residential, and retail and leisure, associated with the mixed use character of the Salford Quays area within which the site lies.

The site is currently vacant comprising predominantly of hardstanding, and is largely level with a small raised grassed bund along the northern boundary with The Quays road. The site was previously used for surface car parking on an unmarked basis.

The application site is the last remaining undeveloped plot fronting the Erie Basin / Huron Basin / North Bay dock basin.

Description of Proposal

The application seeks full planning permission for the erection of a 16 storey block comprising a total of 270 no. apartments. This would comprise 120 no. one bedroom apartments, 120 no. two bedroom apartments, and 30 no. three bedroom apartments. The application proposal would be developed and managed as a Private Rented Sector (PRS) scheme.

The development would have the form of two blocks sitting on a podium base. The two blocks would be angled to each other, would cantilever out beyond the podium base, and would be connected via a central glazed bridging element. The apex point of the two blocks would be at the northern end facing The Quays road, with the angled interface between the blocks widening out towards the southern extent of the site fronting Erie Basin. The broadly triangular space that would be formed between the two blocks, sitting on top of the podium, would function as an outdoor terrace which would provide shared amenity space for residents of the development. Both blocks would rise to a height of approximately 52m above the surrounding ground level.

The principal entrance to the development would be via the glazed entrance foyer fronting The Quays road. Vehicular access to the building for parking and servicing would be via the existing service road which lies to the west of the site and also serves The Alexandra commercial office block. This would provide access for refuse and service vehicles, together with providing access to the car parking spaces which would be accommodated within the podium at ground floor level. Along the eastern boundary a 3m wide gated access strip would be maintained between the proposed development and the side elevation of Anchorage House (the two storey commercial floorspace element of the Millennium Point development).

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$ret04ilv.rtf Proposed site plan

The ground floor would accommodate an entrance foyer, a resident’s gym and a further communal space for residents (which could operate as a workspace). These three elements would be located on the north elevation providing active frontage to The Quays road. The ground floor would also accommodate concierge facilities for the block, together with a bin store located on the western elevation to facilitate refuse servicing via the service road. The development would be served by three lift shafts, including a large 13 person lift which would have dual access from both the entrance foyer and the car park for bulky deliveries / removals. The remainder of the ground floor would accommodate the car parking area with 30 car parking spaces, three motorcycle parking spaces, and two cycle stores which together would accommodate 76 secure cycle spaces. The cycle stores would be accessible from the ground floor car parking area, and would also have doors to the access strip on the eastern side of the building as an alternative means of access / egress for cyclists. The plans also identify space within the car parking area for up to an additional 60 secure cycle spaces which the applicant has confirmed would be provided should there be additional demand for cycle parking from future residents. Access to the car park would be managed via a vehicle priority system which utilises traffic lights and vehicle detection to control one way access/egress.

There would be a mezzanine level within the central glazed bridging element, which would be accessed via a wide stairway leading up from the entrance lobby, and also via a lift. This mezzanine level would provide access to the outdoor terrace. This would comprise a mixture of hard and soft landscaping with seating, and would provide a shared outdoor amenity space for residents overlooking the dock basin. The outdoor terrace would be set 3m below the level of the first floor apartments in order to minimise any conflict of amenity.

The two blocks would then rise from the podium, each comprising fifteen floors of residential accommodation linked by the central glazed bridging element. Each floor would accommodate 18 no. apartments, with a mix of one, two and three bedroom units on each level.

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$ret04ilv.rtf In terms of materials, the podium would be faced predominantly with lightweight concrete fibre panels. This would be punctuated with glazing in the north elevation fronting The Quays road, and with perforated metal cassettes in the other elevations to provide ventilation to the car parking area. The two blocks accommodating the residential apartments would be faced with a combination of solid, perforated and embossed rain-screen panels. These would be applied in a cranked and folded arrangement to add texture and depth to the building’s east and west elevations, together with its inward facing elevations on either side of the outdoor terrace. The rain-screen panel would be a powder coated aluminium alucobond. For each block, the north elevation to The Quays road and the south elevation to Erie Basin would have the form of a large picture frame, featuring glazed curtain walling set within a polyester powder coated aluminium frame. To prevent overheating the curtain wall would be broken down using a mixture of clear and opaque panels to match the glass finish.

In terms of landscaping, to the north of the building fronting The Quays there would be a mix of hard and soft landscaping introduced to integrate the development with the street. To the south of the building, the development would complete the dockside walkway which is currently unmade along this stretch. This has been designed to match the existing treatment of the dockside walkway featuring traditional style block paving, together with new trees, and lighting columns and benches to match the existing dockside walkway treatment which unifies the majority of the public realm across the Salford Quays area.

The following documents have been submitted in support of the application:  Design and Access Statement  Planning Statement  Transport Assessment and Travel Plan  Flood Risk Assessment and Drainage Strategy  Phase 1 Ground Conditions Survey  Noise Assessment  Air Quality Assessment  Wind and Microclimate Assessment  Daylight and Sunlight Assessment  Ecological Survey Report  Archaeological Desk Based Assessment  Crime Impact Statement  Sustainability Statement  EIA Screening Opinion Request

Publicity

Site Notice: Non HH Article 15 Date Displayed: 23 December 2016 Reason: Article 13

Press Advert: Manchester Weekly News Salford EditionDate Published: 13 January 2017 Reason: Article 15 Standard Press Notice

Pre-application Community Engagement

An exercise to inform the local community of the proposed development was undertaken by the applicant prior to the submission of this application. This included informing local ward members of the proposal, together with a leaflet drop to approximately 300 households within the surrounding area. The leaflet contained a description of the proposed development and provided details of where further information could be viewed on a dedicated consultation website, together with contact details for any enquiries.

Neighbour Notification

Notification letters were sent to a total of 217 neighbouring properties:  Millennium Point (all apartments)  Millennium Tower (all apartments)  Anchorage House (all units)  The Alexandra (all units)  Batleys Cash and Carry, Ohio Avenue

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$ret04ilv.rtf In addition, four site notices were displayed within the vicinity of the application site, including one on the south side of the dock basin facing the site.

Representations

Objections have been received from a total of 12 individual property addresses, and observations have been received from one further property address. All objections have been from owners / occupiers of properties within Millennium Tower and Millennium Point.

A summary of the issues raised within objections is set out below (C), together with a response (R) to each issue. Objections have been grouped according to theme for ease of reference.

Principle

C There are too many apartment schemes being developed in Salford, when there is a growing need for larger family housing.

R UDP Policy ST12 promotes high density development within the regional centre and close to key public transport routes and interchanges. This is complemented by Policy HOU1 of the Housing Planning Guidance which identifies that apartments will normally be the most appropriate form of housing provision within the regional centre given the very high level of accessibility, the scale of the existing buildings, and the need to support that area’s development as a vibrant ‘city centre’ location. As such it is considered that apartments are the most appropriate form of housing for the application site, given its regional centre location, its role in contributing towards the creation of vibrant mixed use area within Salford Quays, its accessibility by a range of sustainable transport modes, and its context having regard to the scale of the surrounding buildings.

C The site would be better suited to an office / commercial development. There are currently a large number of apartment schemes under construction across Salford Quays and just one office development under construction for BUPA. An office development would benefit the local area by creating employment opportunities for local residents.

R The local planning authority has to consider the scheme as submitted. The principle of the development in terms of UDP Policy MX1 and the mix of uses within the surrounding area is addressed within the appraisal section of the report.

C There are insufficient everyday shopping facilities for residents in Salford Quays.

R The application site lies within the regional centre with a wide range of shopping facilities within the surrounding area to meet the needs of future occupiers of this development. Salford’s Draft Local Plan proposes the designation of Salford Quays as a town centre, and the designation of a local centre at Ordsall, which would facilitate the consolidation and enhancement of the existing retail function of these centres.

Design

C The development would be positioned too close to the dock basin and would sit the furthest forward of any of the taller buildings along this stretch of quayside. The development would therefore not be in keeping, and would have a detrimental impact on the appearance of this section of waterfront. The buildings should be set back in line with The Alexandra.

R This is addressed within the appraisal section of the report.

C The scale of the two blocks is overbearing in relation to its surroundings. The structures would visually overpower The Alexandra. The development is being squeezed on to a space that is too tight a fit. The design, configured in a `V` shape, creates a ghetto-like appearance within the narrowing gap between the two towers.

R This is addressed within the appraisal section of the report.

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$ret04ilv.rtf C It is not clear where the plant would be located within the building. Should this be on the roof it would be a further eyesore to adjacent buildings.

R The majority of the building’s servicing and plant would be accommodated at ground floor level within the building footprint. As identified on the submitted roof plan, there would be no plant on the roof with the exception of the lift overrun. As such it is not considered that this would result in any detrimental impact in terms of design or amenity. The impact of the development on a private view is not a material consideration in the determination of a planning application and therefore cannot be afforded any weight in the determination of this application.

Highways and parking

C There is insufficient car parking provided within the proposed development. There are already issues of non-residents tailgating drivers entering the car parking area for Millennium Point / Millennium Tower to park their vehicles there without authorisation, and the lack of car parking provision within the proposed development will exacerbate this. Whilst people may choose to use public transport for certain journeys, a private car on site is considered a necessity by people for many reasons such as those who need a vehicle to undertake their job, those who work unsocial hours when public transport does not operate, undertaking weekly supermarket shopping, and accessing retail parks which are often not accessible by public transport. There is already a shortage of available long term parking in Salford Quays and Media City. The pressure on available parking spaces will increase hugely once Media City Phase II is completed, with provision within that scheme for 1,871 apartments without onsite parking.

R The level of parking provision within the development is addressed within the appraisal section of the report. The issue of drivers tailgating at the Millennium Point / Millennium Tower car park entrance is an issue for the building’s management company to address, and is not a material consideration in the determination of this application.

C The development will cause increased congestion and there is insufficient highway capacity to accommodate the number of vehicles that would be generated. The Quays road is often gridlocked, especially during football matches at Old Trafford and associated with performances at The Lowry.

R This is addressed within the appraisal section of the report.

C Metrolink is not a realistic alternative option as it is very busy at peak times with no spare capacity.

R All modes of public transport will typically be busy at peak periods, and this is not considered to be a reason to justify refusal of this application.

C The Transport Assessment suggests that residents would be able to do their grocery shopping online. However, this would result in regular drop off deliveries and it is questionable as to whether the proposed drop-off / layby point would provide adequate provision for such frequent deliveries. Taxi pick-ups and drop-offs would also need to use the same space.

R The proposed lay by has been removed at the request of the Council’s Highways Engineer and TfGM. The rationale for this is addressed within the appraisal section of the report. Other large residential developments on this stretch of The Quays road have no provision for lay bys, and taxi pick up / drop off and online grocery delivery to these developments and this approach does not undermine the safe operation of The Quays road in this context.

C The Transport Assessment states that there would be 33 parking spaces plus 3 `accessible spaces`. It is not clear whether these 3 spaces would in fact be included in the plan and, if so, for whose use.

R The ground floor plan has been amended during the course of the application, and the proposed development would now accommodate a total of 30 car parking spaces of which 3 would be disabled accessible spaces. These spaces are identified on the ground floor plan, and would be available to meet

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$ret04ilv.rtf the needs of future occupiers of the development who require a disabled accessible parking space.

C The development will result in the loss of the surface car parking spaces which the site previously accommodated, and these are not proposed to be replaced.

R The site was formerly used on an informal basis for surface car parking and this use did not benefit from planning consent. In any case, there is no policy requirement for the re-provision of parking spaces lost by redevelopment. It is considered that there are a range of alternative options in terms of parking provision across Salford Quays, notably via the multi-storey car parks.

Amenity

C The development would achieve a poor level of amenity and daylight for future residents, particularly for those living within the inward facing apartments created by the ‘V’ configuration. Only above the 12th floor will every apartment have access to one daylight compliant habitable room, and 7% of all apartments will not have access to at least one daylight compliant habitable room.

R This is addressed within the appraisal section of the report.

C The development will impact on privacy by introducing windows directly overlooking apartments in Millennium Tower, resulting in overlooking of living rooms, bedrooms and balconies. The development is in too close proximity to Millennium Tower.

R This is addressed within the appraisal section of the report.

C Millennium Tower currently receives full sunlight from midday to sunset. The development will block daylight and sunlight to the apartments and balconies of Millennium Tower, and will leave a significant part of Millennium Tower in darkness during the afternoon and evenings. The applicant has submitted a Daylight and Sunlight report which confirms there will be a negative impact.

R This is addressed within the appraisal section of the report.

C GIA`s Daylight & Sunlight Report states that 175 of 269 apartment windows (65%) in Millennium Tower would fail to comply with the Vertical Sky Component (VSC) test, that only 76 of 96 rooms (79%) would pass the Average Daylight Factor (ADF) test and that only 65 of 96 rooms (68%) would pass the No Sky Line (NSL) test. They state that 14 of the 20 rooms failing under the ADF test are bedrooms and that 25 of the 31 rooms failing under the NSL test are also bedrooms and are thus dismissive of the significance of these results. However, the Measurement & Criteria for Daylight & Sunlight, as set out in the BRE guidelines states that these criteria are “intended for use for rooms in adjoining dwellings where daylight is required, including living rooms, kitchens and bedrooms. Windows in bathrooms, toilets and garages need not be analysed”. Clearly, the test results for bedrooms should be regarded as being significant.

R This is addressed within the appraisal section of the report.

C The issue of overshadowing of The Alexandra office block is absent from the GIA Daylight & Sunlight report. However due to its proximity, The Alexandra would be vulnerable to a severe loss of daylight.

R A distance of 18.5m would be maintained from the western elevation of the proposed development facing The Alexandra office block. The level of protection afforded to residential amenity in terms of light is not afforded to office development to the same degree. In the context of the separation distance that would be maintained and the commercial office use of The Alexandra, it is not considered that the proposed development would result in an unacceptable impact on the occupiers of this building.

C The development will increase noise levels within the local area significantly.

R The proposed development is for residential development. It is not considered that residential development would result in any significant noise impact. The Council’s Air and Noise Consultant has reviewed the application submission and has confirmed that no objections are raised on noise grounds.

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$ret04ilv.rtf C The developer should minimise disruption to local residents and business during the construction period, particularly in relation to noise.

R A condition is recommended requiring the submission of a Construction Method Statement, which would secure detailed measures to be implemented during the construction phase in order to safeguard the amenity of neighbours.

Consultation and publicity

C No leaflet was received at the pre-application stage as suggested in the submission documents.

R The Council encourages all applicants to engage with local communities prior to the submission of a planning application, however there is no statutory requirement for the applicant to undertake pre- application public consultation. The level of public consultation or when this was undertaken has no bearing on the consideration of the formal planning application. All interested parties have the opportunity to submit comments to the local planning authority on the formal planning application and all comments are given full consideration.

C The period for making comments on this application ran across Christmas and New Year. In light of this, the period for making comments should be extended.

R The 21 day period for making representations is the statutory requirement identified within the Town and Country Planning (Development Management Procedure) Order 2015. There are statutory timescales for local planning authorities to determine planning applications, and no provision is made for the extension of these timescales where these fall over public holidays. Whilst the 21 day period for making representations is the minimum period after which a decision can be made on an application, any representations which are received after this deadline are still taken into account up to the point of a decision being made.

C The neighbour notification letter is only directed to property occupiers. A large number of apartments in Millennium Tower are tenanted and therefore it is likely that many property owners are unaware of the development proposal.

R The Town and Country Planning (Development Management Procedure) Order 2015 requires that notification letters are addressed to the owner/occupier. The Order does not require the local planning authority to ascertain whether the property is occupied by the owner or another occupier. The property owner is responsible for any instruction to their tenants regarding onward dispatch of such correspondence.

Other

C The development should not contain buy-to-let apartments as there are already too many rental properties in the area. The apartments should be sold to individual buyers who want to live in the apartments themselves. A marked imbalance in the community is being created. By continuing to provide almost exclusively for property investors and their short term tenants, there is no prospect of establishing a core settled community.

R The tenure mix of a development in terms of owner occupation / private rented sector tenure is not a material planning consideration in the determination of a planning application.

C The development will block the view from my apartment.

R The impact of development on a private view is not a material consideration in the determination of a planning application and therefore cannot be afforded any weight in the determination of this application.

C The development will devalue my property.

R The effect of a development on property prices is not a material consideration in the determination of a planning application and therefore cannot be afforded any weight in the determination of this application.

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$ret04ilv.rtf C The development will cause a decrease in internet speeds locally.

R The effect of a development on internet speeds is not a material consideration in the determination of a planning application and therefore cannot be afforded any weight in the determination of this application.

C The period of time that the dockside walkway is closed should be minimised to prevent disruption for existing residents of the area.

R A condition is recommended requiring the submission of a Construction Method Statement (CMS), which would secure detailed measures to be implemented during the construction phase. The condition has been specifically worded to require the CMS to set out details of arrangements to ensure that the dockside walkway remains passable during the construction phase wherever practicable, and that any period of time where it is necessary for the dockside walkway to be closed is minimised as far as practicable

C The development should make a contribution towards infrastructure improvements, such as schools or highways, in order to mitigate its impact on these.

R This is addressed within the appraisal section of the report.

C The construction phase would be challenging. The development would be sited extremely close to the existing car park of Millennium Point on the eastern boundary and this would make constructing the building extremely difficult. There is no obvious area where welfare facilities / site offices could be located. Site deliveries during construction would reduce The Quays road carriageway to a single lane.

R Ensuring that any consent is capable of implementation in terms of construction is an issue for the developer, and is not a material consideration in the determination of a planning application. A condition is recommended requiring the submission of a Construction Method Statement, which would secure detailed measures to be implemented during the construction phase in order to safeguard the amenity of neighbours.

C The submitted plans indicate that the passageway which would lie between the east facing elevation of the proposed development and the side elevation of Anchorage House would be gated. This would prevent access for occupiers of Anchorage House which would breach the leasehold arrangements which provide for this access.

R The arrangement for access along this passageway is a landownership and rights of access issue. This is not a material consideration in the determination of a planning application and cannot therefore be afforded any weight in the determination of this application.

Relevant Site History

10/59717/FUL - Extension of time limit for the implementation of planning permission 07/55683/FUL: Erection of a 10/11 storey building comprising 12,582sqm of B1 office accommodation and undercroft car parking. Approved – 7 February 2012.

07/55683/FUL - Erection of a 10/11 storey building comprising 12,582sqm of B1 office accommodation and undercroft car parking. Approved – 8 February 2008.

05/50444/FUL - Erection of one eight storey block comprising 80 apartments with enclosed car parking on two levels together with A3, A4 or A5 commercial units on ground floor. Approved – 22 December 2005.

04/47617/REM - Details of the siting design and external appearance of two residential blocks comprising of 194 apartments, one office block and a two storey enclosed car park (re-submission of planning application 03/47090/REM). Approved – 4 March 2004.

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$ret04ilv.rtf 97/36749/OUT - Outline application for development of land for offices (91,862 sqm), residential (600 units), retail (2,415sqm), leisure (3,716sqm) and hotel (300 beds) together with associated car parking. Approved – 31 October 2000.

It should be noted that the most recent consent for a 10/11 storey office development expired unimplemented on 7 February 2015 and therefore there is no extant consent in relation to this site.

Consultations

Design For Security –

No objections, subject to the development being designed and constructed in accordance with the recommendations contained within section 3.3 of the submitted Crime Impact Statement. Recommend that a condition is attached to reflect the physical security specification identified within sections 4 of the Crime Impact Statement.

Environment Agency –

The application site lies within Flood Zone 2 and it comprises a less vulnerable use given that no residential accommodation is proposed at ground floor level.

No objections in principle to the proposed development. Having reviewed the submitted Phase 1 Geo- Environmental Site Assessment it is noted that there is a site history of potentially contaminative activities associated with former railway activities and former dock sheds. There are controlled water receptors which could be potentially at risk, in terms of the underlying Secondary A aquifer within the drift deposits comprised of alluvium, the Principal aquifer within the sandstone bedrock, and Erie Basin located adjacent to the southern site boundary which discharges into the Manchester Ship Canal.

Having reviewed the assessment report it is noted that further works are required to enable the risks to controlled waters to be fully assessed. Having reviewed the initial conceptual site model it is noted both the principal aquifer and Erie basin have been discounted as potential controlled water receptors at risk and the Secondary A aquifer has not been included. It is also noted that site investigations have been completed c.140m west of the site which recorded the presence of sand layers and it is likely these support a shallow groundwater body within the drift deposits. However, given limited site investigation work that has been completed to date to determine the hydrogeological conditions beneath the site it is unclear whether a shallow groundwater body exists within the drift deposits and whether this is likely to be in hydraulic continuity with the principal aquifer and Erie Basin.

To ensure the risks to controlled water are fully assessed it is recommended the following issues are addressed:  Update of initial conceptual site model to include the Secondary A aquifer, principal aquifer and Erie Basin given that insufficient information has been provided to date to demonstrate these controlled water receptors are not at risk;  Further works to characterise groundwater conditions beneath the site. It is recommended that this includes as a minimum one round of groundwater sampling and groundwater level monitoring to determine groundwater flow conditions;  Inclusion of works to assess / decommission any active / redundant drains which may be acting as preferential pathways for the migration of contaminants of concern.

In conclusion, no objections are raised subject to conditions requiring a site investigation report to address the nature, degree and distribution of land contamination on the site, together with the submission of any proposed remedial works and their subsequent implementation, and the submission of a verification report to validate that all remedial works have been undertaken in accordance with the agreed measures, in order to ensure any unacceptable risks to controlled waters are appropriately assessed and mitigated during the redevelopment of the site.

Greater Manchester Ecology Unit –

No objections. The site is not currently of substantive nature conservation value.

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$ret04ilv.rtf Greater Manchester Archaeological Advisory Service - No comments received to date.

Highways –

The proposed development would have 30 car parking spaces and as such, traffic generated by the development is unlikely to have an impact on the operational capabilities of the adjacent highway network or road safety. The proposed development is unlikely to generate any significant volumes of traffic and future flows would be less than would have been generated by the previous grant of planning consent for office development.

Given the site’s proximity to the Metrolink line the developer will be required to have regard to this during the construction phase in order to ensure safe methods of working and no oversailing of the Metrolink line at any time.

The Highways Engineer and Transport for Greater Manchester (TfGM) confirm that they raise no objection to the proposed development subject to a condition requiring the submission of a full travel plan prior to first occupation of the development.

Manchester Ship Canal Company - No comments received to date.

Senior Engineer Flood Risk Management –

The site lies within Flood Zone 2 and the application is accompanied by a good quality Flood Risk Assessment (FRA) including a narrative drainage strategy. Floor levels have been proposed in accordance with flood levels provided by the Environment Agency and the criteria set out within Salford’s Flood Risk and Development planning guidance. The ground floor will be used for car parking and building facilities, while habitable rooms will be on the first floor and above.

The application site is a brownfield site in the Core Conurbation Critical Drainage Area, where the Strategic Flood Risk Assessment requires a reduction in surface water runoff to 50% of the existing (or to greenfield runoff, whichever is greater). The applicant has provided a narrative drainage strategy in the FRA with outline calculations of existing and proposed discharge rates.

This is a major development for which Sustaniable Drainage Systems (SuDS) are required. The FRA indicates that infiltration SUDS are not possible at this site owing to unsuitable ground conditions. Notwithstanding this, the Drainage Engineer considers that there may be potential for attenuation/water quality SUDS such as green roofs and rain gardens.

The proposal is to discharge unrestricted flows into Erie Basin which would perform as an attenuation tank, from which flows would be pumped into the Manchester Ship Canal. The Drainage Engineer considers that this proposal is acceptable in principle, but in the event that agreement cannot be reached with the owner of the Erie Basin then attenuation will need to be provided on site.

No objections subject to conditions requiring; the development to be of flood resilient construction up to the level predicted for a 1 in 1,000 year flood event; the submission of a strategy of surface water drainage of the site using sustainable drainage methods which details how water quality will be improved and how existing surface water discharge rates be reduced; any discharge from the car park to be via a bypass oil separator and/or equivalent SuDS.

United Utilities –

No objection, subject to conditions regarding foul and surface water drainage, and sustainable drainage. Identify that there are United Utilities assets adjacent to the application site and that the applicant must comply with its standard conditions in this regard.

Urban Vision Environment (Air And Noise) –

Air quality

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$ret04ilv.rtf An Air Quality Assessment has been submitted as part of the application submission. No objections on air quality grounds, subject to conditions requiring the submission of a Construction Method Statement and Dust Management Plan in order to control dust and other environmental issues during the construction phase.

Noise

A Noise Assessment has been submitted as part of the application submission. The report provides noise surveys at the proposed development for road traffic noise, tram pass-by, entertainment and commercial noise. The report concludes that the prevailing noise source at the proposed development is road traffic and recommends a defined glazing standard with an alternative means of ventilation for habitable rooms with a line of sight to The Quays road and Metrolink line.

As such, no objections are raised on noise grounds, subject to a condition defining the noise standards to be attained for the proposed residential accommodation.

Urban Vision Environment (Land Contam) –

No objections subject to conditions being attached requiring a site investigation report to address the nature, degree and distribution of land contamination on the site, together with the submission of any proposed remedial works and their subsequent implementation, and the submission of a verification report to validate that all remedial works have been undertaken in accordance with the agreed measures.

Planning Policy

Development Plan Policy

Unitary Development Plan ST4 - Key Tourism Areas This policy states that the following areas will be protected and enhanced as tourism destinations and tourism development will be focused primarily within 1. Salford Quays 2. Chapel Street 3. Worsley Village, Barton Swing Aqueduct and the Bridgewater Canal Corridor.

Unitary Development Plan ST5 - Transport Networks This policy states that transport networks will be maintained and improved through a combination of measures including the extension of the network of pedestrian and cycling routes; the expansion and improvement of the public transport system and the enhancement of support facilities; the maintenance and improvement of the highway network; the provision of new road infrastructure where this will support the city's economic regeneration; requiring development proposals, highway improvement schemes and traffic management measures to make adequate provision for the needs of the disabled, pedestrians and cyclists, and, wherever appropriate, maximise the use of public transport; and the protection and enhancement of rail and water-based infrastructure to support the movement of freight and passengers.

Unitary Development Plan ST7 - Mixed-use Development This policy states that mixed use development schemes that minimise the need to travel will be focused towards specific areas including Chapel Street, Salford Quays, the Ordsall Lane riverside corridor, Lower Broughton, the town centres, neighbourhood centres and other locations well served by public transport.

Unitary Development Plan ST12 - Development Density This policy states that development within regional centres, town centre and close to key public transport routes and interchanges will be required to achieve a high density appropriate to the location and context.

Unitary Development Plan ST13 - Natural Environmental Assets This policy states that development that would result in an unacceptable impact on any of the city's natural environmental assets will not be permitted.

Unitary Development Plan ST14 - Global Environment

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$ret04ilv.rtf This policy states that development will be required to minimise its impact on the global environment. Major development proposals will be required to demonstrate how they will minimise greenhouse gas emissions.

Unitary Development Plan MX1 - Development in Mixed-use Areas This policy states that a wide range of uses and activities (housing, offices, tourism, leisure, culture, education, community facilities, retail, infrastructure, knowledge-based employment) are permitted within the identified mixed use areas (Chapel Street East. Chapel Street West, Salford Quays, Ordsall Lane Riverside Corridor).

Unitary Development Plan DES3 - Design of Public Space This policy states that development should include the provision of public space; designed to have a clear role and purpose which responds to local needs; reflects and enhances the character and identify of the area; is an integral part of and provide appropriate setting and an appropriate scale for the surrounding development; be attractive and safe; connect to establish pedestrian routes and public spaces and minimise and make provision for maintenance requirements.

Unitary Development Plan DES4 - Relationship of Development to Public Space This policy states that developments that adjoin a public space shall be designed to have a strong and positive relationship with that space by creating clearly defining public and private spaces, promoting natural surveillance and reduce the visual impact of car parking.

Unitary Development Plan DES5 - Tall Buildings This policy states that tall buildings will be permitted where: the scale of the development is appropriate; the location is highly accessible; the building would positively relate to adjacent public realm; is of high quality design; makes a positive contribution to the skyline; would not detract from important views; would not cause unacceptable overshadowing or overlooking, detrimental to the amenity of neighbouring occupiers; be no unacceptable impact on the setting of a listed building or value of a conservation area; be no unacceptable impact on microclimate; be no unacceptable impact on telecommunications; and there would be no unacceptable impact on aviation safety.

Unitary Development Plan DES6 - Waterside Development This policy states that all new development adjacent to the Manchester Ship Canal will be required to facilitate pedestrian access to, along and, where appropriate, across the waterway. Schemes should incorporate a waterside walkway with pedestrian links between the walkway and other key pedestrian routes and incorporate ground floor uses and public space that generate pedestrian activity. Where it is inappropriate to provide a waterside walkway, an alternative route shall be provided. Development should protect, improve or provide wildlife habitats; conserve and complement any historic features; maintain and enhance waterside safety; and not affect the maintenance or integrity of the waterway or flood defences. All built development will face onto the water, and incorporate entrances onto the waterfront; be of the highest standard of design; be of a scale sufficient to frame the edge of the waterside; and enhance views from, of, across and along the waterway, and provide visual links to the waterside from surrounding areas.

Unitary Development Plan DES9 - Landscaping

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$ret04ilv.rtf This policy states that hard and soft landscaping should be provided where appropriate that is of a high quality and would enhance the design of the development, not detract from the safety and security of the area and would enhance the attractiveness and character of the built environment.

Unitary Development Plan H8 - Open Space Provision Associated with New Housing Development This policy states that planning permission will only be granted where there is adequate and appropriate provision for formal and informal open space, and its maintenance over a twenty-year period. Standards to be reached will be based upon policy R2 and guidance contai8ned within Supplementary Planning Documents.

Unitary Development Plan A10 - Provision of Car, Cycle and Motorcycle Parking in New Developments This policy states that there should be adequate provision for disabled drivers, cyclists and motorcyclists, in accordance with the Council’s minimum standards; maximum car parking standards should not be exceeded; and parking facilities should be provided consistent with the provision and maintenance of adequate standards of safety and security.

Unitary Development Plan EN18 - Protection of Water Resources This policy states that development will not be permitted where it would have an unacceptable impact on surface or ground water.

Unitary Development Plan EN22 - Resource Conservation This policy states that development proposals for more than 5,000 square metres of floorspace will only be permitted where it can be demonstrated that the impact on the conservation of non-renewable resources and on

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$ret04ilv.rtf the local and global environments, has been minimised as far as practicable; and full consideration has been given to the use of realistic renewable energy options, and such measures have been incorporated into the development where practicable.

Unitary Development Plan R4 - Key Recreation Areas This policy states that development within, adjoining or directly affecting a key recreation area will only be permitted if consistent with the following: the i) protection and enhancement of the existing and potential recreational use of the area; ii) protection and improvement of amenity of the area; iii) the protection of existing trees, woodlands and other landscape features; iv) the provision, improvement and maintenance of new areas of woodland planting; v) the provision, improvement and maintenance of public access; vi) the provision, improvement and maintenance of accessible, open land recreation uses; and vii) the provision, improvement and maintenance of the quality and diversity of wildlife habitats.

Other Material Planning Considerations

National Planning Policy

National Planning Policy Framework

Local Planning Policy

Supplementary Planning Document - Planning Obligations This policy document expands on the policies in Salford’s Unitary Development Plan to provide additional guidance on the use of planning obligations within the city. It explains the city council’s overall approach to the use of planning obligations, and sets out detailed advice on the use of obligations in ensuring that developments make an appropriate contribution to: affordable housing, open space, education, transport, public realm, and other infrastructure and services where appropriate.

Planning Guidance - MediaCity UK and Quays Point This guidance relates to the intention to establish mediacity uk on approximately 220 ha of land in and around Salford Quays and Trafford Wharfside, with the 14.8 ha Quays Point site at its core. The Vision is to create a globally significant new media city. The intention is to create a modern digital city for the UK, where creative talent is drawn by the quality and excitement of the environment and the range and mix of people.

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$ret04ilv.rtf Planning Guidance - Flood Risk and Development The overarching aim of the planning guidance is to ensure that new development in areas at risk of flooding in the city, is adequately protected from flooding and that the risks of flooding are not increased elsewhere as a result of new development.

Planning Guidance - Irwell City Park This guidance relates to the intention to establish the Irwell City Park as an exciting and unique waterfront location within the regional centre.

It is not considered that there are any local finance considerations that are material to the application.

Appraisal

The key issues for consideration in the determination of this application are:  Principle of the development  Design  Public realm and landscape  Amenity  Highways, accessibility and parking  Heritage  Land contamination and water pollution  Flood risk and drainage  Biodiversity  Sustainability credentials  Planning obligations

Principle of the development

The application site lies within the Salford Quays mixed use area as identified under UDP Policy MX1/3. This policy supports the development of vibrant mixed use areas with a broad range of uses and activities and identifies housing as being an appropriate use. The policy sets out a series of criteria to which regard will be had in determining the appropriate mix of uses on individual sites:  the impact the development on regeneration of the wider area;  the use of adjoining sites;  the extent to which the development would support the objective of maintaining a mix and balance of uses throughout the area;  the contribution the development would make towards securing activity throughout the day;  the prominence of the location in relation to pedestrian and transport routes; and  the size of the site.

The reasoned justification to this policy confirms that the Salford Quays area will continue to develop as an internationally important visitor destination, and one of the region’s primary office locations. It identifies that these functions will be complemented by residential, retail and leisure uses to produce a distinctive mixed use area.

Complementing UDP Policy MX1, the MediaCity and Quays Point Planning Guidance provides a framework for the development of MediaCity on approximately 220ha of land in and around Salford Quays and Trafford Wharfside. The planning guidance identifies a series of key principles and strategic objectives to inform the development of the wider MediaCity area within which the application site lies. These include the creation of a cohesive and vibrant mixed use area with a distinctive sense of place and character, and the delivery of a high quality built environment to enhance the profile and environment of MediaCity and create a thriving economic and leisure location.

Policy MC:UK2 of the Planning Guidance sets out the range of uses that will be promoted across the wider MediaCity area. This identifies that some further residential development will be appropriate in the waterfront parts of Salford Quays.

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$ret04ilv.rtf It is noted that, in accordance with paragraph 47 of the National Planning Policy Framework (NPPF) the Council has a five year housing land supply. When assessing proposals for new housing developments, this is a material consideration with reasonable weight attached to it.

The application site occupies a prominent waterfront site, and is the last remaining undeveloped plot fronting the Erie Basin / Huron Basin / North Bay dock basin. There are a range of uses within the immediate surrounding area. This includes a significant number of commercial offices uses, with the three plots to the west of the site being occupied by commercial office developments in terms of The Alexandra, The Victoria, and The Regent (currently under construction). In addition, The Anchorage development which lies at the head of Erie Basin to the east of the application site comprises large scale commercial office floorspace. There are a series of residential developments in close proximity to the site, with the Millennium Point development adjoining the site to the east, the NV Buildings and City Lofts beyond the three commercial blocks to the west, and the X1 MediaCity development which is currently under construction. Lower rise residential development lies on the south side of Erie Basin, facing the application site. The Millennium Point development also incorporates commercial and leisure floorspace within its podium, which is currently occupied by the Reflexion Lounge bar / restaurant with commercial offices above within the building known as Anchorage House. As such, a residential development on the application site would contribute to the balanced mix of uses across the area and it is not considered that it would not result in any overconcentration of residential uses to the detriment of the vibrancy of Salford Quays as a mixed use area.

As an undeveloped vacant plot that was most recently used for unmarked surface car parking, the site does not positively contribute to the vibrant mix of uses that Policy MX1 seeks to secure for Salford Quays. The application proposal would result in a high quality new development to complete this gap site, which would bring additional vibrancy to the area through increasing its residential population and the associated demand for retail and leisure facilities locally. The development has been designed to introduce an active frontage to The Quays road (addressed in more detail under the Design section of the report) where the existing vacant plot with its temporary surfacing treatment represents a gap site that fails to contribute positively to the area. The site also occupies a highly sustainable location, being situated in close proximity to Harbour City Metrolink Station, MediaCity and the wider commercial, retail and leisure facilities at Salford Quays.

Having regard to the criteria set out in UDP Policy MX1/3 and the MediaCity and Quays Point Planning Guidance it is therefore considered that the redevelopment of the site for residential use would have a positive impact on the continued regeneration of the Salford Quays area and would support the objective of maintaining a mix and balance of uses throughout the area.

Development density

UDP Policy ST12 promotes high density development in regional and town centres and close to key public transport routes and interchanges. The site is located within the regional centre and close to a key public transport routes. It is therefore considered that the site is suitable for high density development and complies with Policy ST12. UDP Policy H1 states that development within designated ‘mixed use areas’ should have a development density of no less than 50 dwellings per hectare. The density of the development would comply with this policy.

Dwelling mix and tenure

UDP Policy H1 seeks to ensure that new housing developments contribute towards the provision of a balanced mix of dwellings in terms of size, type, tenure and affordability. Policy HOU1 of the Council’s Housing Planning Guidance (2006) identifies that apartments will normally be the most appropriate form of housing provision within the regional centre given the very high level of accessibility, the scale of the existing buildings, and the need to support that area’s development as a vibrant ‘city centre’ location. Paragraph 4.7 of the reasoned justification to the policy does however recognise the need to ensure that developments within the regional centre provide a broad mix of dwelling types to support more mixed and sustainable communities. This will include the provision of larger dwellings that are more adaptable to a variety of needs and that have their own outdoor space such as roof terraces or gardens.

Policy HOU2 of the Housing Planning Guidance seeks to ensure that where apartments are considered appropriate they should provide a broad mix of dwelling sizes, both in terms of number of bedrooms and the net residential floorpsace. Studios and one bed apartments should not predominate and a significant proportion of three bedroom apartments should be provided where practicable. Paragraph 4.31 of the reasoned justification

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$ret04ilv.rtf to this policy clarifies that the majority of apartments should have two or three bedrooms, with a floorspace typically of 57 square metres (sqm) or above. It also confirms that a significant proportion of three bedroom apartments should be provided unless it can be demonstrated that this is impracticable, and these should be in a mix of locations within the development rather than simply being in the form of penthouses.

The application proposal would comprise 120 no. one bedroom apartments, 120 no. two bedroom apartments, and 30 no. three bedroom apartments. The one bedroom apartments would range in size between 45.2sqm and 47.7sqm, the two bedroom apartments between 63.8sqm and 74.9sqm, and the three bedroom apartments between 86.7sqm and 89.7sqm. As such, 56% of the total number of units would have two or more bedrooms and a floorspace in excess of 57sqm, in accordance with the requirements of Policy HOU2 of the Housing Planning Guidance. 11% of the total number of units would have three bedrooms, and these would be evenly distributed throughout the development with 2 no. three bedroom apartments per floor of residential accommodation, which would again be in full compliance with the requirements of Policy HOU2. It is therefore considered that the development would accord with the requirements of UDP Policy H1 and the Housing Planning Guidance, providing a good mix of dwellings in terms of the number of bedrooms and the floorspace of the proposed apartments.

Design

UDP Policy DES1 states that development will be required to respond to its physical context, respect the positive character of the local area in which it is situated, and contribute towards local identity and distinctiveness. The policy advises that in assessing the extent to which any development complies with this policy, regard will be had to a number of factors, including the relationship to existing buildings and landscape, the character, scale and pattern of streets and building plots, and the quality and appropriateness of proposed materials. The NPPF identifies that planning should always seek to secure high quality design and a good standard of amenity for all existing and future occupants of land and buildings (paragraph 17).

The Design Supplementary Planning Document (SPD) ‘Shaping Salford’ seeks to ensure that new development within the City is both distinctive and fits in. The SPD advises that design of new development should honor Salford’s past and reflect its ambitions for the future. The SPD identifies the local character of Salford Quays as being “based on its large public spaces, expanses of waterside and exciting modern architecture with these elements combining to provide the backdrop for new developments in the area.” The SPD advises that the “area will take on a dense and compact city block character, generally eight to ten storeys, punctuated by appropriate landmark buildings and open spaces. Buildings must not be set in isolation but must be well connected with their neighbours. Building edges will, where possible, form the boundary between public and private space.”

Site layout

UDP Policy DES1 states that regard should be given to the character, scale and pattern of streets and building plots, including plot size; the relationship to existing buildings and other features that contribute to townscape quality and the impact on, and quality of, views and vistas. UDP Policy DES2 states that the design and layout of new development should enable pedestrians to orientate themselves, and navigate their way through an area by providing appropriate views, vistas and visual links.

The proposed development has been designed to address the site’s two frontages, to The Quays road to the north, and to the dockside walkway fronting Erie Basin to the south. The development would maximise the potential of its plot in this context, with the building forming a strong perimeter block which uses the building itself to define the public realm spaces around it. In doing so, the development would create a strong frontage to The Quays that effectively integrates with the street. The building’s glazed entrance foyer would be located fronting The Quays representing a legible form. The frontage to The Quays at ground floor would incorporate windows serving the building’s residents gym and the communal workspace for residents. In locating the glazed entrance foyer, gym and communal workspace area on this frontage, the development would ensure positive interaction with the street through pedestrian movement, overlooking and surveillance.

The ground floor frontage to Erie Basin would be formed by a combination of solid and perforated panels which allow ventilation to the ground floor car parking area. In terms of providing interest to this frontage, the applicant has confirmed that the detailed design of the podium element fronting Erie Basin would be designed to interpret and reflect the history of Salford Quays. A condition is recommended in this regard in terms of securing the detailed design treatment of this element.

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$ret04ilv.rtf The ground floor car park would be accessed via the existing access / servicing road which lies to the west of the site and also serves The Alexandra. This route would continue to provide a route by which pedestrians and cyclists can move between The Quays road and the dockside walkway, thereby maintaining permeability around the site. A 3m wide access strip would be maintained along the development’s eastern boundary with Millennium Point / Anchorage House, and given its blank frontages on both sides this route would be gated in order to limit access to occupiers, recognising that this would provide an external access point to the two proposed cycle stores located along this eastern elevation.

The arrangement of the two blocks on top of the podium base would form a broadly triangular shaped space lying between the blocks, which would provide an outdoor terrace as shared amenity space for residents of the development. Sitting on top of the podium at first floor level, this space would afford overlooking of the dock basin and provide an element of surveillance to the dockside walkway.

A number of objections have highlighted that the proposed development would sit forward of the existing building line in relation to other developments on the north side of the dock basin. The podium element would be set back from the dock wall by approximately 9m for the majority of its length, with this distance increasing to approximately 13m at the south eastern corner of the site. This would provide for a dockside walkway of at least 9m in width along the full length of the site’s frontage. The two blocks which sit on top of the podium would partially cantilever out over the waterfront route. The eastern block would cantilever out by approximately 3.3m and the western block would cantilever out by approximately 1.8m.

Millennium Point / Anchorage House which adjoins the site to the east is set back approximately 11m from the dock wall, however there is an outdoor decking / seating area for the Reflexion Lounge which reduces the width of the dockside walkway at this point to below 11m. Within the Millennium Point development, Millennium Tower is set back within the site towards The Quays, whilst the Millennium Point block sits further forward with its graded cantilever facing out towards Erie Basin. Adjoining the site to the west, the main building of The Alexandra is set back from the dock wall by approximately 15m, however there is a two storey lodge building associated with The Victoria which sits well forward of this being built off the dock wall. Moving westwards along the dock basin beyond The Alexandra, the NV Buildings and part of the City Lofts development are set back further from the dock wall, but these are set within areas of surface car parking with their site boundaries to the dockside walkway being defined by railings.

The proposed development would therefore sit further forward than the majority of existing developments fronting Erie Basin. However, there is no consistent building line along the north side of Erie Basin, with significant variation in the degrees of set back from the dock wall. The proposed development would maintain a minimum of 9m width along its frontage to Erie Basin in order to facilitate the completion of the dockside walkway along this stretch. The degree to which the proposed development would cantilever out over the waterfront route would be limited (3.3m at its maximum extent) and it is not considered that this would result in an overbearing impact on the dockside walkway or its value as a pedestrian route.

It is therefore considered that the development would comply with UDP Policies DES1 and DES2 in respect of site layout.

Height and scale

The area surrounding the application site is characterised by a variety of buildings heights. Millennium Tower which adjoins the site to the east comprises 20 storeys of residential accommodation set on top of a two storey podium. The Millennium Point block comprises 11 storeys. To the west, the Alexandra rises to 5 storeys and The Victoria to a maximum of 11 storeys. The NV Buildings and City Lofts beyond this rise to 18 and 20 storeys respectively. The developments fronting the Erie Basin / Huron Basin / North Bay dock basin are collectively known as ‘the mantelpiece’ which reflects that each building is of an individual character and design, and that each building has a strong vertical rhythm in terms of how it sits within its plot. Whilst each development is singular and has its own strong design context, collectively they form a composition along the dock basin, like a series of ornaments or trophies on a mantelpiece.

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$ret04ilv.rtf The proposed development in the context of ‘the mantelpiece’

UDP Policy DES1 states that when assessing new development, regard should be had to the scale of the proposed development in relationship to its surroundings and the relationship to existing buildings and other features that contribute to townscape quality. UDP Policy DES5 seeks to ensure that proposals for tall buildings are of high design quality and construction and make a positive contribution to the skyline.

The proposed development would comprise 15 storeys of residential accommodation within two blocks sitting on top of a podium base, resulting in a 16 storey form rising to a height of 52m above the surrounding ground level. In the context of the discrete form of each of the existing buildings along ‘the mantelpiece’ and their variation in height and scale, it is considered that the proposed development would sit comfortably within this context. It would represent a step down in height in relation to Millennium Tower to the east, and a step up in height from The Alexandra to the west. A distance of approximately 22m would be maintained between the proposed development and Millennium Tower, and a distance of approximately 18m would be maintained to The Alexandra. This intervening distance would be sufficient to ensure the proposed building was read as a singular form, and that its neighbours would also continue to be read in their context as singular buildings within ‘the mantelpiece’ composition. As such, it is considered that the height and scale of the proposed development is appropriate in accordance with UDP Policies DES1 and DES5.

Wind impact

A wind assessment has been submitted alongside the planning application, which assesses the wind conditions likely to arise from the proposed development. The assessment identifies that the proposed development is exposed to prevailing winds from the south and has the potential to channel these winds between the development and the neighbouring buildings. It also identifies that the development would be exposed at upper levels to the stronger west-south-westerly winds with the potential for downdraughts to reach pedestrian level between the development and The Alexandra.

In assessing the impacts, the report concludes that the proposed development is not expected to result in any significant impact on pedestrian level wind conditions in terms of pedestrian safety. Conditions within and around the site are expected to rate as safe for all users. In terms of pedestrian comfort with respect to wind force, the report concludes that thoroughfares within and alongside the site are expected to be suitable for pedestrian access to and around the proposed development. The main entrance would be recessed within the north facing elevation of the building and as such would be sheltered, with suitable conditions for pedestrian ingress / egress. The report identifies that whilst the outdoor terrace would be suitable for general recreational activities, it does have the potential to be slightly windy for long periods of outdoor sitting, particularly towards its south west corner overlooking the dock basin. Whilst there is the potential for this to be mitigated by tree / shrub planting to afford screening to the outdoor terrace, this would undermine the open aspect of the terrace providing views across the dock basin and thereby detract from a number of other design related objectives for this space, including natural surveillance of the dockside walkway.

The report concludes that the proposed development is not expected to have any significant impact on the suitability of pedestrian level wind conditions for existing activities within the surrounding area. Having regard to criteria (ix) of UDP Policy DES5, it is therefore considered that the proposed development would not result in any unacceptable impact on microclimate in terms of wind impact.

Detailed design and appearance

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$ret04ilv.rtf UDP Policy DES1 states that regard will be had to the quality and durability of proposed materials and their appropriateness to both the location and the type of development. Policy DES5, seeks to ensure that proposals for tall buildings are of high design quality and construction and make a positive contribution to the skyline.

The design concept for the development is of two individual blocks sitting on top of a podium. This effect is emphasised by the blocks cantilevering out over the podium and is further emphasised through the approach to materials. The podium would be faced predominantly with lightweight concrete fibre panels in order to give this element a solid visual form which acts as the ‘shoulders’ that support the weight of the elements above. The panels would be laid vertically to give height to the podium base. The solid panels would be punctuated with glazing in the north elevation fronting The Quays road, and with perforated metal cassettes in the other elevations to provide ventilation to the car parking area. As set out above, the applicant has confirmed that the detailed design of the podium elevation fronting Erie Basin would be designed to interpret and reflect the history of Salford Quays. A condition is recommended in this regard in terms of securing the detailed design treatment of this element. Where the podium and the two blocks meet, the cantilever would serve to reinforce the distinction between the podium and the elements above, and this form would be further emphasised through a ‘shadow gap’ detail at their point of intersection.

The two blocks would be faced with a combination of solid, perforated and embossed rain-screen panels. These would be applied in a cranked and folded arrangement to add texture and depth to the building’s east and west elevations, together with its inward facing elevations on either side of the outdoor terrace. This cranked and folded arrangement would reflect the use of angled window bays on the inward facing elevations and ensure a consistent aesthetic across the blocks as a whole. The folded arrangement would be broken horizontally at every three floors through the staggering of each group of panels, in order to provide a horizontal balance to the strong vertical rhythms of the building’s composition. These horizontal breaks would be formed with a shadow gap detail using a different coloured aluminium panel strip.

The arrangement would give the building a dynamic appearance, with each panel reacting differently to light and reflection, adding texture and depth to the elevations. The rain-screen panel would be a powder coated aluminium alucobond. For each block, the north elevation to The Quays road and the south elevation to Erie Basin would have the form of a large picture frame, featuring glazed curtain walling set within a polyester powder coated aluminium frame. To prevent overheating the curtain wall would be broken down using a mixture of clear and opaque panels to match the glass finish.

The design of the building elevations and the material palette proposed is considered to represent a high quality treatment that is appropriate for the development and the wider area, noting that existing buildings within Salford Quays comprise a variety of different materials and architectural styles. The development therefore complies with UDP Policies DES1 and DES5 in respect of its detailed design and appearance.

As such, it is considered that the application proposal would respond to its physical context and positively contribute to the character of the local area in accordance with UDP Policies DES1, DES2, DES4, DES5, and DES6.

Design and crime

UDP Policy DES10 states that development will not be permitted unless it is designed to discourage crime, anti- social behaviour and the fear of crime. This approach is fully in accordance with NPPF paragraphs 58 and 69 which indicate that planning decisions should aim to ensure that developments “create safe and accessible environments where crime and disorder, and the fear of crime, do not undermine quality of life or community cohesion.” Further policy guidance is outlined in the council’s Design and Crime Supplementary Planning Document.

A Crime Impact Statement has been submitted as part of the planning application, prepared by Design for Security which is part of Greater Manchester Police. The Crime Impact Statement concludes that the proposed development will increase activity, surveillance and animation to this part of Salford Quays, and it will support the continued development of this area into a vibrant, mixed use neighbourhood. It identifies a series of positive aspects of the proposed development from a design and crime perspective, including; the staffed concierge facility within the entrance lobby which will prevent unauthorised access to the building and provide an element of passive surveillance to the street via the glazed entrance; the positioning of the gym and communal workspace with windows overlooking The Quays road which will complement this level of natural surveillance of the street; the positioning of apartment windows on all aspects of the building which will provide natural

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$ret04ilv.rtf surveillance of the public realm from the upper floors; and the elevated position of the apartments and outdoor terrace, which sit on top of the podium and thereby afford a clear separation between the public realm and private space.

The report does identify a number of potential changes which could further improve the security of the proposed development and its surroundings. These include; the detailed specification for access controls to the main entrance with provision to facilitate secure access for authorised visitors; the installation of access controls on internal doors (such as the residential corridors and the gym); the installation of 2.1m high gates to secure access to the access strip which lies to the east of the proposed building; and confirmation of the arrangements for mail delivery within a secure lobby space. Section 4 of the Crime Impact Statement identifies a series of detailed physical security specifications that should be adopted as part of the development, and Section 5 recommends that a maintenance plan be drawn up to address repairs to communal areas of the development. These points of detailed design are considered to be beyond the scope of planning control and therefore it is not appropriate to require the implementation of these measures via condition. The applicant is however strongly encouraged to have regard to these recommendations in the detailed design management of the proposed development.

The report does also recommend that the cycle stores should only be accessible via the car park rather than via external doors. In terms of encouraging cycle use by future occupiers it is considered that the external access doors from the cycle stores to the access strip along the building’s eastern elevation provide a useful alternative means of access. Subject to these doors being subject to appropriate access control with self-locking facility, it is not considered that they would present a significant risk in terms of unauthorised entry to the building. Should this prove to be an issue in future, there is potential for the building management company to block up these two external access points, such that the cycle stores would only be accessible via the main car park entrance as per the recommendations of the Crime Impact Statement.

As such it is considered that the physical design of the proposed development has been designed to discourage crime and anti-social behavior and the fear of crime in accordance with the requirements of UDP Policy DES10 and the Design and Crime SPD.

Public realm and landscape

UDP Policy DES9 seeks to ensure that developments incorporate appropriate hard and soft landscaping, with a design and palette of materials that reflects and enhances the character of the area and is appropriate to the design of the development.

The development would create new areas of public realm around the building. The most significant element of this would be the completion of the dockside walkway fronting Erie Basin, as this is currently the only stretch fronting the Erie Basin / Huron Basin / North Bay dock basin which has no public realm treatment. Where there is a consistent treatment in terms of the public realm across the majority of the Salford Quays area with a dockside walkway to waterfront sites, the application site represents a gap site formed of hardstanding with no public realm treatment. To either side of the application site the dockside walkway comprises brick paving and associated public realm furniture in terms of benches, lighting columns and trees, but this treatment terminates at the application site boundary. The application proposal would involve the completion of this stretch of public realm fronting the dock basin. This would be designed to replicate the existing public realm treatment fronting Erie Basin in terms of the use of brick paving, trees set within grilles, and lighting columns and benches to match the existing features in the traditional cast iron style. As set out above in relation to ‘Site layout’, the development would maintain a 9m wide dockside walkway along its frontage to Erie Basin, with this widening to a maximum of approximately 13m at its eastern extent where the site adjoins Millennium Point / Anchorage House.

On the northern elevation fronting the Quays the public realm would be finished in brick paving to match the existing pavement treatment along this stretch, and the approach to the building’s entrance would be finished in large format paving to match the colour of the brick paving, together with an element of composite decking. In addition, limited areas of soft landscaping would be provided abutting the building in order to soften its interaction with the streetscene. This approach would be replicated on the western elevation fronting the service / access road. The 3m wide access strip that lies between the building’s eastern elevation and the side of Anchorage House would be finished in large format concrete paving, recognising that this would not form part of the public realm with access to this passageway to be restricted to occupiers via gates at both ends. The proposed site landscape plan is set out below.

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$ret04ilv.rtf The outdoor terrace which would provide shared amenity space for residents of the development would comprise a mix of hard and soft landscaping, together with outdoor seating in order to provide a space for residents to relax outdoors, and affording views out across Erie Basin to the south. The outdoor terrace has been designed at the mezzanine level and would sit 3m below the level of the first floor of residential apartments, thereby ensuring appropriate levels of privacy for occupiers of these units.

Proposed site landscaping – public realm Proposed site landscaping – outdoor terrace

The delivery of the dockside walkway would represent the completion of this waterfront route fronting the Erie Basin / Huron Basin / North Bay dock basin. The landscaping scheme has been designed to ensure a consistent public realm treatment in terms of the traditional style of brick paving and cast iron street furniture which unifies the majority of the Salford Quays area. As such it is considered that the proposed development would accord with the requirements of UDP Policy DES3 in terms of the design of the public realm.

Amenity

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$ret04ilv.rtf UDP Policy DES7 states that development will not be permitted where it would have an unacceptable impact on the amenity of the occupiers or users of other developments. In addition, UDP Policy EN17 seeks to ensure that development does not have a detrimental impact on environmentally sensitive uses such as housing by way of an increase in pollution to the air (including dust pollution), water or soil, or by reason of noise, odour, artificial light or vibration.

Impact on neighbouring dwellings

The nearest neighbouring residential properties to the proposed development are the residential apartments within Millennium Tower. The proposed development would maintain a distance of approximately 22m between its eastern elevation and Millennium Tower. There are habitable room windows and balconies within the western elevation of Millennium Tower which would directly face the proposed development. A distance of approximately 18.5m would be maintained from the western elevation of the proposed development facing The Alexandra office block. To the north, the proposed development would maintain a distance of at least 25m to the Batleys Cash and Carry Site, across the Quays Road and the Metrolink line.

The applicant has submitted a daylight and sunlight study undertaken in accordance with the Building Research Establishment (BRE) guidance – Site Layout Planning for Daylight and Sunlight (2009). The criteria identified within the BRE guidance have been used to assess the existing levels of light to apartments within both Millennium Tower and Millennium Point, and to compare this to the levels of light that would be achieved subsequent to the development of the application proposal.

The study has assessed both the existing baseline position (i.e. the undeveloped site) and has also assessed the previous planning consent for a 10/11 storey office building on the site which expired unimplemented in February 2015 (10/59717/FUL - Extension of time limit for the implementation of planning permission 07/55683/FUL: Erection of a 10/11 storey building comprising 12,582sqm of B1 office accommodation and undercroft car parking). The study has assessed the impact of the proposed development in terms of daylight and sunlight on those apartment windows within the east facing elevations of Millennium Tower and Millennium Point.

For Millennium Tower, the technical analysis demonstrates that using the existing baseline position, the development would result in 57% (153/269) of windows relevant for assessment showing full compliance to the Vertical Sky Component (VSC) methodology within the BRE guidance. Using the previous planning consent as the baseline, the development would result in 65% (175/269) of windows relevant for assessment showing full compliance in this regard. The BRE guidance provides a series of progressive tests, and it is only necessary to progress to the next test, if the window/room does not pass the test being applied to it. Where a window does not meet the VSC criteria, then the BRE guidance suggests that further daylight tests of the room behind those windows that do not meet the VSC criteria should be undertaken. The Average Daylight Factor (ADF) considers interior daylighting to a room and therefore is a more accurate indication of available light in a given room. The BRE guidance provides the ADF measure as a tool to understand daylight within proposed dwellings, and not to assess impact on existing dwellings. However where room layouts are known in existing dwellings it can provide a useful supplementary measure of daylight. Using the existing baseline, the development would result in 58% (56/96) of rooms passing the ADF daylight targets. Using the previous planning consent as the baseline, the development would result in 79% (76/96) of rooms passing the ADF daylight targets. The study therefore identifies that a number of habitable rooms within Millennium Tower, particularly those within the lower floors, would receive lower levels of daylight than the standards identified within the BRE guidance.

For Millennium Point, the technical analysis demonstrates that using the existing baseline, the development would result in 84% (168/199) of windows relevant for assessment showing full compliance to the Vertical Sky Component (VSC) methodology within the BRE guidance. Using the previous planning consent as the baseline, the development would result in 96% (191/199) of windows relevant for assessment showing full compliance in this regard. In terms of the Average Daylight Factor (ADF), using the existing baseline, the development would result in 87% (96/110) of rooms passing the ADF daylight targets. Using the previous planning consent as the baseline, the development would result in 98% (108/110) of rooms passing the ADF daylight targets. The study therefore identifies that only a limited number of habitable rooms within the lower floors of Millennium Point would receive lower levels of daylight than the standards identified within the BRE guidance.

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$ret04ilv.rtf In terms of both the existing baseline and the previous planning consent, all of the rooms relevant for assessment within both Millennium Tower and Millennium Point show full compliance to the BRE guidance in terms of the sunlight criterion and are therefore acceptable in this regard.

It is important to recognise that the levels identified in the BRE guidance are not mandatory requirements. The BRE guidance document identifies that in certain circumstances it may be appropriate to use different target values, and that “in an area with modern high rise buildings, a higher degree of obstruction may be unavoidable if new developments are to match the height and proportions of existing buildings".

In this context, it must be recognised that the application site is the last remaining undeveloped plot fronting the Erie Basin / Huron Basin / North Bay dock basin. There have been a series of previous planning consents for development on this site, the most recent of which was for a 10/11 storey office building which would have occupied broadly the same form and footprint as the application proposal. As a gap site with no landscaping treatment, it is clear there has always been an expectation that the site would be developed, as is also reflected in the series of previous planning consents for the site. It is recognised that the previous consent lapsed unimplemented in February 2015 and therefore does not represent a fallback position given that it is not capable of being implemented. However, it does establish the scale of development that has previously been considered acceptable on this site.

Having regard to the context of the surrounding area, the area is characterised by a series of high rise developments comprising of both residential and office uses. In this context, the application of the BRE standards needs to have regard to this context. UDP Policy DES7 states that development will not be permitted where it would have an unacceptable impact on the amenity of the occupiers of other developments. Whilst the proposed development would result in an impact in terms of a reduction in daylight and sunlight to apartments located in Millennium Tower (focused predominantly on the lower floors) and a limited number of apartments in Millennium Point, it is not considered that this would result in an unacceptable impact in terms of amenity in accordance with Policy DES7. Given that these apartments overlook a gap site for which a series of previous consents have been granted, there is necessarily an expectation that the application site would be developed with a scale of development that reflects the surrounding context, and that this would impact on some of those apartments facing the application site in terms of daylight and sunlight. The impact must therefore be considered in this context, recognising that any realistic development scheme on this site would result in an impact on these facing apartments in terms of some loss of daylight and sunlight.

Given that the proposed development lies 25m from the boundary of the Batleys site to the north, it is not considered that it would compromise the potential for this site to be developed in future having regard to appropriate separation distances to ensure suitable levels of residential amenity.

Level of amenity within the proposed development

The relationship between the two blocks arranged in a V-shaped formation would result in intervening distances between the inward facing elevations of the block that range from a minimum of 7.3m at the apex and increase to 14.6m at the widest point. In order to ensure a satisfactory level of outlook and privacy for apartments with windows on these inward facing elevations, the building has been designed so that the majority of windows in these elevations are set within angled bays in order to direct their outlook towards the open and south facing aspect across Erie Basin. This arrangement has been carefully designed in order to prevent any direct overlooking in terms of facing habitable room windows between the two blocks. It would also serve to maximise outlook and light to those windows set within angled bays. The window arrangement is shown in the diagram below.

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$ret04ilv.rtf Diagram showing detailed window arrangement on internal facing elevations

As part of the submitted daylight and sunlight study undertaken in accordance with the Building Research Establishment (BRE) guidance, an assessment has been undertaken of the quality of light to apartments within the proposed development. Technical analysis has been undertaken in accordance with the Average Daylight Factor methodology set out within the within the BRE guidance.

The result of the assessment demonstrates that 86% of all rooms (621 out of 720) within the proposed development would pass the Average Daylight Factor test. The three images below illustrate a sample of the daylight results. The green rooms pass the target, the red rooms do not meet the target and the orange rooms are within 80% of the target value. 93% (251/270) of the apartments within the proposed development would have access to at least one habitable room which meets the daylight criteria.

Diagram showing levels of compliance with the Average Daylight Factor test

As set out above, it is important to recognise that the levels identified in the BRE guidance are not mandatory requirements. The BRE guidance document identifies that in certain circumstances it may be appropriate to use different target values, and that “in an area with modern high rise buildings, a higher degree of obstruction may be unavoidable if new developments are to match the height and proportions of existing buildings". Whilst the results demonstrate that there would not be full compliance with the BRE guidance in terms of daylight, 93% of the apartments would have access to at least one habitable room which meets the daylight criteria. Having regard to the context of the surrounding area in terms of the scale and density of development, it is considered that the proposed development would provide future occupiers of the

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$ret04ilv.rtf development with a satisfactory level of amenity in terms of daylight, privacy and outlook in accordance with the requirements of UDP Policy DES7.

Air quality

The application site is outside the Council’s Air Quality Management Area. However, due to the scale of the proposed development an Air Quality Assessment has been submitted as part of the application submission. The report assesses existing and future air quality, both with and without the development, in order to assess the impact for the operational phase of the development. It also considers the air quality impacts from the development’s construction phase. The report finds that future air pollutant levels will be below the relevant air quality standards and that no specific mitigation measures are required. The report concludes that upon completion and occupation of the development, the impact of vehicle exhaust emissions arising from the development are predicted to be insignificant at any of the sensitive locations within the vicinity. In terms of the construction phase, the report recommends the use of good practice control measures and the implementation of a dust management plan which would provide suitable mitigation for a development of this size and reduce potential impacts to an acceptable level.

The submitted documents have been reviewed by the Council’s Air and Noise Consultant who raises no objections to the proposed development on air quality grounds, subject to conditions requiring the submission of a Construction Method Statement and Dust Management Plan in order to control dust and other environmental issues during the construction phase. Conditions are recommended in this regard.

Noise

The application site lies within Salford Quays where there are number of prevailing noise sources including road traffic on The Quays road, noise associated with the Metrolink line which runs adjacent to The Quays road, together with noise from entertainment and commercial premises within the vicinity of the site. A Noise Assessment has been submitted as part of the application submission. The report concludes that the prevailing noise source at the proposed development is road traffic and recommends a defined glazing standard of 6mm/12mm/6mm glazing with an alternative means of ventilation for all habitable rooms with a line of sight to The Quays road and Metrolink line.

The submitted documents have been reviewed by the Council’s Air and Noise Consultant who raises no objections to the proposed development on noise grounds, subject to a condition defining the noise standards to be attained for the proposed residential accommodation. A condition is recommended in this regard.

Highways, accessibility and parking

The NPPF (paragraph 35) identifies that development should be located and designed where practical to  accommodate the efficient delivery of goods and supplies;  give priority to pedestrian and cycle movements, and have access to high quality public transport facilities;  create safe and secure layouts which minimise conflicts between traffic and cyclists or pedestrians, avoiding street clutter and where appropriate establishing home zones;  incorporate facilities for charging plug-in and other ultra-low emission vehicles; and  consider the needs of people with disabilities by all modes of transport.

It also confirms that planning decisions should take account of whether the opportunities for sustainable transport modes have been taken up, that safe and suitable access to the site can be achieved for all people, and whether improvements can be undertaken within the transport network that cost effectively limit the significant impacts of the development. It confirms that development should only be prevented or refused on transport grounds where the residual cumulative impacts of development are severe (paragraph 32).

A Transport Statement and Travel Plan have been submitted as part of the application submission.

Sustainable access

The application site is located within a highly sustainable location, being within the regional centre with a wide range of local services and facilities available within the immediate Salford Quays area. In terms of sustainable transport access, the Harbour City Metrolink Station lies approximately 250m to the west of the site along The

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$ret04ilv.rtf Quays access road with regular services in terms of service D (MediaCityUK to Piccadilly) and E (Eccles to Ashton-under-Lyne), in addition to providing links to other Metrolink lines by changing at Cornbrook. In terms of bus services, the nearest bus stops to the site lie approximately 60m to the west along The Quays Road with a range of services (nos. 24, 50, 53, 70 and 79 routes) serving a range of destinations including the city centre, Pendleton, Swinton, Eccles, Stretford, Rusholme, Gorton, Cheetham Hill, Disdsbury, and Stockport. Additional bus services to Salford Royal Hospital, Walkden and Farnworth can be accessed by a bus stop located approximately 700m walking distance from the site on Broadway. In addition, there are good pedestrian and cycle routes within and around Salford Quays providing access to local facilities, and facilitating sustainable access to wider destinations by cycle.

Highway impact

The Transport Assessment has undertaken an assessment of the proposed traffic generation of the development and its impact on the local highway network. There would be a total of 30 car parking spaces provided within the proposed development. On this basis, the Transport Assessment concludes that the overall traffic generation associated with the proposed development would be modest and as such the traffic impact at any single junction or link will not be significant and there is no requirement for off-site junction modelling. In addition, the assessment highlights that up until late 2016, the site was used for surface car parking and could accommodate approximately 120 car parking spaces on an unmarked basis. As such, in the context of the significantly reduced number of car parking spaces to be provided as part of the proposed development, this previous use would have generated a higher number of vehicular movements over a typical day compared with the proposed use.

Car and cycle parking provision

The application proposal would involve the provision of 30 car parking spaces at ground floor level within the podium, of which 3 spaces would be accessible spaces for disabled persons. Access to the car park would be via the existing access road which lies to the west of the site and entry / egress would be managed via a vehicle priority system which utilises traffic lights and vehicle detection to control one way access. In addition, three motorcycle parking spaces would be provided within the ground floor car park, and a total of 76 secure cycle parking spaces would be provided within two cycle stores. The cycle stores would be accessible from the ground floor car parking area, and would also have doors to the access strip on the eastern side of the building as an alternative means of access / egress for cyclists. The submitted plans also identify space within the car parking area for up to an additional 60 secure cycle spaces which the applicant has confirmed would be provided should there be additional demand for cycle parking from future residents. A condition is recommended in this regard to ensure this level of proposed and future provision.

UDP Policy A10 confirms that car parking provision in residential developments will be assessed on a case by case basis, having regard to the type and accommodation of the properties, their location, the availability of and proximity to public transport, and the availability of shared parking facilities. Given the site’s highly sustainable location it is considered that the proposed level of car parking provision is appropriate and will encourage the use sustainable means of travel. Future occupiers of the development will have the opportunity to lease one of the 30 car parking spaces at an additional charge, and will be aware of the level of parking provision available within the surrounding area for themselves and visitors in the context of local parking restrictions, with options for short term paid parking within the multi-storey car parks within Salford Quays.

In relation to disabled car parking provision, the three accessible spaces represent 10% of all car parking provision and this exceeds the minimum requirement identified in Appendix B of the UDP (i.e. that 5% of car parking spaces provided should be compliant). In relation to motorcycle parking provision, there is no defined minimum standard with Appendix B of the UDP identifying that this is a matter for individual consideration. In terms of cycle parking provision, the minimum standard is one secure locker per five apartments, (i.e. 54 secure lockers for a scheme of the proposed scale). The provision of 76 secure spaces would exceed this requirement, and the submitted plans identify that up to an additional 60 secure spaces would be provided should there be additional demand. A condition is recommended in this regard

Assessment

The submission documents have been reviewed by the Council’s Highways Engineer and by Transport for Greater Manchester (TfGM). The Council’s Highways Engineer identifies that given the proposed development would have 30 car parking spaces, traffic generated by the development is unlikely to have an impact on the

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$ret04ilv.rtf operational capabilities of the adjacent highway network or road safety. The Highways Engineer concludes that the proposed residential development is unlikely to generate any significant volumes of traffic and that future flows would be less than would have been generated by the previous grant of planning consent for office development.

The initial submitted plans identified the provision of a vehicle lay by on The Quays road in front of the main entrance to the building. Following concerns raised by the Highways Engineer and TfGM regarding the potential misuse of the lay by (i.e. unauthorised parking within the lay by and risk of vehicles mounting / overrunning on to the pavement) and this not being conducive to the pedestrian environment, this element has been removed from the proposal such that the footway would now be continuous.

The Highways Engineer and TfGM have highlighted the site’s proximity to the Metrolink line and the need for the developer to have regard to this during the construction phase in order to ensure safe methods of working adjacent to the Metrolink Hazard Zone. The recommendations of the Highways Engineer and TfGM in this regard have been reflected as a specific requirement within the recommended condition requiring submission of a Construction Method Statement and the subsequent implementation of the construction phase in accordance with the agreed statement.

On this basis, the Highways Engineer and TfGM confirm that they raise no objection to the proposed development subject to a condition requiring the submission of a full travel plan prior to first occupation of the development. A condition is recommended in this regard.

Heritage

There are no designated heritage assets within the vicinity of the application site, with the nearest designated asset being the Grade II listed Dock Office which lies approximately 400m to the south east of the application site.

Section 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990 states that when considering whether to grant planning permission for development which affects a listed building or its setting ‘special regard’ will be given to the ‘desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses’.

Paragraph 132 of the NPPF states that when considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation. It then continues to say that significance can be harmed or lost through alteration or destruction of the heritage asset or development within its setting and that as heritage assets are irreplaceable any harm or loss ‘should require clear and convincing justification’.

Given the intervening distance between the Grade II listed Dock Office and the series of existing tall buildings within Salford Quays (including the 21/22 storey Millennium Tower which lies adjacent to the application site) which necessarily frame the setting of the Dock Office and limit intervisibility between the sites, it is not considered that the proposed development would result in any impact on the setting of the Dock Office.

The applicant has submitted an archaeological desk based assessment as part of the application which concludes that the potential for any archaeological remains to survive on the site is low.

Land contamination and water pollution

NPPF paragraph 121 states that planning decisions should ensure that the proposed site is suitable for its new use taking account of ground conditions, including pollution arising from previous uses and any proposals for mitigation including land remediation or impacts on the natural environment arising from that remediation.

A Phase 1 Geo-Environmental Site Assessment has been submitted with the application which comprises a review of historical mapping, geology and available environmental data for the site. The assessment identifies the potential for contamination from the made ground across the site, historic industrial land uses and demolition and the underlying alluvium. In order to investigate the potential pollutant linkages further, an intrusive site investigation will be required.

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$ret04ilv.rtf The Council’s Land Contamination Consultant has reviewed the submitted documents and concurs with the recommendations of the Phase 1 Geo-Environmental Site Assessment and the requirement for an intrusive site investigation in light of its findings. As such, the Council’s Land Contamination Consultant raises no objection to the proposed development, subject to conditions being attached requiring a Site Investigation report to address the nature, degree and distribution of land contamination on the site, together with the submission of any proposed remedial works and their subsequent implementation, and the submission of a verification report to validate that all remedial works have been undertaken in accordance with the agreed measures.

The Environment Agency has also reviewed the submitted information and concurs with the requirement for an intrusive site investigation in order to ensure any unacceptable risks to controlled waters are appropriately assessed and mitigated during the redevelopment of the site. As such they raise no objections subject to conditions requiring a site investigation report, together with the submission of any proposed remedial works and their subsequent implementation, and the submission of a verification report to validate that all remedial works have been undertaken in accordance with the agreed measures. Conditions are recommended in this regard.

Flood risk and drainage

NPPF paragraph 103 indicates that local planning authorities, when determining planning applications, should ensure flood risk is not increased elsewhere and only consider development appropriate in areas at risk of flooding where it can be demonstrated that the most vulnerable development is located in areas of lowest flood risk, and where development is appropriately flood resilient and resistant. In addition, UDP Policy EN18 seeks to ensure that development would not have an unacceptable impact on surface or ground water. Salford’s Flood Risk and Development planning guidance expands further on these policies.

The site lies within Flood Zone 2 (Medium Probability) and the application is accompanied by a Flood Risk Assessment (FRA) including a narrative drainage strategy. Floor levels have been proposed in accordance with flood levels provided by the Environment Agency and the criteria set out within Salford’s Flood Risk and Development planning guidance. The ground floor will be used for car parking and building facilities, while habitable rooms will be on the first floor and above.

The submitted documents have been reviewed by the Council’s Flood Risk and Drainage Engineer who considers that the FRA and narrative drainage strategy are of a high standard and agrees with its recommendations.

The Flood Risk and Drainage Engineer confirms that this is a major development for which Sustainable Drainage Systems (SuDS) are required. The FRA indicates that infiltration SUDS are not possible at this site owing to unsuitable ground conditions. The site is underlain by Type 4 soils which are unlikely to support infiltration as a means of discharge, and due to low level contamination present within the ground, the use of infiltration in to the made ground is not recommended. In addition, the applicant has highlighted that an infiltration based system could over time create a perched water table and generate a load behind the dock wall which could threaten its structural integrity.

On this basis, the Council’s Flood Risk and Drainage Engineer raises no objections to the proposed development subject to conditions requiring; the development to be of flood resilient construction up to the level predicted for a 1 in 1,000 year flood event; the submission of a strategy of surface water drainage of the site using sustainable drainage methods which details how water quality will be improved and how existing surface water discharge rates be reduced; any discharge from the car park to be via a bypass oil separator and/or equivalent SuDS. Conditions are recommended in this regard.

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$ret04ilv.rtf The Environment Agency has also reviewed the submitted information. They confirm that as the application site lies within Flood Zone 2 and comprises a less vulnerable use given that no residential accommodation is proposed at ground floor level, it raises no objections in principle to the proposed development in terms of flood risk.

It is therefore considered that the proposed development would comply with UDP Policies EN18 and EN19 and the relevant parts of the NPPF.

Biodiversity

NPPF paragraph 109 identifies that the planning system should contribute to and enhance the natural and local environment by protecting and enhancing valued landscapes and minimising impacts on biodiversity and providing net gains in biodiversity where possible, contributing to the Government’s commitment to halt the overall decline in biodiversity.

The applicant has submitted an Ecological Survey Report in support of the application. This concludes that there are no sites, habitats, flora or fauna of any value present on application site or within close proximity, and that there would be no adverse ecological impacts as a consequence of the proposed development. The report identifies that the proposed landscaping (around the building and on the outdoor terrace) is likely to represent a net gain in vegetative habitat and to provide greater opportunities for wildlife than is currently present, and as such would represent a small net gain in the site’s ecological value.

The submission documents have been reviewed by Greater Manchester Ecology Unit (GMEU). GMEU has confirmed that the site is not currently of substantive nature conservation value, and therefore there are no objections to the proposed development on ecological grounds.

As such, it is considered that the application is in accordance with the requirements of the NPPF in this regard.

Sustainability credentials

The Sustainable Design and Construction SPD seeks to ensure that sustainable design and construction measures are integrated into new developments. The application is accompanied by a Sustainability Statement which details the sustainability credentials of the development. This details a series of sustainability measures that will be incorporated within the proposed development, including:  Mechanical ventilation with heat recovery (MVHR) systems will be specified in each apartment to maintain a healthy living environment and further reduce the heat losses and the energy demand of the apartments. The proposed MVHR system can recover up to 94% of heat from the extracted stale air from the dwelling by using a counter flow heat exchanger which ‘pre-heats’ cool incoming, fresh air.  A fully electric heating system will be utilised which generates a reduced overheating potential, recognising that electric space heating delivers virtually instantaneous heating at the location it is required.  Low energy and LED lighting will be specified throughout the development in order to maximise operational efficiencies and lifespan of the fittings.  The residential towers will exceed the current Building Regulation Part L1A (2013) criteria in terms of dwelling emission rate and fabric energy efficiency.  The proposed landscaping will represent a net gain in vegetative habitat and provide greater opportunities for wildlife than is currently present, representing a small net gain in the site’s ecological value post- construction.  Building materials will be responsibly sourced, via utilising materials with low environmental impact and prioritising the use of local suppliers in order to minimise and conserve energy associated with transportation and waste generation.  The introduction of landscaped areas and trees will serve to increase the short term water storage within the site itself and attenuate the rate and volume of surface water movements off site.  A site waste management plan (SWMP) will be produced by the developer to limit the on and off site environmental impacts of construction, with a target of 90% of waste to be diverted away from landfill for the construction phase of the development.

It is considered that the development would meet the Council's aspirations in terms of sustainability and the requirements of the SPD and is therefore considered to be acceptable in this regard.

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$ret04ilv.rtf Planning obligations

The application proposes the redevelopment of the site to provide 270 apartments. Given the scale of the development, an assessment of its impact on nearby transport infrastructure, public realm, open space and education provision is required in accordance with UDP Policy DEV5 and the Planning Obligations SPD. If considered necessary, planning obligations will be sought to mitigate the impact of the development.

It is noted that, in accordance with the National Planning Policy Framework (paragraph 204) and the statutory tests set out within Regulation 122 of the Community Infrastructure Levy Regulations, planning obligations should only be sought where they are necessary to make a development acceptable in planning terms, directly related to the development, and fairly and reasonably related in scale and kind to the development.

The application site lies within the High Value Area as defined within the Planning Obligations SPD. The SPD confirms that no affordable housing requirement applies for high density apartment schemes (six or more storeys) in this value area, which is on the basis of viability evidence that informed the preparation of the document. As such, no affordable housing requirement applies for the application proposal which comprises 270 apartments within a 16 storey block. In addition, the Planning Obligations SPD confirms that the education contribution does not apply to apartments.

The development is likely to result in the increased use of open space and public realm within the vicinity of the site, as a result of the increase in residents. Planning obligations have therefore been sought to mitigate against these impacts.

The applicant, whilst in agreement to provide a financial contribution, has advised that for reasons of scheme viability the development cannot support the level of contribution considered by the Council as appropriate to mitigate its impacts. The Planning Obligations SPD confirms that where a developer considers that there are site-specific issues which mean that the cumulative effect of policy requirements and planning obligations would compromise development viability in relation to a particular scheme, the Council will enter into negotiations with a developer to agree a reduced contribution where appropriate. The applicant has submitted viability evidence to demonstrate that the scheme is unable to support the level of contributions that is required.

The Council’s consultant surveyors have undertaken a review of the applicant’s submitted viability evidence and consider that the scheme would be unable to support the full level of contributions required and remain viable. On this basis, the applicant and the Council have agreed that the scheme could support a maximum contribution of £500,000. As set out above, the applicant will be delivering public realm works in terms of the completion of this stretch of the dockside walkway fronting Erie Basin. This represents a significant benefit in terms of completing the dockside walkway on this site which is the last unmade stretch fronting Erie Basin. The delivery of the dockside walkway would be secured via condition, and its ongoing maintenance and full public access in perpetuity would be secured via means of legal agreement. The cost of the public realm works that the applicant will be delivering in this context is £184,000. Given that the completion of the dockside walkway is a significant benefit and that this is where any financial contribution towards public realm would be directed in the event that this was not being implemented by the applicant, it is considered appropriate to offset the cost of these works against the total value of the financial contribution. As such, in addition to delivering the dockside walkway, the applicant has agreed to make a financial contribution of £316,000 towards off site works towards open space and/or public realm. This contribution would be secured via legal agreement and would be directed towards the following:

i. Works to provide enhanced green infrastructure within the area bound by the Quays Loop Road, Broadway and Trafford Road, including Howard Street. These works may include street trees, sustainable drainage systems and works to ameliorate storm waters and associated urban diffuse pollution. ii. Works to enhance pedestrian connectivity from the development to, and along King William Street.

The Planning Obligations SPD identifies that where the Council accepts an applicant’s case for a reduced contribution, it will typically require the applicant to enter into a legal agreement which would require the developer to make a greater financial contribution up to the total value of the contribution required, in the event that the viability of a scheme improves subsequent to the undertaking of the initial viability appraisal. The applicant has confirmed that the development will commence within three months of any grant of consent. Recognising that there is a strong desire to see this gap site developed and the completion of this stretch of

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$ret04ilv.rtf dockside walkway, and given that an imminent start on site means that the viability position is unlikely to substantially change within this short period, in this particular case it is considered appropriate to apply the requirement for clawback only where the commencement of development has not occurred within three months of the grant of any consent. In the event that development does not commence within three months of the grant of consent, the legal agreement would include a clawback provision to secure a further contribution from the applicant, up to the maximum contribution identified, should the viability of the development increase. It is recommended that any clawback monies be directed towards either of the two projects identified above, or to affordable housing.

Recommendation

Planning permission be granted subject to the following planning conditions and that:

 a financial contribution of £316,000 towards: i. Works to provide enhanced green infrastructure within the area bound by the Quays Loop Road, Broadway and Trafford Road, including Howard Street. These works may include street trees, sustainable drainage systems and works to ameliorate storm waters and associated urban diffuse pollution. ii. Works to enhance pedestrian connectivity from the development to, and along King William Street.

 where development does not commence within three months of the grant of any consent, a clawback mechanism to secure an increase in the level of contribution up to the maximum level required by the Planning Obligations SPD should the viability of the development increase in the future as the scheme is delivered. Clawback monies to be directed towards either of the two projects identified above, or to affordable housing.

 that full public access be maintained to the dockside walkway at all times, and its ongoing maintenance be secured in perpetuity.

2) That the applicant be informed that the Council is minded to grant planning permission, subject to the conditions stated below, on completion of such a legal agreement;

3) The authority be given for the decision notice relating to the application be issued (subject to the conditions and reasons stated below) on completion of the above-mentioned legal agreement.

1 The development must be begun not later than three years beginning with the date of this permission.

Reason: Required to be imposed by Section 91 of the Town and Country Planning Act 1990 (as amended).

2 The development hereby permitted shall be carried out in accordance with the following approved plans: Site Location Plan – Drawing Number 5651 PLANNING SRA X X X PL-00-800 Proposed Site Elevations – Drawing Number 5651 PLANNING SRA X X X PL-20-801 Proposed Block Plan – Drawing Number 5651 PLANNING SRA X X X PL-00-802 REV A Proposed Site Sections – Drawing Number 5651 PLANNING SRA X X X PL-20-803 Ground Floor Plan – Drawing Number 5651 PLANNING SRA X X X PL-20-804 REV A Mezzanine Plan – Drawing Number 5651 PLANNING SRA X X X PL-20-805 First Floor Plan – Drawing Number 5651 PLANNING SRA X X X PL-20-806 Typical Upper Floor Plan – Drawing Number 5651 PLANNING SRA X X X PL-20-807 Roof Plan – Drawing Number 5651 PLANNING SRA X X X PL-20-808 Landscape Plan – Drawing Number 5651 PLANNING SRA X X X PL-20-809 REV A Elevation North – Drawing Number 5651 PLANNING SRA X X X PL-20-810 Elevation East – Drawing Number 5651 PLANNING SRA X X X PL-20-811 Elevation South – Drawing Number 5651 PLANNING SRA X X X PL-20-812 Elevation West – Drawing Number 5651 PLANNING SRA X X X PL-20-813

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$ret04ilv.rtf Section A-A – Drawing Number 5651 PLANNING SRA X X X PL-20-815 Section B-B – Drawing Number 5651 PLANNING SRA X X X PL-20-816 Section C-C – Drawing Number 5651 PLANNING SRA X X X PL-20-817 Bay Study 1 – Drawing Number 5651 PLANNING SRA X X X PL-20-820 Bay Study 2 – Drawing Number 5651 PLANNING SRA X X X PL-20-821 Erie Basin Ground Floor Visuals – Drawing Number 5651 PLANNING SRA X X X PL-20-826

Reason: For the avoidance of doubt and in the interests of proper planning.

3 Notwithstanding any information submitted with the application, no development shall take place until an investigation and risk assessment has been submitted to and approved in writing by the Local Planning Authority. The assessment shall investigate the nature and extent of any contamination on the site (whether or not it originates on the site). The assessment shall be undertaken by competent persons and a written report of the findings submitted to and approved in writing by the Local Planning Authority before any development takes place. The submitted report shall include:

i) a survey of the extent, scale and nature of contamination

ii) an assessment of the potential risks to:

iii) where unacceptable risks are identified, an appraisal of remedial options and proposal of the preferred option(s) to form a remediation strategy for the site.

The development shall thereafter be carried out in full accordance with the duly approved remediation strategy.

4 Persuant to condition 4 and prior to first use or occupation of the development hereby permitted a verification report, which validates that all remedial works undertaken on site were completed in accordance with those agreed with the Local Planning Authority, shall be submitted to and approved in writing by the Local Planning Authority.

5 Piling or any other foundation designs using penetrative methods shall not be permitted other than with the express written consent of the local planning authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater. The development shall be carried out in accordance with the approved details.

6 No development shall take place, including any works of excavation, until a Construction Method Statement has been submitted to, and approved in writing by, the local planning authority. The approved Statement shall be adhered to throughout the construction period. The Statement shall include:

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$ret04ilv.rtf (i) the times of construction activities on site which, unless agreed otherwise as part of the approved Statement, shall be limited to between 8am-6pm Monday to Friday and 9am-2pm Saturday only (no working on Sundays or Bank Holidays). Quieter activities which are carried out inside buildings such as electrical works, plumbing and plastering may take place outside of agreed working times so long as they do not result in significant disturbance to neighbouring occupiers; (ii) the spaces for and management of the parking of site operatives and visitors vehicles; (iii) the storage and management of plant and materials (including loading and unloading activities); (iv) the erection and maintenance of security hoardings including decorative displays and facilities for public viewing, where appropriate; (v) measures to prevent the deposition of dirt on the public highway; (vi) a Dust Management Plan to control the emission of dust and dirt during demolition/construction, which shall be prepared in accordance with the recommendation set out within the submitted Air Quality Assessment (REC, ref: AQ102679R2 (December 2016)); (vii) a scheme for recycling/disposing of waste resulting from demolition/construction works; (viii) measures to minimise disturbance to any neighbouring occupiers from noise and vibration, including from any piling activity; (ix) measures to prevent the pollution of watercourses; (x) a community engagement strategy which explains how local neighbours will be kept updated on the construction process, key milestones, and how they can report to the site manager or other appropriate representative of the developer, instances of unneighbourly behaviour from construction operatives. The statement shall also detail the steps that will be taken when unneighbourly behaviour has been reported. A log of all reported instances shall be kept on record and made available for inspection by the local a planning authority upon request; (xi) details of safe methods of working and use of cranes adjacent to the Metrolink Hazard Zone to comply with all the necessary system clearances and meet the safety requirements of working above and adjacent to the Metrolink system (to be confirmed in liaison with Transport for Greater Manchester); and (xii) details of arrangements to ensure that the dockside walkway remains passable during the construction phase wherever practicable, and that any period of time where it is necessary for the dockside walkway to be closed is minimised as far as practicable in order to minimise disruption to members of the public who utilise this route.

Reason: In the interests of the amenity of neighbours in accordance with policies DES7 and EN17 of the Salford Unitary Development Plan and the National Planning Policy Framework, and the safe operation of the Metrolink system.

7 No development shall take place until a strategy for the disposal of foul and surface water within the site and a scheme for surface water drainage for the site using sustainable drainage methods, which includes details of how water quality will be improved, and how existing surface water discharge rates reduced, has been submitted to and approved in writing by the Local Planning Authority. Surface water discharge rate shall be restricted to 50% of the existing discharge rate as per Salford City Council's Strategic Flood Risk Assessment. The approved strategy shall be implemented prior to first occupation or use of the development hereby approved unless alternative timescales have been agreed in writing as part of the strategy.

Reason: To ensure a satisfactory method of surface water disposal to reduce the risk of flooding elsewhere in accordance with Policy EN19 of the City of Salford Unitary Development Plan and seeks to provide betterment in terms of water quality and surface water discharge rates and meets requirements set out in the following documents;  NPPF,  Water Framework Directive and the NW River Basin Management Plan  The national Planning Practice Guidance and the Non-Statutory Technical Standards for Sustainable Drainage Systems (March 2015)  Manchester, Salford, Trafford Strategic Flood Risk Assessment (SFRA) (2011) and associated technical guidance  Environment Agency Pollution Prevention Guidelines (now withdrawn)  Flood Risk Assessment/SuDS Requirements for new developments (Salford's SuDS Checklist)

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$ret04ilv.rtf 8 Notwithstanding any description of materials in the application no above ground construction works shall take place until samples or full details of materials to be used externally on the building(s) have been submitted to and approved in writing by the Local Planning Authority. Such details shall include the type, colour and texture of the materials. Only the materials so approved shall be used, in accordance with any terms of such approval.

9 No above ground construction works shall take place until a scheme for the detailed design of the podium elevation fronting Erie Basin that interprets and reflects the history of Salford Quays shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.

Reason: To ensure that the development has a positive relationship with the adjoining waterfront public space in accordance with Policy DES4 of the City of Salford Unitary Development Plan.

10 a) Notwithstanding the details shown on the approved plans, the development hereby permitted shall not be occupied until full details of both hard and soft landscaping works have been submitted to and approved in writing by the Local Planning Authority. The details shall include all hard surfaced areas and materials, boundary treatments, external lighting, planting plans, specifications and schedules (including planting size, species and numbers/densities), existing plants / trees to be retained and a scheme for the timing / phasing of implementation works.

(b) The landscaping works including the provision of the dockside walkway shall be carried out in accordance with the approved scheme prior to first occupation of the development hereby permitted.

11 Prior to first occupation of the development hereby permitted, the car parking provision, disabled car parking provision, motorcycle parking provision and secure cycle parking provision identified on Ground Floor Plan – Drawing Number 5651 PLANNING SRA X X X PL-20-804 REV A (or such other variation of this plan approved by the Local Planning Authority) shall be provided and made available for use in accordance with the approved details and retained as such thereafter.

Reason: To ensure that satisfactory car parking, disabled parking and cycle parking is provided for the development in accordance with Policy A10 of the City of Salford Unitary Development Plan and the requirements of the National Planning Policy Framework.

12 Within six months of the first occupation of the development hereby permitted an updated Travel Plan for the development shall be submitted to and approved in writing by the Local Planning Authority. The agreed Travel Plan shall be implemented and reviewed in accordance with the timetable set out within the Travel Plan.

Reason: To ensure that the travel arrangements to the development are appropriate and to limit the effects of the increase in travel movements in accordance with Policy A8 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

13 Where the demand for secure cycle parking spaces by occupiers of the development exceeds the total provision within the two defined cycle stores, the zone for future cycle storage as identified on Ground

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$ret04ilv.rtf Floor Plan – Drawing Number 5651 PLANNING SRA X X X PL-20-804 REV A shall be provided and made available for use for secure cycle storage and retained as such thereafter.

Reason: To ensure that satisfactory cycle parking is provided for the development in accordance with Policy A10 of the City of Salford Unitary Development Plan and the requirements of the National Planning Policy Framework.

14 The following noise standards shall be attained with respect to the proposed residential accommodation as stipulated in BS8233:2014 - Guidance on Sound Insulation and Noise Reduction for Buildings: (i) internal noise levels of less than 30 dB LAeq,8 hour within bedrooms between 23.00 hours and 07.00 hours (ii) internal noise levels of less than 35 dB LAeq,16hour within living areas between 07.00 and 23.00 hours (iii) typical individual noise events from road vehicles and tram pass-bys should not be in excess of 45 dB LAmax in bedrooms between 23.00 and 07.00 hours.

The use of ventilation measures which removes the need for future residents to open windows for general ventilation shall be identified and submitted to the Local Planning Authority for approval. The ventilation measures identified shall ensure the above standards are not compromised.

Reason: In order to ensure a satisfactory level amenity for future occupiers in accordance with Policy DES7 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

15 The development shall be constructed to be of flood resilient construction up to the 1 in 1,000 year modeled flood level.

Reason: To ensure the development is constructed to reduce the risk of flooding and to safeguard the amenity of residents if a flood event occurs in accordance with Policy EN19 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

16 Any drainage from the car parking area shall be through a Class 2 bypass oil separator and/or equivalent Sustainable Drainage Systems.

To ensure a satisfactory method of surface water disposal and reduce the risk of environmental pollution in accordance with Policies EN17, EN18 and EN19 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

17 The site shall be drained on a separate system, with only foul drainage connected into the foul sewer unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure a satisfactory method of surface water disposal and reduce the risk of flooding in accordance with policies EN18 and EN19 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

Notes to Applicant

1. If, during any works on site, contamination is suspected or found, or contamination is caused, the LPA shall be notified immediately. Where required, a suitable risk assessment shall be carried out and/or any remedial action shall be carried out in accordance to an agreed process and within agreed timescales in agreement with the LPA.

2. Several water mains border the site. United Utilities require access for operating and maintaining them, and will not permit development in close proximity to the mains. The applicant must comply with United Utilities’ standard conditions for work carried out on, or when crossing aqueducts and easements (see ‘Standard Condition for Works Adjacent to Pipelines’ Document Ref 90048, Issue 3.1 (July 2015)). This should be taken into account in the final site layout, or a diversion will be necessary, which will be at the applicant's expense.

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$ret04ilv.rtf Any necessary disconnection or diversion required as a result of any development will be carried out at the developer's expense. Under the Water Industry Act 1991, Sections 158 & 159, United Utilities have the right to inspect, maintain, adjust, repair or alter its mains. This includes carrying out any works incidental to any of those purposes. Service pipes are not the property of United Utilities and it has no record of them.

The applicant must undertake a complete soil survey, as and when land proposals have progressed to a scheme design, and results submitted along with an application for water. This will aid United Utilities in its design of future pipework and materials to eliminate the risk of contamination to the local water supply.

The applicant should contact United Utilities’ water fittings section at Warrington North WwTW, Gatewarth Industrial Estate, off Liverpool Road, Sankey Bridges, Warrington, WA5 2DS. The water mains will need extending to serve any development on this site. The applicant may be required to pay a capital contribution, and will need to sign an Agreement under Sections 41, 42 & 43 of the Water Industry Act 1991. The level of cover to the water mains and sewers must not be compromised either during or after construction.

A separate metered supply to each unit will be required at the applicant's expense and all internal pipe work must comply with current Water Supply (Water Fittings) Regulations 1999. The applicant should contact United Utilities on 03456 723 723 regarding connection to the water mains or public sewers.

It is the applicant's responsibility to demonstrate the exact relationship between any United Utilities' assets and the proposed development. United Utilities offers a fully supported mapping service and recommend the applicant contacts its Property Searches Team on 03707 510101 to obtain maps of the site.

Due to the public sewer transfer, not all sewers are currently shown on the statutory sewer records, if a sewer is discovered during construction; please contact a Building Control Body to discuss the matter further.

3. The CLAIRE Definition of Waste: Development Industry Code of Practice (version 2) provides operators with a framework for determining whether or not excavated material arising from site during remediation and/or land development works are waste or have ceased to be waste. Under the Code of Practice:

 excavated materials that are recovered via a treatment operation can be re-used on-site providing they are treated to a standard such that they fit for purpose and unlikely to cause pollution  treated materials can be transferred between sites as part of a hub and cluster project  some naturally occurring clean material can be transferred directly between sites.

The applicant should ensure that all contaminated materials are adequately characterised both chemically and physically, and that the permitting status of any proposed on site operations are clear. If in doubt, the Environment Agency should be contacted for advice at an early stage to avoid any delays.

The applicant should refer to:  the Position statement on the Definition of Waste: Development Industry Code of Practice and;  The Environmental regulations page on GOV.UK.

4. Contaminated soil that is, or must be disposed of, is waste. Therefore, its handling, transport, treatment and disposal is subject to waste management legislation, which includes:  Duty of Care Regulations 1991  Hazardous Waste (England and Wales) Regulations 2005  Environmental Permitting (England and Wales) Regulations 2017  The Waste (England and Wales) Regulations 2011

The applicant should ensure that all contaminated materials are adequately characterised both chemically and physically in line with relevant guidance and that the permitting status of any proposed treatment or disposal activity is clear.

5. Requests for general information regarding the adopted highway network shall be directed to the Local Highway Authority. Applications for all forms of highway permits/licenses i.e. hoarding permits, Section 50

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$ret04ilv.rtf (new driveway facilities, drainage works etc) must be requested one week in advance. No boundary fencing shall be erected or positioned on any part of the adopted highway with first seeking the relevant permits/licenses from the Local Highway Authority. A formal legal agreement will be required should any part of the building / structure oversail the highway (i.e. the footway or carriageway) – for further details please contact John Horrocks (Highway Permitting and Licensing Officer) T: 0161 603 4046 / E: [email protected]

6. The applicant should contact the Local Highway Authority to arrange a full dilapidation of Salford Quays Loop, prior to works commencing on site. All footways, footpaths, dropped crossings and associated tactile pavings should be reviewed on all routes within 1000m of the proposed development. Remedial action is to be undertaken where necessary – for further details please contact John Horrocks (Highway Permitting and Licensing Officer) T: 0161 603 4046 / E: [email protected]

7. Where the hard landscaped areas surrounding the building are to be constructed using the same block paving as the adopted highway then stainless steel studs will be required to delineate the boundary of the adopted highway.

8. The applicant should be aware that Metrolink does not allow oversailing of its operational line at any time. Further details can be found via the Metrolink Website at: http://www.metrolink.co.uk/using-the- network/Pages/working-safely-near-Metrolink.aspx

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$ret04ilv.rtf This page is intentionally left blank Agenda Item 5h PLANNING & TRANSPORTATION REGULATORY PANEL PART I SECTION 1: APPLICATIONS FOR PLANNING PERMISSION http://publicaccess.salford.gov.uk/publicaccess/simpleSearchResults.do?action=firstPage

APPLICATION No: 16/69279/FUL APPLICANT: Mr Mike Stone LOCATION: Former Hope High School, Eccles Old Road, Salford, M6 8GG PROPOSAL: The erection of 64 dwellings, the laying out of roads and footways; hard and soft landscaping, walls and fences and drainage; and other associated works WARD: Weaste And Seedley

Background The Local Education Authority, as part of the Building Schools for the Future programme, completed a scheme of improving and rebuilding high schools in the City. This application relates to part of the land that formerly hosted Hope High School. Hope High School became Oasis Academy and relocated as a new build to Salford Quays and All Hallows RC High School moved from its original position on Weaste Lane and was constructed in its place. All Hallows accommodates fewer pupil numbers than the original school building on the site and has been constructed on a smaller footprint, being built up to three storeys. The land subject to this application was considered surplus to requirements and was not required for the reconstruction of All Hallows RC High.

Description of Site and Surrounding Area This application relates to a plot of land, over 2 hectares in area, accessed from the northern side of Eccles Old Road. The site was formerly included within the larger school site accommodating Oasis Academy. Since the demolition of this school and the erection of the new All Hallows RC High School, this land has stood vacant and secured by fencing. The land stands at a higher level to the surrounding streets, sloping up northwards.

The wider area is predominantly residential in nature, characterised by semi-detached and terraced dwellings with low-rise apartment blocks and sheltered housing to the north. Buile Hill Park stands to the south east and All Hallows RS High School adjoins the site to the east.

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$e0mqx1zt.docx Description of Proposal Planning permission is sought for the erection of 64 dwellings and the laying out of roads and footways, hard and soft landscaping, walls, fences and drainage.

The proposed dwellings are all market housing with 39 no. 3 bedroom and 25 no. 4 bedroom houses. The development will be in the form of detached and semi-detached properties over 2, 3 and part-2/part-3 storeys. The dwellings will be of traditional appearance and positioned to face onto the new roads within the site with the exception of one dwelling to the north east which will be positioned to face a landscaped area containing an existing public footpath and one dwelling to the south east which has been turned to front Eccles Old Road and a pedestrian footpath from the development site down to Eccles Old Road. All of the dwellings will have private rear garden spaces and off-street parking for 124 spaces in the form of garages and driveways.

Vehicular access into the site will be taken from an existing access point on Eccles Old Road. Within the site will be 3 main roads leading to small cul-de-sacs and shared private access roads.

The application has been supported by  Design and Access Statement  Noise Impact Assessment  Crime Prevention Plan  Land Contamination Assessment and Remedial Strategy  Arboricultural Impact Assessment  Flood Risk Assessment  Ecological Assessment  Transport Assessment  Air Quality Assessment  Section 106 Pro-forma

Publicity Site Notice: Non HH Article 15 Date Displayed: 11 January 2017 Reason: Article 15

Press Advert: Manchester Weekly News Salford Edition Date Published: 12 January 2017 Reason: Article 15 Standard Press Notice

Neighbour Notification 153 neighbours were notified by letter. Four site notices were displayed around, but in close proximity to the site.

Representations 9 representations have been received; 8 objecting to the proposal and 1 general representation. The objections raised have been summarised below:  Light spill, blocking of natural light and loss of privacy to rear habitable rooms at Woolston House;  Question the need and location of the emergency access to Prestwood Road;  Concerns that construction vehicles will use Rivington Road/Prestwood Road for access/egress;  Objection to the position of the Eccles Old Road access to the site close to the pedestrian/student access to All Hallows School;  Increase in traffic to the area;  The scheme will make the wider area more vulnerable to crime and anti-social behaviour;  Loss of trees on environmental grounds and impact on bats;  The creation of 64 family homes will cause a strain on local amenities;

These objections will be addressed in the appraisal below.

A number of questions were also asked and put to the applicant on behalf of a neighbouring resident:

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$e0mqx1zt.docx  Are there any methods to prevent anti-social behaviour at this emergency access point (it is alleged that there were similar issues at the end of Rivington Road where they have eventually fully gated this access to stop the area being used as a cut through for youths);  Could a turning circle be provided at the end of Prestwood Road?

The applicant has responded to these questions by advising that one of the dwellings has been turned to face the emergency access point, providing some natural surveillance over this area to help deter/reduce anti-social behaviour.

A turning circle in this location was not considered necessary as part of this proposal as this area is simply an emergency access point into the site which will be suitably controlled.

Relevant Site History 12/61328/DEMCON - Prior notification for the demolition of Oasis Academy MediaCityUK (former Hope High School site) - No Objections - 8 February 2012

12/62681/FUL - Erection of a part two / part three storey secondary school with associated outdoor sports provision, parking, access and landscaping - Approve - 4 April 2013

Consultations Arboriculture Consultant - No objection subject to conditions requiring the submission of an Arboricultural Method Statement, the protection of existing trees to be retained and replacement tree planting.

United Utilities - No objection subject to conditions and advice regarding drainage and water is offered.

Design For Security - No comments received to date

Senior Engineer Flood Risk Management - No objection to the proposal subject to a condition securing a surface water drainage scheme.

Highways – No objection in principle – provided some guidance for the developer to consider in the s278 agreement.

Greater Manchester Ecological Unit - No objection but has recommended informatives in relation to nesting birds and foxes.

Environment Agency - No comments received to date

Urban Vision Environment (Air And Noise) – Air Quality - no objection subject to a condition requiring a Construction Environmental Management Plan.

Noise - no objection subject to conditions.

Urban Vision Environment (Land Contamination) - No comments received to date

Planning Policy Development Plan Policy Unitary Development Plan H1 - Provision of New Housing Development This policy states that all new housing will contribute toward the provision of a balanced housing mix; be built of an appropriate density; provide a high quality residential environment; make adequate provision for open space; where necessary make a contribution to local infrastructure and facilities required to support the development; and be consistent with other policies of the UDP.

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$e0mqx1zt.docx Unitary Development Plan H8 - Open Space Provision with New Housing This policy states that planning permission will only be granted where there is adequate and appropriate provision for formal and informal open space, and its maintenance over a twenty-year period. Standards to be reached will be based upon policy R2 and guidance contai8ned within Supplementary Planning Documents.

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$e0mqx1zt.docx feature and the design and layout of the development cannot reasonably make provision for the retention of the landscape feature. If the removal of an important existing landscape feature is permitted as part of a development, a replacement of at least equivalent size and quality, or other appropriate compensation, will be required either within the site, or elsewhere within the area.

Unitary Development Plan EN13 - Protected Trees This policy states that development which would result in an unacceptable loss of, or damage to protected trees will not be permitted. Where the loss of trees is considered acceptable adequate replacement provision will be provided.

Unitary Development Plan CH6 - Parks and Gardens of Historic Interest This policy states that planning permission will not be granted if it would have an unacceptable impact on the historic character or setting of any part of a historic park or garden defined on the proposals map.

Other Material Planning Considerations National Planning Policy National Planning Policy Framework

Local Planning Policy Supplementary Planning Document - Sustainable Design and Construction This policy document expands on policies in Salford’s Unitary Development Plan to provide additional guidance for planners and developers on the integration of sustainable design and construction measures in new and existing developments.

Supplementary Planning Document - Planning Obligations

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$e0mqx1zt.docx This policy document expands on the policies in Salford’s Unitary Development Plan to provide additional guidance on the use of planning obligations within the city. It explains the city council’s overall approach to the use of planning obligations, and sets out detailed advice on the use of obligations in ensuring that developments make an appropriate contribution to: the provision of open space; improvements to the city’s public realm, heritage and infrastructure; the training of local residents in construction skills; and the offsetting of greenhouse gas emissions.

Planning Guidance - Claremont and Weaste Neighbourhood Plan The Neighbourhood Plan sets out the vision for Claremont Weaste for the next 15-20 years. It sets out what the area looks like now and how it might develop.

It is not considered that there are any local finance considerations that are material to the application

Appraisal Principle of Development The National Planning Policy Framework (NPPF) at paragraph 7 defines sustainable development as incorporating a social role - “supporting strong, vibrant and healthy communities, by providing the supply of housing required to meet the needs of present and future generations; and by creating a high quality built environment, with accessible local services that reflect the community’s needs and support its health, social and cultural well-being”.

Paragraph 49 of the NPPF states “housing applications should be considered in the context of the presumption in favour of sustainable development”, whilst one of the 12 Core Planning Principles identified in paragraph 17 is to encourage the effective use of land that has been previously developed (brownfield land).

The application site forms part of a former school site (Hope High School/Oasis Academy) which was demolished circa 2012. The area of land to which this application relates formerly hosted the school buildings and is considered to be previously developed land. There were no sports pitches or recreation land within this area. A new school was erected on the adjacent site to the west which included new sports pitches and facilities.

This application site is situated in an accessible location and the development is welcomed in principle, making use of a vacant brownfield site. It is considered that if the city is to continue to meet its housing targets then an appropriate density of residential development will be required in sustainable locations such as this in order to relieve pressure on greenfield sites in more suburban locations.

The site is surrounded on three sides by residential dwellings, including a supported living scheme to the north and the new school building and sports facilities to the west. It is considered that residential use of the site is appropriate in this context and the proposed development is acceptable in principle.

Mix, Type and Density UDP policy H1 requires that all new housing developments contribute towards the provision of a balanced mix of dwellings within the local area in terms of size, type, tenure and affordability.

Type of dwellings Policy HOU1 of the housing planning guidance states that within the part of the city where the proposed development is located, the large majority of dwellings within new developments should be in the form of houses rather than apartments.

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$e0mqx1zt.docx The proposed development is for 64 houses and so the proposal is in accordance with Policy HOU1 of the Housing Planning Guidance.

Size of dwellings Policy HOU2 of the housing planning guidance requires that the majority of new houses should have at least three bedrooms.

It is proposed to construct 39 no. 3 bedroom and 25 no. 4 bedroom houses. Given that all of the proposed dwellings will have three bedrooms or more, it is considered that the development will be in full accordance with HOU2 of the Housing Planning Guidance and meet the wider housing strategy across the City.

Layout, Scale, Massing and Design The site will have one main access point from Eccles Old Road, utilising an existing access and road into the site. Within the site will be three main road roads; two with an east to west orientation and a spine road from south to north. Each road will feature small cul-de-sacs leading to private driveways and shared access arrangements.

The majority of the dwellings will front a highway or private access road with the exception of plot 1 which will face west, providing a more visually interesting elevation towards the site access and providing natural surveillance over the access to the MUGA which is taken from within the site but leads to the MUGA outside of the application site.

Plot 31 will face eastwards, towards existing dwellings on Prestwood Road and facing an existing definitive right of way that cuts through the site. This footpath is to remain as existing. The principle elevation of this dwelling, featuring habitable room windows, will also provide natural surveillance over this public footpath which is otherwise relatively secluded. The landscaped area around this footpath will also provide a pleasant outlook for occupiers. The layout of the dwelling on plot 31 is such that there will be no habitable windows on the rear elevation of the dwelling, facing plot 30.

Plot 64 to the south east of the site is closest to Eccles Old Road and has been turned to face the road which is welcomed given that the majority of the site will be screened by the existing high retaining wall and landscaping on top. This dwelling has been positioned to suitably respect the building line in this area and is of a suitable scale to blend in well with the neighbouring dwellings to the east. A footpath is also to be created in this vicinity of the site and the front facing dwelling will provide natural surveillance for pedestrians using this access.

The retention of the stone retaining wall and improvement of the soft landscaping, with the retention of existing trees and the planting of a variety of native trees along the Eccles Old Road frontage,will create a pleasant visual appearance along this corridor and, in turn, will provide an enhanced living environment for future occupiers of the dwellings facing this space.

The scale and massing of the dwellings is considered appropriate. The dwellings will be either two, two-and-a- half or three storeys with gabled roofs, some with projecting front gable elements. The three storey dwellings will feature small front and rear dormers. The dwellings are considered to be in keeping with the built form in the immediate surrounding area. A small amount of render and tile hanging will be introduced to some of the dwellings which are features in the surrounding area. The use of render has been limited to only one of the house types and the tile hanging is featured on one other house type and so these are considered to be acceptable features breaking up the largely predominant brick frontages.

The dwellings are traditional in appearance constructed from brick with pitched tiled roofs. The dwellings will have features such as brick swept heads, pediment detailing and porch detailing.

Dwellings located on corner plots have been designed to have fenestration detailing on both frontages. No specific material details have been provided and so a condition is attached requiring a schedule and samples of all external materials to be approved by the LPA prior to any above ground construction.

A landscaping scheme has been submitted with the application and provides an indication of hard and soft landscape areas within the site. The scheme is considered to provide residents with a good balance that not only caters for residents parking needs but also provides sufficient circulation within the site

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$e0mqx1zt.docx A boundary treatment plan has also been provided which shows that 1.8m high fencing will be provided to divide rear private garden spaces. Screen walls to a height of 1.8m are proposed to the rear gardens and where the gardens border the street. Within some areas of the site, where gardens bound private roads or shared driveways, there will be 1.8m high fencing with 300mm trellis on top to provide some surveillance through. It is considered that the approach to boundary treatments is acceptable.

Adequate refuse provision has been incorporated into the scheme with each dwelling having space within the rear garden for bin storage and direct access to the street for collection days.

With regards to the above it is considered that the layout, design, scale, and landscaping of the proposed development is acceptable and in accordance with saved UDP Policies DES1, DES2 and DES9.

Design and Crime A Crime Impact Statement (CIS) has been submitted in support of the planning application. This details positive aspects of the scheme which includes dwellings facing each other, overlooking areas of public space and overlooking the streets with ‘back-to-back’ gardens to aid security.

The CIS details a number ways physical security measures will be incorporated into the scheme to improve security such as robust perimeter treatments, front gardens landscaped with low level hedging for open frontages and lighting illuminating all front doors of dwellings.

It is considered that the development has been designed to discourage crime, anti-social behaviour and the fear of crime, and support personal and property security in accordance with DES10 of the UDP and the Crime and Design SPD.

Amenity The proposed dwellings fronting Eccles Old Road will be situated in excess of 50m from the properties opposite, with an intervening landscaped area; this will ensure that there will be no impact on the amenity of these residents.

The rear elevations of the dwellings to the east of the site will be situated at distances between 17m and 31m away from the existing dwellings located at the end of each adjacent cul-de-sac at Ellastone Road (nos. 11 and 14) and Prestwood Road (nos. 13 and 16). These distances, together with the retention of the existing trees along the boundary embankment, are considered acceptable to ensure there will be no loss of privacy or overshadowing for existing residents and future occupiers of the dwellings will be afforded an appropriate outlook. A section plan submitted with the application shows that the dwellings in this location will sit at a similar level to the surrounding dwellings.

The rear elevations of the dwellings to the north west of the site will directly face the rear elevations of the apartments in Woolston House. A distance of 22m will be maintained here, which, together with the retention of the existing trees along the boundary, are considered acceptable to ensure there will be no loss of privacy or overshadowing for neighbouring residents.

Shelmerdine Gardens, a sheltered living scheme for the elderly, is located to the north east of the site. The closest apartments will be located in excess of 18m from the rear elevation of 30. This sepatation distance, together with the retained trees in this location, is adequate to overcome any harm to the amenity of these existing neighbours and future occupiers of the dwellings.

Management of Shelmerdine Gardens have raised concern that their residents will be unable to enjoy the use of the garden during the construction phase. A number of the residents have dementia. The developer has agreed to address how this part of the site will be managed within a Construction Method Statement and will also liaise with the management to confirm a likely commencement date so that the management of Shelmerdine Gardens can forward plan. The Construction Method Statement will be required as a condition attached to the planning permission.

Within the site, the majority of the dwellings are suitably distanced from each other in terms of facing principal windows and principal windows facing two-storey gables in order to safeguard the amenity of future occupiers. There are certain points within the development where the Council’s normal separation distances would not be maintained. At their closest point, 16.45m is provided between front elevations. In this circumstance, these distances have been dictated by the layout that seeks to maintain suitable distance to existing neighbours and

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$e0mqx1zt.docx to create a strong and positive street frontage. It is also acknowledged the potential occupier will be buying into this relationship and therefore reduced separation distances are considered to be appropriate in this case.

The development will provide all future occupiers with an acceptable level of light and outlook. All dwellings will benefit from a private rear garden and it is considered that future occupiers of the site will have a good level of amenity in accordance with UDP policy DES7.

Impact on the Highway Network, Access and Parking The site lies within an accessible location within easy walking distance of public transport routes and advisory cycle lanes on the surrounding roads. The development will utilise an existing vehicular access, making some improvement to this access by the widening of the road (keeping as much of the existing retaining wall as possible) and inclusion of a continuous 2m wide footway to the western and northern side of the access road, linking to existing footways on Eccles Old Road. It is also proposed to carry out improvements to the junction at Eccles Old Road with the introduction of a ghost island right turn lane and a traffic island in the centre of Eccles Old Road for safe pedestrian crossing. The proposed junction improvements have been designed in accordance with Local Highway Authority guidelines.

In the north eastern corner of the site it is proposed to create an emergency access into the site. Indicative plans show that this will be controlled by collapsible bollards. This is an existing access point that was utilised by the former Hope High School but has been gated with high palisade gates. It is not expected to use this access as a general day-to-day access and is to be retained for the use of emergency vehicles in the event that the main access into the site is blocked. A condition will be attached requiring the submission of a scheme to detail how the emergency access will be controlled and the location of the bollards to ensure that the access point cannot be used by vehicles to access the site in a non-emergency.

The definitive footpath in the north eastern area of the site has been incorporated within the red line but the footpath will remain as existing and surrounded by soft landscaping.

The level of off-street parking proposed within the site is considered acceptable, however, in order to encourage sustainable travel choices, it is recommended that the development is accompanied by a robust Residential Travel Plan. A condition has been attached accordingly.

It is not considered that there will be any detrimental impacts on the highway network in accordance with UDP policies A2, A8 and A10.

Surface Water Drainage FRD 11 of the Flood Risk and Development Planning Guidance states that new development of 1ha or more in Low Flood Risk Zone 1 should demonstrate that the disposal of surface water from the site will not exacerbate existing flooding. Sustainable Drainage Systems should be used where practicable, particularly in areas prone to surface water flooding.

The application site lies within Flood Zone 1 and a critical drainage area and so the application has been supported by a Flood Risk Assessment (FRA). The FRA has been reviewed by the City’s drainage engineer who has not raised any objection to the proposal subject to a condition securing a surface water drainage scheme.

The National Planning Practice Guidance outlines that the aim should be to discharge surface run off as high up the following hierarchy of drainage options as reasonably practicable: 1. into the ground (infiltration); 2. to a surface water body; 3. to a surface water sewer, highway drain, or another drainage system; 4. to a combined sewer.

The FRA states that site investigation has established that ground conditions within the southern area of the site are not suitable for infiltration based drainage. There is a requirement for significant earthworks, including the excavation of clean material for the capping of contaminants. On this basis, the provision of soakaways on this development has been discounted.

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$e0mqx1zt.docx The applicant has provided a drainage strategy with accompanying plans, which indicate that the site will be drained to the public sewer. Surface water discharge will be restricted to 60l/s with attenuation storage in adoptable sewers. The 60l/s flow rate is in accordance with United Utilities requirements, and represents a reduction in excess of the 50% minimum required by the SFRA. Hydraulic calculations to support the design have not been provided.

The Flood Risk Assessment confirms that a proposed impermeable area of 0.99ha has been calculated, approximately 30% less than the predevelopment impermeable area of 1.395 ha. On this basis, surface water flows generated by the residential development will be less than those generated by the existing brownfield area for all storm events.

A proposed drainage scheme will be required by condition, supported by calculations to show the minimum 50% reduction in the discharge rate, detailing whether any alternative sustainable drainage methods can be incorporated and if not, providing justification. Subject to this condition the development is considered to accord with EN19 and the Flood Risk and Development Planning Guidance.

Ecology An ecological assessment has been carried out to appraise the ecological value of the land in its current form. The ecological assessment included a desktop study and extended Phase 1 habitat survey. It has been reported that there are no constraints on development with regards to water vole, otter, amphibians, badger or reptiles but a number of trees were found to have bat boxes. An emergence bat survey was subsequently carried out and no bats were witnessed emerging from the boxes leading to a general acceptance of the loss of those trees without harm to bat habitat. GMEU have been consulted on the proposal and raise no objection on the basis that the site is not of substantive nature conservation value. A number of informatives have been recommended in relation to nesting birds and foxes.

Trees A BS 5837 Arboriculture Report has been supplied. The initial report was compiled in September 2014 with an update being provided in December 2016. G1, G2. G3, T1, part of G4, G5, T5, T6, G6, G7, T8, T9, T10, T11, T12, T13, T14 and T17 are proposed for removal to facilitate the development which are formed of a mix of category B and C, with most individual trees being category C and the groups falling into the B categorisation due to forming small components, but the whole being greater than the sum of its parts. Category C trees are considered to have a low amenity value which should not constrain development.

Several trees (T4, T7, G8 and T15) are recommended for removal as part of good Arboricultural management and these recommendations are not being made to facilitate the development. No other trees are proposed for removal. It is considered that the removal of these trees can be mitigated against with replacement planting.

All other recorded trees on site are to be retained. Successful retention of trees throughout the development phase will require the trees to be protected with temporary protective fencing. Details of tree protection measures and any specialist construction techniques will need to be outlined within an Arboricultural Method Statement (AMS). A draft Tree Protection Plan (TPP) has been supplied and this is considered indicative only.

Replacement planting will be sought in mitigation for the trees being removed. There is sufficient space within the site to replace the trees on a 2-for-1 basis. The loss of these trees will have a short to mid-term impact upon the local amenity of the area. Given the amount of space across the development the potential for restocking is very good.

A replacement planting scheme, giving details of tree species; tree sizes (including the minimum height and circumference of stem at 1m from the ground level); plan indicating the location of the replacement trees, a timetable for tree planting and details of aftercare will be required, together with an Arboricultural Method Statement and a final tree protection plan. These plans can be secured by condition.

Air Quality The application site is partially within the City Council’s Air Quality Management Area, therefore due to the potential impacts from the construction phase and the scale of the proposals, an air quality assessment has been provided. The report assesses existing and future air quality, both with and without the development, in order to assess the impact for the operational phase of the development. It also considers the air quality impacts

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$e0mqx1zt.docx from the development’s construction phase. The report finds that future air pollutant levels will be below the relevant air quality standards and that no specific mitigation measures are required.

In terms of the construction phase, the report comments that the use of good practice control measures will provide suitable mitigation for a development of this size and will reduce potential impacts to an acceptable level. The findings of the air quality assessment report are accepted and the proposal is acceptable in terms of the impact on air quality subject to a condition requiring a Construction Method Statement in order to control dust and other environmental issues during the construction phase.

Noise The proposed development is located close to Eccles Old Road where road traffic noise is prevalent and so the application is also supported by a noise assessment report. The report provides details of a noise survey carried out at two positions at the proposed development site. Modelling software was then used to calculate the future noise levels across the site. The report concludes that in order to achieve the external noise criteria set by Urban Vision, acoustic barriers should be erected along the border with the adjacent school sports pitch and along the garden border of plot 64. A glazing and ventilation strategy has been produced in order to meet the internal noise criteria. The findings of this report have been accepted and the proposal is acceptable in terms of potential noise impacts subject to conditions.

Impact on Park and Garden of Historic Interest Buile Hill Park is located within 50m of the application site and is designated as a Park and Garden of Historic Interest. The application site is separated from this park by Eccles Old Road and the development is set well within the site. It is not considered that the proposal will have a detrimental impact on the park. It should also be recognised that Buile Hill Park will provide future residents with an important local amenity.

Planning Obligations The Planning Obligations SPD explains the city council’s overall approach to the use of planning obligations, and sets out detailed advice on the use of obligations to ensure that developments mitigate their impacts by making an appropriate contribution to projects that will ensure the needs generated by the development are met.

The Education Contributions SPD outlines the city council’s approach to raising financial contributions via planning obligations which will be directed to funding works associated with addressing the increased need for primary school places that a development will generate.

These Supplementary Planning Documents require major residential developments of 10 dwellings or more to ordinarily contribute towards addressing increased pressure on existing primary school provision, the provision, improvement and maintenance of open space and recreation facilities; public realm, infrastructure and heritage.

The following financial contributions will be sought: Open Space = £209,698 Education = £362,392

It has been agreed, as part of the land sale, that affordable housing will be secured off-site and a figure of £335,934 has been secured resulting in a total of £908,024 being secured through planning obligations.

The Local Planning Authority have identified that the sum of money should be divided between two projects

 The education contribution towards investment at St Luke’s C of E Primary School;

 The open space contribution towards the regeneration and improved access to the historic core of Buile Hill Park including the area of Buile Hill Mansion, the former depot buildings and conservatory.

Recommendation That planning permission be granted subject to the following planning conditions and that:

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$e0mqx1zt.docx 1) The Strategic Director of Environment and Community Safety be authorised to enter into a legal agreement under Sections 111 of the Local Government Act 1972, section 2 Local Government Act 2000 and section 1 Localism Act 2011and 106 of the Town and Country Planning Act 1990 to secure the following heads of terms:

1. £209,698 towards the regeneration and improved access to the historic core of Buile Hill Park including the area of Buile Hill Mansion, the former depot buildings and conservatory.

2. £362,392 towards investment at St Luke’s C of E Primary School.

3. £335,934 towards the provision of affordable housing elsewhere within the city.

2) That the applicant be informed that the Council is minded to grant planning permission, subject to the conditions stated below, on completion of such a legal agreement;

3) The authority be given for the decision notice relating to the application be issued (subject to the conditions and reasons stated below) on completion of the above-mentioned legal agreement;

1. The development must be begun not later than three years beginning with the date of this permission.

Reason: Required to be imposed by Section 91 of the Town and Country Planning Act 1990 (as amended).

2. The development hereby permitted shall be carried out in accordance with the following approved plans: Location Plan BHM015 LP01 Rev P1 Proposed Site Plan BHM015 PL02 P9 Proposed Elevations and Floor Plans BHM015/HT Proposed Single Garage BW/NW/SG/001 Revision B Proposed Double Garage BWNW/MS-VR-S/001

Reason: For the avoidance of doubt and in the interest of proper planning.

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$e0mqx1zt.docx (v) measures to prevent the deposition of dirt on the public highway; (vi) measures to control the emission of dust and dirt during demolition/construction; (vii) a scheme for recycling/disposing of waste resulting from demolition/construction works; (viii) measures to minimise disturbance to any neighbouring occupiers from noise and vibration, including from any piling activity; (ix) measures to prevent the pollution of watercourses; and (x) a community engagement strategy which explains how local neighbours will be kept updated on the construction process, key milestones, and how they can report to the site manager or other appropriate representative of the developer, instances of unneighbourly behaviour from construction operatives. The statement shall also detail the steps that will be taken when unneighbourly behaviour has been reported. A log of all reported instances shall be kept on record and made available for inspection by the local a planning authority upon request.

The Statement shall also pay particular attention to how the northern part of the site, adjacent to Shelmerdine Gardens, shall be managed in terms of noise, vibration, odour and dust during the construction.

Reason: In the interests of the amenity of neighbours in accordance with policies DES7 and EN17 of the Salford Unitary Development Plan and the NPPF.

5. The following noise standards shall be attained with respect to the proposed residential accommodation as stipulated in BS8233:2014 - Guidance on Sound Insulation and Noise Reduction for Buildings:

(i) internal noise levels of less than 30 dB LAeq,8 hour within bedrooms between 23.00 hours and 07.00 hours (ii) internal noise levels of less than 35 dB LAeq,16hour within living areas between 07.00 and 23.00 hours (iii) external noise levels of less than 55 dB LAeq,16 hour in private gardens and patios between 07.00 and 23.00 hours (iv) typical individual noise events from road vehicles should not be in excess of 45 dB LAmax in bedrooms between 23.00 and 07.00 hours.

The mitigation measures shall be approved in writing by the Local Planning Authority and installed prior to occupation of the development. Prior to occupation of the development a Site Completion Report shall be submitted to the Local Planning Authority for approval. The Site Completion Report shall validate that all works undertaken on site were completed in accordance with those agreed by the Local Planning Authority. All mitigation measures shall thereafter be retained.

Reason: To safeguard the amenity of future residents in accordance with policy EN17 of the City of Salford Unitary Development Plan.

6. Prior to the commencement of the development a scheme for the erection of the 2no. acoustic barriers recommended within the Redmore Acoustics report shall be submitted to and approved in writing by the Local Planning Authority. The barriers shall be erected in accordance with the approved scheme prior to first occupation of the development and shall be retained as such thereafter.

Reason: To safeguard the amenity of future residents in accordance with policy EN17 of the City of Salford Unitary Development Plan.

7. No development shall be started until all the retained trees within (or overhanging) the site as shown on Drawing No:P.451.14.02 Rev. C, have been surrounded by substantial fences which shall extend to the extreme circumference of the spread of the branches of the trees (or such positions as may be agreed in writing by the Local Planning Authority). Such fences shall be erected in accordance with a specification to be submitted to and approved in writing by the Local Planning Authority and shall remain until all development is completed and no work, including any form of drainage or storage of materials, earth or topsoil shall take place within the perimeter of such fencing.

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$e0mqx1zt.docx Reason: To safeguard existing trees on the site and to ensure that adequate provision is made for their protection whilst the development is carried out.

8. No development shall be started unless and until an Arboricultural Method Statement (AMS) has been submitted and agreed in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved AMS.

9. The felled trees [G1, G2. G3, T1, part of G4, G5, T5, T6, G6, G7, T8, T9, T10, T11, T12, T13, T14 and T17] shall be replaced in accordance with a tree replacement scheme which shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be submitted prior to the commencement of development and shall include details of: tree species; tree sizes (including the minimum height and circumference of stem at 1m from the ground level); plan indicating the location of the replacement trees, a timetable for tree planting and details of aftercare.

10. No development shall take place until a scheme for surface water drainage for the site using sustainable drainage methods and which includes details of how water quality will be improved, and how existing surface water discharge rates reduced, has been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented prior to first occupation or use of the development hereby approved unless alternative timescales have been agreed in writing as part of the strategy.

Reason: To ensure a satisfactory method of surface water disposal to reduce the risk of flooding elsewhere in accordance with policy EN19 of the City of Salford Unitary Development Plan and seeks to provide betterment in terms of water quality and surface water discharge rates and meets requirements set out in the following documents; O NPPF, O Water Framework Directive and the NW River Basin Management Plan O The national Planning Practice Guidance and the Non-Statutory Technical Standards for Sustainable Drainage Systems (March 2015) O Manchester, Salford, Trafford Strategic Flood Risk Assessment (SFRA) (2011) and associated technical guidance O Environment Agency Pollution Prevention Guidelines (now withdrawn) O Flood Risk Assessment/SuDS Requirements for new developments (Salford's SuDS Checklist)

11. Prior to the first occupation of the dwellings hereby approved, a scheme detailing how the emergency access off Prestwood Road will be controlled shall be submitted for the written approval of the Local Planning Authority. The scheme shall include the method to control use of the access, the location and type of bollards to be installed, any markings required to ensure that the access is kept clear from obstruction and a timetable for full implementation. The approved scheme shall be implemented in accordance with the agreed timetable for implementation and shall be retained at all times thereafter.

Reason: In the interests of highway safety in accordance with policy A 8 of the City of Salford Unitary Development Plan.

12. Notwithstanding the provisions of Article 3 and Schedule 2 of the Town and Country Planning (General Permitted Development) Order 2015 (and any subsequent amending order), there shall be no development within the curtilage of any dwelling hereby approved as defined in Part 2 of Schedule 2 of the above Order without the prior grant of planning permission by the Local Planning Authority.

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$e0mqx1zt.docx Reason: To prevent development which could harm local character and/or neighbouring amenity in accordance with policies DES1, and DES7 of the City of Salford Unitary Development Plan.

13. Prior to first occupation of the development (or alternative timeframe which has been agreed in writing with the Local Planning Authority), a Residential Travel Plan shall be submitted to and agreed in writing with the Local Planning Authority. The Residential Travel Plan shall include: o A Travel Plan budget and resources for the implementation and day-to-day management of travel plan measures; o Appropriate management structures; o Detailed time frames for the delivery; o Handover arrangements for the travel plan or its components, when the developer's responsibility ceases; and o Targets and monitoring arrangements.

The agreed Residential Travel Plan shall be implemented and reviewed in accordance with the timetable embodied therein.

Reason: To encourage sustainable travel choices and to limit the effects of the increase in travel movements in accordance with policies ST14 and A8 of the City of Salford Unitary Development Plan.

14. The landscaping works shown on the approved plans (Landscape Specification LDS396-LS and drawing LDS396-01) and shall be carried out in accordance with any timing / phasing arrangements agreed or within 18 months of first occupation of the development hereby permitted, whichever is the later. Any trees or shrubs planted or retained in accordance with this condition which are removed, uprooted, destroyed, die or become severely damaged or become seriously diseased within 5 years of planting shall be replaced within the next planting season by trees or shrubs of similar size and species to those originally required to be planted, unless the Local Planning Authority gives its consent in writing to any variation.

15. a) The development hereby permitted shall not be occupied until full details of the proposed boundary treatments have been submitted to and approved in writing by the Local Planning Authority. The details shall include a scheme for the timing / phasing of implementation works and shall pay particular attention to the visibility splays at plots 55 and 56.

(b) The boundary treatments shall be erected in accordance with the approved scheme for timing / phasing of implementation or within 18 months of first occupation of the development hereby permitted, whichever is the later.

Reason: To ensure that the site is satisfactorily landscaped having regard to its location and the nature of the proposed development and in accordance with Policies DES1, DES9 and A8 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

16. Notwithstanding any information submitted with the application, no development shall take place until an investigation and risk assessment has been submitted to and approved in writing by the Local Planning Authority. The assessment shall investigate the nature and extent of any contamination on the site (whether or not it originates on the site). The assessment shall be undertaken by competent persons and a written report of the findings submitted to and approved in writing by the Local Planning Authority before any development takes place. The submitted report shall include:

i) a survey of the extent, scale and nature of contamination

ii) an assessment of the potential risks to:

* human health,

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$e0mqx1zt.docx * property (existing or proposed) including buildings, crops, livestock, pets, woodland, and service lines and pipes, * adjoining land, * groundwaters and surface waters, * ecological systems, * archaeological sites and ancient monuments;

iii) where unacceptable risks are identified, an appraisal of remedial options and proposal of the preferred option(s) to form a remediation strategy for the site.

The development shall thereafter be carried out in full accordance with the duly approved remediation strategy.

17. Pursuant to condition 16 and prior to first use or occupation a verification report, which validates that all remedial works undertaken on site were completed in accordance with those agreed with the Local Planning Authority, shall be submitted to and approved in writing by the Local Planning Authority.

18. The emergency access on Prestwood Road shall not be used by construction vehicles for access or egress at any time during the construction of the development.

Reason: In the interests of safeguarding the amenity of neighbours and highway safety in accordance with policies DES7, EN17 and A8 of the Salford Unitary Development Plan and the NPPF.

Statement of conformity with Article 35 of The Town and Country Planning (Development Management Procedure) (England) Order 2015

Notes to Applicant

1. STANDING ADVICE - DEVELOPMENT LOW RISK AREA

Further information is also available on the Coal Authority website at: www.gov.uk/government/organisations/the-coal-authority

This Standing Advice is valid from 1st January 2017 until 31st December 2018

2. The applicant's attention is drawn to advice from United Utilities in letter dated 30th January 2017.

Page 134

$e0mqx1zt.docx 3. The Wildlife and Countryside Act 1981 (as amended) makes it an offence (with certain limited exceptions and in the absence of a licence) to intentionally to kill, injure or take any wild bird, or intentionally to damage, take or destroy its nest whilst it is being built or is in use, or to take or destroy its eggs. Further, the Act affords additional protection to specific species of birds listed in Schedule 1 of the Act. In respect of these species it is unlawful to intentionally or recklessly to disturb such a bird whilst it is nest-building or is at or near a nest with eggs or young; or to disturb their dependent young. You are therefore advised to seek the advice of a suitably qualified ecologist before commencing works on site. 4. A Fox earth has been recorded on the site. Although foxes are not specially protected, in the interests of animal welfare it is recommended that the earth is not be collapsed by groundworks during the period when foxes may have dependent young underground (generally in March and April), unless the earth has been shown to be disused by a competent ecologist. 5. The applicant's attention is drawn to advice from Highways the consultation response dated 14th February 2017. 6. The permission hereby granted does not imply that any work may be carried out to trees which are the subject of a Tree Preservation Order, nor does it imply that such work would be authorised.

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$e0mqx1zt.docx This page is intentionally left blank Agenda Item 5i

http://publicaccess.salford.gov.uk/publicaccess/simpleSearchResults.do?action=firstPage

APPLICATION No: 17/69416/FUL APPLICANT: Countryside Properties (UK) Ltd and Sigma Capital Group PLC LOCATION: Land Formerly Our Lady The Lancashire Martyrs School, Wicheaves Crescent, Worsley, M28 0HF PROPOSAL: Erection of 73 residential dwellings, together with associated works

Description of Site and Surrounding Area

This application request relates to a 1.65ha site which is located between Madams Wood Road and Wicheaves Crescent in Little Hulton. Part of the site, fronting onto Wicheaves Crescent, accommodated the former Our Lady the Lancashire Martyrs Primary School and associated playing pitches. The school was demolished in 2008 and since then the site has remained vacant. The site also includes an area of open land alongside Madams Wood Road. It is noted that the land levels across the site slope downwards towards Madams Wood Road and that some properties fronting Madams Wood Road are set at a lower level than the application site. The existing access into the site is via Wicheaves Crescent.

The site is located within a predominantly residential area. It is bounded by the rear gardens of dwellings along Wicheaves Crescent and Madams Wood Road and part of the southern boundary of the site adjoins a garage court. Along the frontage of the site with Madams Wood Road there is a bus stop and a telephone box.

The site is not allocated on the UDP proposals map.

Page 137 Description of Proposal

Planning permission is sought for the erection of 73 dwellings and associated works. The proposed dwellings would be all for market housing and there would be 5 x 2 bed, 62 x 3 bed and 6 x 4 bed houses. The development would be in the form of mainly semi-detached and terraced properties although there is one detached dwelling. Vehicle access into the site would be taken from a new point off Wicheaves Crescent. Within the site there would be a main circular access road leading to four shared space/cul-de-sacs. The dwellings would be positioned to front Madams Wood Road, Wicheaves Crescent, the internal roads and shared spaces within the development. A pedestrian access into the development from Madams Wood Road is proposed.

All of the proposed dwellings would be two storeys in height. The dwellings would have a traditional appearance and would be constructed from brick with tiled roofs. All the dwellings would have rear gardens and across the site 143 car parking spaces will be provided either in-curtilage or on shared parking areas.

The application was supported by:  Design and Access Statement  Air Quality Assessment  Extended Phase 1 Habitat Survey  Flood Risk Assessment  Preliminary Geo-Environmental Assessment  Planning Statement  Sustainability Checklist  Transport Statement  Tree Survey Report  Planning Obligations Pro-forma Statement  Viability Appraisal  Crime Impact Statement

Relevant Site History

94/32357/TEL - Prior notification of installation of telephone kiosk – No objections 11 April 1994 02/45085/FUL - Erection of 2.4m high perimeter fence – Approved 4th December 2002 07/55663/DEEM3 - Outline application with all matters reserved for demolition of existing primary school and construction of 51 houses – Approved 3rd January 2008 11/60148/FUL - Extension of time limit for the implementation of planning permission 07/55663/DEEM3. Outline application with all matters reserved for demolition of existing primary school and construction of 51 houses – Approved 17th June 2011

Publicity

Site Notice: Non HH Article 15 Date Displayed: 16 February 2017 Reason: Wider Publicity

Press Advert: Manchester Weekly News Salford EditionDate Published: 9 February 2017 Reason: Article 15 Standard Press Notice

Neighbour Notification

72 neighbouring residents were notified of this planning application on Harebell Avenue, Madams Wood Road, Barry Crescent, Worsley Avenue, Wood Cottage Close, Ice House Close, Quarry Pond Road and Wicheaves Crescent.

Representations

One letter has been received from a neighbouring resident questioning whether the existing palisade fencing around the school with neighbouring properties will remain or be removed. The applicant has confirmed that any proposed boundary treatments will be erected up to the existing school fencing which will be retained.

Page 138 Consultations

Design For Security – Note that the proposed development should be designed and constructed in accordance with the recommendations contained within the Crime Impact Statement (CIS) submitted with the planning application. They also recommend a condition to secure the physical security specification as outlined in the CIS.

Senior Engineer Flood Risk Management - No objection subject to condition securing the proposed drainage details.

Highways – The scheme has been amended during the planning application to address concerns about car parking, access and to provide a pedestrian link from Madams Wood Road. Further information has also been submitted in respect of visibility splays, tracking and condition survey of the footpath network. Highways concerns have therefore been addressed subject to conditions.

Greater Manchester Ecological Unit - No objection subject to conditions in respect of nesting birds, invasive species and biodiversity enhancements.

Sport England - The site is not considered to form part of, or constitute a playing field as defined in The Town and Country Planning (Development Management Procedure) (England) Order 2015 (Statutory Instrument 2015 No.595), therefore Sport England has considered this a non-statutory consultation. As the proposal does not have any impact on any existing sport facilities or playing fields, and does not generate significant demand for new indoor or outdoor sports facilities, Sport England does not wish to comment, though the local authority should assess the proposal against guidance contained within Paragraphs 73 and 74 of the National Planning Policy Framework (NPPF).

Urban Vision Environment (Air and Noise) - No objection to the prosed development subject to a condition securing a Construction Environmental Management Plan (CEMP).

Urban Vision Environment (Land Contamination) – Recommend a condition to secure details of proposed remediation works and verification that such works have been implemented.

Coal Authority - No objection subject to a condition securing remediation works.

Planning Policy

Development Plan Policy

Page 139 and layout. Development will not be permitted where it would have an unacceptable impact on the amenity of occupiers or users of other development.

Unitary Development Plan R1 - Protection of Recreation Land Facilities This policy states the development of existing Recreation Land and facilities will not be permitted unless: i. the development is for recreation purposes that would contribute to the continued recreation use of the site; ii. adequate replacement provision, of equivalent or better accessibility, community benefit and management is made in a suitable location; iii. it has been clearly demonstrated that the site is surplus to recreational requirements; iv. the development is ancillary to the principal use of the site.

Page 140 Other Material Planning Considerations

National Planning Policy

National Planning Policy Framework National Planning Practice Guidance

Local Planning Policy

Supplementary Planning Document - Nature Conservation and Biodiversity This policy document expands on the policies of the Unitary Development Plan relating to the issues of nature conservation and biodiversity, and seeks to ensure that all stakeholders have a clear understanding of how those policies should be implemented and their desired outcome.

It is not considered that there are any local finance considerations that are material to the application

Appraisal

Principle of Development

Previously Developed Land -

Page 141 The NPPF defines previously developed land as, land which is or was occupied by a permanent structure, including the curtilage of the developed land (although it should not be assumed that the whole of the curtilage should be developed) and any associated fixed surface infrastructure.

The application site was previously occupied by a school which has since been demolished and alternative provision made with a new school.

The total site area of the proposed development is 1.67hecatres (ha). 0.5ha of the site is land previously occupied by the school buildings with the remaining 1.147ha comprising the former school playing fields and public amenity space that is located in the south eastern part of the site.

The principle of developing the part of the site previously occupied by the school buildings is acceptable with the NPPF encouraging the effective use of land by reusing land that has been previously developed. Comments on developing the former playing fields and public amenity space are set out below.

Loss of playing pitches –

The proposal will result in the loss of former playing fields associated with the former Primary School. The planning statement submitted with the application outlines that the sports pitches have not been used since the school closed in 2008. The report also provides details on the replacement sports provision that has been provided as part of the scheme to reconsolidate schools in the area.

Sport England highlighted in their response to the planning application that they are not a statutory consultee as the playing fields have not been used in the last 5 years.

Given that the playing fields have not been used for over 8 years it could be deemed that the playing fields are surplus to requirements in accordance with policy R1 criteria (iii). Also given that replacement provision has been made elsewhere within the City is it considered that the proposal would meet criteria (ii) that adequate replacement recreation provision has been provided.

Therefore there are no objections to the loss of the playing pitches on site.

Loss of public amenity space -

The Greenspace Audit 2014/15 identifies the land fronting Madams Wood Road, to the south of the schools playing pitches as 0.27ha of public amenity space, which is being regularly maintained and appears to be available for public use without any restrictions.

It is not clear as to whether this is a genuine ‘public amenity space’ or an area of former housing which has had ‘temporary’ treatments, if it is the later then policy R1 is not considered applicable. Notwithstanding this it is considered that the proposal can meet the requirements of policy R1.

Criteria iii of policy R1 states that ‘the development of existing recreation land or facilities will not be permitted unless it has been clearly demonstrated that the site is surplus to recreational requirements; and the development would facilitate the wider regeneration of the local area’.

This site is relatively small and has limited recreational value. It is also noted that there is a significant quantity of public amenity space in this area of the city and in the vicinity of the site, which exceeds the minimum local standard. Therefore the site is considered to be surplus to recreational requirements. In additional the wider site has been vacant for a long period of time and has suffered from neglect. It is clear that developing the site would have regeneration benefits for the wider area.

Proposed use

Residential use -

Paragraph 17 of the NPPF states that the planning system should “proactively drive and support sustainable economic development to deliver new homes….that the country needs. Every effort should be made objectively to identify and then meet the housing…needs of an area.” NPPF indicates that this will be achieved first and foremost, by local planning authorities, “using their evidence base to ensure that their local plan meets the full,

Page 142 objectively assessed needs of market and affordable housing in the housing market area,…including identifying key sites which are critical to the delivery of the housing strategy over the plan period.”

Paragraph 49 states that housing applications should be considered in the context of the presumption in favour of sustainable development. Relevant policies for the supply of housing should not be considered up-to-date if the Local Planning Authority cannot demonstrate a five year supply of deliverable housing sites. The City Council does have a five year housing supply.

The site has been granted residential consent in 2008 and 2011, however these permissions have lapsed. The application site is well related to local amenities and has good transport links with Madams Wood Road which forms part of an established bus route. As such the site is considered to be in a sustainable location and its development for residential purposes would be appropriate and would not result in significant harm to the local area.

Housing Mix -

Paragraph 50 of the NPPF sets out that local planning authorities should deliver a wide choice of high quality homes and create sustainable, inclusive and mixed communities.

Policy HOU1 of the housing planning guidance states that within the part of the city where the proposed development is located, the large majority of dwellings within new developments should be in the form of houses rather than apartments. The reasoned justification to the policy considers that normally this will mean at least 80-90% of dwellings on individual sites being in the form of houses rather than apartments. The submitted plan shows that there would be 73 houses in the proposed development; this would be in accordance with policy HOU1 of the housing planning guidance.

Policy HOU2 of the housing planning guidance states that where houses are proposed the majority should have at least three bedrooms. The development is for 5 x 2 bed, 62 x 3 bed and 6 x 4 bed houses. Given this, the proposed development is in accordance with policy HOU2.

Highways

The application has been supported by a Transport Statement (TS), this confirms that the site is situated within a residential area, served by good public transport links with bus stops along Madams Wood Road which provide access to Bolton, Harper Green, Walkden, Pendleton and Manchester. The site is also within walking distance of Little Hulton Centre which provides a range of amenities. The TS concludes that the residential development of the site would have no significant traffic or transportation impacts.

Likely Trip Generation -

The TS estimates that the scheme will generate around 39 two-way vehicle movements in the AM peak hour and 38 two-way vehicle movements in the PM peak hour.

The future traffic flows expected to be generated from this proposed development, which the TS notes will equate to just under an additional vehicle movement once every 1.5 minutes, are not substantial and therefore the impact of the development on the operational capability of the adjacent highway network is likely to be minimal.

Proposed Access Arrangements -

The scheme proposes one new vehicle 6.75m wide access point into the development from Wicheaves Crescent. The highways officer has confirmed that appropriate visibility in both directions along Wicheaves Crescent can be achieved from this junction. In order to maximise visibility at this junction the Highways Officer has highlighted the need to secure TROs along Wicheaves Crescent close to the new junction.

A Vehicle Swept Path has been supplied which demonstrates that the development can be serviced appropriately. The proposed servicing arrangements are therefore acceptable.

An access ramp has been shown on the proposed layout from Madams Wood Road to ensure pedestrian connections into and from the development are maximised.

Page 143 The City’s Highways Section has requested that this access ramp together with a footpath through the shared space is constructed to adoptable standards. They have confirmed that the ramp as shown will require amendments to increase its length and the detailed design of the ramp will need to include retaining walls and vehicle restraint systems and hand rails. Highways Officers are confident that there is sufficient space within the site to accommodate the ramp to an adoptable specification but this may require amendments to the car parking layout within the shared space. Given that a scheme can be delivered on site it is considered that the detail can be approved though a planning condition.

The applicant has submitted a condition review of existing footways as part of the development. This identifies that works are required in order to bring the footpaths up to an appropriate condition. Existing road markings, and guard rails associated with the former school will be removed and improved off site pedestrian connections along Madams Wood Road and onto a formal footpath linking Wicheaves to Quarry Pond Road are proposed. The details of this will be secured though highway agreements.

Proposed Parking Provision –

The proposed development would provide 143 car parking spaces, which equates to a provision of 1.9 spaces per dwelling. The car parking arrangement across the site has been updated during the course of the application in response to concerns from Highway Officers. UDP policy A10 indicates that development with more than 1.5 off- street parking spaces per dwelling or unit of accommodation, averaged over the city area, is unlikely to be regarded as sustainable. However, the proposed dwellings comprise of family dwellings and therefore it is anticipated that owners of these properties may own more than one vehicle per household and the quantum of off road parking provision will help to reduce the number of vehicles which are parked on the street. It is therefore considered that the proposed parking provision in this instance is acceptable.

In light of the above it is considered that the proposed development and parking provision is acceptable and in accordance with the thrust of UDP policies A2, A8 and A10.

Design and Landscaping

The site would have one vehicular access point from Wicheaves Crescent. The layout provides one circular road within the site with a number of shared driveway arrangements. A pedestrian access is also proposed from Madams Wood Road which provides access into and from the development. All of the dwellings would front the highway or shared spaces and properties located on corner plots have been designed to be duel fronted which is supported in terms of maximising natural surveillance.

The proposed dwellings fronting Madams Wood Road do not follow the building line created by the adjacent terraced dwellings. Plots 29 and 30 sit behind the building line by approximately 1m and plots 22 and 23 sit 0.8m in front of building line. Such arrangement is considered acceptable given the limited projection, footprint and space around the proposed dwellings. It is also acknowledged that in a wider context the building line along this side of Madam Wood Road is varied.

In respect of the building line along Wicheaves Crescent, plots 1 to 4 follow the building line created by the terrace of no.65 to no.71 Wicheaves Crescent. Plots 5 and 6 are sited closer to the road to address the corner and entrance into the site, which is appropriate. Plot 57 would be significantly forward of the front elevation of existing property no.55 Wicheaves Crescent, whilst this positioning is not ideal it is noted that no 55 sits much further back from the Wicheaves Crescent than any of the other existing dwellings on this frontage. Given that there is a separation distance of approximately 17m between these existing and proposed properties; that the layout of the proposed development makes efficient use of the land and the proposed dwelling provides a strong entrance into the development it is considered on balance that this relationship would be acceptable and would not have an unacceptable detrimental impact on the visual amenity of the area.

The proposed dwellings in terms of their footprint, scale and massing are considered to be appropriate and in keeping with the built form in the immediate area. The space around the proposed dwellings is also comparable to other dwellings in the immediate area.

The dwellings would be two storey with a mix of hipped and gabled roofs. Hipped roofs are not currently common place within the street scene however it is not considered that the introduction of hipped roofs would detract from the character of the immediate area. The dwellings are traditional in appearance constructed from

Page 144 brick. The dwellings would have features such as contrasting brick cills, string course detailing and projecting canopies over front doors. A material schedule and samples have been submitted with the application and propose a red and buff brick together with red and grey roof tiles. There are no examples of buff brick in the local area therefore the applicant has limited the use of this brick to within the development. Along road frontages to Madams Wood Road and Wicheaves Crescent red bricks will be used. In light of this it is considered that the proposed materials would respect the context of the immediate area.

A landscaping scheme has been submitted in support of the application, however this has not been updated to reflect the latest layout and does not include a detailed planting specification. The City’s Arborist has also questioned the location of some of the trees being in front of habitable room windows. Therefore a detailed scheme will be secured by condition. Notwithstanding this the detail submitted with the application provides an indication of hard and soft landscape areas within the site. The scheme is considered to provide residents with a good balance of hard and soft landscaping that not only caters for residents parking needs but also provides sufficient access and circulation within the site and greenspace. Therefore the principle of the landscape scheme submitted is acceptable subject to the detail that will be secured by condition.

A boundary treatment plan has been submitted with the application which shows that rear gardens to the properties will be enclosed by 1.8m high close board fencing and where the rear gardens of dwellings border the street, boundary walls are proposed. This boundary treatment plan has not been updated during the course of the application to reflect the revised layout and there are concerns in respect of the height of some of the boundary treatments proposed, more detail on this is set out in the amenity section of the report. The submitted plan also shows no boundary treatments will be erected along Madams Wood Road, however the applicant has verbally confirmed that railings will be provided along this frontage. Therefore the approach to boundary treatments across the site requires further consideration and this can be agreed through a detailed landscape scheme which will be secured by condition.

Adequate refuse provision has been incorporated into the scheme with each dwelling having space within the rear garden for bin storage and direct access to the street for collection days.

In having regard to the above and subject to condition securing additional information it is considered that the layout, design, scale, and landscaping of the proposed development is acceptable and accords with saved UDP Policies DES1, 2 and 9.

Design and Crime

A Crime Impact Statement (CIS) has been submitted in support of the planning application. This details positive aspects of the scheme which include bringing a vacant site which has been subject to abuse back into use, increased activity in the area, the extent of rear gardens exposed to publically accessible areas is limited, dwellings front the street to maximise natural surveillance, front doors are clearly visible and car parking provision is well overlooked; gardens are effectively separated and gable ends do not directly abut streets.

The CIS details a number ways physical security measures can be incorporated into the scheme to improve security and includes corner properties having windows in elevations fronting the street, passageways to rear gardens being gated in line with front elevations. The scheme incorporates these features.

There is a bus stop and phone box along the application frontage to Madams Wood Road. The CIS highlights that this could create nuisance to the residents of the new properties and that the applicant should carefully consider this relationship. The applicants are of the opinion that the scheme provides improved natural surveillance of the bus stop and phone box which will have a positive impact. The applicants also indicated that the scheme will include railings along the Madams Wood Road frontage to provide defensible space to plots 22 and 23 and this in turn would prevent any retaining walls from being used as informal seating areas.

The CIS assesses the proposed boundary treatments across the development noting that boundary treatments should be secure, robust and not create climbing aids. As discussed earlier in the report, boundary treatments across the site will be agreed as part of the landscaping condition and comments in the CIS will be given full consideration. In respect of front boundaries the report requests that these are clearly defined. Whilst no boundary treatments are proposed to the front of properties, the fronts of properties are demarcated by low, landscaped boundaries and this arrangement is considered acceptable.

Page 145 The report notes that there should be an identified area in rear gardens for bin storage to prevent bin stores in front of houses being potential targets for criminal damage, the applicant have not provided this but it is clear that all gardens are suitably sized to accommodate bins. The scheme does not include the provision of bin stores to the front of properties and should future occupiers wish to install a bin store to the front of their property this would require planning permission.

The Design for Security team has requested that physical security specifications are conditioned. The majority of these points are considered to be technical details which are beyond the remit of planning control and as such an informative is to be recommended to draw the applicant’s attention to these points should they wish to pursue a formal application for Secure by Design.

In light of the above, there are clear significant benefits to the wider area and local community for bringing this vacant and neglected site forward for development. The development has been designed to discourage crime, anti-social behaviour and the fear of crime, and support personal and property security in accordance with DES10 of the UDP and the Crime and Design SPD.

Pollution

Contamination –

The application has been supported by a Geo-Environmental Site Assessment. The report contains details of a desk study, ground investigation and risk assessment. The City’s Environmental Consultants agree with the findings of the report, however more information is required on the proposed the remedial measures and therefore a full remediation strategy and verification reports will be secured by condition.

Noise and Air Quality -

The proposed development site is outside the City Councils Air Quality Management Area. However, due to the scale of the development and the surrounding residential land uses an air quality assessment has been submitted.

The report assesses existing and future air quality, both with and without the development, in order to assess the impact for the operational phase of the development. It also considers the air quality impacts from the development’s construction phase. The report concludes that from the operational phase the impact of vehicle exhaust emissions are predicted to be insignificant at any of the sensitive locations within the vicinity. In terms of the construction phase, the report comments that the use of good practice control measures and the implementation of a dust management plan would provide suitable mitigation for a development of this size and would reduce potential impacts to an acceptable level.

The City’s environmental consultants have considered the report and agree with its findings and conclusions. It is recommended that a Construction Environmental Management Plan (CEMP) is secured by condition prior to the commencement of development to control dust and other environmental issues during the construction phase.

With regards to noise, there are no significant issues associated with the proposed development.

In respect of the above and subject to the contaminated land and CEMP condition the development is not considered likely to cause or contribute towards a significant increase in pollution and would accord with UDP policy EN17 and the NPPF.

Coal Mining

The application site falls within the defined Development High Risk Area; therefore within the application site and surrounding area there are coal mining features and hazards which need to be considered in relation to the determination of this planning application. The planning application has been supported by Preliminary Geo- Environmental Assessment and this report identifies that shallow coal mine workings are present beneath the site and that these pose a risk to surface stability. The report recommends further remediation works in order to confirm, or otherwise, the absence of any further shallow coal workings. The Coal Authority concurs with the

Page 146 recommendations of the Preliminary Geo-Environmental Assessment and recommends a condition to secure further site investigations and remedial works prior to commencement of development.

Amenity

There are four proposed dwellings fronting Madams Wood Road (plots 22, 23, 29 and 30).

Plots 29 and 30 would be over 22.5m from the front elevation of the dwelling directly facing - no.90 Madams Wood Road. Plot 23 would be 19.6m from the gable elevation of no 1 Barry Crescent. Both of these relationships are considered to be acceptable to ensure that amenity of existing residents is safeguarded. The front elevation of plot 22 would be 17.4m from the flats opposite at 2 and 2A Barry Crescent. Whilst this distance is close it is considered that this is typical of the urban context with dwellings that are sited close to the back of the pavement. The proposed development would provide a strong building line to Madams Wood Road and as such, in this circumstance, this relationship is considered acceptable.

The proposed dwelling at plot 30 is sited so it would not project beyond the front elevation of no.131 Madams Wood Road. The rear elevation of the plot 30 would project 0.4m at first floor and 1.9m at ground floor beyond the rear elevation of no.131. However given that plot 30 is set 5.1m from the gable of no131 this relationship is not considered to have an overbearing impact on the amenity future occupiers at no 131 currently enjoy.

Suitable separation distances, varying between 20.4m and 22.8m, will be retained between habitable elevations of plots 31 to 52 and the existing dwellings on Wicheaves Crescent. This will ensure that privacy for existing residents and proposed residents are safeguarded and the proposed dwellings would not have an overbearing impact on the gardens of existing dwellings.

Plots 54 to 57 are positioned at their closest point 11m from the adjoining boundary with no.55 Wicheaves Crescent. This distance is considered to be sufficient to ensure that the garden area of no 55 is not subject to an unacceptable level of overlooking and subsequent loss of privacy. The rear elevation of plot 55 contains habitable rooms at both ground and first floor elevation and these directly face a first floor, habitable room window in the gable elevation of no.55 at a distance of 16.8m. The window at no.55 serves a third bedroom, and no.49, 51, 53 and this dwelling all have this same internal layout. It is not considered that this window should restrict development on this part of the site given that the window serves a box room and relies on land outside of no.55 for light and outlook, with the development having been carefully designed to provide the best possible relationship in respect of this property.

Plots 1 to 6 and 57 do not directly face dwellings on the opposite side of Wicheaves Crescent and as such there are no resultant amenity issues from the introduction of these plots.

The proposed dwelling at plot 1 is sited so it would not project beyond the front elevation of no 65 Wicheaves Crescent. The rear elevation of plot 1 would at first floor project 0.9m and at ground floor project 2.3m beyond the rear elevation of no.65. However given that plot 1 is set 5.7m from the gable of no.65 this relationship is not considered to have an overbearing impact on the amenity occupiers at no 65 currently enjoy. There are first floor habitable room windows in the rear elevation of plot 9 these would be set 11.8m from the adjoining boundary with no 65 which is sufficient to ensure that the garden area of no 65 is not unacceptably overlooked.

Plots 10 to 14 adjoin the garage court to the rear of dwellings fronting Madams Wood Road as such there are no privacy issues. Plot 15 and 16 maintain 10.5m to the boundary adjoining 115 and 117 Madams Wood Road and over 27.5 to the rear elevation of these properties which is considered acceptable to safeguard amenity. Plots 20 to 21 maintain at least 10.6m to the boundary with 117 and this relationship is also considered to be acceptable to maintain privacy.

Given the significant level difference across the site there will be a need for retaining features within the site and along site boundaries, many of these features will have boundary treatments erected above. In order to safeguard amenity of existing residents it is considered that the proposed site levels and boundary treatment details are agreed through the landscaping condition.

In light of the details above and subject to agreeing the landscape details it is considered that the scheme will not have an unacceptable overbearing impact on the amenity or privacy existing residents currently enjoy.

Page 147 There are certain points within the development where the Council’s normal separation distances would not be maintained. At their closest point, 15.5m is provided between front elevations and 18.1m between rear elevations. Other areas which are short of the separation distances are where windows face gable elevations the closest relationship here is 9.9m. It is considered in this circumstance these distances have been dictated by the layout that seeks to maintain suitable distance to existing neighbours and to create a strong and positive street frontage. It is also acknowledged the potential occupier will be ‘buying into’ this relationship and therefore reduced separation distances are considered to be appropriate in this case.

The development would provide all future occupiers with an acceptable level of light and outlook. All dwellings would benefit from a private rear garden. It is therefore considered that future occupants of the site would have a good level of amenity in accordance with UDP policy DES7.

Flood Risk/Drainage

FRD 11 of the Flood Risk and Development Planning Guidance states that new development of 1ha or more in Low Flood Risk Zone 1, should demonstrate that the disposal of surface water from the site will not exacerbate existing flooding. Sustainable Drainage Systems should be used where practicable, particularly in areas prone to surface water flooding.

The application site lies within Flood Zone 1 and a critical drainage area and therefore the application has been supported by a Flood Risk Assessment and a detailed drainage scheme.

The detailed drainage scheme demonstrates that the proposed scheme will reduce surface water runoff by 50% as sought by the Strategic Flood Risk Assessment (SFRA). Finished floor levels will be set 300mm above nearby highways. The proposed drainage system will incorporate oversized pipe attenuation storage to reduce run off rates and the applicant is of the opinion that this, together with the remediation works that will be carried out on site, will improve the water quality. The City’s drainage engineer is happy with the approach and the detail of the drainage scheme. The proposal is therefore considered to accord with UDP policy EN19.

Trees

There are two trees within the site, neither of which are afforded protection.

A Tree Survey has been submitted in support of the planning application. The Council’s consultant arborist is of the opinion that the report gives a fair and accurate appraisal of the trees within the site, but notes that one Category B tree within the site has already been felled. The remaining two trees within the site are category C trees and should not be allowed to constrain a development. Therefore there are no objections to these trees being felled. The applicant has submitted a detail landscaping scheme in support of the application and although the detail of this has not yet been agreed; replacement tree planting across the site in excess of the 2:1 requirements in policy TD6 of the Tree and Development SPD can be achieved.

The tree survey identifies two category B trees on adjacent land close to the application site that could be affected by the proposed development. The City’s Arborist notes that although these trees are not worthy of protection they should be retained. In order to ensure that these trees are protected during the construction period a condition is recommended to secure an Arboricultural Impact Assessment, Tree Protection Plan and an Arboricultural Method Statement.

In light of the above it is considered that the scheme will fully accord with UDP policy EN12 and the Trees and Development SPD.

Ecology

Page 148 A Habitat Survey has been submitted with the planning application. The survey identifies the key ecological concerns as being presence of invasive flora and the potential presence of nesting birds. The survey goes on to make recommendations which are discussed in detail below.

GMEU have reviewed the application and in order to protect nesting birds during any vegetation clearance a condition is recommend that no vegetation clearance is undertaken during the optimum period for bird nesting (March to August inclusive) unless nesting birds have been shown to be absent by a suitably qualified person. However, as it is an offence under the Wildlife and Countryside Act 1981 (as amended) to intentionally damage or destroy the nest of any wild bird whilst in use or being built the attachment of a condition is not necessary as it would duplicate that legislation. However, an informative has been added to remind the applicant of this.

Himalayan balsam and Wall Cotoneaster were all found to be growing on the application site. It is an offence under the terms of the Wildlife and Countryside Act 1981 (as amended) to cause any of these plant species to spread in the wild. GMEU therefore have recommended that a Method Statement be prepared giving details of how these plants are to be contained, controlled and/or removed during the course of any approved development. A condition securing this method statement together with its implementation is recommended.

The Habitat Survey makes a number of biodiversity enhancement measures and gives examples of these as bat and bird boxes and provision of a landscape scheme designed to attract wildlife. GMEU have requested that these enhancements are secured by condition.

In light of the above it is considered that the development would not have a detrimental or irreversible impact on ecology therefore the proposal is considered to be acceptable in this regard.

Planning Obligations

The Planning Obligations Supplementary Planning Document (SPD) explains the city council’s overall approach to the use of planning obligations, and sets out detailed advice on the use of obligations to ensure that developments mitigate their impacts by making an appropriate contribution to projects that will ensure the needs generated by the development are met.

The SPD advises that a development of this nature in this part of the City should contribute towards open space and education. The City’s Planning Obligation officer has also confirmed that for this development a public realm contribution should be sought. No contributions would be sought in respect of affordable housing given the site is located in a low value area.

The applicant does not agree, for reasons of scheme viability, to contribute the full amount considered by the City Council as necessary to mitigate the impacts of the development. The applicant has submitted a viability appraisal in support of their position.

The Planning Obligations SPD recognises that there will be some circumstances where it may be appropriate for the value of any planning obligation to be lower, or for there to be no obligation at all. One example of this is where the viability of development would otherwise be compromised and the benefits of development outweigh any negative impacts that would normally be addressed through a larger commuted sum.

The applicant’s viability appraisal has been reviewed by an independent surveying consultant and a contribution of £35,000 can be payable without impacting upon the viability and deliverability of the scheme. It has also been agreed that no clawback mechanism shall be enforced should the development commence within 12 months of the date of the decision being issued. The monies secured will be directed towards Peel Park, Little Hulton for the renovation of the existing children’s play area. Should development commence after 12 months and the clawback mechanism trigger then any monies secured via clawback will be directed towards off site affordable housing.

Conclusions

The redevelopment of this vacant site will make an important contribution towards the delivery of dwellings within the city and will result in the delivery of significant social, economic and environmental benefits. The applicant has successfully demonstrated that the development would not conflict with policy provisions of UDP policy R1. For the reasons set out in the appraisal section above, it is considered that the proposed development represents a sustainable form of development and that the adverse impacts of the development

Page 149 would not significantly and demonstrably outweigh the benefits of the development. As such it is considered that planning permission should be granted in accordance with the thrust of the NPPF and the saved policies within the City of Salford Unitary Development Plan.

Recommendation

Planning permission be granted subject to the following planning conditions and that:

Open Space - renovation of the existing children’s play area in Peel Park, Little Hulton. Affordable Housing - off-site provision via a clawback clause

2) That the applicant be informed that the Council is minded to grant planning permission, subject to the conditions stated below, on completion of such a legal agreement;

3) The authority be given for the decision notice relating to the application be issued (subject to the conditions and reasons stated below) on completion of the above-mentioned legal agreement;

Conditions

1. The development must be begun not later than three years beginning with the date of this permission.

Reason: Required to be imposed by Section 91 of the Town and Country Planning Act 1990 (as amended).

2. The development hereby permitted shall be carried out in accordance with the following approved plans:

Location Plan SK464-LP-01 Planning Layout SK464/DL-01 Rev H The Dee - Floor Plans DEE-01 The Dee - 6.0 Brick Elevations (Semi) DEE-6.0-SEMI(A) The Dee SA- Floor Plans DEE-02 The Dee / Dee SA- 6.0 Brick Elevations (Semi) DDSA-6.0-SEMI(A) Rev A The Ellesmere - Floor Plans ELLE-01 Rev A The Ellesmere - 6.0 Brick Elevation (Semi) ELLE-6.0-SEMI(A) Rev A The Ellesmere UP - Floor Plans ELLE-UP-01 Rev A The Ellesmere UP - 6.1 Brick / Render Elevation - 4 Block ELLE(UP)-6.0 - 4Blk Rev A The Grantham / Weaver - Ground Floor Plans GRWE-01 The Grantham / Weaver - First Floor Plans GRWE-02 The Grantham / Weaver - 6.1 Brick Render Elevations (Semi) GRWE-6.1-SEMI The Grantham - The Weaver UP - Elevations 6.0 Brick (4 Block) GRWE(UP)-6.0-4Blk Rev A The Grantham - The Weaver UP - Elevations 6.0 Brick (3 Block) GRWE(UP)-6.0-3Blk The Irwell - Floor Plans IRWL-01 The Irwell - 6.0 Brick Elevations (Semi) IRWL-6.0(SEMI) The Irwell - 6.0 Brick Elevations (3 Block) IRWL-6.0(3BLK) The Weaver UP - Floor Plans WEAV(UP)-01 Rev A The Weaver - Floor Plans WEAV-01 The Weaver - 6.0 Brick Elevation (Semi) WEAV-6.0-(SEMI) The Trent - Floor Plans TRENT-01 The Trent - 6.0 Brick Elevations (DET) TRENT-6.0-DET

Reason: For the avoidance of doubt and in the interest of proper planning.

3. Notwithstanding any information submitted with the application, no development shall take place until details of the proposed Remedial Works on the site has been submitted to, and approved in writing by the Local Planning Authority. The approved Remedial Works shall be incorporated into the development during the course of construction and completed prior to occupation of the development.

Page 150 Reason: To prevent pollution of the water environment and to ensure the safe development of the site in the interests of the amenity of future occupiers in accordance with Policy EN17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

4. Pursuant to condition 3; and prior to first use or occupation a verification report, which validates that all remedial works undertaken on site were completed in accordance with those agreed with the Local Planning Authority, shall be submitted to and approved in writing by the Local Planning Authority.

5. No development shall take place until a scheme for intrusive site investigation has been undertake and the findings of this are submitted to and approved in writing by the Local Planning Authority. The intrusive site investigation shall establish the presence, location and condition of any recorded coal mining entry within the application site. Should a potential risk be identified then details of the remediation scheme to afford public safety and the stability of the proposed development from the risks posed by the recorded mine entries (shafts) shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. The development shall be undertaken in strict accordance with approved remediation scheme and prior to the occupation of any dwellings or group of dwellings as agreed in writing with the Local Planning Authority, a verification report relating to those dwellings shall be submitted to, and approved in writing by, the Local Planning Authority. The Verification Report shall validate that all remedial works undertaken were completed in accordance with the details agreed by the Local Planning Authority.

Reason: In the interests of public safety in accordance with Policy EN17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

6. No development shall take place, including any works of excavation or demolition, until a Construction Method Statement has been submitted to, and approved in writing by, the local planning authority. The approved Statement shall be adhered to throughout the construction period. The Statement shall include:

Reason: In the interests of the amenity of neighbours in accordance with policies DES7 and EN17 of the Salford Unitary Development Plan and the NPPF.

7. Prior to commencement of development, an agreement under Section 38/278 of the 1980 Highways Act shall be entered into with the Local Highway Authority. This agreement will cover works to the adopted highway outside the application site to include but not limited to:

Page 151 I. The installation of three new dropped crossing points with tactile paving outside the application site on the two junctions of Wicheaves Crescent and Madams Wood Road and on Wicheaves Crescent linking to the footpath to Quarry Pond Road; II. The creation of a new vehicle access, with tactile paving on Wicheaves Crescent to serve the development; III. The creation of a new pedestrian ramped access, from Madams Wood Road through the shared surface between plots 19 to 26 to the adopted road network to serve the development; IV. Associated footway renewal and resurfacing works; V. Existing road markings, guard rail etc associated with former school to be removed.

Such scheme as is agreed shall be implemented on site in accordance with the approved drawings.

8. Notwithstanding any of the details on the approved plans, development shall not commence, save for clearance and site remediation, until full details of the new pedestrian access into the site from Madams Wood Road and route through the shared space within the site linking to the approved road layout are submitted to and agreed in writing by the Local Planning Authority. The approved access and scheme shall be designed and constructed to adoptable standards. The scheme shall be constructed in accordance with the approved drawings prior to first occupation of the development (or in accordance with a phasing plan which shall first be agreed in writing with the local planning authority) and shall remain free from obstruction thereafter.

Reason: In the interests of highway safety in accordance with policies DES1 and A2 of the City of Salford Unitary Development Plan and the National Planning Policy Framework

9. Visibility splays of 2.4m x 43m shall be provided in both directions either side of the site’s junction with Wicheaves Crescent and nothing shall be subsequently erected or allowed to grow to a height in excess of 0.6m. The visibility splays shall be implemented prior to first occupation of any dwelling hereby approved and shall be retained thereafter.

Reason: To ensure that satisfactory provision is made for the parking of vehicles in connection with each dwelling in accordance with policy A10 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

10. Prior to first occupation of the development a scheme of Traffic Regulation Orders to mitigate the potential impact of parking and servicing around the site shall be submitted to and agreed in writing with the Local Planning Authority. The agreed scheme shall be implemented by the highway authority prior to first occupation of the development at the cost of the developer.

11. The vehicle parking, servicing and other vehicular access arrangements shown on the approved plans to serve the development hereby permitted shall be made available for use prior to first occupation of the development (or in accordance with a phasing plan which shall first be agreed in writing with the local planning authority) and shall be retained thereafter for their intended purpose.

12. Prior to the occupation of the development (or alternative timeframe which has been agreed in writing with the Local Planning Authority), an updated Travel Plan shall be submitted to and agreed in writing with the Local Planning Authority. The agreed Travel Plan shall be implemented and reviewed in accordance with the timetable embodied therein.

Page 152 13. The development shall be undertaken in accordance with the approved drainage scheme comprising of: - Highway and Drainage Layout 30246/1 Rev B - Longitudinal Sections Road 1 & 2 (Sheet 1 of 2) 30246/3/1 - Longitudinal Sections Road 3 & Drainage Sections (Sheet 2 of 2) 30246/3/2 - Control Manhole S2 30246/7/1 - Control Manhole S4 30246/7/2 The approved scheme shall be implemented in full prior to first occupation of the development hereby approved unless alternative timescales have been agreed in writing as part of the strategy.

Reason: To ensure a satisfactory method of surface water disposal to reduce the risk of flooding elsewhere in accordance with policy EN19 of the City of Salford Unitary Development Plan and seeks to provide betterment in terms of water quality and surface water discharge rates and meets requirements set out in the following documents; - NPPF, - Water Framework Directive and the NW River Basin Management Plan - The national Planning Practice Guidance and the Non-Statutory Technical Standards for Sustainable Drainage Systems (March 2015) - Manchester, Salford, Trafford Strategic Flood Risk Assessment (SFRA) (2011) and associated technical guidance - Environment Agency Pollution Prevention Guidelines (now withdrawn) - Flood Risk Assessment/SuDS Requirements for new developments (Salford's SuDS Checklist)

14. Before development commences a method statement detailing avoidance, control and eradication measures for Himalayan balsam and Wall Cotoneaster together with a timetable for implementation shall be submitted to and agreed in writing by the local planning authority. The agreed method statement shall be implemented in full.

Reason: To enhance ecological interests in accordance with Nature Conservation and Biodiversity Supplementary Planning Document and the National Planning Policy Framework.

15. A scheme for the Biodiversity Enhancement Measures, as set out in section 6.3 of the Extended Phase 1 Habitat Survey dated January 2017 ref: 2089 shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented prior to first occupation of the development (or in accordance with a phasing plan which shall first be agreed in writing with the local planning authority) and shall be retained thereafter.

Reason: To enhance ecological interests in accordance with Nature Conservation and Biodiversity Supplementary Planning Document and the National Planning Policy Framework.

16. Notwithstanding details on the approved plans the development hereby approved shall be undertaken in strict accordance with the facing materials outlined in Materials Schedule Proposed Development at Our Lady's School, Wicheaves Crescent, Little Hulton- Dwg. No: SK464-MAT- REV: B submitted 6.3.17.

Reason: To safeguard the amenity of the area in accordance with policy DES 1 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

17. No development shall be started unless and until an Arboricultural Impact Assessment (AIA), Tree Protection plan (TPP) and Arboricultural Method Statement (AMS) has been submitted and agreed in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details and tree protective measures shall remain until all development is completed and no work, including any form of drainage or storage of materials, earth or topsoil shall take place within any trees protection areas.

Reason: To safeguard protected trees on the site and to ensure that adequate provision is made for their protection whilst the development is carried out in accordance with EN12 of the City of Salford Unitary Development Plan.

18. a) Notwithstanding the details shown on the approved plans, the development hereby permitted shall not be occupied until full details of both hard and soft landscaping works have been submitted to and approved in writing by the Local Planning Authority. The details shall include the formation of any banks, terraces or other

Page 153 earthworks, details of existing and proposed land levels), hard surfaced areas and materials, boundary treatments, external lighting, planting plans, specifications and schedules (including planting size, species and numbers/densities), existing plants / trees to be retained and a scheme for the timing / phasing of implementation works.

19. Notwithstanding the provisions of Schedule, Part 1 Classes A and B of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking, re-enacting or modifying that Order) no extensions, dormers or any other alteration to the roof shall be undertaken without the express permission of the local planning authority.

Reason: To safeguard the amenity of neighbouring and future residents area in accordance with policy DES7 of the City of Salford Unitary Development Plan and the NPPF.

Notes to Applicant

1. If, during any works on site, contamination is suspected or found, or contamination is caused, the Lolcal Planning Authority (LPA) shall be notified immediately. Where required, a suitable risk assessment shall be carried out and/or any remedial action shall be carried out in accordance to an agreed process and within agreed timescales in agreement with the LPA.

2. The applicant's attention is drawn to section 4 of the Crime Impact Statement when preparing an application for Secured by Design accreditation.

3. The developer shall contact the Local Highway Authority on 0161 603 4046 to discuss the following: - A full dilapidation of Wicheaves Crescent and Madams Wood Road prior to works commencing on site. - Approval for any direction signage that will be required. - Requests for general Information regarding the adopted highway network

4. Applications for all forms of highway permits/licenses i.e. Hoarding permits, Section 50 (new driveway facilities, drainage works etc) must be requested one week in advance. Please Note: No boundary fencing shall be erected or positioned on any part of the adopted highway with first seeking the relevant permits/licenses from the Local Highway Authority Tel: 0161 603 4046.

5. In order to construct the proposed access roads to a standard capable of adoption, the applicant will need to enter into a Section 38/278 Agreement with Salford City Council. To action, the applicant is advised to contact the Engineering and Highways division of Urban Vision on 0161 779 4894. Please see comments at section 9.0 of the Urban Vision Highways Planning Consultation response dated 23.2.17.

6. In respect of condition 6 please note comments within Urban Vision Highways Planning Consultation response dated 23.2.17.

7. The Wildlife and Countryside Act 1981 (as amended) makes it an offence (with certain limited exceptions and in the absence of a licence) to intentionally to kill, injure or take any wild bird, or intentionally to damage, take or destroy its nest whilst it is being built or is in use, or to take or destroy its eggs. Further, the Act affords additional protection to specific species of birds listed in Schedule 1 of the Act. In respect of these species it is unlawful to intentionally or recklessly to disturb such a bird whilst it is nest-building or is at or near a

Page 154 nest with eggs or young; or to disturb their dependent young. You are therefore advised to seek the advice of a suitably qualified ecologist before commencing works on site.

8. The applicant's attention is drawn to letter from the Coal Authority dated 27th February 2017.

9. In respect of condition 17 please have due regard to the comments within section 3 of the Crime Impact Statement.

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http://publicaccess.salford.gov.uk/publicaccess/simpleSearchResults.do?action=firstPage

APPLICATION No: 17/69339/FUL APPLICANT: Mr Myerscough LOCATION: Land South East Of 513, Booths Hall Road, Worsley PROPOSAL: Erection of two detached dwellings with associated car parking and landscaping Re-Submission of 15/66712/FUL WARD: Boothstown And Ellenbrook

Description of Site and Surrounding Area This application relates an undeveloped site located within a predominantly residential area of Boothstown. The land is privately owned and enclosed by fencing. Beyond the fencing, the site comprises of rough grassland and shrubs with trees along the northern boundary.

Booths Hall Road runs along the western boundary linking Landrace Drive and Booths Hall Way. The southern part of this former road is no longer accessible to vehicles. To the north of the site are residential gardens of properties on Landrace Drive.

The area is characterised by two-storey detached dwellings, located on both sides of Booth’s Hall Way, although to the east, it is typically the rear and side elevations of these properties that are visible, creating a street scene of high fences, walls and hedging, and providing very little natural surveillance.

Description of Proposal This application proposes the erection of two 5-bedroom detached dwellings. The dwellings will be two-storeys, with pitched roofs and gable projection features to the front. They will be brick built with a rendered panel to the front facing gable.

Each property is provided with a front and rear garden, a double garage and in-curtilage parking. An independent access to each property will be created off Booths Hall Way.

It is also proposed to deliver a parcel of land for recreation, not previously proposed under the original scheme, through the provision of a dedicated area of land, designed for quiet contemplation, providing public benches

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$zcz1pzex.docx and landscaping including new tree planting. It is expected that this will act as a gateway to the larger recreation area.

Publicity Site Notice: Not Applicable Reason:

Press Advert: Not Applicable Reason:

Relevant Site History 15/66712/FUL - Erection of two detached dwellings with associated car parking and landscaping - Refuse - 21 January 2016. This application was refused for the following reason:

1. “The site forms part of the wider Bridgewater Park recreational allocation and provides an important landscape feature that characterises the entrance to the wider housing area. Insufficient information has been provided to clearly demonstrate that the site is surplus to recreational requirements. Therefore, the proposal is considered contrary to policy R1 of the adopted Unitary Development Plan”

Neighbour Notification 13 neighbours were notified by letter dated 25th January 2017.

Representations 7 objections have been received. The objections received can be summarised as follows:  The development site encroaches onto Booths Hall Road which is a designated ancient highway and is not a public footpath.  The application site is an area of greenspace, designated as a “new and improved recreational facility” with high ecological value and is not surplus to requirements.  Increase in traffic noise on Booths Hall Way.  Loss of privacy.  The proposal will create a negative impact on existing views from neighbouring dwellings.  Dangerous impact on the highway network.  The fence adjacent to Booths Hall Road will result in the access becoming dark, unapproachable, encourage youths to congregate and will make it difficult for cyclists, prams and horses to use.  The rear gardens of the proposed dwellings are likely to be built up to level the land leading to drainage problems, making it impossible to retain the existing trees on site and will increase the opportunity for overlooking into neighbouring gardens.  Concerns relating to the boundary lines of the application site.  The previous refusal should stand for years.  Any retained trees will eventually be lost.

An objection to the proposals has also been received from Cllrs R Garrido and J Collinson. The following issues have been raised:  The site forms part of the wider Bridgewater Nature Park Site and should be protected from development.  Any development on this land will be damaging to the street scene and general amenity of the area.  Comparisons to Highclove Phase 2 are not appropriate.  Open space should not be built upon.  The dwellings will be located on a dangerous bend.  Concern over the disturbance of existing trees and the loss of ecological value.  Identify that Panel Members interpretation of policy was robust.

Consultations

Highways - No objections.

Senior Engineer Flood Risk Management - No objection. Recommend that all drainage works are undertaken in accordance with Building Regulations Approved Document H.

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$zcz1pzex.docx Greater Manchester Ecological Unit (GMEU) - No objection. They however question whether the trees identified to be retained would be sustainable in the future. GMEU however advise that they would defer this view to the Arboricultural Consultant.

Urban Vision Environment (Air And Noise) - No comments received to date. However, it is noted that the consultee raised no objections to the previous application and recommended no planning conditions. Should comments be received following publication of the agenda these will be reported to members through the amendment sheet.

Urban Vision Environment (Land Contamination) - No comments received to date. However, it is noted that the consultee commented on the previous scheme and conditions were recommended requiring land contamination investigation to be undertaken. This scheme is almost identical in terms of the ground excavation and end-use and so these conditions will be carried forward to this application. Should comments be received following publication of the agenda these will be reported to members through the amendment sheet.

Arboricultural Consultant - No objections subject to conditions.

Planning Policy

Development Plan Policy

Unitary Development Plan R6 - New Improved Recreational Land This policy allocates sites for new or improved recreational use: 1. Glazebrook Valley 2. Liverpool Road 3. Duncan Mathieson Playing Fields 4. Rutland Road/Chatsworth Road 5. Ferry Hill Tip 6. land off Sandy Lane 7. River Irwell Old Course 8. Kersal High School 9. Pell Hall Hospital 10. Stowell Memorial Playing fields 11. Robin Hood Sidings 12. Duchy Road 13. Consiton Road 14. Ellenbrook Brickworks 15. Bedford Fields 16. Alder Forest 17. Cleverly Nursery 18. Brookhouse Community Woodland 19. Bridgewater Canal 20. Simpson Grove.

Unitary Development Plan EN17 - Pollution Control

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$zcz1pzex.docx This policy states that in areas where existing levels of pollution exceed local or national standards, planning permission will only be granted where the development incorporates adequate measures to ensure that there is no unacceptable risk or nuisance to occupiers, and that they are provided with an appropriate and satisfactory level of amenity.

Greater Manchester Joint Minerals Plan Policy 8 This policy seeks to prevent proposals for non-mineral development within the Mineral Safeguarding Areas that do not allow for the prior extraction of minerals expect where: The need for the development outweighs the need to extract the mineral; or it can be clearly demonstrated that it is not environmentally acceptable or economically viable to extract the mineral or; it can be clearly demonstrated that the mineral is not viable to extract the mineral or; the development would not prevent minerals extraction taking place in the future.

Other Material Planning Considerations

National Planning Policy

National Planning Policy Framework

Local Planning Policy

Planning Guidance - Flood Risk and Development

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$zcz1pzex.docx The overarching aim of the planning guidance is to ensure that new development in areas at risk of flooding in the city, is adequately protected from flooding and that the risks of flooding are not increased elsewhere as a result of new development.

It is not considered that there are any local finance considerations that are material to the application

Appraisal

Principle of Development i) Development of a Greenfield site for residential purposes

The application site comprises an area of undeveloped greenfield land and does not constitute previously developed land as defined by Annex 2 of the Framework. Paragraph 17 of the Framework identifies a set of twelve core land use planning principles, of which bullet point 8) states that planning should “encourage the effective use of land by reusing land that has been previously developed (brownfield land), provided that it is not of high environmental value.” This encouragement of the use of previously developed land is reiterated in paragraph 111. Although the Framework does encourage the use of brownfield land, it does not set a priority for previously developed land and does not identify a sequential approach test to development.

While NPPF states that the effective use of land should be encouraged by re-using land that has been previously developed; the NPPF does not promote a sequential approach to land use and there is no presumption that Greenfield sites are unsuitable for development per se. The presumption in favour of sustainable development is an important part of the NPPF and it is noted that delivery of sustainable development is not restricted to the use of previously developed land and can include the development of greenfield land.

The Framework states that housing applications should be considered in the context of the presumption in favour of sustainable development, which is defined by paragraph 7 of the Framework. In this case the site is located in a sustainable location within a built up residential area where a development of this type would not be out of character when considered in its residential context. The site is within walking distance of bus stops on Leigh Road, just over 2 miles from Walkden train station and close to local facilities and amenities.

The development of this Greenfield site is considered to be acceptable, subject to being in accordance with the other relevant policies of the UDP. ii) Recreational land allocation

The site forms part of an area allocated for recreation allocation under Saved UDP Policy R6/19 (Land Adjacent to Bridgewater Canal) which is also known as Bridgewater Nature Park. Since the previous planning application (15/66712/FUL) was considered by the Planning Panel, Members will be aware that a substantial area (approximately 4.4ha) of this allocation has been granted outline planning permission for up to 132 dwellings (15/67036/OUT and 15/67037/OUT), reducing the overall size of the allocation to approximately 16ha.

The site has been allocated for recreation improvements since at least 1982 (Worsley and Boothstown Local Plan) and identified in subsequent UDP allocations including the adopted saved policy R6/19. Recreation improvements have already been implemented to the majority of the site with significant investment including sports pitches, footpaths and nature conservation areas. It is anticipated that these facilities will be significantly enhanced by improvements agreed as part of the recent planning permissions. Despite significant investment, the remaining unimproved land has been excluded from any previous enhancements. Crucial to the consideration of the potential loss is that there continues to be no implementation plan in place for any improvements to the application site, and there is no support from the landowner. It is accepted that, similar to the position with the aforementioned recent planning permissions, this part of the allocation is highly unlikely to come forward for its allocated use and can therefore be considered for alternative uses.

Following the refusal of the previous application the applicant has submitted in their Planning Statement the following information to justify the proposed development. This information demonstrates that:-

. The application site is very small in size (0.17ha) in comparison to the wider site (20.5ha);

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$zcz1pzex.docx . The application site is separated from the wider allocation by a highway (Booths Hall Way) providing a clear divide between the application site and the wider recreation area; . The application site does not form part of the master plan for the Bridgewater Nature Park; . There are no proposals to introduce any formal or meaningful recreation use on this plot; . Unlike the majority of the allocation there is no public access to the site; and . The public footpath adjacent to the development site is to be retained, maintaining current access to the public areas of the recreation allocation; . Similar arguments were accepted on the Highclove site which formed a much larger area (as detailed above).

In assessing the development under this policy regard should be had to a number of factors including the small size of the application site (0.17ha) in comparison to the wider allocation and the fact that the land is privately owned and not publically accessible. The main area of land designated under Policy R6/19 is located to the south adjacent to the Bridgewater Canal and this land is separated from the application site by Booths Hall Way. There will be no impact on access to the existing recreational areas adjacent to the canal as the public footpath adjacent to the site will be retained and improved. It is also noted that the site subject to this application is currently fenced and provides no public access.

The justification outlined above is accepted and it is not considered that the loss of the site would have an impact on the delivery of the remaining recreation allocation or the existing local natural greenspace. It is considered that the development site would deliver recreation and access improvements not previously proposed under the original scheme through the provision of a dedicated area of land, designed for quiet contemplation, at the southern end of the footpath providing public benches and landscaping including new tree planting. It is considered that this will act as a gateway to the larger recreation area which would be visible when travelling south down Booths Hall Way, when approaching the recreation land.

At this stage no information has been provided which identified who will be responsibility for the land nor what funding mechanisms would be in place to provide for the appropriate management and maintenance of this public area. Discussions have taken place with the applicant and it has been agreed that the area in question and the surrounding land is within Peel Developments ownership and is already maintained by them. Peel will continue to take on the responsibility and associated maintenance of this space. The long term maintenance of this area of land can be secured through a condition, the details of which are outlined below.

In refusing the previous application, Members indicated that insufficient information had been submitted to demonstrate that the application site was surplus to recreation requirements and therefore was contrary to Policy R1. The applicant has suggested that policy R1 is not applicable to this site by reason of there being no existing recreation function. This approach has been accepted on the ‘Highclove’ applications due to the lack of public access onto the site and lack of formal or informal recreation function and this approach is accepted in the consideration of this application also.

Notwithstanding this, the applicant has provided information to demonstrate that the land is surplus to recreational requirements stating that there is no recreation allocation for this site in the Draft Local Plan. It is noted that this has limited weight in the determination of this application, however it is noted that the Plan recognises that there is a large recreation use directly adjacent to the application site that has secured funding for improvements. The applicant therefore considers that this application site can be considered surplus to requirements in view of the existing large recreation offer available in close proximity.

For the reasons given above, it is considered that the applicant has provided sufficient information to justify the loss of this part of the allocation for residential purposes and as such its development is considered acceptable. iii) Minerals Safeguarding Area

The application sites fall within the Mineral Safeguarding Area designated within the Greater Manchester Joint Minerals Plan. Policy 8 states that all non-mineral development proposals within the Mineral Safeguarding Area should extract any viable mineral resources present in advance of construction. The policy lists 4 circumstances in which non-mineral development proposals that do not allow for the prior extraction of minerals will be acceptable.

The application site is located within an established residential area, immediately adjacent to residential properties, and is very small in terms of mineral extraction. To extract minerals from this site would inevitably

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$zcz1pzex.docx result in a significant level of disturbance and loss of amenity to nearby occupiers. A Preliminary Risk Assessment has been submitted as part of the application submission and this does not identify there being any record of viable mineral deposits. The assessment shows that as a result of historic land uses (refuse heap and railway lines) there is a likelihood of there being deep fill to the site, making it unviable for mineral extraction.

When taking into account the proximity to residential properties, the size of the site and the results of the Preliminary Risk Assessment it is not considered to be environmentally acceptable or viable to extract minerals from the site. The proposal is therefore considered to comply with Policy R8.

Housing Mix and Type

Policy HOU2 of the Housing Planning Guidance states that all new housing development should contribute towards the provision of a balanced housing mix, be built of an appropriate density and provide a high quality residential environment. It states that the majority of new dwellings should have at least three bedrooms.

The proposed dwellings each have five bedrooms and are in-keeping with the general size of the properties found in the surrounding area and would contribute towards the provision of a balanced housing mix within the area. The development is therefore considered to be in accordance with policies HOU1 and HOU2 of the Housing Planning Guidance.

Design

The application site is located on a prominent bend in the road and the highway on either side of the application site is abutted by high hedging and trees. On the opposite side of Booths Hall Road are modern detached 2- storey dwellings.

The proposed dwellings are set back from the highway. Following the previous refusal, the development has been amended to pull back the building line further away from the Booths Hall Way frontage and to incorporate a wider band of landscaping to the site frontage. The dwellings are well spaced and set within adequate sized plots, particularly when compared to other properties in the area. When taking into account the context of the site the proposed building line and layout are considered to be acceptable.

The proposed dwellings will complement the existing housing in the locality with the use of brick facings with art stone detailing, rendered gable projections to the front and concrete slate roofs. Render is found in properties to the east of the site so the limited use of render will not appear of out character in this location. The height and design of the development is in keeping with surrounding dwellings.

The site will be bound by 0.9m high brick walls with 0.9m high steel railings to the Booth Hall Way boundary while the rear gardens would be enclosed by 1.8m high timber fencing for security and privacy reasons. To minimise the sense of enclosure at the entrance to the adjacent footpath, to the south west of plot 1, the boundary treatment will be formed of a low wall and railings. This will also afford natural surveillance over the proposed public space to the entrance of the footpath.

Subject to a condition requiring material samples to be submitted, it is considered that the layout, scale and design of the proposed development and proposed boundary treatments are acceptable and in accordance with Policies DES1 and DES9 of the UDP.

Design and Crime

Entrance doors to the properties are located on the front elevation of the dwellings where they are well observed from the public domain. The rear gardens are securely enclosed and the ground and first floor windows provide good natural surveillance to the front and rear of the property. The boundaries along this section of Booth’s Hall Way are defined by high fences, trees and hedging and the orientation of the surrounding properties offers little natural surveillance. The proposed development will provide additional observation of the street, thereby reducing the potential for crime, antisocial behaviour, and the fear of crime in accordance with Policy DES10 of the UDP and the Design and Crime SPD.

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$zcz1pzex.docx Amenity i) Amenity of future occupiers

Future occupants will be provided with a suitable level of light and outlook from the habitable windows and a useable outdoor amenity space in the form of front and rear gardens.

The quality of residential environment provided for future occupants is acceptable and the development complies with Policies H1 and DES7 of the UDP and Policy HOU2 of the Housing Planning Guidance in this respect. ii) Neighbouring Amenity

The proposed dwellings will have habitable windows in the front and rear elevations only. To the south west of the site are residential dwellings on Firtree Avenue. The development will be located a minimum of 27m from these properties and the rear windows will not be directly facing. The impact on the privacy is therefore considered to be acceptable.

To the north and west are dwellings on Landrace Drive and Booths Hall Road. There is currently a belt of trees between the application site and the rear gardens of these properties. It is proposed to retain some of the trees but as they are not protected, future residents may choose to remove the retained trees in the future. This would increase overlooking of the adjacent rear gardens but overall would not result in an unacceptable loss of privacy. The proposed dwellings will be 31m away, at the closest point, from properties on Landrace Drive and 48m from 513 Booths Hall Road. These distances are similar to those that exist between existing properties in the area and sufficient to ensure that privacy is protected. In addition the orientation of the development in relation to the surrounding dwellings means that the rear windows would not be directly facing.

The surrounding properties have generous rear gardens and the impact on light, privacy and outlook is considered to be acceptable

1 Quayside Close is located to the east of the site. A distance of 23m will be maintained between the front elevation of the proposed dwellings and the blank gable of this property.

Having regard to the relationship between the proposed dwellings and the neighbouring properties it is not considered that the proposal would result in any unacceptable impact on the amenity of the adjoining premises, thus according with Policy DES7 of the UDP.

Impact on Highway Network

The dwellings will have a separate driveway access to Booths Hall Way with a turning arrangement that will allow cars to manoeuvre and leave the site in a forward gear. The dwellings will have an integral garage and in addition a separate driveway that will allow parking for a minimum of three cars. The accesses will offer a driver leaving the property visibility of the whole width of the road to the left and right for a distance of 43 metres when the driver is 2.4 metres from the channel of the road.

Urban Vision’s Highway Development Control Officer has confirmed that Boothshall Way was constructed as a ‘distributer’ road intended to serve minor roads from which residential development was directly taken off rather than have properties served directly off it (though a few properties do front it at its western extent). Whilst having properties take access directly from Boothshall Way is undesirable, it is not considered to be so detrimental to warrant a refusal of planning permission on highway safety grounds.

Residents have raised concern over encroachment onto the former highway of Booths Hall Road. This route has been narrowed over the years to footpath width and the existing footpath will be retained, resurfaced and opened up at the eastern end to allow a dedicated parcel of land for the benefit of the public. There will be no detrimental impact on the footpath or the current vehicular highway.

The property is situated within an accessible location and the introduction of 2 new dwellings is not considered to result in a severe highway impact as detailed by paragraph 32 of the Framework. Therefore the proposed development is considered to be acceptable and in accordance with policies A8 and A10 of the UDP.

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$zcz1pzex.docx Surface Water Drainage

The site is within Flood Zone 1 and less than 1 hectare in area. However, the area is susceptible to surface water flooding and residents have raised concern over the land levels and flood issues. A plan has been submitted to show the existing and proposed land levels within the site. There is no significant alteration in the land levels with the very end of the rear gardens remaining largely the same as existing in terms of the finished level.

There are no objections to the development from the Council’s Flood Risk Engineer and for a development of this size, it is not considered that a surface water drainage strategy is necessary.

Trees and Ecology

Greater Manchester Ecology Unit have stated that the site has some ecological value but raise no objection to its development subject to full consideration by the Arboricultural Consultant.

A BS 5837 Arboriculture Report has been supplied to support the application; the report gives a fair appraisal of the trees on site. 1 small part of G1 is proposed for removal to facilitate the development; all other recorded trees are to be retained. G1 is rated as category C and should not be allowed to constrain the development.

Successful retention of the remaining trees throughout the development phase will require the trees to be protected with temporary protective fencing. A Tree Protection Plan (TPP) has been supplied which gives full details of the specification and layout of the temporary protective fencing along with the appropriate signage. An Arboricultural Method Statement (AMS) has been supplied (AMS - TRE/BHR) which gives a full account of how the impact upon the retained trees will be minimalised.

Replacement planting shall be sought as mitigation for the trees being removed to facilitate the development; the loss of parts of G1 will have a short to mid-term impact upon the local amenity of the area. The amount of green space across the development site is limited and replacement on a 1-for-1 basis is considered the most practicable. Drawing No: 15/1092/201C shows replacement planting but this is considered indicative only and a fully detailed replacement tree plan will be required.

Recommendation

Approve

1. The development must be begun not later than three years beginning with the date of this permission.

Reason: Required to be imposed by Section 91 of the Town and Country Planning Act 1990 (as amended).

2. The development hereby permitted shall be carried out in accordance with the following approved plans:

Location Plan 13/1049/100 Proposed Site Plan 15/1092/201D Proposed Elevations and Floor Plans 15/1092/202B Proposed Sections 15/1092/204

Reason: For the avoidance of doubt and in the interest of proper planning.

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$zcz1pzex.docx Reason: In order to ensure a satisfactory appearance in the interests of visual amenity in accordance with Policy DES1 of the City of Salford Unitary Development Plan and the requirements of the National Planning Policy Framework.

i) a survey of the extent, scale and nature of contamination

ii) an assessment of the potential risks to:

iii) where unacceptable risks are identified, an appraisal of remedial options and proposal of the preferred option(s) to form a remediation strategy for the site.

The development shall thereafter be carried out in full accordance with the duly approved remediation strategy.

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$zcz1pzex.docx (viii) measures to minimise disturbance to any neighbouring occupiers from noise and vibration, including from any piling activity; (ix) measures to prevent the pollution of watercourses; and (x) a community engagement strategy which explains how local neighbours will be kept updated on the construction process, key milestones, and how they can report to the site manager or other appropriate representative of the developer, instances of unneighbourly behaviour from construction operatives. The statement shall also detail the steps that will be taken when unneighbourly behaviour has been reported. A log of all reported instances shall be kept on record and made available for inspection by the local a planning authority upon request.

Reason: In the interests of the amenity of neighbours in accordance with policies DES7 and EN17 of the Salford Unitary Development Plan and the NPPF.

7. The landscaping works shown on the approved plans (M562/BHW/LAND/01, M562/BHW/LAND/02 and M562/BHW/LAND/03) shall be carried out in accordance with any timing / phasing arrangements agreed or within 18 months of first occupation of the development hereby permitted, whichever is the later. Any trees or shrubs planted or retained in accordance with this condition which are removed, uprooted, destroyed, die or become severely damaged or become seriously diseased within 5 years of planting shall be replaced within the next planting season by trees or shrubs of similar size and species to those originally required to be planted, unless the Local Planning Authority gives its consent in writing to any variation.

8. Prior to first occupation of the dwellings hereby approved, details confirming the responsibility, management and maintenance of the designated parcel of land to the south of plot 1, as shown on plan M562/BHW/LAND/03, shall be submitted to and approved in writing by the Local Planning Authority. The parcel of land shall be managed and maintained in accordance with the approved details.

Reason: To ensure adequate maintenance and management of the public space associated with the development in accordance with Policy H8 of the City of Salford Unitary Development Plan.

9. No development shall commence until all the retained trees within (or overhanging) the site (as shown on Root Protection Plan Drawing, No: 13/1049/204), have been surrounded by substantial fences. Such fences shall be erected in accordance with the fence specification shown in Appendix 2, within Report No: AIA - TRE/BHR ; in the positions as shown on Root Protection Plan Drawing, No: 13/1049/204 and shall remain until all development is completed and no work, including any form of drainage or storage of materials, earth or topsoil shall take place within the perimeter of such fencing.

Reason: To safeguard existing trees on the site and to ensure that adequate provision is made for their protection whilst the development is carried out.

10. The development hereby approved shall be carried out in accordance with the submitted Arboricultural Method Statement [AMS - TRE/BHR].

Reason: In order to protect the existing trees on the site in the interests of the amenities of the area and in accordance with policies EN12 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

11. The felled trees [part of G1] shall be replaced in accordance with a tree replacement scheme which shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be submitted prior to the commencement of development and shall include details of tree species; tree sizes (including the minimum height and circumference of stem at 1m from the ground level); a plan indicating the location of the replacement trees, a timetable for tree planting and details of aftercare.

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$zcz1pzex.docx Reason: In order to protect the existing trees on the site in the interests of the amenities of the area and in accordance with policies EN12 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

Notes to Applicant

1. STANDING ADVICE - DEVELOPMENT LOW RISK AREA

Further information is also available on the Coal Authority website at: www.gov.uk/government/organisations/the-coal-authority

This Standing Advice is valid from 1st January 2017 until 31st December 2018 2. As the proposals will involve work in or adjacent to the adopted public highway, the applicant will need to liaise with the Engineering and Highways division of Urban Vision on 0161 779 4046 to obtain the necessary permits/licences prior to undertaking any works in the highway.

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$zcz1pzex.docx Agenda Item 6

ITEM NO. 6

REPORT OF THE Strategic Director for Environment and Community Safety

TO THE PLANNING AND TRANSPORTATION REGULATORY PANEL

ON 16 th March 2017

TITLE: PLANNING APPLICATIONS DETERMINED UNDER DELEGATED AUTHORITY

RECOMMENDATION: That the report be noted

EXECUTIVE SUMMARY: To set out details of applications determined by the Strategic Director for Environment and Community Safety in accordance with the Scheme of Delegation

BACKGROUND DOCUMENTS: (Available for public inspection) Details of the applications are available on the Council’s Public Access Website http://publicaccess.salford.gov.uk/publicaccess/default.aspx If you would like to access this information in an alternative format, please contact the planning office on 0161-779 6195 or e-mail [email protected]

KEY DECISION: NO

DETAILS: See attached schedule

KEY COUNCIL POLICIES: Performance Management

EQUALITY IMPACT ASSESSMENT AND IMPLICATIONS:N/A

ASSESSMENT OF RISK:N/A

SOURCE OF FUNDING: N/A

LEGAL IMPLICATIONS Supplied by N/A

FINANCIAL IMPLICATIONS Supplied by N/A

OTHER DIRECTORATES CONSULTED:N/A

CONTACT OFFICER: Viv Prytharch 0161 779 4852

WARD(S) TO WHICH REPORT RELATE(S): As specified in the attached schedule

Page 169

Recommendation

PER = Approve AUTH = Consent REF = Refuse NO OBJECTION = Allow the scheme as no objections have been received. An example would be used in response to consultations from neighbouring authorities or in relation to prior approvals when no objections have been received DISCON = Discharge of condition – an example would be that the submitted information is approved PDIS = Part discharge of conditions requested – an example of this would be that negotiations are still on-going with regard to some of the requested conditions or the condition is a multi staged condition and part is acceptable NDIS = Not Discharging condition requested – an example would be the submitted information is not acceptable and the decision is to refuse

Application Type

FUL = Full application ADV = Advert Application OUT = Outline Application HH = Householder Application REM = Reserved Matters COU = Change of use LBC = Listed Building Consent CON = Conservation Area Consent DISCON = Formal Discharge of Condition NMA = Non-Material Amendment MMA = Minor material Amendment DEMCON = Demolition Consultation TPO = Tree Application TEL56 = Telecommunication Notification ART16 = Art16 Notification PDE = General Permitted Development Extension

Page 170 DELEGATED DECISIONS BY DCM

APPLICATION No: 16/69109/FUL DATE VALID: 25.11.2016 WARD: Barton APPLICANT:Mr Andy Crosby

LOCATION: Wade House,Enfield House,Cawdor House, Engles House Wade Close, Cawdor Street Eccles M30 0Q

PROPOSAL: Application for variation of condition 3 (landscaping) and 8 (list of plans) attached to planning permission 11/60603/FUL

DECISION: Approve DATE DECISION ISSUED: 27 February 2017 ______

APPLICATION No: 16/69165/HH DATE VALID: 06.12.2016 WARD: Barton APPLICANT:Mr Darren Armitage

LOCATION: 13 Holt Street Eccles M30 7HQ

PROPOSAL: Proposed single storey rear and rear side extension to existing terraced property

DECISION: Approve DATE DECISION ISSUED: 14 February 2017 ______

APPLICATION No: 16/69282/HH DATE VALID: 23.12.2016 WARD: Barton APPLICANT:Mr & Mrs KENNY

LOCATION: 2 Argosy Drive Eccles M30 7NE

PROPOSAL: Erection of a single storey rear conservatory

DECISION: Approve DATE DECISION ISSUED: 13 February 2017 ______

Page 171 APPLICATION No: 17/69398/PDE DATE VALID: 30.01.2017 WARD: Barton APPLICANT:Mr M Morgan C/O Mr David Young

LOCATION: 221 Peel Green Road Eccles M30 7DR

PROPOSAL: Erection of a single storey rear extension

DECISION: No Objections DATE DECISION ISSUED: 24 February 2017 ______

APPLICATION No: 16/69126/HH DATE VALID: 24.11.2016 WARD: Boothstown APPLICANT:Mr Mark Briggs And Ellenbrook LOCATION: 22 Stetchworth Drive Worsley M28 1EX

PROPOSAL: Erection of single storey extensions to rear and side of existing dwelling

DECISION: Approve DATE DECISION ISSUED: 20 February 2017 ______

APPLICATION No: 17/69333/FUL DATE VALID: 01.12.2016 WARD: Boothstown APPLICANT:Mrs L Hall And Ellenbrook LOCATION: 10, 12 And 14 Waterdale Close Worsley Salford M28 1YP

PROPOSAL: Change of use from vacant land to private garden area, together with installation of 2m high fence and gates Re-submission of 15/66687/FUL

DECISION: Refuse DATE DECISION ISSUED: 24 February 2017 ______

Page 172 APPLICATION No: 16/69181/HH DATE VALID: 05.12.2016 WARD: Boothstown APPLICANT:Mr CHRIS McCORMACK And Ellenbrook LOCATION: 1 Edge Green Worsley M28 7XP

PROPOSAL: Erection of part single storey part two storey rear extension, single storey side extension, construction of front and rear dormers, alterations to elevations and erection of 2m high wooden fence along the rear garden boundary.

DECISION: Approve DATE DECISION ISSUED: 1 March 2017 ______

APPLICATION No: 16/69226/HH DATE VALID: 23.12.2016 WARD: Boothstown APPLICANT:Mr Gray And Ellenbrook LOCATION: 24 Brandwood Close Worsley M28 1XX

PROPOSAL: Erection of a single storey rear extension and alterations to elevations.

DECISION: Approve DATE DECISION ISSUED: 10 February 2017 ______

APPLICATION No: 16/69268/HH DATE VALID: 15.12.2016 WARD: Boothstown APPLICANT:Mr Mark Nugent And Ellenbrook LOCATION: 34 Highclove Lane Worsley M28 1GZ

PROPOSAL: Proposed single storey rear extension with continuation of garage roof and proposed garage conversion to playroom and continuation of canopy to front elevation.

DECISION: Approve DATE DECISION ISSUED: 2 March 2017 ______

Page 173 APPLICATION No: 16/69270/FUL DATE VALID: 22.12.2016 WARD: Boothstown APPLICANT:Mr Philip Jackson And Ellenbrook LOCATION: The Boundary Stone Bridgewater Road Worsley M28 1AD

PROPOSAL: Erection of glazed pavilion with retractable roof over existing outdoor seating / dining area

DECISION: Approve DATE DECISION ISSUED: 16 February 2017 ______

APPLICATION No: 17/69295/HH DATE VALID: 03.01.2017 WARD: Boothstown APPLICANT:Mr Harish Raghvani And Ellenbrook LOCATION: 481 Ellenbrook Road Worsley M28 1ER

PROPOSAL: Erection of a two storey rear and single storey side extension and front porch

DECISION: Approve DATE DECISION ISSUED: 15 February 2017 ______

APPLICATION No: 17/69305/HH DATE VALID: 06.01.2017 WARD: Boothstown APPLICANT:Mr William Lowe And Ellenbrook LOCATION: 152 Vicars Hall Lane Worsley M28 1HY

PROPOSAL: Demolish existing timber conservatory and erection of single storey rear extension

DECISION: Approve DATE DECISION ISSUED: 10 February 2017 ______

Page 174 APPLICATION No: 17/69379/DISCON DATE VALID: 31.01.2017 WARD: Boothstown APPLICANT:Mr Mark Barnes And Ellenbrook LOCATION: 1 Orchard House 318 Ellenbrook Road Worsley M28 1EB

PROPOSAL: Request for confirmation of compliance of condition 7 (Contaminated Land) attached to planning permission 13/63879/FUL

DECISION: Condition Request determined DATE DECISION ISSUED: 3 February 2017 ______

APPLICATION No: 17/69475/DISCON DATE VALID: 11.02.2017 WARD: Boothstown APPLICANT:Ms Louise Morrissey And Ellenbrook LOCATION: Land North West Of Vicars Hall Bridge Vicars Hall Lane Worsley Manchester

PROPOSAL: Request for confirmation of compliance of conditions 3 (protective fencing) and 4 (japanese knotweed) attached to planning permission 16/69176/FUL.

DECISION: Condition Request determined DATE DECISION ISSUED: 20 February 2017 ______

APPLICATION No: 16/69137/FUL DATE VALID: 14.12.2016 WARD: Broughton APPLICANT:Mr O Gross

LOCATION: 409 To 409A Bury New Road Salford M7 2BT

PROPOSAL: Erection of a single storey extension to create enclosed storage space in place of existing steel containers.

DECISION: Approve DATE DECISION ISSUED: 10 February 2017 ______

Page 175 APPLICATION No: 17/69318/PDE DATE VALID: 10.01.2017 WARD: Broughton APPLICANT:Mrs Saberski C/O Mr R Barber

LOCATION: 76 Rigby Street Salford M7 4BQ

PROPOSAL: Erection of a single storey rear extension

DECISION: No Objections DATE DECISION ISSUED: 10 February 2017 ______

APPLICATION No: 17/69319/PDE DATE VALID: 06.01.2017 WARD: Broughton APPLICANT:Mr Newman C/O Mr R Barber

LOCATION: 42 Northumberland Street Salford M7 4DG

PROPOSAL: Erection of a single storey rear extension

DECISION: No Objections DATE DECISION ISSUED: 6 February 2017 ______

APPLICATION No: 16/68886/FUL DATE VALID: 09.11.2016 WARD: Cadishead APPLICANT:Mr Nick Thompson

LOCATION: Former Fit City Cadishead Lords Street Cadishead Irlam M44 5EH

PROPOSAL: Demolition of existing recreation building and erection of single storey new clubhouse, and siting of a storage container together with ground improvements.

DECISION: Approve DATE DECISION ISSUED: 10 February 2017 ______

Page 176 APPLICATION No: 16/69090/FUL DATE VALID: 01.12.2016 WARD: Cadishead APPLICANT:Mr Burgoyne Management Ltd

LOCATION: Unit 1 Woodrow Business Centre Woodrow Way Irlam M44 6NN

PROPOSAL: Installation of 4 no. externally mounted condenser outdoor units.

DECISION: Approve DATE DECISION ISSUED: 24 February 2017 ______

APPLICATION No: 16/69127/FUL DATE VALID: 16.12.2016 WARD: Cadishead APPLICANT:St Teresa RC Primary School Mrs. S. Burgess

LOCATION: St Teresas Roman Catholic Primary School 5 Macdonald Road Irlam M44 5LH

PROPOSAL: Erection of a single storey flat roof extension to provide additional classroom

DECISION: Approve DATE DECISION ISSUED: 10 February 2017 ______

APPLICATION No: 17/69298/PDE DATE VALID: 03.01.2017 WARD: Cadishead APPLICANT:Mr J Lockley

LOCATION: 70 Rose Avenue Irlam M44 6AG

PROPOSAL: Erection of a single storey rear extension

DECISION: No Objections DATE DECISION ISSUED: 6 February 2017 ______

Page 177 APPLICATION No: 17/69312/HH DATE VALID: 09.01.2017 WARD: Cadishead APPLICANT:Mr Mark Castle

LOCATION: 23 Rose Avenue Irlam M44 6AQ

PROPOSAL: Erection of a single storey part front side/rear extension

DECISION: Approve DATE DECISION ISSUED: 3 March 2017 ______

APPLICATION No: 16/69229/HH DATE VALID: 13.12.2016 WARD: Claremont APPLICANT:Mr & Mrs Daryl Dunraven

LOCATION: 86 Welwyn Drive Salford M6 7PN

PROPOSAL: Demolition of garage and erection of a single storey side extension.

DECISION: Approve DATE DECISION ISSUED: 10 February 2017 ______

APPLICATION No: 16/69291/HH DATE VALID: 03.01.2017 WARD: Claremont APPLICANT:Mr Stephen Ferguson

LOCATION: 61 Radcliffe Park Road Salford M6 7WP

PROPOSAL: Demolition of rear conservatory and outrigger and erection of a single storey rear extension

DECISION: Approve DATE DECISION ISSUED: 10 February 2017 ______

Page 178 APPLICATION No: 17/69297/CLUDP DATE VALID: 04.01.2017 WARD: Claremont APPLICANT:Mr Robb

LOCATION: 147 Claremont Road Salford M6 8PA

PROPOSAL: Certificate of lawfulness for a proposed hip to gable and dormer loft conversion re-submission of 16/68819/CLUDP

DECISION: Approve DATE DECISION ISSUED: 10 February 2017 ______

APPLICATION No: 17/69343/HH DATE VALID: 25.01.2017 WARD: Claremont APPLICANT:Mr Andrew Modlinsky

LOCATION: 15 Danesway Swinton M27 4JQ

PROPOSAL: Demolition of existing conservatory and erection of a single storey side extension

DECISION: Approve DATE DECISION ISSUED: 24 February 2017 ______

APP LICATION No: 16/69051/FUL DATE VALID: 15.11.2016 WARD: Eccles APPLICANT:Miss Andrea Savvidou

LOCATION: 49-51 Regent Street Eccles M30 0BP

PROPOSAL: Change of use of existing office to HMO with demolition of existing single rear element and erection of single storey and first floor extensions to rear.

DECISION: Approve DATE DECISION ISSUED: 10 February 2017 ______

Page 179 APPLICATION No: 16/69102/HH DATE VALID: 23.12.2016 WARD: Eccles APPLICANT:Mr Steve Van -es

LOCATION: 2 Ravensdale Gardens Eccles M30 9JD

PROPOSAL: Demolition of rear conservatory and semi-detached store and construction of single storey rear extension.

DECISION: Approve DATE DECISION ISSUED: 10 February 2017 ______

APPLICATION No: 17/69296/HH DATE VALID: 12.01.2017 WARD: Eccles APPLICANT:Mrs Jill Glover

LOCATION: 121 Rocky Lane Eccles M30 9LZ

PROPOSAL: Demolition of the existing conservatory and erection of a two storey side and rear extension, together with a proposed front dormer.

DECISION: Approve DATE DECISION ISSUED: 24 February 2017 ______

APPLICATION No: 16/69141/HH DATE VALID: 29.11.2016 WARD: Irlam APPLICANT:Mr JOHN MACKAY

LOCATION: 16 School Lane Irlam M44 6WF

PROPOSAL: Demolition of existing conservatory

DECISION: Approve DATE DECISION ISSUED: 3 February 2017 ______

Page 180 APPLICATION No: 17/69391/PDE DATE VALID: 26.01.2017 WARD: Irlam APPLICANT:Mr D Marshall C/O Mr J Lockley

LOCATION: 17 Queensway Irlam M44 6ND

PROPOSAL: Erection of a single storey rear extension

DECISION: Refuse DATE DECISION ISSUED: 24 February 2017 ______

APPLICATION No: 16/69021/DISCON DATE VALID: 28.10.2016 WARD: Irwell APPLICANT:Miss Kate Hopwood Riverside

LOCATION: Hyde Park Corner 100 Silk Street Salford M3 6LZ

PROPOSAL: Request for confirmation of compliance of conditions 7 (Landscaping) and 15 (Cycle Parking Provision) attached to planning permission 15/66953/FUL

DECISION: Condition Request determined DATE DECISION ISSUED: 3 February 2017 ______

APPLICATION No: 16/69164/FUL DATE VALID: 06.01.2017 WARD: Irwell APPLICANT:Mr Rob Marshall Riverside

LOCATION: Units 5 And 6 Agecroft Commerce Park Lamplight Way Swinton Manchester M27 8UJ

PROPOSAL: Erection of new 3m high paladin fencing to site perimeter with associated vehicular/ pedestrian gated access

DECISION: Approve DATE DECISION ISSUED: 27 February 2017 ______

Page 181 APPLICATION No: 16/69042/HH DATE VALID: 15.12.2016 WARD: Kersal APPLICANT:Mrs Leila Yazdani

LOCATION: 157 Moor Lane Salford M7 3QE

PROPOSAL: Single storey side extension.

DECISION: Approve DATE DECISION ISSUED: 8 February 2017 ______

APPLICATION No: 16/69053/HH DATE VALID: 29.12.2016 WARD: Kersal APPLICANT:Ackerman

LOCATION: 101 Cavendish Road Salford M7 4NB

PROPOSAL: Single storey side and rear extension and creation of front and rear dormers and new front porch

DECISION: Approve DATE DECISION ISSUED: 3 March 2017 ______

APPLICATION No: 16/69149/HH DATE VALID: 28.12.2016 WARD: Kersal APPLICANT:Mr Yisroel Schreiber

LOCATION: 14 Old Hall Road Broughton Park Salford M7 4JH

PROPOSAL: Alterations to existing detached house to create additional bedrooms at roof levels, erection of a first floor extension above and conversion of the existing garage, erection of a new double garage and a single storey, flat roof succah extension to the rear.

DECISION: Approve DATE DECISION ISSUED: 22 February 2017 ______

Page 182 APPLICATION No: 16/69222/FUL DATE VALID: 13.12.2016 WARD: Kersal APPLICANT:Mr M Bamberger

LOCATION: New Yeshrun Synagogue Cheltenham Crescent Salford M7 4FP

PROPOSAL: Variation of condition 2 (Approved Plans) attached to planning approval 15/67067/FUL

DECISION: Approve DATE DECISION ISSUED: 3 February 2017 ______

APPLICATION No: 17/69307/PDE DATE VALID: 06.01.2017 WARD: Kersal APPLICANT:Mr D Freed

LOCATION: 11 Segal Close Salford M7 4SW

PROPOSAL: Erection of single storey rear extension

DECISION: No Objections DATE DECISION ISSUED: 10 February 2017 ______

APPLICATION No: 17/69332/TPO DATE VALID: 16.01.2017 WARD: Kersal APPLICANT:Mr Douek

LOCATION: 17 Moorside Road Salford M7 3PJ

PROPOSAL: Fell one Oak (T1) and one Cherry (T2)

DECISION: Approve DATE DECISION ISSUED: 10 February 2017 ______

Page 183 APPLICATION No: 16/68890/FUL DATE VALID: 06.01.2017 WARD: Langworthy APPLICANT:DR ALI ALTAYAR

LOCATION: 190 Langworthy Road Salford M6 5PP

PROPOSAL: Change of use from A1 (Retail) to C3 (Residential Dwelling)

DECISION: Approve DATE DECISION ISSUED: 24 February 2017 ______

APPLICATION No: 16/69200/FUL DATE VALID: 15.12.2016 WARD: Langworthy APPLICANT:Mr Rupert Grass

LOCATION: 95-96 Albany Way Salford M6 5HR

PROPOSAL: Change of use of existing Class A1 (shop) to Class A3 (restaurants and cafes) including external alterations and external seating area

DECISION: Approve DATE DECISION ISSUED: 3 February 2017 ______

APPLICATION No: 15/67160/DISCON DATE VALID: 21.10.2015 WARD: Little Hulton APPLICANT:Mrs Gaynor Dunkley - Peel Hall Primary School

LOCATION: Peel Hall Primary School Greencourt Drive Little Hulton M38 0BZ

PROPOSAL: Request for confirmation of compliance of conditions 3 (Gas Protection Measures), 5 (Replacement Tree Planting Scheme) and 7 (Travel Plan) attached to planning permission 13/63334/FUL.

DECISION: Refuse DATE DECISION ISSUED: 6 February 2017 ______

Page 184 APPLICATION No: 16/68744/HH DATE VALID: 27.01.2017 WARD: Little Hulton APPLICANT:Mr David Horton

LOCATION: 10 Gibson Grove Worsley M28 0BH

PROPOSAL: Demolition of existing conservatory and erection of a single storey extension

DECISION: Approve DATE DECISION ISSUED: 24 February 2017 ______

APPLICATION No: 15/67489/DISCON DATE VALID: 16.12.2015 WARD: Ordsall APPLICANT:Mr Gareth Morgan

LOCATION: Bridgewater Point Ordsall Lane Salford M5 4TD

PROPOSAL: Request for confirmation of compliance of conditions 3, 5, 7, 8, 9, 10, 11, 12, 16 and 19 attached to planning permission 15/66357/FUL

DECISION: Condition Request determined DATE DECISION ISSUED: 24 February 2017 ______

APPLICATION No: 16/68923/FUL DATE VALID: 14.10.2016 WARD: Ordsall APPLICANT:Mr Phil Marsden

LOCATION: Riverside House Irwell Street Salford M3 5EN

PROPOSAL: Part demolition and facade retention (northwest & southwest) of Riverside House and erection of 1,227 sqm office building with ground floor commercial unit (205 sqm) with associated ancillary facilities, servicing, access, landscaping and public realm

DECISION: Approve DATE DECISION ISSUED: 15 February 2017 ______

Page 185 APPLICATION No: 16/69230/FUL DATE VALID: 09.12.2016 WARD: Ordsall APPLICANT:Conrad Asquith

LOCATION: 241B Eccles New Road Salford M5 4QG

PROPOSAL: Change of use from Tattoo Parlour to Taxi Office

DECISION: Approve DATE DECISION ISSUED: 17 February 2017 ______

APPLICATION No: 16/69251/ADV DATE VALID: 21.12.2016 WARD: Ordsall APPLICANT:Sainsbury's Supermarkets Ltd

LOCATION: Sainsburys Supermarket 100 Regent Road Salford M5 4QU

PROPOSAL: Replacement of four existing totem poles, four new aluminium panel signs and one new fascia sign

DECISION: Approve DATE DECISION ISSUED: 10 February 2017 ______

APPLICATION No: 16/69267/NMA DATE VALID: 12.01.2017 WARD: Ordsall APPLICANT:Hill Dickinson LLP

LOCATION: Norton Court Greengate Salford M3 7NS

PROPOSAL: Application for a non-material amendment to planning permission 15/66806/FUL approved plans

DECISION: Approve DATE DECISION ISSUED: 10 February 2017 ______

Page 186 APPLICATION No: 16/69252/FUL DATE VALID: 06.01.2017 WARD: Ordsall APPLICANT:SAINT GOBAIN

LOCATION: Red Rose Retail Park Regent Road Salford M5 3GR

PROPOSAL: External alteration to form new opening for double entrance door, together with installation of external security shutters

DECISION: Approve DATE DECISION ISSUED: 24 February 2017 ______

APPLICATION No: 16/69275/ADV DATE VALID: 22.12.2016 WARD: Ordsall APPLICANT:SAINT GOBAIN

LOCATION: 6 Red Rose Retail Park Regent Road Salford M5 3GR

PROPOSAL: Display of nine non-illuminated fascia signs

DECISION: Approve DATE DECISION ISSUED: 6 February 2017 ______

APPLICATION No: 17/69438/DISCON DATE VALID: 06.02.2017 WARD: Ordsall APPLICANT: Bredale Properties Ltd

LOCATION: 111 Taylorson Street South Salford M5 3BL

PROPOSAL: Request for confirmation of compliance of conditions 10 (CEMP) and 11 (Dust Management Plan) attached to planning permission 16/67654/OUT.

DECISION: Condition Request determined DATE DECISION ISSUED: 17 February 2017 ______

Page 187 APPLICATION No: 16/68994/FUL DATE VALID: 04.11.2016 WARD: Pendlebury APPLICANT:Mr K GRATRIX

LOCATION: 8 Stamford Street Pendlebury Swinton Manchester M27 6GU

PROPOSAL: Change of use from B1 (Office) to C3 (residential), removal of flat roofed glazed first floor and replacement with brickwork walls with pitched roof to match existing

DECISION: Approve DATE DECISION ISSUED: 24 February 2017 ______

APPLICATION No: 16/69085/OUT DATE VALID: 11.11.2016 WARD: Pendlebury APPLICANT:Mr Mike Stone

LOCATION: Land To The Rear Kersal Avenue Swinton M27 8TN

PROPOSAL: Outline planning application with all matters reserved apart from means of access for the erection of up to 36 apartments.

DECISION: Approve DATE DECISION ISSUED: 17 February 2017 ______

APPLICATION No: 16/69194/DISCON DATE VALID: 03.01.2017 WARD: Pendlebury APPLICANT:Mr Paul McMullen

LOCATION: Broadmere Garage Elizabeth Street Pendlebury Swinton M27 6BZ

PROPOSAL: Request for confirmation of compliance of condition 1 (Sound Insulation) attached to planning permission 16/68386/COU

DECISION: Condition Request determined DATE DECISION ISSUED: 8 February 2017 ______

Page 188 APPLICATION No: 16/69197/DISCON DATE VALID: 06.12.2016 WARD: Pendlebury APPLICANT:Mr Simon Iyob

LOCATION: Junction Eco Park Rake Lane Swinton M27 8LR

PROPOSAL: Request for confirmation of compliance with conditions 3 (Construction traffic management plan) and 5 (Air Quality) attached to planning permission 15/67382/FUL

DECISION: Condition Request determined DATE DECISION ISSUED: 8 February 2017 ______

APPLICATION No: 16/69184/HH DATE VALID: 10.01.2017 WARD: Swinton APPLICANT:Mr Nozir Uddin North

LOCATION: 33 Chelford Drive Swinton M27 9HJ

PROPOSAL: Demolition of existing porch and erection of a 3 storey front extension

DECISION: Refuse DATE DECISION ISSUED: 15 February 2017 ______

APPLICATION No: 17/69366/HH DATE VALID: 23.01.2017 WARD: Swinton APPLICANT:Mr David McDonagh North

LOCATION: 11 Warwick Avenue Worsley M27 9GT

PROPOSAL: Proposed two storey side extension and part first floor part two storey rear extensions

DECISION: Approve DATE DECISION ISSUED: 24 February 2017 ______

Page 189 APPLICATION No: 16/68624/FUL DATE VALID: 28.10.2016 WARD: Swinton APPLICANT:Mr Thomas Humphries South

LOCATION: 17 Bridge Street Pendlebury Swinton

PROPOSAL: Demolition existing single storey office building, erection of a two storey extension and a single storey extension to existing workshop/warehouse area with the inclusion for new offices and welfare facilities.

DECISION: Approve DATE DECISION ISSUED: 8 February 2017 ______

APPLICATION No: 16/68966/FUL DATE VALID: 24.10.2016 WARD: Swinton APPLICANT:Mr Alan Harrison South

LOCATION: 89 Chorley Road Swinton M27 4AA

PROPOSAL: Construction of rear dormer to form office in loft space and installation of a second floor window on the side elevation

DECISION: Approve DATE DECISION ISSUED: 17 February 2017 ______

APPLICATION No: 16/69217/HH DATE VALID: 10.12.2016 WARD: Swinton APPLICANT:Master Alex Sweeney South

LOCATION: 18 Sapling Road Swinton M27 0BZ

PROPOSAL: Erection of an access ramp and canopy roof to front entrance of house.

DECISION: Approve DATE DECISION ISSUED: 1 March 2017 ______

Page 190 APPLICATION No: 16/69277/HH DATE VALID: 22.12.2016 WARD: Swinton APPLICANT:Ms J Rowland & Mr M Booth South

LOCATION: 6 Westbrook Road Swinton M27 5ZQ

PROPOSAL: Demolition of kitchen and erection of a single storey side and rear extension

DECISION: Approve DATE DECISION ISSUED: 6 February 2017 ______

APPLICATION No: 17/69399/PDE DATE VALID: 30.01.2017 WARD: Swinton APPLICANT:Mr Z Shah C/O Mr D Young South

LOCATION: 16 Hereford Drive Swinton M27 5PT

PROPOSAL: Erection of a single storey rear extension

DECISION: No Objections DATE DECISION ISSUED: 24 February 2017 ______

APPLICATION No: 16/69057/FUL DATE VALID: 03.11.2016 WARD: Weaste APPLICANT:Mr Tariq Aziz And Seedley LOCATION: Weaste Hotel Edward Avenue Salford M6 8DA

PROPOSAL: Erection of a 1.8m high fence (re-submission of 15/66884/FUL)

DECISION: Refuse DATE DECISION ISSUED: 8 February 2017 ______

Page 191 APPLICATION No: 16/69258/HH DATE VALID: 20.12.2016 WARD: Weaste APPLICANT:Fad F araj And Seedley LOCATION: 18 Venesta Avenue Salford M6 8FE

PROPOSAL: Erection of a two storey side extension, and part two storey, part single storey rear extension.

DECISION: Approve DATE DECISION ISSUED: 13 February 2017 ______

APPLICATION No: 16/69271/FUL DATE VALID: 28.12.2016 WARD: Weaste APPLICANT:du And Seedley LOCATION: Land At Junction Of Willows Road And Weaste Lane, Salford.

PROPOSAL: Application for the removal of condition 11 (Ventilation) attached to planning approval 15/67278/FUL

DECISION: Approve DATE DECISION ISSUED: 10 February 2017 ______

APPLICATION No: 17/69472/NMA DATE VALID: 18.01.2017 WARD: Weaste APPLICANT:Watson Homes / City West Housing And Seedley LOCATION: Salford Rugby Football Club Limited Willows Road Salford M5 5FQ

PROPOSAL: Application for a non-material amendment to planning permission 16/68267/FUL changes to the glazing.

DECISION: Approve DATE DECISION ISSUED: 17 February 2017 ______

Page 192 APPLICATION No: 17/69552/NMA DATE VALID: 27.01.2017 WARD: Weaste APPLICANT:Watson Homes / City West Housing And Seedley LOCATION: Salford Rugby Football Club Limited Willows Road Salford M5 5FQ

PROPOSAL: Application for a non-material amendment to planning permission 16/68267/FUL to create an additional alleyway

DECISION: Approve DATE DECISION ISSUED: 27 February 2017 ______

APPLICATION No: 13/62736/DISCON DATE VALID: 21.01.2013 WARD: Winton APPLICANT:Bellway Homes North West

LOCATION: Former Gus Home Shopping Warehouse Worsley Road Eccles M30 8NR

PROPOSAL: Request for confirmation of compliance of conditions 1, 2, 3, 5, 6, 7, 9, 10, 11, 13, 14 and 15 attached to planning permission 10/59727/OUT

DECISION: Condition Request determined DATE DECISION ISSUED: 10 February 2017 ______

APPLICATION No: 16/69162/HH DATE VALID: 13.01.2017 WARD: Winton APPLICANT:Mr Daniel Bradwell

LOCATION: 12 Moat Hall Avenue Eccles M30 7LR

PROPOSAL: Erection of an outbuilding and demolition of the rear porch

DECISION: Approve DATE DECISION ISSUED: 3 March 2017 ______

Page 193 APPLICATION No: 16/69177/DISCON DATE VALID: 02.12.2016 WARD: Winton APPLICANT:Mrs Catriona Swanson

LOCATION: Blantyre Street Eccles To Granary Lane Worsley Salford M30 8HY

PROPOSAL: Request for confirmation of compliance of conditions 3 (gateway details), 4 (SBI), and 5 (design) attached to planning permission 16/69178/FUL

DECISION: Condition Request determined DATE DECISION ISSUED: 10 February 2017 ______

APPLICATION No: 16/69234/HH DATE VALID: 11.01.2017 WARD: Winton APPLICANT:Mr & Mrs Morrision

LOCATION: 11 Grange Road Eccles M30 8JW

PROPOSAL: Demolition of existing attached Garage and front Porch and erection of a single storey side and rear extension

DECISION: Approve DATE DECISION ISSUED: 22 February 2017 ______

APPLICATION No: 16/68403/DISCON DATE VALID: 20.06.2016 WARD: Walkden APPLICANT:c/o Agent North

LOCATION: Land At Manchester Road And Moss Lane Walkden

PROPOSAL: Request for confirmation of compliance of conditions 3 (Materials), 6 (Noise), 9 (Travel Plan), 11(Site Access), 13 (surface water). And 14 (Landscaping) Attached to planning permission 15/67318/FUL

DECISION: Condition Request determined DATE DECISION ISSUED: 17 February 2017 ______

Page 194 APPLICATION No: 16/68415/DISCON DATE VALID: 21.06.2016 WARD: Walkden APPLICANT:c/o Agent North

LOCATION: Land At Manchester Road And Moss Lane Walkden

PROPOSAL: Request for confirmation of compliance of condition 7 (Travel Plan) attached to planning permission 16/66918/FUL

DECISION: Condition Request determined DATE DECISION ISSUED: 17 February 2017 ______

APPLICATION No: 16/69243/DISCON DATE VALID: 16.12.2016 WARD: Walkden APPLICANT:C/O Agent North

LOCATION: W Leeson Linnyshaw Industrial Estate Sharp Street Worsley M28 3LY

PROPOSAL: Request for confirmation of compliance of condition 9 (Site management) attached to planning permission 15/67240/COU

DECISION: Condition Request determined DATE DECISION ISSUED: 8 February 2017 ______

APPLICATION No: 17/69383/PDE DATE VALID: 25.01.2017 WARD: Walkden APPLICANT:Ms Sharon Masters C/o David Young North

LOCATION: 27 Sportside Avenue Worsley M28 3NP

PROPOSAL: Erection of a single storey rear extension.

DECISION: No Objections DATE DECISION ISSUED: 16 February 2017 ______

Page 195 APPLICATION No: 16/69043/HH DAT E VALID: 15.11.2016 WARD: Worsley APPLICANT:Mr Reece Olive

LOCATION: 33 Ringlow Park Road Swinton M27 0HA

PROPOSAL: Demolition of existing conservatory and erection of two storey side extension and single storey rear extension

DECISION: Approve DATE DECISION ISSUED: 8 February 2017 ______

APPLICATION No: 16/69073/HH DATE VALID: 21.11.2016 WARD: Worsley APPLICANT:Mr Luke Murfin

LOCATION: 15 Briarfield Road Worsley M28 1GQ

PROPOSAL: Single storey side and rear extension and demolition of detached garage

DECISION: Approve DATE DECISION ISSUED: 8 February 2017 ______

APPLICATION No: 1 6/69180/HH DATE VALID: 22.12.2016 WARD: Worsley APPLICANT:Mr Tim R obinson

LOCATION: 18 Welbeck Road Worsley M28 2SL

PROPOSAL: Erection of single storey rear and side extension, construction of rear dormer, construction of front porch, balcony extension and alterations to elevations

DECISION: Approve DATE DECISION ISSUED: 15 February 2017 ______

Page 196 APPLICATION No: 16/6926 3/NMA DATE VALID: 27.01.2017 WARD: Worsley APPLICANT:Mrs Julia Wilson

LOCATION: 4 The Walled Garden Swinton Manchester M27 0FR

PROPOSAL: Application for non-material amendment to planning permission 16/67973/HH for alterations to internal layout requires alterations to fenestration

DECISION: Approve DATE DECISION ISSUED: 22 February 2017 ______

APPLICATION No: 16/69239/TREECA DATE VALID: 20.01.2017 WARD: Worsley APPLICANT:Mr William Hamilton

LOCATION: 3 The Mews Worsley M28 2GT

PROPOSAL: Crown reduce one beech (T1) leaving a height of 16m and a spr ead of 10m (north side), 9m (east side) and 10m (west side)

DECISION: No Objections DATE DECISION ISSUED: 24 February 2017 ______

APPLICATION No: 16/69241/HH DAT E VALID: 15.12.2016 WARD: Worsley APPLICANT:Mr Peter Sanders

LOCATION: 26 Houghton Lane Swinton Manchester M27 0FQ

PROPOSAL: Erection of a two storey side extension and single storey rear extension.

DECISION: Approve DATE DECISION ISSUED: 6 February 2017 ______

Page 197 APPLICATION No: 16/69242/HH DATE VALID: 15.12.2016 WARD: Worsley APPLICANT:Mr Geoff Royle

LOCATION: 327 Worsley Road Swinton M27 0AS

PROPOSAL: Erection of part first floor, part two storey side extension and demolition of existing conservatory

DECISION: Approve DATE DECISION ISSUED: 8 February 2017 ______

APPLICATION No: 16/69255/HH DATE VALID: 04.01.2017 WARD: Worsley APPLICANT:Miss Jacqueline Sulkowski

LOCATION: 12 Fulmere Court Swinton M27 0FD

PROPOSAL: Erection of a canopy roof to front of property.

DECISION: Refuse DATE DECISION ISSUED: 10 February 2017 ______

APPLICATION No: 16/69261/DISCON DATE VALID: 05.01.2017 WARD: Worsley APPLICANT:Mrs Jaspal Kaur

LOCATION: 34 Woodstock Drive Worsley M28 2WW

PROPOSAL: Request for confirmation of compliance of conditions 3 (materials), 6 (traffic management), 7 (land contamination) attached to planning permission 16/68177/FUL

DECISION: Condition Request determined DATE DECISION ISSUED: 22 February 2017 ______

Page 198 APPLICATION No: 16/69278/NMA DATE VALID: 03.01.2017 WARD: Worsley APPLICANT:Mr Gary Bennetta

LOCATION: 3 Woodlands Close Worsley M28 2JP

PROPOSAL: Application for a non material amendment to planning permission 16/68382/HH for proposed changes to the roof

DECISION: Approve DATE DECISION ISSUED: 8 February 2017 ______

APPLICATION No: 17/69321/HH DATE VALID: 10.01.2017 WARD: Worsley APPLICANT:Mr John Vanden

LOCATION: 24 Ashley Drive Swinton M27 0AX

PROPOSAL: Erection of a single storey rear extension

DECISION: Approve DATE DECISION ISSUED: 17 February 2017 ______

APPLICATION No: 17/69329/HH DATE VALID: 13.01.2017 WARD: Worsley APPLICANT:Mr Leonard Lee

LOCATION: 12 Norwood Drive Swinton M27 0EN

PROPOSAL: Erection of a two storey side extension with garage to ground floor together with new porch entrance

DECISION: Approve DATE DECISION ISSUED: 3 March 2017 ______

Page 199 APPLICATION No: 17/69353/TREECA DATE VALID: 17.01.2017 WARD: Worsley APPLICANT:

LOCATION: 175 Greenleach Lane Worsley Manchester M28 2RR

PROPOSAL: Fell one Cypress (T1)

DECISION: No Objections DATE DECISION ISSUED: 24 February 2017 ______

APPLICATION No: 14/65127/DISCON DATE VALID: 12.09.2014 WARD: Walkden APPLICANT:Mr M Cayton South

LOCATION: Burgess Farm Hilton Lane Worsley M28 3TL

PROPOSAL: Request for confirmation of compliance of conditions 6, 7, 9, 10, 12, 13, 15, 16, 17 and 19 attached to planning permission 10/58745/OUTEIA

DECISION: Part Discharge of Condition DATE DECISION ISSUED: 13 February 2017 ______

APPLICATION No: 17/69360/DISCON DATE VALID: 19.01.2017 WARD: Walkden APPLICANT:c/o Agent South

LOCATION: Land To The South Of Holyoake Road Walkden Worsley

PROPOSAL: Request for confirmation of compliance of condition 18 (Risk Assessment and Method Statement RAMS) attached to planning permission 16/68126/FUL.

DECISION: Condition Request determined DATE DECISION ISSUED: 13 February 2017 ______

Page 200 APPLICATION No: 17/69392/NMA DATE VALID: 27.01.2017 WARD: Walkden APPLICANT:Mr Michael Friend South

LOCATION: 131 Hilton Lane Worsley M28 0TB

PROPOSAL: Application for a non-material amendment to planning application 16/68536/HH for reduction in width of the rear extension.

DECISION: Approve DATE DECISION ISSUED: 17 February 2017 ______

Page 201 This page is intentionally left blank Agenda Item 7

ITEM NO. 7

REPORT OF The Strategic Director for Environment and Community safety

TO THE PLANNING AND TRANSPORTATION REGULATORY PANEL ON 16 th March 2017

TITLE: PLANNING APPEALS

RECOMMENDATION: That the report be noted

EXECUTIVE SUMMARY: To set out details of appeals received and determined

KEY DECISION: NO

DETAILS: See attached schedule

KEY COUNCIL POLICIES: Performance Management

EQUALITY IMPACT ASSESSMENT AND IMPLICATIONS:N/A

ASSESSMENT OF RISK:N/A

SOURCE OF FUNDING: N/A

LEGAL IMPLICATIONS Supplied by N/A

FINANCIAL IMPLICATIONS Supplied by N/A

OTHER DIRECTORATES CONSULTED:N/A

CONTACT OFFICER: Viv Prytharch 0161-779-4852

WARD(S) TO WHICH REPORT RELATE(S): As indicated in the attached schedule.

Page 203 PLANNING AND TRANSPORTATION REGULATORY PANEL

REPORT OF NEW PLANNING AND ENFORCEMENT APPEALS RECEIVED

APPLICATION No: 16/68528/FUL

APPLICATION DECISION LEVEL: Delegated to Officer

OFFICER Refuse RECOMMEND’N:

APPEAL SITE: Land At Station Road And Swinton Hall Road Swinton M27 6AF

PROPOSAL: Demolition of existing units 12- 14 Station Road, erection of a Drive Through Restaurant (Use Classes A3/A5) with associated access, car parking and landscaping Re-Submission of 15/67497/FUL

WARD: Swinton South

APPELLANT: KFC (GB) Ltd

DATE RECEIVED: 21 February 2017

Appeal against refusal of planning permission. The reason for refusal states:

The proposal would not improve the economic, social and environmental conditions of the area nor does it comply with the development plan and therefore does not comprise sustainable development. There were no amendments to the scheme, or conditions which could reasonably have been imposed, which could have made the development acceptable and it was therefore not possible to approve the application. The Local Planning Authority has therefore implemented the requirement in Paragraphs 186-187 of the NPPF.

All the town centre properties located along this section of Station Road are set back behind a distinguished landscaping strip and wide pedestrian walkway and form a strong, established building line. Between the town centre buildings and Station Road is a mature landscaped area which includes five mature trees that are protected by a Tree Preservation Order. The information submitted alongside this application indicates that the protected trees have a potential lifespan of approximately 40 years. This landscaped area presents a very attractive entrance to the shopping parade and links to the wider area including the train station to the north, and to the Civic centre to the south.

The siting of the building forward of the established building line and with largely window less side and rear elevations would result in the proposal appearing incongruous in the street scene. This coupled with the loss of a significant proportion of the landscaped area, which includes the loss of all 5 protected trees, would result in substantial harm to the character of the town centre and positive experience of the significant number of pedestrians who use this stretch of Station Road. Although it is recognised that the proposed development brings with it some benefits, in particular an additional local amenity and employment opportunities, it is considered that these benefits are clearly outweighed by the harm set out above. The proposal is therefore contrary policies DES 1, EN12 and EN13 of the UDP and the NPPF.

Page 204 APPLICATION No: 16/68627/HH

APPLICATION DECISION LEVEL: Delegated to Officer

OFFICER Refuse RECOMMEND’N:

APPEAL SITE: 1 Portside Close Worsley M28 1YY

PROPOSAL: Erection of a first floor rear extension.

WARD: Boothstown And Ellenbrook

APPELLANT: Mr Paul Hayes

DATE RECEIVED: 20 February 2017

Appeal against refusal of planning application. The reason for refusal states:

Page 205

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