APPLICATION No: 18/71344/FUL APPLICANT: Countryside Properties (UK) Limited LOCATION: Former Eaton Works, Land East Of Worsley Road North, Walkden, M28 3QN PROPOSAL: Demolition of existing buildings on site and erection of 302 residential dwellings and associated works WARD: Walkden North
Description of Site and Surrounding Area
This application relates to a site to the east of Worsley Road North in Walkden which is currently accessed from both Norfolk Street and Southern Street. The site extends to approximately 7.6 hectares.
The site has a partial frontage to Worsley Road North and wraps around the rear of the commercial units at Grecian Mill. The site continues adjacent to the M61 and encompasses part of Southern Street and adjoins Blackleach Country Park to the south. There are two commercial units that front southern Street that do not form part of the application site. Part of the site accommodates the former Eaton’s factory building and associated servicing areas and car parking areas. It was also noted at the time of the site visit that part of the outdoor areas are used to store vehicles for the DVLA.
The site also includes a parcel of land that is bounded by Worsley Road North, Southern Street and Norfolk Street that is currently overgrown and unused. It is understood that this area was previously used for lorry and trailer storage. The site also includes an area of land to the south east of the site adjacent to the motorway, reports top planning panel indicate that this site was also previously developed and used for industrial purposes. The wider surrounding area is mixed in character comprising residential, industrial and recreation land. There is modern housing on the opposite side of Worsley Road North. The Oakhill Industrial Estate is to the north-west. The southern boundary of the site is mostly formed by Southern Street and the two retained commercial units on the northern side of Southern Street. To the west of the junction of Southern Street and Harcourt Street there is an area of terraced housing. To the east of this junction are small light industrial and warehousing units forming the Southern Industrial Estate. To the north and east of the site is the M61 motorway which is at varying levels to the site. Grecian Mills is to the north-west of the site on the opposite side of Norfolk Street. The mill is broken up into small employment units which are occupied by light industrial and distribution uses.
Description of Proposal
Permission is sought for the re-development of the site for residential purposes.
A total of 302 dwellings and associated works are proposed and would comprise of 52 Great Places properties (affordable rent), 148 Sigma properties (private rented) and 102 open market properties. Of these 302, 58 apartments would be provided across two blocks at the eastern and north western ends of the site.
No. of beds Affordable Units Sigma Market Total
1 0 4 0 4
2 20 65 (inc. 58 apartments) 0 85
3 32 59 75 166
4 0 20 27 47
Total 52 148 102 302
A bin store and cycle store (with capacity for 12 cycles) would be provided within the car parking areas for both of the apartment blocks. The bin and cycle stores would be of the same design and would be of timber construction with steel box profile single skin roofing.
A green buffer area including an attenuation basin is proposed along the northern boundary of the site in order to help mitigate noise from the adjacent motorway. It is proposed that a 2.5m acoustic fence would be provided along this boundary.
Vehicular access to the site would be provided from Worsley Road North, Norfolk Street and Southern Street. A loop road would be provided around the site with smaller access roads/cul de sacs off the main loop road. The units would be a mix of detached, semi-detached, terraced dwellings and apartments. A total of 534 parking spaces would be provided across the site with 62 proposed to serve the proposed apartments and 472 parking spaces serving the dwellings in the form or in curtilage parking as well as parking along the northern boundary within the landscaped area and 46 properties would also benefit from a garage. Each of the apartment buildings would be served by a shared parking area.
Publicity
Site Notice: Non HH Affecting public right of way Date Displayed: 5 April 2018 Reason: Article 13 affect public right of way
Site Notice: Non HH Article 15 Date Displayed: 7 March 2018 Reason: Article 13
Press Advert: Manchester Weekly News Salford Edition Date Published: 5 April 2018 Reason: Article 15 Affect Public right of Way
Press Advert: Manchester Weekly News Salford Edition Date Published: 22 February 2018 Reason: Article 15 Standard Press Notice Neighbour Notification
Neighbours notified: 15/02/18
Representations
Two representations have been received from Werntex (Harcourt Street) and Ravensdale Gardens, Eccles. These representations are neither objecting to nor supporting the application but raise the following points:
“We wish to voice our concerns and would like a condition applying to the application that access to our premises will not be obstructed or restricted at any time, in any way due to construction activities or traffic. Our business is heavily reliant on deliveries and collections via large vehicles that require full width clear access from Worsley Road to Harcourt Street via Southern Street. Any restrictions caused by construction traffic or parking would have a detrimental effect to our ability to receive or despatch goods which is a key part of our business.”
“This is a very large development and it is hoped that it will include some communal outside space so that social interaction is possible. It has been shown that residents’ working outside together is beneficial to the community and its health whilst encouraging a sense of community and belonging. If it is not possible to provide some growing space on the site, could the developer provide some monies, under a Section 106 agreement, to help regenerate and improve the nearby Blackleach allotments.”
A further representation was received during the application process from a third party company (Esprit) who confirmed they had made a formal offer to the vendors to purchase the site for continued use as industrial warehousing. A short time after this representation was made a further representation was received from the company confirming they had withdrawn their offer to purchase the site.
Relevant Site History
12/61421/FUL - Continued usage for the storage of vehicles, ancillary use, resurfacing of car park, erection of floodlighting and CCTV cameras, 2.4m palisade fencing and entrance gates and siting of two portable buildings. Permitted 11/4/2012
09/58192/OUT - Outline application for the means of access for a mixed use scheme comprising 155 dwellings and 7,740 sq m of employment floorspace (Use Class B1, B2 and B8) together with associated open space and car parking. Withdrawn
13/63007/OUT - Extension of time for implementation of 10/58535/OUT for outline application for the means of access for a mixed use scheme comprising a maximum of 212 dwellings and 1940 sq m of employment floorspace (Use Class B1, B2 and B8) together with associated open space and car parking. Permitted 5/7/16
10/58535/OUT - Outline application for the means of access for a mixed use scheme comprising a maximum of 212 dwellings and 1940 sq m of employment floorspace (Use Class B1, B2 and B8) together with associated open space and car parking (Re-sub 09/58192/OUT). Permitted 16/4/2010
Consultations
Design For Security - No objections. Recommend conditions. Please refer to Design and Crime section of report for further discussion.
Senior Engineer Flood Risk Management - No objections subject to conditions. Please refer to flood risk and drainage section of report for further discussion.
Greater Manchester Archaeological Advisory Unit - In line with National Planning Policy Framework paragraph 128 the application has been submitted with an Archaeological Desk-Based Assessment (DBA) prepared by Lanpro Services Ltd. which provides a description of the archaeological potential of the application site. During the production of the DBA the Greater Manchester Historic Environment Record (GMHER) was consulted. The DBA draws together information from a variety of historic documentary, index, cartographic and photographic sources whilst also benefiting from the results of a site visit and walkover survey. Having reviewed the information provided with the application and consulting our own records GMAAS does not consider that there is any requirement for an archaeological condition in regard to this application.
Highways - No objections subject to conditions and a commuted sum to be secured through S106. Please refer to Highways section of the report for further discussion.
The Coal Authority – No objections subject to conditions. Please refer to contaminated land section of the report for further discussion.
Greater Manchester Ecological Unit – Conclude that sufficient ecological information has been supplied by an experience consultancy and that the site is generally of low ecological interest. Ecological issues include proximity to Blackleach Country Park, wildlife corridors, great crested newts, nesting birds, invasive species and bats. All can be resolved via condition and or informative. Please refer to the Ecology section of the report for further discussion.
Highways England – No objections subject to conditions in relation to no direct vehicular or pedestrian access to M61 motorway and the requirement for a 2m high barrier along the frontage of the site with the motorway behind the existing motorway fence; no development to take place on or adjacent to motorway embankments and no drainage from the development to run off into the motorway drainage system. The recommended conditions have been attached. An informative is also attached to advise the applicants that Highways England does not consent to access for any new connections to the Strategic Road Network as part of this application.
Lancashire Wildlife Trust - No comments received to date
Rights Of Way - No objections. Recommend informative to advise applicants of the need for footpath 122 to be diverted. An informative has been attached in this regard.
Urban Vision Environment (Air And Noise) - No objections subject to conditions. Please refer to Air Quality and Noise sections of the report for further discussion
Urban Vision Environment (Land Contamination): Documents Reviewed: 1. Phase I and II Geo-Environmental Site Assessment, July 2017, Ref: 11-798-r1, e3p 2. Remediation and Enabling works Strategy, January 2018, Ref: 12-108, e3p
The application is supported by two land contamination assessments. I have reviewed the site investigation (1) above.
The site is contaminated with non-volatile inorganic heavy metals, PAH and TPH compounds and asbestos fibres, together with a number of isolated “hotspots” of volatile hydrocarbons. Further delineation work is required to ensure impacted soils are treated or removed from the site.
It is noted that previous investigations on the site detected two separate hydrocarbon plumes, however this subsequent investigation only detected one impact from hydrocarbons. Further work has been identified post demolition of the building slab to better understand the nature of the hydrocarbon plume, and determine a suitable remediation strategy.
Previous ground gas sampling for the site identified highly elevated methane and CO2 across the site. It has been suggested this may be a result of cross detection with hydrocarbon contamination and further work is required to confirm this. No such methane levels were encountered during this round of gas monitoring; however some levels of elevated CO2 were encountered.
The conclusions of the phase 2 report and recommended further investigations are accepted. The outcome of the phase 2 report (1) has been used to compile a Remediation and Enabling Works Strategy (2 above) which details the methodology to adequately remediate the land contamination.
Some further investigative work is required to refine the extent of the hydrocarbon contamination, however this can only be undertaken once the ground slab is removed. Once completed a method statement will be prepared detailing the removal / in-situ treatment of the contamination and this will require agreement with the Local Planning Authroity. In addition, further delineation and removal of organic materials is required on the western part of the site and infilled ponds.
Soils suspected of containing asbestos (which is usual for a site of this nature) will be placed in areas where they will present no future risk (buried below 600mm or under roads / building structures). Dust suppression will be required however this will be conditioned as part of the stand construction environmental management plan. Air monitoring for asbestos will be undertaken to confirm no asbestos fibres have been released during enabling works.
Cut and fill works or imported clean validated material will be used to create the final levels, with a minimum 600mm clean cover in areas proposed for residential gardens, and 300mm for other soft landscaped / public open space. This cover will require validation during the build phase to provide evidence suitable for inclusion in a site completion report.
Gas protection measures to Characteristic Situation 2 will be incorporated into buildings, and validated in accordance with the relevant guidance.
The Remediation and Enabling Works Strategy is considered adequate and as such I have no objection to the application on land contamination grounds subject to condition. The recommended conditions have been attached.
United Utilities (UU) – No objections subject to conditions requiring foul and surface water to be drained on separate systems and requiring the submission of a surface water drainage scheme to be submitted to and approved by the Local Planning Authority. UU also provided come comments in relation to the location of public sewers/mains crossing the site and some general comments. The response from UU has been forwarded onto the agent for review and the agent has confirmed that the site layout has been designed to ensure the required access by UU can be achieved.
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 ST10 - Recreation Provision This policy states that a comprehensive range of accessible recreation opportunities will be provided through 1) the protection, improvement and reorganisation of existing recreation sites; 2) the development of a regional park; 3) developing a network of Key Recreation Areas; 4) provision of new recreation facilities on sites allocated in the UDP; 5) the development of a series of Local Nature Reserves; 6) improvement of access between urban areas and the Countryside; 7) use of planning obligations to provide new and enhanced recreation facilities.
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 Environments 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 E5 - Develop. in Established Employment Areas This policy states that planning permission will only be granted for the reuse or redevelopment of sites or buildings within an established employment area for non-employment uses where the development would not compromise the operating conditions of other adjoining employment uses, and where one or more of the following apply: a) The developer can demonstrate there is no current or likely future demand for the site for employment purposes b) There is a strong case for rationalising land uses or creating open space c) The development would contribute to the implementation of an approved regeneration strategy or plan for the area d) The site is allocated for another use in 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 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 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 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 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 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 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 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.
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 Parking 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 EN8 - Nature Conservation of Local Importance This policy states that development that would adversely affect the nature conservation value of a Site of Biological Importance, a Local Nature Reserve, or a priority habitat for Salford as identified in the Greater Manchester Biodiversity Action Plan, will only be permitted where the benefits of the development clearly outweigh the reduction in the nature conservation interest of the site; the detrimental impact has been minimised as far as is practicable; appropriate mitigation measure have been provided. Conditions or planning obligations will be used to ensure the protection, enhancement and management of these sites and habitats.
Unitary Development Plan EN9 - Wildlife Corridors This policy states that development that would affect any land that functions as a wildlife corridor, or that provides an important link or stepping stone between habitats will not be permitted. Conditions and planning obligations may be used to protect, enhance or manage to facilitate the movement of flora and fauna where development is permitted.
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 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 EN18 - Protection of Water Courses This policy states that development will not be permitted where it would have an unacceptable impact on surface or ground water.
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 R4 - Key Recreational 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.
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.
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 - 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 - Established Employment Areas This document contains a number of polices that promotes sustainable economic growth, which both enhances prosperity and reduces inequalities. The document encourages the provision of a wide range of employment opportunities, having regard to evidence based conclusions on need and demand.
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 - 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.
Supplementary Planning Document - Greenspace Strategy This policy document expands on the policies of the Unitary Development Plan relating to the issues of open space and recreation, and seeks to ensure that all stakeholders have a clear understanding of how those policies should be implemented and their desired outcome. This should help to ensure that the greenspace needs of Salford are successfully met; delivering safe, high quality open spaces that are well-located, well- designed, well-managed, and meet the aspirations of local communities.
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.
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: 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 - 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 - 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.
The main planning issues to be considered in this pre application request are as follows: -
Principle of development i) Strategic location ii) Loss of Employment site iii) Previously developed land iv) Key Recreational Areas Proposed use – Residential i) Five year land supply position ii) Mix, type and density Affordable Housing and vacant building credit Planning Obligations Design and Layout i) Demolition of the existing buildings ii) Layout of the development iii) Scale and Massing iv) Appearance of the house types Design and crime Amenity i) Impact on existing residents ii) Amenity of future occupiers Air Quality Noise Impact on the highway network and transport infrastructure Ecology Trees and Landscaping Flood Risk and Drainage Coal referral area Sustainability
Principle of Development i) Strategic Location UDP Chapter 3 identifies a Spatial Framework for the City and recognises that the opportunities and the need for development, regeneration and environmental protection vary in their scale and nature across the city. The site is located within Salford West where the emphasis is to continue to develop a series of attractive and thriving neighbourhoods that offer the best of all worlds, easy access to the transport network and opportunities of the regional centre in a suburban location on the edge of the countryside.
The southern part of the site adjacent to Blackleach Country Park is allocated as a wildlife corridor (policy EN9). The site also forms part of an established employment area as defined by policy E5. There is a definitive footpath to the west of Southern Street which runs along the southern boundary of the site. Blackleach Country Park is also an identified SBI (policy EN8) and a Key Recreational Area (policy R4). ii) Loss of Employment Site
The site is within an established employment area having regard to the definition in the reasoned justification to UDP policy E5 (paragraph 8.40). UDP policy E5 sets out criteria for when planning permission will be granted for the reuse or redevelopment of sites or buildings within an established employment. It requires the applicant to demonstrate that:
1. The development would not compromise the operating conditions of other remaining employment uses; and
2. One or more of the following apply: a. the developer can clearly demonstrate that there is no current or likely future demand for the site or building for employment purposes; b. there is a strong environmental case for rationalising land uses or creating open space; c. the development would contribute to the implementation of an approved regeneration strategy or plan for the area; or d. the site is allocated for another use in the UDP.
In considering the issue of the proposed loss of employment on this site it is important to consider the site’s planning history. The site was granted outline planning permission in April 2010 for the means of access for a mixed use scheme comprising a maximum of 212 dwellings and 1940 sq m of employment floorspace (Use Class B1, B2 and B8) together with associated open space and car parking (planning application 10/58535/OUT). The time for implementation of this permission was extended in 2013 (13/63007/OUT) but this expired on 5 July 2016.
In relation to criterion 1 of Policy E5 the city council was satisfied in granting permission in 2010 that the supporting evidence demonstrated that through the use of acoustic fencing and other mitigation measures, the redevelopment of the site for residential purposes would not compromise the operating conditions of employment units at Grecian Mill to the north, and employment uses to the south of Southern Street. When the time period of the 2010 permission was extended in 2013 Urban Vision Air and Noise consultants assessed the information submitted and raised no objections. Urban Vision Air and Noise have been consulted on this application and have raised no objections subject to conditions. Air quality and noise are discussed in more detail in the relevant sections of this report.
With respect to criterion 2a. of UDP policy E5, the applicant submitted extensive evidence through the course of the 2010 application to show that there was no current or likely future demand for the site or buildings for employment use. This essentially comprised of the submitted Commercial Property Report and associated Appendices prepared by BNP Paribas Real Estate. As part of the 2013 application updated marketing information was submitted outlining marketing activities undertaken since the previous application was granted consent.
The current Planning Statement at paragraph 5.17 refers to the site being marketed since 2013 at regional, national, and international levels with mailshots to agents and local warehousing and manufacturing companies, marketing boards to the motorway and Worsley Road, and details being sent to the economic development officer at Salford City Council. It is noted at paragraph 5.18 of the Planning Statement that no serious long term occupier has been generated. It is considered, therefore that the information set out in the planning statement confirms that the earlier conclusions reached in 2010 and 2013, regarding there being no current or likely demand (at market values) for the site remaining in employment use, remain valid and as such no objections are raised in this regard. Following the submission of this application and supporting documents a representation was received from a third party company advising that they had recently made a formal offer to the vendors to purchase the site for continued use as industrial warehousing. However a short time after this representation was made a further representation was received from the company confirming they had withdrawn their offer to purchase the site.
Whilst the representation from the company needs to be considered within the context of UDP Policy E5, it is clear from supporting evidence submitted both in support of this application and in support of the earlier 2010 and 2013 applications that there is a clear weight of evidence of no real demand for the site given that just one offer has been made (and then withdrawn) following extensive marketing carried over a significant period of time which predated the 2010 application and continued to present day. iii) Previously developed land
The site includes a parcel of land that is bounded by Worsley Road North, Southern Street and Norfolk Street that is currently overgrown and unused. It is understood that this area was previously used for lorry and trailer storage. The site also includes an area of land to the south east of the site adjacent to the motorway and it is understood that this site was also previously developed and used for industrial purposes. These areas are currently unused and in an overgrown state. That said they are considered to constitute previously developed land in accordance with the definition in Annex 2 of the NPPF. The NPPF encourages the use of such land and so therefore it is considered that, in principle, this part of the site is also acceptable for development. iv) Key Recreational Areas
The site is immediately adjacent to the Blackleach Country Park Key Recreation Area (Saved UDP Policy R4/1). Supporting documents submitted with the application set out each of the criteria in turn and demonstrates how the proposed development would be consistent with the objectives set out within the policy. This has been reviewed by case officers and is considered to adequately demonstrate that the proposed development would accord with saved UDP policy R4/1 and would be complimentary to the country park.
The Landscape Masterplan indicates proposals for the creation of wildflower meadow, which would be supported in principle subject to agreeing details of an appropriate management plan. A condition is recommended to ensure full details of landscaping is submitted to and agreed in writing by the Local Planning Authority and a condition is also recommended requiring details of future management and maintenance of the site to be submitted for the written approval of the Local Planning Authority.
As set out further on in this report, the viability of the scheme is currently being discussed between the Councils surveyors and the applicants and therefore the level of contribution that could be available is not known at this stage A development of this size and in this location would put additional pressure on existing recreation facilities particularly Blackleach Country Park, which is likely to be one of the priorities for a least part of any available s106 financial contribution. Path infrastructure improvements within the northern areas of Blackleach Country Park and links to the loop line in terms of off road cycle access will be key requirements of off-site contributions.
Proposed Use - Residential i) Five-year land supply position
The city council published in November 2016 an updated five year housing land supply position covering the period 1 April 2016 to 31 March 2021. As explained at paragraph 6.3 of the report, there is an 8.7 years supply of deliverable sites for housing over the period 1 April 2016 to 31 March 2021. Given this, and in accordance with paragraph 49 of the National Planning Policy Framework, relevant policies for the supply of housing in Salford’s development plan can be considered up-to-date.
The city council published its most recent Housing and Economic Land Availability Assessment (HELAA) in November 2017, with this covering the period 2017-35. The HELAA incorporates the requirement to produce a SHLAA. The application site and surrounding open land is identified in the 2017 HELAA for 244 houses (reference S/SSO/020) and is considered to be suitable, available and achievable for new housing for the purposes of the assessment. It is assumed that 100 houses will be completed on the site by 2022, with the remainder to follow. Notwithstanding that the site is identified in the HELAA, paragraph 1.2 of the HELAA main report is clear that although the assessment “….makes a judgment about the developability of particular sites for development, it is based on a number of assumptions and does not in any way prejudge any planning applications that may be received on individual sites. The identification of potential from sites within this assessment does not imply that the city council would necessarily grant planning permission for their development”. As further noted at paragraph 1.4 the assessment does not constitute council policy. Given this, the application should be treated on its own merits having regard to the development plan and other material considerations.
Paragraph 14 of the NPPF is clear that a presumption in favour of sustainable development is a golden thread running through both plan-making and decision taking. Where there is an identified five-year supply of housing the NPPF requires development proposals that accord with the development plan to be approved without delay (paragraph 14), and proposed development that conflicts should be refused unless other material considerations indicate otherwise (paragraph 12). ii) Mix, Type and Density
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.
UDP policy H1 requires 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 type and size. In determining whether the proposed mix and density of dwellings on a site is appropriate and acceptable, regard will be had to criteria A to H of UDP policy H1.
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. The reasoned justification (RJ) 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. An alternative approach may be acceptable having regard to criteria A to H of UDP policy H1.
The scheme proposes 302 units comprising of 244 houses and 58 apartments resulting in 81% of the units on the site being houses in accordance with the requirements of policy HOU1. The development would provide a density of approximately 42 units per hectare which is considered acceptable and accords with UDP Policy H1.
Size of dwellings
Policy HOU2 of the housing planning guidance states that where houses are proposed the majority should have at least three bedrooms.
In terms of houses the development proposes 4x1 bed, 27x2 bed, 162x3 bed and 51x4 bed and is therefore in accordance with the requirement of policy HOU2 given that 87% of the houses would be 3 bed or larger.
In terms of the proposed apartments, policy HOU2 states that where apartments are proposed they should provide a broad mix of dwelling sizes, both in terms of the number of bedrooms and the net residential floorspace. Small dwellings (i.e. studios and 1 bed apartments) should not predominate, and a significant proportion of 3 bedroom apartments should be provided wherever practicable. Paragraph 4.31 of the reasoned justification clarifies that the majority of apartments should have two or three bedrooms, with a floorspace typically 57 square metres or above. An alternative approach may be acceptable having regard to criteria A to H of UDP policy H1.
All of the proposed apartments would be 2 bed with a floorspace of 57 square metres; the development is therefore in compliance with HOU2. Although no 3 bed apartments are provided on the site, this is considered acceptable given that there are also 3 and 4 bed houses within the development to cater for those who require a larger property. Affordable housing and vacant building credit
UDP Policy H4 requires that in areas where there is a demonstrable lack of affordable housing to meet local needs, developers will be required, by negotiation with the city council, to provide an element of affordable housing, of appropriate types on all residential sites over 1 hectare, irrespective of the number of dwellings, or in housing developments of 25 or more dwellings.
Policy OB1 of the planning obligations SPD identifies that the site is within a mid value area; given this there is a requirement that 10% of the proposed houses should be affordable with a tenure split of 50% social/affordable rented and 50% intermediate tenure. There is no requirement for any affordable dwellings arising from the development of the 58 apartments.
A letter has been provided by the applicant which sets out that Comfy Quilts were the only current occupational tenant, and so on that basis and from other updated information provided by the applicant the Local Planning Authority are satisfied that Georgia Pacific referred to in the planning statement are no longer occupying any of the buildings (i.e. the space is now vacant).
Comfy Quilts lease expired on 12 June 2018, the applicants have confirmed that they vacated the premises on the 10 June 2018. Therefore all of the buildings floorspace at the former Eaton’s site should be treated as vacant for the purposes of calculating the level of vacant building credit. This would be in line with the government’s planning guidance which states that the policy is intended to incentivise brownfield development, including the reuse or redevelopment of empty and redundant buildings.
There is a requirement for 24 houses within the scheme to be affordable. The applicant considers that vacant building credit should be applied with this resulting in a policy requirement of only 2 affordable dwellings. This has been reviewed by the Council’s Section 106 officer and spatial planning officer who consider that the applicant’s calculation is acceptable.
Although there is a potential policy requirement for only 2 affordable dwellings due to vacant building credit being applied, the proposed development includes 52 affordable units across the site. These units would be managed by Great Places and would comprise the following mix:
Affordable rent: - 8 x 2 bed - 12 x 3 bed
Shared Ownership: - 12 x 2 bed - 20 x 3 bed
The proposed mix has been discussed with the Housing Strategy and Enabling team and has been accepted. That said, the applicants have been asked to explore the possibility of changing 6 of the affordable rented units to social rent to better improve the mix of affordable units offered. This is in light of a new funding programme that has been announced which may support the delivery of a number of social rented units through grant funding. The applicants and the registered provider (Great Places) have agreed to look at this as a potential option and therefore it is recommended that the final mix of affordable housing units are agreed and secured through the S106 agreement.
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. Transport and public realm contributions are site specific and in this instance it is considered that the proposed development is of a size that would impact on the surrounding public realm and therefore a contribution towards public realm is also sought. The scheme proposes an increased number of affordable houses than that required by policy as well as a £100,000 highways contribution and the applicants consider that making any other contributions would make the scheme unviable. The applicant’s case has been set out in their Viability Appraisal.
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.
A viability appraisal has been submitted in support of the application. Discussions between the applicants and Urban Vision’s surveyors are on-going and as such it is recommended that S106 contributions are delegated to the Assistant Director of Planning and Housing for final agreement.
Design and Layout i) Demolition of the existing buildings
The existing buildings which are to be demolished are set within the site and away from its road frontage along Worsley Road North. The buildings are commercial in nature and are not of any particular architectural merit nor are they afforded any protection.
It is considered that the demolition of the existing buildings and associated works is acceptable and will allow for the future redevelopment of the application site. It is not considered that the demolition of these buildings would result in an unacceptable impact on the character and appearance of the street scene or the wider area. ii) Layout of the development
Vehicular access to the site would be provided from the existing roads to the north and south of the site (Norfolk Street and Southern Street). Two new vehicular access points would also be provided from Worsley Road North, one would provide a new road into and through the estate linking to the loop roads that are proposed within the estate and the other would provide a dedicated access to six of the proposed dwellings that would be set back from but directly front Worsley Road North. This dedicated access point and associated driveways are designed as such to ensure that vehicles can manoeuvre and enter and leave within a forward gear.
The majority of dwellings would front existing or new proposed roads and those which would be side on would be dual fronted to ensure natural surveillance is provided throughout the site and also to avoid large expanses of blank gables directly at the back of adjacent footpaths. The proposed building line fronting onto Worsley Road North is not out of character with the existing development adjacent to the site frontage.
Some concerns were raised through pre application discussions that where rear gardens directly abutted the Worsley Road North Street frontage there would be a need for high boundary treatments to provide privacy and security for residents. In particular this related to plots 7, 47 and 48 that would be side on to Worsley Road North. These discussions continued through the application process and the applicants have pulled the line of the boundary treatment back in line with the side gables of the properties to allow planting to the front to soften the appearance. Boundary treatments in this location would be 2.4m high walls and are considered to be of an acceptable design which is more robust than timber fencing to ensure security is provided for future residents. A reduction in the height of the walling has been considered however it is required to remain of 2.4m in height to provide an acoustic barrier to private garden areas. The house types on these plots have been amended to ensure active dual fronted properties with two of the three properties having an entrance door from Worsley Road North. It is also acknowledged that there are a number of blank gables side onto the road in the immediate vicinity including at Hatherton Court which sits on the opposite side of Worsley Road North from the application site. Having regard to all of the above, together with the set back of the six properties off the private drive that would front the street and provide some activity along a large part of the frontage it is considered that the layout of the scheme is acceptable and would be a positive addition to the street scene.
Boundary treatments across the site comprise 1.8m high timber fencing and 1.8m and 2.4m/2.5m high brick walls. A 2.5m high acoustic fence is proposed along the northern boundary of the site as well as 3m high acoustic fencing between blocks of terraced dwellings that front the northern boundary with the motorway beyond. Elevation plans of the proposed walling and timber fencing have been provided and are considered acceptable. To date no details of the proposed acoustic fencing have been provided in terms of their design and appearance and a condition is recommended to ensure full details are submitted for the written approval of the Local Planning Authority.
The revised noise assessment proposes acoustic fencing of between 4m and 6m along the rear boundary of the residential gardens which are sited directly adjacent to the commercial units along Southern Street. A plan has also been provided that shows the line of the fencing to the rear garden areas and demonstrates that the fencing would be no taller than the eaves level of the adjacent buildings. It is acknowledged that the siting of such a tall fence is not ideal and not what is normally expected within a residential garden, however the fencing of this height is required to provide an acoustic barrier for residents and would be no taller than the adjacent gable wall of the commercial buildings meaning that its impact would be no worse. If required, residents could provide planting to the front as indicated on the submitted plans. It is also acknowledged that the gardens would be approximately 11m in length and having regard to this together with the above it is considered, on balance, that the height and siting of the fencing is acceptable and would not result in an unacceptable impact on the amenity of residents. The submitted plan indicates that the fencing would be affixed to an existing low level wall along this boundary to ensure its security.
Driveways are largely in curtilage however parking is proposed adjacent to the northern boundary for a number of terraced dwellings in this location. The parking area would sit within a landscaped area adjacent to the attenuation pond and in curtilage landscaping is also proposed which will assist in softening areas of hard standing and provide a sense of space between dwellings.
It is noted that there are currently a number of large advertisement hoardings fronting Worsley Road North however the agent has confirmed that these are in the vendors ownership and will be removed following a grant of planning permission. Overall the layout of the proposed development is considered acceptable. iii) Scale and Massing
The scheme proposes 302 units, 244 of which would be two storey dwellings with the remaining 58 apartments being split across two blocks at either end of the site. The block at adjacent to the site entrance off Norfolk Street would be three storeys in height with the block to the eastern end of the site being part 3 storey and part 4 storey.
The surrounding area includes a mix of uses including residential and commercial with a range of building heights and designs. It is considered that the two storey dwellings are acceptable in this location and that the inclusion of the apartment blocks would add to the character of the development and provides further interest to the street scene.
As set out above, the density of the proposed development equates to approximately 42 units per hectare which is considered acceptable. Dwellings would each be provided with small front gardens and private garden areas to the rear with some additional amenity areas within the site for use by residents of the houses and apartments. Plot sizes are considered to be consistent with those of existing properties within the surrounding area.
The proposed development would provide a mix of apartments, detached, semidetached and terraced properties. It is considered that the scale and massing of the proposed development is in keeping with existing dwellings in the surrounding area. It is considered that the height, scale and massing of the proposed development would be appropriate and would not appear incongruous within the street scene. iv) Appearance of the house types
The area comprises a mix of building types of differing design and includes a variance in heights including commercial units, apartment blocks and two and three storey dwellings. The development proposes two storey dwellings and two apartment blocks 3/4 storeys in height at opposite ends of the site. It is considered that the overall scale and massing of the development proposed under this application is acceptable in this location.
Materials used within the area are predominantly red/brown brick although there are some examples of render and alternative brick types. The proposed dwellings are traditional in appearance and would be constructed using a mix of red and buff brick and grey and red roof tiles. Gable details, render and tile hanging are also proposed on a number of units across the site. The character of the area does vary and as well as brick there are some examples of render in the surrounding area.
Dwellings would be of a traditional design and whilst all would be of similar styles a number of different variants are proposed. Individual dwellings would incorporate details such as header and cill detailing, front canopies and a range of brick types which adds to the design and appearance of the dwellings.
Elevation treatment of the apartment blocks would be brick and would include header and cill courses at various points as well as Juliet balconies to add further interest and detailing. The roof would be flat, grey with an overhanging parapet and soldier course below with red brick across the elevations.
Whilst details of materials have been provided no samples have been submitted to date and as such a materials condition is recommended to ensure samples are submitted for the written approval of the Local Planning Authority. Subject to the recommended materials condition it is considered that the overall appearance of the proposed house types and apartment blocks are acceptable
Design and Crime
The application is supported by a Crime Impact Statement. The statement has been produced by GMP Design for Security and confirms that the scheme is acceptable in principle but further consideration of certain aspects is recommended in order to gain full support. These are discussed in turn below:
- Effective definition of front garden boundaries and enclosure of amenity space around apartments
The application is supported by a boundary treatment plan which indicates that front garden boundaries would be open plan but would include landscaping and driveways. Full details of landscaping and materials for proposed hard landscaping will be secured through the recommended landscaping condition and it is considered that appropriate use of landscaping and materials for driveways would suitably define private and public space. It is also noted that access from front to rear gardens would be secured by close boarded timber fencing and pedestrian access gates. In terms of the apartments and their associated space, soft landscaping secured through the landscape condition can be used to create a defensible boundary.
- Apartment entrance lobbies
Design for Security have recommended that entrances to apartment lobbies should be laid out with a double door entrance system. Whilst this is acknowledged the internal layout of the entrance lobby falls outside the scope of planning control. The applicants have been made aware of these comments and have advised that the proposed design and layout of the apartment blocks are consistent with a number of other schemes in the City including one of their own developments which is now occupied with no known issues being raised in this respect.
- Cycle and bin storage
Design for Security have recommended that cycle stores should be provided within the building rather than in a separate structure and that external bin stores should not create potential climbing aides or block sight lines in and around the block. The agents have confirmed that it is not possible to locate the cycle stores within the building due to the design of the buildings. The proposed bin and cycle store for the apartment buildings would be located within/adjacent to the car parking areas and would be overlooked by users of the car park and residents of the apartment blocks as well as adjacent dwellings and as such there would be an element of activity around these areas.
External bin stores would also be lock controlled and access controlled by the management company. The type and positioning of the cycle stores has also been raised by Urban Vision Highways who consider that an alternative locker type storage would be more appropriate in this location and that for the apartment block adjacent to Norfolk Street the bin store should be relocated. The applicants have been made aware of the comments and have advised that the cycle and bin stores are consistent with other schemes they have delivered and that they are not aware of any issues and provided that these stores are well overlooked (which they are) and well managed (which they will be) then there should be no reason to suggest that these will give rise to the potential for crime, disorder or vandalism. The agents have confirmed that the cycle store would be lock controlled with access controlled by the management company. Sheffield stands would be used which would enable bikes to be secured by the frame and both wheels.
The response form the applicants is acknowledged, however given the concerns raised by highways and Design for security a condition is recommended requiring the submission of an alternative cycle storage racking system to be submitted for the written approval of the Local Planning Authority.
Design for Security also recommend that a planning condition is added that reflects the physical security specification listed within section 4 of the report. Section 4 relates to physical security specifications such as alarms, windows, doors etc. This level of technical detail is beyond the scope of planning control and as such an informative is recommended to draw the applicant’s attention to the recommendations made by Design for Security.
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
Air Quality and noise are discussed under the relevant sections of the report below and are considered acceptable subject to conditions. i) Impact on existing residents
Separation distances to existing facing dwellings on the opposite side of Worsley Road North would be approximately 31m.
Separation distances to facing properties on the opposite side of Southern Street would be approximately 17m- 19m. Whilst this is not ideal, it is acknowledged that this distance has been dictated by the layout of the site which seeks to provide a viable number of units across the site and to create a strong streetscape fronting Southern Street. In addition it should be noted that the front elevations of these dwellings are sited close to the back of the footpath, with the road beyond and therefore highly visible within the street and subject to a number of existing comings and goings along the footpath and the road with private amenity spaces for these properties are sited to the rear of the dwellings.
Given this it is considered that it would be difficult to sustain a reason for refusal on these grounds and as such these separation distances are accepted in this instance and it is not considered that the proposed development would result in an unacceptable impact on the amenity of surrounding residents in accordance with UDP Policy DES7.
It is acknowledged that there will be an element of disruption during the construction phase of the development and a construction environmental management plan condition is recommended to ensure this is minimised where possible. ii) Amenity of future occupiers
The impacts of the adjacent road and commercial uses are discussed under the air and noise section of the report below and are considered acceptable subject to conditions.
The proposed development would provide all future occupiers with an acceptable level of light and outlook to habitable rooms within each of the house types and apartment blocks.
Across the site, separation distances front to front and back to back are generally in the region of around 17m/18m or more with separation between habitable room windows and two storey gables being in the region of 10m-12m which is considered acceptable particularly when regard is had to the fact that similar separation distances have been accepted on other similar developments elsewhere across the city.
There are a couple of pinch points across the site, namely where the interface distances are reduced to 15/16m however it is acknowledged that these distances have been dictated by the layout of the site which seeks to provide a viable number of units across the site and to create a strong streetscape fronting the internal access roads. In addition it should be noted that future occupiers will be ‘buying into’ this relationship. Given this it is considered that it would be difficult to sustain a reason for refusal on these grounds and as such the separation distances are accepted in this instance.
All dwellings would benefit from a private rear garden which would provide future occupants with an adequate sized area of outdoor amenity space which is supported. In addition areas of amenity space would be provided at the site for the use of future residents and the site would also link to the adjacent Blackleach Country Park which is accessible to the public.
In light of the above it is considered that the proposal would provide future users with an adequate level of amenity in accordance with UDP policy DES7.
Air Quality
The application is supported by an air quality assessment by Bureau Veritas, dated February 2018. The author of the report consulted with Urban Vision Air and Noise prior to undertaking the assessment in order to agree its scope and methodology.
The report is provided because of the scale of the residential development; the location of the site partly within an Air Quality Management Area (the M61/A666 to the north and east, and the Worsley Road to the west); and the site’s construction and operational phases having the potential to impact on existing neighbouring residences (sensitive receptors).
The report considers the likely air quality impacts from the construction phase and from the future operational phase of the development, and the assessment provides air pollutant predictions for various scenarios i.e. ‘with’ and ‘without’ the scheme for the scheme’s opening year (2024) and for 10 years after opening. The assessment uses baseline data for the year 2016 and it provides for conservative, worst case assessment scenarios. The pollutants of interest are dust from the construction phase of the development, and nitrogen dioxide and particulates from road vehicle emissions during the operational phase.
The main findings of the report are: There is likely to be a medium risk of dust emission from the construction phase, but with the deployment of mitigation (as recommended in section 6.1 of the report) the likely impact is assessed to be ‘not significant’ The impacts of the operational phase of the development on all the assessed receptors (existing and new) are considered to be negligible and the resultant effect is considered to be ‘not significant’ The predicted concentrations of nitrogen dioxide and particulates within the development site are well below both the annual mean and the short term national air quality objectives for those pollutants
In light of the above findings the submitted report concludes that the site is considered suitable for the proposed residential use and no specific air quality mitigation measures are deemed necessary for its operational phase.
Urban Vision Air and Noise have reviewed the submitted Air Quality Assessment and are in agreement with its scope, its findings and with its conclusions. In respect of the operational phase of the development, even though the site adjoins the City Council’s Air Quality Management Area to the north and to the east, they do not consider that any mitigation measures are necessary.
However it should be noted that current planning guidance (IAQM/EPUK) recommends that as a baseline mitigation for all new developments (notwithstanding the results from the Air Quality Assessment) include provision for electric vehicle charging on all properties with dedicated off-road parking, in line with paragraph 35 and 124 of the NPPF, to encourage the uptake of ultra-low emission vehicles and ensure the development is sustainable, and to safeguard residential amenity, public health and quality of life and as such a condition is recommended requiring a single electric vehicle charging point for all residential properties with off road parking.
In respect of the construction phase of the development Urban Vision Air and Noise recommend that the mitigation measures listed in section 6.1 of the report are implemented within the Construction Environment Management Plan. A construction environmental management plan condition is also recommended and an informative is recommended to draw the applications attention to Urban Vision Air and Noise comments regarding section 6.1 being incorporated into the CEMP. It is considered, therefore that the proposed development would provide its users with an adequate level of amenity in accordance with UDP Policy EN17 and would not unduly impact on the amenity of surrounding residential properties by reason of air quality.
Noise
The M61 motorway lies immediately to the north east of the development site and the Worsley Road lies to the west. There are also commercial and industrial type uses adjacent to the development site on Norfolk Street and on Southern Street. Road traffic noise is therefore a significant constraint to the development of the site for housing, and t industrial noise also needs to be taken into account.
The applicant has submitted an environmental noise study report by Red Acoustics, dated 1st February 2018, subsequently updated (April 2018).
The report provides an assessment of the impact of existing environmental noise (road traffic and industrial/commercial) on the proposed housing scheme layout and it uses field measurements in the calibration of a noise model so that predictions of noise levels at various points on the site can be made. Noise break-in calculations are then used to determine house glazing requirements, ventilation and facade sound insulation specifications. Noise impacts on gardens and public open spaces are also provided post noise mitigation proposals.
The report identifies two industrial noise sources to the south of the development site on Southern Street. The sources are WA Cooke Engineering and J Freely Ltd. WA Cooke is a heavy engineering company (operating weekdays and Saturday mornings), and J Freely would appear to be a demolition and haulage contractor to, with their yard on Southern Street being used mainly for storage of building related materials. Heavy goods vehicles would appear to operate from the site.
Noise from the industrial/commercial properties is assessed by Red Acoustics utilising the methodology in BS4142:2014. An updated assessment is detailed within the report including additional measurements undertaken specifically in relation to the industrial premises. The report concludes that an acoustic barrier is required to protect garden areas of plots closest to the industrial units.
The housing scheme and proposed noise mitigation from road traffic has been designed to meet previously agreed noise design criteria. Proposed noise mitigation is detailed in the updated report, and this includes: Dwellings being positioned a minimum of 40m from the M61 carriageway; Dwellings being positioned in a linear fashion closest to the motorway, thereby acting as a barrier to noise for the remainder of the site; A proposed glazing and ventilation strategy; Barrier fencing of various heights and masonry walls to garden areas; A 2.5m high screen fence along the M61/A666 boundary, which serves as a visual screen, but will provide a reduction of 5-10 dB at the front elevations of the nearest dwellings to the motorway; Dwellings being positioned so that their nearest facade is at least 15 m from the boundary of any adjoining industrial use; 4m – 6m Acoustic Fence to the rear of plots facing the industrial units.
The report concludes that an assessment to determine the glazing and ventilation specification for the proposed residential dwellings has been undertaken, as well as an assessment of the impact within garden and patio areas as well as public open spaces.
Suitable glazing and ventilation options are presented in a graphical format in Appendix B to the report. These recommendations are based on the derivation of bandings for each house type for suitable mitigation options based on existing environmental noise level conditions. Implementation of the recommended glazing and ventilation strategy will ensure that the internal noise levels are controlled to be less than the recommended limits in BS8233:2014 therefore satisfying local and national planning policy requirements.
Garden noise levels have been predicted across the site and the majority of the site is predicted to achieve <55dB LAeq16hr with proposed garden fences or walls in place. Heights are based on a nominal 1.8m high close-boarded timber barrier, 2.4m boundary wall, 2.5m boundary wall where indicated and 3m close-boarded timber barrier where indicated. Implementation of the barriers to the heights stated will ensure that the majority of the site will achieve a garden noise level of 55dB LAeq,t or less.
In terms of noise from the two industrial uses on Southern Street (WA Cooke Engineering and J Freely Ltd) the report finds that any noise impact is likely to be tending towards low, although the report identifies both sources as having “potential for adverse impact, depending on context”, when assessed in accordance with BS4142:2014.. Based on this it is concluded that an acoustic barrier is required to mitigate noise levels within garden areas of properties backing onto these noise sources, and the façade insulation (provided for road traffic noise) will also mitigate internal noise levels for the industrial noise.
Urban Vision Air and Noise (UVAAN) have assessed the submitted report and for the most part are satisfied with its findings and the recommended noise mitigation measures to achieve desired internal noise levels. They do however raise the following:
Road traffic noise - is the dominant noise source for the majority of the site. The noise prediction model suggests that about 10% of the housing plots will not meet the target 55 dB noise level. However, of that 10% the vast majority are between 55 – 56 dB, which in the opinion of UVAAN is acceptable in the context of the scheme’s design and the noise mitigation measures proposed.
Industrial/commercial noise - There are a number of employment uses bordering the development site, but the two potentially most significant in terms of noise impact are on Southern Street. They are WA Cooke Engineering and J Freely Ltd. WA Cooke is a heavy engineering company which deals with sheet metal (handling, cutting, grinding, drilling, welding etc). UVAAN believe the company works week days and Saturday mornings and that normally there is no night time working although it is acknowledged that there are no planning controls on this use in terms of its hours of operation.
The building occupied by WA Cooke’s is acoustically weak, and from a visit carried out by UVAAN the activity that takes place within the building is clearly audible from the outside. A number of dwellings are proposed immediately to the rear and to the side of the Cooke’s building, and they are within 10m. The plots are 60-64; 66-80; and 81-86 from drawing number SK552-PL-01 (Revision E). The Red Acoustics report suggests that this noise source has the potential for adverse noise impact, depending on context.
The updated acoustic report proposes an acoustic fence ranging in size between 4m and 6m in height to protect garden areas, and with this fence in place noise levels within garden areas are below 50dB and the likelihood of complaints about the existing businesses is significantly reduced.
UVAAN therefore raise no objections to the proposed development subject to conditions. The recommended conditions have been attached.
Impact on the highway network and transport infrastructure
The development is well connected to the local highway network providing convenient access from the surrounding residential areas and local amenities. The majority of the local highway network, particularly Worsley Road North is lit and is subject to 30mph speed limit.
There are bus stops located close to the site on Worsley Road North adjacent to the site providing 4 services per hour between Bolton and Manchester City Centre. In addition, approximately 1.7km walk (equate to 24 minute walk) south of the site along the A6 corridor there are more bus stops providing regular connections between Bolton, little Hulton, Farnsworth and Manchester City Centre.
As such the site is considered to be in a sustainable location and it is not considered that its development for residential purposes would be inappropriate. A condition is recommended requiring the submission of a full Travel Plan to ensure that sustainable travel is further encouraged through choice of transport modes at the outset for future occupiers. In terms of the traffic impact, TfGM and Urban Vision consider the scheme would not result in a significant impact on the local highway network. Notwithstanding this, it is acknowledged that there would be some limited impact and as such discussions have taken place between Urban Vision highways and the applicants and a financial contribution of £100,000 has been agreed and will be secured through the S106 agreement. The contribution would assist in mitigating any adverse impact that the development proposal is likely to have on the local highway and would be directed to any of the following projects:
- Salford Bolton Network Improvements (SBNI) scheme at the Bolton Road / A6 / Memorial Road signal junction - Improvement of pedestrian crossing facilities at the junction of Bolton Road/New Ellesmere Approach. - Walkden Quietways Cycle Scheme
The applicants are also required to review and develop a suitable Traffic Management Scheme to ensure the safety of pedestrians and road users and particular regard should be had to introducing a 20mph speed limit order within the site and the change of the speed limit order on Southern Street and on Norfolk Street as well as amending any existing/provide new no waiting at any time restriction orders and a condition is recommended to ensure this.
The internal road plan is considered to be to an adoptable standard in terms of layout and the level of car parking provision available across the development is considered acceptable.
The submitted plans indicate cycle parking provision to serve the apartment buildings. One store would be provided to each of the apartment buildings and each would provide storage for 12 cycles. The applicant has confirmed that the cycle store would be lock controlled with access controlled by the management company. Sheffield stands would be used which would enable bikes to be secured by the frame and both wheels. This is acknowledged, however concerns have been raised by both highways and Design for security in terms of the location and type of cycle storage facility and as such a condition is recommended requiring the submission of an alternative cycle storage racking system to be submitted for the written approval of the Local Planning Authority.
Ecology
The application is supported by an Ecological Survey and Assessment. The document has been reviewed by the Greater Manchester Ecology Unit (GMEU) who are satisfied that sufficient ecological information has been supplied by an experienced consultancy and that the site is generally of low ecological interest. Ecological issues include proximity to Blackleach Country Park, wildlife corridors, great crested newts, nesting birds, invasive species and bats, all of which can be resolved via condition and or informative. Each area is discussed in turn below.
Great Crested Newts
Great crested newts are present to the south of the development. A license will be required from Natural England if permission is granted for works in the south eastern part of the site. A draft method statement has been provided that would form the basis of the license application, but further surveys will be required as the license process requires up to date survey information. In terms of planning, GMEU are confident that a license will be supplied by Natural England as the impacts will be primarily associated with the construction phase, the completed development likely to provide enhanced terrestrial habitat for this species. A condition is attached in this regard, the wording of which has been agreed with the applicants and GMEU.
Bats
All buildings were assessed as having negligible bat roosting potential and no trees were identified as having any potential. GMEU recommend a condition advising the applicants that whilst the buildings to be demolished has been assessed as low risk for bats, the applicant is reminded that under the Habitat Regulation it is an offence to disturb, harm or kill bats. If a bat is found during demolition all work should cease immediately and a suitably licensed bat worker employed to assess how best to safeguard the bat(s). Natural England should also be informed. However as this is covered by other legislation an informative has been added rather than a condition. Nesting Birds
Potential bird nesting habitat will be lost as result of the development. All British birds nests and eggs (with certain limited exceptions) are protected by Section 1 of the Wildlife & Countryside Act 1981, as amended. GMEU recommend a condition relating to no demolition, works to trees etc during bird nesting season, however as this is covered by other legislation an informative has been added rather than a condition.
Invasive Species
No evidence of any invasive species as identified under schedule 9 part 2 of the Wildlife & Countryside Act 1981 (as amended) were found on the site, but as the survey was carried out at a sub-optimal time of year and Japanese knotweed reported as part of a previous application, the report recommends further surveys. GMEU agree with this conclusion and a condition is recommended in this regard.
Proximity to Blackleach Country Park/Local Nature Reserve
The submitted ecology report acknowledges that the development will result in increased recreational pressure on the Local Nature Reserve. At pre application stage GMEU recommended that a financial contribution be made via section 106 to compensate for this pressure. The applicants have however instead proposed an information campaign (section 5.4 of the Ecological Assessment). Whilst accepting that this would be a worthwhile exercise, GMEU still believe that financing improvements to the access infrastructure of the site is justified particularly along the boundary with the development e.g. new entrances, interpretation panels resurfacing of footpaths etc. In addition to the suggested S106 monies GMEU also recommend that a condition be attached to any planning approval to ensure that the recommendation set out within section 5.4 of the ecological assessment are carried out. (Section 5.4 makes reference to the developer providing future residents with an advisory leaflet or ‘code of responsible conduct’ in relation to the country park.) A condition is recommended in this regard.
Contributing to and Enhancing the Natural Environment
Section 109 NPPF states that the planning system should contribute to and enhance the natural and local environment. The development site is currently primarily of negligible ecological value with parts of the site of low to moderate ecological value, consisting of widespread habitats.
The proposed site layout includes a mitigation area at the south eastern end of the site and generous buffer between the housing and the motorway. GMEU have confirmed that, this coupled with the fact that large areas of hardstanding will be replaced with garden, provides confidence that no net loss will be achieved.
GMEU recommend a condition requiring the saubmisison of a landscape and environmental mangaement plan for the written approval of the Local Planning Authority. The recommended condition has been attached.
It is considered, therefore, that subject to conditions the proposed development would not have an unacceptable detrimental impact upon the landscape or wildlife interest at the site or the adjacent wildlife corridor in accordance with UDP policies EN9 and EN12.
Trees and Landscaping
The application is supported by a BS 5837 Arboriculture Report. The report identifies 34 individual trees and groups, all category B, C and U with no category A trees identified.
All trees are to be removed, and with no threat foreseen to trees on adjacent sites temporary protective fencing will not be necessary. A Tree Protection Plan (TPP) and an Arboricultural Method Statement (AMS) are also not required. Category U trees should be removed whether the development goes ahead or not as part of good Arboricultural management of the site and category C trees represent low amenity value trees which should not be allowed to constrain a development.
Retention of category B trees should be attempted however, given the footprint of the proposal, the available space and the earthworks proposed which requires a change of levels, retention is not realistically possible and the loss of trees can be mitigated through replacement planting. Replacement planting should be sought as mitigation for the trees being removed to facilitate the development; the loss of these trees will have a short- term impact upon the local amenity of the area. Given the amount of ‘free space’ across the development the potential for restocking is very good.
A condition is recommended requiring the submission of 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 to be submitted for the written approval of the Local Planning Authority.
In terms of landscaping, an indicative landscape plan has been submitted in support of the application which indicates the hard and soft landscaping provision across the site including tree planting, shrubs, hedges and wildflower seeded areas. As set out earlier in the report a condition is also recommended requiring the submission of a landscape and environmental management plan for the written approval of the Local Planning Authority.
It is considered, therefore that the proposed development would not result in an unacceptable impact on existing trees within or overhanging the site in accordance with UDP policy EN12.
Flood Risk and Drainage
The application site is located within flood zone 1 and is greater than 1 hectare and as such the application is supported by a flood risk assessment (FRA). The development is classed as more vulnerable owing to its residential use but is deemed to be appropriate in this flood zone.
There is a risk of surface water flooding in the site; the site lies in an area that is at risk of flooding less than 300mm deep in the event of a reservoir failure.
The ‘Areas Susceptible to Ground Water’ indicates that the risk class for this 1km map square is [greater than 75%] for [superficial deposits and/or clearwater] groundwater flooding. Pending consultation with the BGS and further site investigation, ground levels should not be changed particularly within 1m of the site boundaries, and finished floor levels should be at least 300mm above surrounding ground.
This is a major development for which SuDS are required. The Council’s drainage engineer has discussed the drainage strategy with the representative of the applicant and the applicants have also completed a SuDS discussion form as required. The drainage strategy is summarised below;
The strategy involves the discharging of surface water flows to the public sewer system; Surface water discharge off site is to 100l/s as agreed with United Utilities and is equivalent to the Q30 greenfield run-off rates and provides betterment; Discharge via infiltration is not possible due to previous use of the land resulting in significant contamination; Discharge to watercourse is not possible due to the distance to the nearest watercourse; Above ground storage will be provided by way of a lined swale, this is a SuDS feature; Further attenuation is provided by way of oversized pipes; Surface water flooding is identified as a risk in the current site layout but the councils drainage engineer has advised that this risk would be mitigated by the provision of a surface water drainage system.
The councils drainage engineer has confirmed that he is satisfied that the scheme demonstrates the most sustainable method of drainage surface water from the site but recommends the provision of water butts and where possible, SuDS enabled street trees to ensure the best use of surface water run-off. Full details of the proposed surface water drainage scheme will be secured by condition and an informative is recommended to advise the applicants of the need for water butts and street trees to be included within the drainage scheme. As such there is no flood risk objection to the proposed development. Coal referral area
Part of the application site is located within a coal referral area. The Coal authority initially raised an objection to the proposed development; however, following the submission of further information their objection was withdrawn.
The Coal Authority records indicate that 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. In this instance the site has been subject to historic recorded underground coal mining at shallow depth and is likely to have been subject to historic unrecorded underground coal mining at shallow depth. Their records also indicate the presence of two coal outcrops across the site and one recorded mine entry within, or within 20m of the planning boundary.
The applicant previously submitted a Supplementary Coal Mining Investigation Report (16 January 2018, prepared by E3P) to support the application. However, whilst the Report was able to discount any undue risks posed by shallow coal mine workings, The Coal Authority considered that it did not adequately address the inter-relationship between the proposed layout and a recorded mine entry, which could be within the planning boundary and therefore objected to the proposed development in principle.
However since then further information has been provided and the Coal Authority are pleased to note both the Mineshaft Location Plan and the supporting commentary in an email from E3P Ltd (dated 23 March 2018), the content of which confirms that the location of the shaft and the conjectured departure zone is fully outside the development site boundary. On the basis that investigation is therefore limited; the content of the email goes on to confirm that all plots located in a reasonable distance will incorporate specialist piled foundations and garden areas will be fitted with Geo-Grids to ensure ground stability and to ensure the structural integrity of the dwellings. Consequently, and subject to a planning condition to ensure that this mitigation strategy is carried out accordingly, the Coal Authority has confirmed that it is able to withdraw its objection. The recommended condition is attached.
Sustainability
A sustainability checklist has been submitted in support of the application which sets out a number of measures proposed in order to improve the efficiency of the development. Countryside properties utilise a fabric first approach which focuses on the envelope of the building to ensure its efficiency from construction and throughout the lifetime of the development.
Sustainability measures to be incorporated into the development include: - Use of energy efficient materials for the fabric of the buildings - Use of locally sourced materials - Use of energy efficient goods - Incorporation of trees and landscaping across the site - Use of water saving devices - Re-use of materials from the demolition of existing building on the site
The energy efficiency of the proposed apartment blocks will be controlled by building regulations as set out earlier within the report a travel plan condition is recommended that will include measures to encourage alternative transport options. In addition, a construction environmental management plan condition is recommended which will assist in terms of minimising pollution during construction.
Recommendation Approve
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: Contributions and/or clawback in relation to Open Space, Education and Public Realm 52 Affordable Homes £100,000 Highways contribution directed towards any of the following projects: - Salford Bolton Network Improvements (SBNI) scheme at the Bolton Road / A6 / Memorial Road signal junction - Improvement of pedestrian crossing facilities at the junction of Bolton Road/New Ellesmere Approach. - Walkden Quietways Cycle Scheme
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:
SK552-PL-01 Revision K – Planning Layout
The Ashbourne (911sqft) ASHB-01 The Coniston (1183sqft) CONI-01 The Dunham (1184sqft) DUNH-01 The Ellesmere (855sqft) ELLE-01 The Longford (893sqft) LONG-01 The New Stamford (1005sqft) NSTAM-01 The Walton (1010sqft) WALT-01
The Colne (780sqft) COLN-01 (Great Places) The Grantham (780sqft) GRAN-01 (Great Places) The Weaver (780sqft) WEAV-01 (Great Places)
The Dee (1062sqft) DEE-01 (Sigma) The Dee SA (1062sqft) DEE SA-01 (Sigma) The Dunham (1184sqft) DUNH-01 (Sigma) The Ellesmere (855sqft) ELLE-01 (Sigma) The Ellesmere-UP (947sqft) ELUP-01 (Sigma) The Grantham (850sqft) GRAN-01 (Sigma) The Irwell (662sqft) IRWE-01 (Sigma) The Stamford Up (900sqft) STUP-01 (Sigma) The Stamford (900sqft) STAM-01 (Sigma) The Weaver-IP (963sqft) WEUP-01 (Sigma) The Weaver (850sqft) WEAV-01 (Sigma)
The Rippon Aprtments (A=417sqft; B=511sqft) SK552-APT-PD-02 – Apartment Block Plots 275-302 SK552-APT-PD-01 – Apartment Block Plots 173-202
Shared GA/01 – Shared garage plan and elevations Single GA1/01 – Single garage T1 SK552-BL-01 Revision B – Boundary treatment layout NSD 9102 – Fence types A to D NSD 9001 – Wall types 1 to 4 SK552-SS-01 Revision A – Site section A-A & B-B BIN/DET/02 - Bin store B Detail
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. 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; (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. 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 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 DES1, DES2, DES9, A2 and A8 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.
6. The development hereby permitted shall be carried out in accordance with the mineshaft mitigation strategy as detailed in the email from E3P Ltd (dated 23 March 2018), which includes foundations of a specialist design and Geo-Grids.
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.
7. Site clearance and earthworks beyond the eastern elevation of the eastern building (as shown hatched red on Drawing ref: ERAP Ltd: 2017-266 V1) is likely to cause harm to great crested newts as identified in the Ecological Survey and Assessment (Ref. 2017-266) Erap Ltd and shall not in any circumstances commence unless the Local Planning Authority has been provided with either: - a license issued by Natural England pursuant to Regulation 55, of the Conservation of Habitats and Species Regulations 2017 authorising the specified activity/development go ahead: - a statement in writing form the relevant licensing body to the effect that it does not consider that the specified development will require a license; - Works in the remainder (western area) of the site, as identified on Drawing ref: ERAP Ltd: 2017-266 V1 can proceed under an Amphibian Reasonable Avoidance Measures Method Statement (RAMMS).
Reason: To safeguard protected species in accordance with the Nature Conservation and Biodiversity Supplementary Planning Document and the National Planning Policy Framework.
8. Prior to any earthworks an invasive species survey shall be undertaken in order to survey for the presence/absence of any invasive plant species that may be colonising the site. If invasive species are found then a method statement detailing eradication and/or control and/or avoidance measures for the invasive species shall be submitted to and agreed in writing by the Local Planning Authority (LPA) prior to the commencement of any ground works on site. Once agreed, the method statement must be implemented in full.
Reason: To prevent the spread of invasive species, and to conserve and enhance the natural and local environment by minimising impacts on biodiversity and providing net gains in biodiversity where possible, in accordance with the Nature Conservation and Biodiversity SPD and paragraph 109 of the National Planning Policy Framework.
9. No development shall take place until a Landscape and Environmental Management Plan has been submitted to and approved in writing by the Local Planning Authority. The contents of the plan shall include the final detail on:
a)A description and details of habitat and landscape features to be provided and managed within the both the footprint of the new development and the open space and ecological enhancement areas which shall include: o Native tree, shrub and wildflower planting within the ecological enhancement area o Tree and shrub planting that benefits wildlife within the housing site o Details of enhancement measures for amphibians o Details of landscape and buffering between the housing and the M61 o Details of bird and bat enhancements associated with the housing b)Aims and objectives of management c)Appropriate management options for achieving aims and objectives. d)Prescriptions for management actions. e)Preparation of a work schedule (including an annual work plan capable of being rolled forward over a five-year period). f) Details of the body or organisation responsible for implementation of the plan. g)Ongoing monitoring and remedial measures. h)Where the results from monitoring show that conservation aims and objectives of the LEMP are not being met how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the fully functioning biodiversity objectives of the originally approved scheme.
The works shall be carried out strictly in accordance with the approved details.
Reason: To secure opportunities for the enhancement of the nature conservation value of the site in accordance with UDP Policy R4 and the National Planning Policy Framework (March 2012)
10. Prior to first occupation of the development a scheme for the provision of an advisory leaflet or 'code of responsible conduct' as recommended within section 5.4 of the submitted ecological assessment shall be submitted for the written approval of the LPA. The scheme shall include measures to notify and encourage use by future occupiers of the country park and amenity areas within the site including but not limited to; - Identification and formal engagement with residents setting out what the site can offer; - Promotion and safeguarding of the country park and amenity areas as landscape and nature conservation assets for the community through the provision of information boards on site and instructional signage where necessary e.g. keep to the footpaths etc.
Reason: To ensure adequate provision is made to promote the wider benefits of the site and encourage appropriate use of the country park and amenity areas for use by the community.
11. Prior to occupation the applicant shall provide a single electric vehicle charging point for all residential properties with off road parking. The charging point shall be capable of Type 2 "Fast" charging, and wired to a dedicated 30A spur to provide 7KV charging capacity.
Reason: In accordance with paragraph 35 and 124 of the NPPF, to encourage the uptake of ultra-low emission vehicles and ensure the development is sustainable. To safeguard residential amenity, public health and quality of life.
12. 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 as laid out in the table below;
LOCATION 07:00 – 23:00 23:00 – 07:00 23:00 – 07:00
dB LAEQ 16-Hour dB LAEQ 8-Hour dB LAMAX Bedrooms 35 30 45 Living rooms 35 - - Dining Rooms & Dining 40 - - Kitchens External Private Amenity 55 - - Spaces
1 Where development is considered necessary or desirable, despite external noise levels above WHO guidelines, the internal target levels may be relaxed by up to 5 dB and reasonable internal conditions still achieved.
2 Regular individual noise events (for example, scheduled aircraft or passing trains) can cause sleep disturbance. A guideline value may be set in terms of SEL or LAmax,F, depending on the character and number of events per night. Sporadic noise events could require separate values.
3 it is also recognised that these guideline values are not achievable in all circumstances where development might be desirable. In higher noise areas, such as city centres or urban areas adjoining the strategic transport network, a compromise between elevated noise levels and other factors, such as the convenience of living in these locations or making efficient use of land resources to ensure development needs can be met, might be warranted. In such a situation, development should be designed to achieve the lowest practicable levels in these external amenity spaces, but should not be prohibited.
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.
13. Prior to the commencement of construction, excluding demolitions and works below ground, a detailed glazing and ventilation strategy shall be submitted to and agreed by the local planning authority. The strategy shall incorporate glazing and ventilation systems to achieve internal noise levels as laid out in condition 12 above. The development shall be undertaken in strict accordance with the agreed strategy and retained thereafter.
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.
14. Prior to occupation of any building, the applicant shall submit and agree with the Local Planning Authority a phased occupation plan taking into account the acoustic character of the site. The plan shall demonstrate that in all occupied properties noise levels within internal habitable rooms and external amenity spaces meet condition 12 above. The development shall be undertaken in strict accordance with the approved phasing plan scheme.
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.
15. Prior to the occupation of plots 60 - 86 shown on drawing SK552-PL-01 Rev E the acoustic boundary treatment specified in the Environmental Noise Study, April 2018, Ref R1470-REP01-PB, Red Acoustics shall be constructed.
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.
16. Prior to the occupation of any plot the applicant shall submit to and agree with the local planning authority a maintenance plan for all acoustic boundary treatments shown on drawing SK552-PL-01 Rev E. The plan shall be implemented and the acoustic boundary treatments shall be maintained in accordance with the agreed plan in-perpetuity.
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.
17. Prior to occupation of the residential units a Site Completion Report confirming that all necessary noise attenuation measures identified in the assessment shall be submitted to and approved in writing by the local planning authority.
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.
18. Prior to above ground works commencing, the applicant shall submit and agree with the Local Planning Authority a detailed method statement for the investigation and delineation of the hydrocarbon impacted soils. The development shall thereafter be undertaken in accordance with the agreed method statement.
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. 19. The development shall be carried out in strict accordance with the Remediation and Enabling Works Strategy, January 2018, Ref: 12-108, e3p or an alternative remediation and enabling works strategy agreed in writing by the Local Planning Authority.
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.
20. Prior to first use or occupation of any plot 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.
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.
21. If, during the course of development, contamination not previously identified is found to be present, no further works shall be undertaken in the affected area and the contamination shall be reported to the Local Planning Authority as soon as reasonably practicable (but within a maximum of 5 days from the find). Prior to further works being carried out in the identified area, a further assessment shall be made and appropriate action agreed with the Local Planning Authority.
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.
22. Any soil or soil forming materials to be brought to site for use in garden areas or soft landscaping shall be tested for contamination and suitability for use prior to importation to site. Prior to occupation, evidence and verification information (for example, laboratory certificates) shall be submitted to, and approved in writing by, the Local Planning Authority.
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.
23. Foul and surface water shall be drained on separate systems.
Reason: To secure proper drainage and to manage the risk of flooding and pollution.
24. 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) 25. Prior to the installation of the proposed acoustic fencing across the site, full details including elevation plans and details of proposed materials to be used shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented in accordance with the approved details and retained as such thereafter.
Reason: In order to ensure a satisfactory appearance in the interests of visual amenity and to safeguard the amenity of existing, neighbouring and/or future occupants of the development hereby approved in accordance with policies DES1 and DES7 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.
26. The felled trees 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 above ground 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. The development shall be carried out in accordance with the approved details.
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.
27. There shall be no direct vehicular or pedestrian access of any kind between the site and the M61 motorway. To this end a close boarded fence or similar barrier not less than 2 metres high shall be erected along the frontage of the site with the motorway to the satisfaction of the Planning Authority in consultation with Highways England. The fence shall be erected behind the existing motorway boundary fence, be on the developer’s land and be independent of any existing motorway boundary fence.
Reason: In order to prevent trespassing from the development site onto Highways England land and 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.
28. There shall be no development on or adjacent to any motorway embankment or retaining wall that shall put any such embankment, retaining wall or earthworks at risk.
Reason: In the interests of the safe and efficient operation of the highway network in accordance with policies DES2, A2 and A8 of the City of Salford Unitary Development Plan and the National Planning Policy Framework and in order to protect the integrity of the Highways England asset by ensuring that any new development adjacent to the Strategic Road Network does not negatively impact upon the asset.
29. No drainage from the proposed development shall run off into the motorway drainage system, nor shall any such new development adversely affect any motorway drainage.
Reason: In the interests of the safe and efficient operation of the highway network in accordance with policies DES2, A2 and A8 of the City of Salford Unitary Development Plan and the National Planning Policy Framework and in order to protect the integrity of the Highways England asset by ensuring that any new development adjacent to the Strategic Road Network does not negatively impact upon the asset.
30. A scheme to cover works to the adopted highways shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include: i. Construction details of the new site access points on Worsley Road North, Norfolk Street, Southern Street and the internal road layout which shall include which shall include dropped kerbs, tactile paving on either side of the Worsley Road North / Norfolk Street junction, Worsley Road North / Southern Street junction, Proposed Worsley Road North junction (adjacent to plot 47), Proposed Southern Street junction (adjacent to plot 60) ii. A suitable Traffic Management Scheme to assist in the safe use of the, Worsley Road North / Norfolk Street junction, Worsley Road North / Southern Street junction, Proposed Southern Street junction (adjacent to plot 60) and where appropriate, to prohibit on-street parking, to provide a traffic calming scheme within the development and to amend the speed limit/traffic regulation order on neighbouring roads including Norfolk Street and Southern Street iii. Redundant accesses to be closed and made good as continuous footway and renewal of footway and carriageway surrounding the development;
Such scheme as is agreed shall be implemented on site in accordance with the approved drawings prior to first occupation of any dwelling.
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
31. Prior to first occupation of the development hereby permitted a Travel Plan shall be submitted to and agreed by the Local Planning Authority. The plan shall focus on sustainable transport options (including walking, cycling, public transport incentives, car share options, electric and ultra-low vehicle incentives and include full details of the travel plan coordinator and information in relation to the budget set aside for implementation and monitoring).
Within 6 months of first occupation (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.
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.
32. The vehicle parking and 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 and shall be retained thereafter for their intended purpose. Prior to occupation a single electric vehicle charging point for all residential properties with off road parking shall be provided and shall be retained thereafter. The charging point shall be capable of Type 2 "Fast" charging, and wired to a dedicated 30A spur to provide 7KV charging capacity.
Reason: In the interest of highway safety, and the free flow of traffic, and to encourage the uptake of ultra-low emission vehicles and ensure the development is sustainable and to safeguard residential amenity, public health and quality of life in accordance with policies A2, A8 and A10 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.
33. Notwithstanding the details shown on the drawings hereby approved, details of secure cycle parking (including siting) 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
1. INFORMATIVE NOTE
The proposed development lies within an area that has been defined by The Coal Authority as containing potential hazards arising from former coal mining activity. These hazards can include: mine entries (shafts and adits); shallow coal workings; geological features (fissures and break lines); mine gas and previous surface mining sites. Although such hazards are seldom readily visible, they can often be present and problems can occur in the future, particularly as a result of development taking place.
It is recommended that information outlining how the former mining activities affect the proposed development, along with any mitigation measures required (for example the need for gas protection measures within the foundations), be submitted alongside any subsequent application for Building Regulations approval (if relevant). Your attention is drawn to The Coal Authority Policy in relation to new development and mine entries available at: https://www.gov.uk/government/publications/building-on-or-within-the-influencing-distance-of-mine-entries
Any intrusive activities which disturb or enter any coal seams, coal mine workings or coal mine entries (shafts and adits) requires a Coal Authority Permit. Such activities could include site investigation boreholes, digging of foundations, piling activities, other ground works and any subsequent treatment of coal mine workings and coal mine entries for ground stability purposes. Failure to obtain a Coal Authority Permit for such activities is trespass, with the potential for court action.
Property specific summary information on past, current and future coal mining activity can be obtained from: www.groundstability.com
If any of the coal mining features are unexpectedly encountered during development, this should be reported immediately to The Coal Authority on 0345 762 6848. Further information is available on The Coal Authority website at: www.gov.uk/government/organisations/the-coal-authority
This Informative Note is valid from 1st January 2017 until 31st December 2018
2. 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
3. The applicant is advised that they have a duty to adhere to the regulations of Part 2A of the Environmental Protection Act 1990, the National Planning Policy Framework 2012 and the current Building Control Regulations with regards to contaminated land. The responsibility to ensure the safe development of land affected by contamination rests primarily with the developer.
4. With respect to gas protection measures the applicant's attention is drawn to BRE 414, Protection Measures for Housing on Gas-Contaminated Sites. In addition the verification requirements of BS8845:2015 Code of Practise for the design of protective measures for methane and carbon dioxide ground gases for new buildings. Verification of gas protection systems needs to be undertaken during the construction process, or the applicant may have difficulty with the final discharge of the conditions.
5. No works to trees or shrubs shall occur or demolition commence between the 1st March and 31st August in any year unless a detailed bird nest survey by a suitably experienced ecologist has been carried out immediately prior to clearance and written confirmation provided that no active bird nests are present which has been agreed in writing by the LPA.
6. The applicants are advised of the comments from Highways England dated 24th May 2018 and in particular that Highways England does not consent to access for any new connections to the Strategic Road Network as part of this application.
7. The applicants are advised that a diversion of Footpath 122 Worsley would be required to accommodate the development. Application forms can be found on the Councils website at https://www.salford.gov.uk/parking-roads-and-travel/footpaths-and-pavements/public-rights-of-way/ .
8. The applicant's attention is drawn to the comments from design for security set out in the submitted Crime Impact Statement and in particular the recommendations set out in sections 3.3 and 4 of the statement. 9. In relation to condition 5 (landscaping) the applicants attention is drawn to the comments from Design for Security dated 27th April 2018 in relation to the need to provide definition of property frontages and securely enclosed residents amenity space and create effective separation from the public open space to the east.
10. The applicants are advised that in relation to condition 24 (Drainage) water butts and street trees should be included within the drainage scheme.
11. The applicants are advised that in relation to condition 4 (CEMP) the mitigation measures listed in section 6.1 of the submitted Air Quality report should be incorporated into the CEMP.
12. The applicants are advised that in relation to condition 8 (Invasive species) it is likely that the invasive plant Japanese knotweed may be present on the site. Japanese knotweed surveys can be undertaken anytime between April and October.
13. In relation to condition 31 (Travel Plan) the applicants are advised that the Travel Plan should include information about the budget set aside for the travel plan implementation and monitoring, full details of the TPC and information regarding travel surveys. Welcome Pack / Travel Packs should be presented during the marketing phase and provided on the first day of occupation. Travel surveys should be done at 50% occupation and new targets set. The Travel plan should be reviewed every year for a period of 5 years. The TPC should work with Salford City Councils Sustainable Transport Planner to successfully execute the targets.
14. In relation to condition 5 (Landscaping) the applicants are advised that non-permeable boundary treatment or vegetation shall not be higher than 0.6m high where it is proposed along front boundaries or adjacent to in curtilage parking areas.
15. In relation to condition 30 (Highway works) the applicants are advised that as part of the Road Safety Audit at the relevant stages they should ensure the opportunity to monitor the junctions associated to the development and the internal operation of the development and to ensure risk are kept to a minimum for pedestrians and road users or to enhance the safety of the junctions / internal roads should it need to.
The applicants are also advised of the need to enter into a Section 278 and 38 Agreement of the Highways Act 1980. Highway works, remedial measures and supporting Traffic Regulation Orders to be introduced in vicinity of the development shall include the following:
Full construction details of the off-site highway works, access point and internal road layout should be appropriately designed and shall be submitted to and agreed in writing by the Local Highway Authority. Such scheme as is agreed shall be constructed in accordance with the approved drawings. The developer to have discussions with the council’s traffic management team to deliver a suitable traffic management scheme to ensure various TRO schemes can be incorporated with the development proposals. The adoptable highway drainage system must either connect into a proposed adoptable surface water system, or an existing United utilities adopted surface water sewer or a watercourse where a Consent to Discharge from the Environmental Agency is required. Any amendments to the existing adopted carriageway need to be re-instated using similar approved materials, otherwise approved by the council’s highway engineer. Existing adopted street lighting and existing services within the footway and carriageway to be either diverted or protected in agreement with relevant authorities. No gates to open onto the existing/proposed highway. The applicant is to enter into a S278 and S38 agreement and to provide funding to facilitate associated highway works for the following: - For the creation of new vehicular site entrance with pedestrian footways that is approved by the Highway Authority. - For the creation of the internal carriageways, footways, highway drainage, street lighting to SCC’s current adoptable standards. - Vehicle crossover area with continuous footway with designed dropped section designed to appropriate standards shall be submitted to and agreed in writing by the Local Highway Authority - Redundant access points reinstated as continuous footway. - Areas to be submitted for adoption will require an agreement. - To deliver a suitable traffic management scheme that is approved by the Highway Authority. - Adopted carriageway and footways, any amendments to the carriageway need to be re-instated and using similar materials will require an agreement. - Street lighting, signage, drainage and other utility services within the footway and carriageway that is affected by the development must be relocated and agreed by various utility providers and Highway Authority. - The use of high quality materials other than those normally specified will require a service level agreement with the developer, which involves the developer paying a sum for maintenance. - Any proposed trees within the adopted highway will require approved tree pits – to protect services and the road construction. In addition, proposed trees within the adopted highway will command a commuted sum for future maintenance. - Dilapidation Survey should be undertaken after the completion of the development to ensure the adopted footway and carriageway has not been damaged by construction vehicles.
Useful contacts Dilapidation Survey: Developer shall contact John Horrocks to arrange a full dilapidation/Condition Survey of all adopted highways surrounding the site prior to works commencing on site. Tel: 0161 603 4046
Highway Permits/Licensing: Applications for all forms of highway permits/licenses shall be made in advanced of any works being undertaken on the adopted highway 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
General Highway Information: Requests for general Information regarding the adopted highway network shall be directed to the Local Highway Authority – John Horrocks- 0161 603 4046
S278 and S38 Works The Developer shall contact Neil Ashmall to arrange for the S278 element of the development. Neil Ashmall 0161 779 4883. The Developer shall contact John Proctor to arrange for the S38 element of the development. John Proctor: 0161 779 4894.