Manchester City Council Item 17 Planning and Highways Committee 12 November 2015

Application Number Date of Committee Date Ward 109519/FO/2015/N2 Application 12 November Ward 17 July 2015 2015

Proposal Installation of external artificial grass sports pitches with associated ball- stop fencing (to a maximum height of 8 metres), perimeter fencing (to a maximum height of 6.5 metres), 15 metre high floodlights and access paths.

Location The Armitage Centre , Moseley Road, Levenshulme, , M14 6HE

Applicant Mr Paul Maccabee , The , Directorate Of Estates & Facilities, Room G.003 Beyer Building , Oxford Road, Manchester, M13 9PL,

Agent Mr Tom Betts, Surfacing Standards Ltd, 1A Perth House, Corbygate Business Park, Priors Haw Road, Corby, Northamptonshire, NN17 5JG,

Description

The Armitage Sports Centre is the main University of Manchester sport facility located on Moseley Road in the Levenshulme ward of Manchester. Vehicular and pedestrian access is generally taken from a signalised junction on Moseley Road although there are other pedestrian routes available via a public footpath from Birchfields Road and from the wider University of Manchester Campus.

The application site is currently laid out as grass playing fields covering approximately 3.6ha in area. There are residential properties bounding the site to the east which front Birchfields Road and there are also terraced properties to the south on the southern side of Moseley Road. The site is bounded to the south by a high brick boundary wall and to the east although this varies in height at this location. There are a number of mature trees on the eastern boundary of the site the topography of the site is generally flat.

The Sports Centre and outdoor pitches currently provide facilities for a range of activities including football, badminton, squash, netball, table tennis, basketball, rugby, lacrosse, and tennis.

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Aerial photograph showing the application edged red and current grass pitch layout (taken from google maps)

Image showing existing grass pitches and southern boundary wall and residential properties on Moseley Road to the right

Application Proposals

The application proposals are for the creation of 4 no. artificial grass pitches and the erection of associated fencing and floodlighting.

The proposed artificial turf pitches would consist of 2 no. hockey pitches located on the western portion of the site, 1 no. rugby pitch located centrally and 1 no. football pitch located on the eastern side of the site. All pitches would be lit by way of 24no. 15 metre high lighting columns and associated floodlights; and, enclosed by fencing varying in height to a maximum height of 8 metres at either end of the centrally

Item 17 – Page 2 Manchester City Council Item 17 Planning and Highways Committee 12 November 2015 located rugby pitch and 6.5 metres around the external perimeter of the site, this fencing is of an open mesh fencing and is to be dark green in colour. Following amendments to the application the proposals also incorporate a 3.2 metre high acoustic fence to the eastern boundary of the site. All the pitches will be accessible by way of new circulation routes and paths which are indicated as being compliant with the Disability Discrimination Act (DDA) regulations and Sport England’s Technical Design Guidance Note ‘Accessible Sports Facilities 2010’. The finished levels of the finished ground levels of the external sports pitches are to approximately reflect existing ground levels but with a minor balanced cut and fill of the existing materials onsite.

The applicant indicates that the current proposals form part of a mitigation package for the proposed wider redevelopment of the University of Manchester Campus which are subject of a separate planning application and indicate the loss of a rugby pitch elsewhere on the Armitage Centre. These proposals are being brought forward in advance of those proposals in order to provide the early delivery of the pitches.

Consultations

The application was subject to neighbour notification, in addition the application was advertised in the and by way of site notices posted at the application site.

Local residents – 7 letters of objections were received to the original neighbour notification process and a further 4 letters have been received following a re- notification of neighbours advising them of additional information being provided by the applicant.

The issues raised by local residents can be summarised as:

Serious and negative impact on quality of life and the significant loss of amenity and the right to the quiet enjoyment of garden amenities.

Concerned about the lack of material detail in the application that address issues of noise, lighting impacts and visual amenity.

The proposed fencing around the pitches is excessively high.

The pitches will result in excessive noise and light nuisance particularly at night.

The loss of grass pitches for artificial turf will have adverse effects on wildlife.

Adverse impact on visual amenity particularly of the floodlight columns and ball stop fencing around the pitches.

The proposals do not accord with Paragraph 74 of the National Planning Policy Framework in relation to existing open space, sports and recreational buildings, including playing fields should not be built on.

No tree survey has been submitted alongside the application.

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The submitted acoustic report predicts noise levels which the reports own conclusions note would be of moderate annoyance in the daytime and evening. With the plan to allow use of the pitches until 10pm this is not acceptable, particularly to those with children who will find the increased noise and light pollution from the proposed pitches impacting their lives in a strongly negative sense.

Object to the loss of grass pitches and the proposals could be located elsewhere on the site away from residential properties.

There is already enough noise at the front of my home through the day, it will be impossible to bear excessive noise at the back of the house only a few yards away,

The proposals will generate additional traffic in the long term.

Statutory and non-statutory consultees

Highway Services – Raise no objections to the proposals on highway or pedestrian safety grounds. Following provision of additional information from the applicant it is confirmed that the following are acceptable in principle:

- Allocation of accessible spaces to be circa 6% of total. - Hard standing areas of minimum 2.0m to access pitches. - Provision of 50 cycle spaces.

United Utilities – Do not object to the proposal and recommend a surface water drainage condition is attached to any approval.

MCC Flood Risk Management Team – Recommend drainage conditions be attached to any planning approval.

Contaminated Land Section – Recommend a condition be attached to any approval relating to the submission and approval of a preliminary risk assessment to identify and evaluate all potential sources and impacts of any ground contamination, groundwater contamination and/or ground gas and further site investigations and remediation measures if these are required.

Environmental Health – Have confirmed that a condition relating to the hours of use of the pitches be attached to any approval and that they should not be used beyond 10pm.

Environmental Health also indicate that any external lighting should be designed and installed to control glare and overspill onto nearby residential properties.

Sport England - The site forms part of, or constitutes, a playing field as defined in The Town and Country Planning (Development Management Procedure) (England) Order 2015. The consultation of Sport England is therefore statutory and Sport England state that they have considered the application in the light of the National Planning Policy Framework (in particular Paragraph 74) and its policy to protect playing fields, ‘A Sporting Future for the Playing Fields of England. It is noted that the

Item 17 – Page 4 Manchester City Council Item 17 Planning and Highways Committee 12 November 2015 current proposals would secure the re-provision of hockey pitches in the city which is of vital importance to this sport in Manchester. It is also noted that the provision of an all-weather rugby pitch in the south of the city is in line with the emerging Council’s Playing Pitch Strategy which identifies the need for this type of facility in the south of the City. Sport England conclude that there are significant benefits that would arise from the proposed development and therefore do not raise an objection to this application, subject to conditions being attached to any approval relating to: the provision of non-turf cricket practice facility, community use agreement, maintenance and management plan of the pitches, schedule of usage of the pitches and a scheme to ensure the continuity of existing sport use of the pitch users on the application site.

Policy

Manchester City Council Core Strategy (2012)

'The Core Strategy Development Plan Document 2012 -2027 ("the Core Strategy") was adopted by the City Council on 11th July 2012 and is the key Development Plan Document in the Local Development Framework (LDF). The Core Strategy is to be used as the framework that planning applications will be assessed against.

There are a number of relevant polices within the adopted Core Strategy relevant to the consideration of the current application in summary these are set out below.

Policy EN9 relates to new development being expected to maintain existing green infrastructure in terms of its quantity, quality and multiple function. Where the opportunity arises and in accordance with current Green Infrastructure Strategies the Council will encourage developers to enhance the quality and quantity of green infrastructure.

Policy EN 10 - Safeguarding Open Space, Sport and Recreation Facilities - This policy indicates that the Council will seek to retain and improve existing open spaces, sport and recreation facilities to the standards set out above and provide a network of diverse, multi-functional open spaces. Proposals will be supported that: - improve the quality and quantity of accessible open space, sport and recreation in the local area provide innovative solutions to improving the network of existing open spaces, increase accessibility to green corridors, and enhance biodiversity improve access to open space for disabled people.

Proposals on existing open spaces and sport and recreation facilities will only be permitted where: - Equivalent or better replacement open space, sport or recreation facilities will be provided in the local area; or - The site has been demonstrated to be surplus for its current open space, sport or recreation function and the City wide standards set out above are maintained, and it could not fulfil other unsatisfied open space, sport or recreation needs, and a proposed replacement will remedy a deficiency in another type of open space, sport or recreation facility in the local area; or

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- The development will be ancillary to the open space, sport or recreation facility and complement the use or character. It is considered that improved sporting facilities will be provided on site that broaden the range of sports and activities available in addition Sport England do not object to the application proposals. On this basis the proposals are therefore considered to be complaint with the principles of EN10 of the Core Strategy.

Policy EN14 relates to Flood Risk and states all new development should minimise surface water run-off, including through Sustainable Drainage Systems (SUDS) and the appropriate use of Green Infrastructure. Developers should have regard to the surface water run-off rates in the SFRA User Guide. In Critical Drainage Areas, evidence to justify the surface water run-off approach / rates will be required. Consideration of the proposals against this policy is relevant as the application will result in the loss or permeable areas that allow rainfall to percolate naturally. As indicated above the Council’s flood risk management team do not object to the proposals subject to the imposition of a condition that requires the submission and approval of a final drainage scheme for the site.

Policy EN 15 relates to Biodiversity and Geological Conservation. The policy indicates that the Council will seek to maintain or enhance sites of biodiversity and geological value throughout the City. This policy is relevant as objectors have raised concerns with the loss of grass playing fields and the impact this could have on wildlife and that no tree survey has been submitted alongside the application.

Policy DM1 of the Core Strategy states: All development should have regard to the following specific issues for which more detailed guidance may be given within a supplementary planning document:- -Appropriate siting, layout, scale, form, massing, materials and detail. - Impact on the surrounding areas in terms of the design, scale and appearance of the proposed development. Development should have regard to the character of the surrounding area. - Effects on amenity, including privacy, light, noise, vibration, air quality, odours, litter, vermin, birds, road safety and traffic generation. This could also include proposals which would be sensitive to existing environmental conditions, such as noise. - Accessibility: buildings and neighbourhoods fully accessible to disabled people, access to new development by sustainable transport modes. - Community safety and crime prevention. - Design for health. - Adequacy of internal accommodation and external amenity space. - Refuse storage and collection. - Vehicular access and car parking. - Effects relating to biodiversity, landscape, archaeological or built heritage. - Green Infrastructure including open space, both public and private. - The use of alternatives to peat-based products in landscaping/gardens within development schemes. - Flood risk and drainage. - Existing or proposed hazardous installations.

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A consideration of the application proposals against policy DM1 is set out within the issues section of this report.

Following the adoption of the Manchester Core Strategy a number of policies in the 1995 Unitary Development Plan for the City of Manchester were saved. The policies relevant to the consideration of the current application are:

Policy DC26.1 states the Council intends to use the development control process to reduce the impact of noise on people living and working in, or visiting, the City. In giving effect to this intention, the Council will consider both: a. the effect of new development proposals which are likely to be generators of noise; and b. the implications of new development being exposed to existing noise sources which are effectively outside planning control.

Policy DC26.2 states new noise-sensitive developments (including large-scale changes of use of existing land or buildings), such as housing, schools, hospitals or similar activities, will be permitted subject to their not being in locations which would expose them to high noise levels from existing uses or operations, unless the effects of the noise can realistically be reduced. In giving effect to this policy, the Council will take account both of noise exposure at the time of receiving a planning application and of any increase that may reasonably be expected in the foreseeable future.

Policy DC26.3 states developments likely to result in unacceptably high levels of noises will not be permitted: a. in residential areas; b. near schools, hospitals, nursing homes and similar institutions; c. near open land used frequently for recreational purposes.

Policy DC26.4 states where the Council believes that an existing noise source might result in an adverse impact upon a proposed new development, or where a new proposal might generate potentially unacceptable levels of noise, it will in either case require the applicant to provide an assessment of the likely impact and of the measures he proposes to deal satisfactorily with it. Such measures might include the following: a. engineering solutions, including reduction of noise at source, improving sound insulation of sensitive buildings or screening by purpose-built barriers; b. layout solutions, including consideration of the distance between the source of the noise and the buildings or land affected by it; and screening by natural barriers or other buildings or non-critical rooms within a building; and c. administrative steps, including limiting the operating times of the noise source, restricting activities allowed on the site or specifying an acceptable noise limit.

Any or all of these factors will be considered appropriate for inclusion in conditions on any planning permission.

Policy DC26.5 states the Council will control noise levels by requiring, where necessary, high levels of noise insulation in new development as well as noise barriers where this is appropriate.

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The applicant has submitted a Noise Assessment and proposed the installation of an acoustic barrier. Matters relating to noise are considered in more detail within the issues section of this report where it is concluded that subject to the implementation of mitigation measures proposed by the applicant and conditions relating to the hours of use of the proposed pitches as set out by the Head of Regulatory and Enforcement Services the proposal accords with the above policies.

The National Planning Policy Framework

There are three dimensions to sustainable development: economic, social and environmental. These dimensions give rise to the need for the planning system to perform a number of roles: -an economic role, contributing to building a strong, responsive and competitive economy, by ensuring that sufficient land of the right type is available in the right places and at the right time to support growth and innovation; and by identifying and coordinating development requirements, including the provision of infrastructure; - a social role, supporting strong, vibrant and healthy communities, by providing the supply of housing required to meet the needs of present and future generations; and by creating a high quality built environment, with accessible local services that reflect the communities needs and support its health, social and cultural well-being; and - an environmental role, contributing to protecting and enhancing our natural, built and historic environment; and, as part of this, helping to improve biodiversity, use natural resources prudently, minimise waste and pollution, and mitigate and adapt to climate change including moving to a low carbon economy.

Paragraph 74 states existing open space, sports and recreational buildings and land, including playing fields, should not be built on unless: an assessment has been undertaken which has clearly shown the open space, buildings or land to be surplus to requirements; or the loss resulting from the proposed development would be replaced by equivalent or better provision in terms of quantity and quality in a suitable location; or the development is for alternative sports and recreational provision, the needs for which clearly outweigh the loss.

The NPPF states that where proposed development accords with an up-to-date Local Plan it should be approved. The proposals would create improved sport facilities at an existing sports ground, there is no objection from Sport England to the proposal in terms of the impact on the outdoor play pitches and as set out in this report the proposals are considered to accord with the Core Strategy Development Plan Document, and therefore with the main principles of the National Planning Policy Framework.

The University of Manchester Fallowfield Campus Development Framework

The development framework for the University of Manchester Fallowfield Campus was approved by the Council’s Executive in December 2014 to guide the future development of the campus, with the intention that it will also be a material consideration in the Council’s decision making as a Local Planning Authority.

The Development Framework was approved following public consultation and was developed to guide the redevelopment of the campus in accordance with relevant

Item 17 – Page 8 Manchester City Council Item 17 Planning and Highways Committee 12 November 2015 policies within the Manchester Core Strategy (2012) and guidance set out in the Fallowfield District Centre Action Plan (2010-2020).

The Development Framework sets out the principles for the redevelopment of the Fallowfield Campus and identifies the following in respect of the sports pitches and replacement facilities: The University is committed to upgrading its sport facilities. There is currently good provision of pitches (artificial and grass); however, further investment is required to ensure that the site continues to provide excellent sport provision for students, staff and the wider community.

Issues

Principle of development

The application site is currently laid out as grass playing pitches associated with the Armitage Sport Centre. Therefore the principle of the creation of artificial turf pitches and the sites continued use for sports and recreation is considered to be acceptable subject to the consideration of impacts relating to residential and visual amenity.

Visual Amenity

A number of objectors have raised concerns with the visual impacts of the proposals.

Floodlight Masts

The proposals incorporate the provision of 15 metre high floodlighting masts, the masts would be of a relatively slim profile tubular steel masts with galvanised (brushed silver) finish. These are new structures that would be visible from nearby residential properties and public areas such as Moseley Road. There are similar existing structures elsewhere at the Armitage Centre site associated with other sports pitches and there are also street lighting columns on Birchfields and Moseley Road.

It is considered that whilst these additional masts will be visible they are not a feature uncommon in an urban area in which the application site is located.

The proposal would introduce new structures onto the site and of particular impact will be 15m high floodlighting masts. It is accepted that the height of the columns would result in features which are prominent within the site itself, but they are in keeping with several existing external sports facilities with artificial lighting onsite.

Fencing

The proposals incorporate perimeter fencing which the applicant indicate as being necessary to ensure the adequate long term protection of the pitches from unauthorised access and vandalism and also to contain balls within the pitch during training, competition and recreational activities.

The predominant height of the fencing is 6.5 metres in height around the pitches with two areas behind the rugby posts rising to 8 metres. The fences are proposed to be a

Item 17 – Page 9 Manchester City Council Item 17 Planning and Highways Committee 12 November 2015 weld mesh design comprising see-through mesh, coloured dark green. This type of fence is commonly installed around sports pitches and allows light and views through. This fencing is proposed to be set approximately 13 metres from the residential boundaries on Birchfield’s Road. There would be a boundary of mature trees between the rear boundaries of residential properties and the proposed fences and pitches.

In addition to the ball stop fencing the applicant proposes a 3.2 metre high acoustic fence to be installed along the eastern perimeter of the sport pitches. This fence would be of a solid nature and would be a similar distance away from residential boundaries at the perimeter fencing.

It is considered that whilst the proposed fencing and acoustic barrier would introduce a new feature in this area of the wider sports facilities at the Armitage Centre given the distances with residential properties; existing trees between the fencing and residential boundaries; the type of weld mesh fence proposed and that this is similar to fencing insitu elsewhere on the playing fields, the proposed fencing and acoustic barrier would not give rise to unacceptable visual impacts to warrant refusal of the application.

Residential amenity

Noise

A number of objectors have raised concerns with noise generated by the proposals.

The application site is already in use for sports and a number of the grass pitches are laid out in close proximity to the rear boundaries of residential properties on Birchfield’s Road. Despite this it is acknowledged that the application proposals would result in extended times of use of the pitches particularly in the darker months of the year. As such the applicant has undertaken a Noise assessment of the proposals in order to understand predicted noise levels generated by the development and provide sufficient mitigation if necessary.

As a result of this assessment a number of mitigation measures are proposed and include: - A 3.2m high acoustic barrier containing a 10kg/m2 minimum surface density; - Neoprene washers (inserts) to ball stop fence post / panel fixings to reduce panel rattle and vibration from ball impacts; - Synthetic turf covering to kickboards fixed to the internal elevation of ball stop fencing around the hockey pitches.

The noise assessment indicates that with the inclusion of these measures the noise generated by the proposals will be adequately controlled and nearby residential properties are not expected to be adversely affected by noise either outside living areas (such as gardens) or internally within residential properties (with windows open).

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In addition to these measures Environmental Health have recommended that the hours of operation proposed (until 10pm) be secured by way of an appropriately worded condition. It is also considered necessary to attach an appropriately worded condition to ensure the above noise mitigation measures are installed prior to the first use of the pitches. With the proposed mitigation measures and hours of use it is considered that the application accords with policy DM1 of the Core Strategy and the saved DC26 policies of the Unitary Development Plan.

Lighting

The applicant has provided further details of the proposed floodlighting scheme. It has been designed to comply with an Environmental Zone E2 (ILP) which is rural surrounding with low district brightness, for example a village or relatively dark outer suburban locations. It is indicated in the supporting application information that there would be some light spillage beyond the perimeter of the pitches, however this would still be within the tolerances of ILP Environmental Zone E2, the properties subject to this impact are those situated along Birchfields Road.

The closest residential property is located 27 metres to the closest proposed artificial grass pitch. However, the applicant has detailed that any light spillage on this property would have a light intensity measurement of 5286 candelas which is less than the 7500 candelas tolerance necessary to accord with pre-curfew Zone E2 requirements.

The lighting scheme would have control switches and time clocks installed to the floodlights to ensure they do not remain on any later than the permitted curfew hour and once floodlights are extinguished.

The lighting scheme has been designed to minimise the impacts on surrounding areas outside of the sport pitches. Given the location of the application site within an urban area subject to significant lighting from streetlights, buildings and commercial areas it is not considered that the proposed lighting would result in impacts that would be significant. Conditions are proposed relating to ensuring glare is reduced and that floodlights are switched off when pitches are not in use.

It is considered that the application proposals have been designed to minimise the impacts on residential amenity and with appropriately worded conditions attached to any approval would not give rise to unacceptable impacts on residential amenity to warrant refusal of the application and therefore accord with policy DM1 of the Core Strategy.

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Drawing illustrating relationship with closest residential property on Birchfields Road Traffic

The applicant has prepared a Transport Statement to accompany the application and this has included undertaking car parking usage surveys of the existing car parking at the Armitage Centre and also assessed the traffic impact of the proposals. The application site is located close to existing student halls of residences and the wider student population residing in the area, in addition the site is well located to the bus network.

The submitted transport statement concludes that there would be no material impact upon the Armitage Centre parking areas and the proposals would not significantly impact upon the operation of the surrounding highway network, in terms of capacity and safety.

Highway Services have reviewed the submitted information and raise no objections. However, following discussions with the applicant an area of additional accessible car parking spaces (11 spaces) have been identified on an area of land adjoining the southern car park this will increase provision at the Armitage Centre to fifteen accessible car parking spaces onsite. Highway Services have confirmed the acceptance of this level of provision.

The applicant has confirmed that there are currently 50 secure cycle spaces at the Armitage Centre, Highway Services have confirmed that this level of provision is acceptable.

Loss of grass pitches

The application proposals would result in the loss of grass pitches and the replacement with artificial turf pitches. The proposals will allow additional hours of use of sports pitches at an existing sport centre and improved sports provision. It is considered that improved sporting facilities will be provided on site that broaden the range of sports and activities available in addition Sport England support the proposals subject to conditions being attached to any approval including the provision of cricket practice facilities and do not object to the application proposals. On this basis the proposals are therefore considered to be complaint with the principles of EN10 of the Core Strategy.

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Other Matters

Objectors have raised concerns regarding the impacts on wildlife as a result of the grass pitches and that the applicant has not submitted a tree survey alongside the application.

In response the site is a well managed and maintained area of grass playing pitches. The ecological value of the grass pitches as a result of this intensive maintenance and management regime is considered to be low. The loss of these grass pitches is not considered to have such significant impacts on wildlife or biodiversity to warrant refusal of the application in addition the application proposals would not result in the loss of any trees at the application site.

An objector has raised concerns that the application would result in the loss of grass sport pitches and that this does not reflect the intention of policy EN9 to maintain green infrastructure in the city. However, the application proposals relate to improvements to existing private sports facilities rather than publically accessible open spaces. In terms of the visual impacts of the loss of grass and replacement with artificial turf this would have a visual appearance from residential properties not dissimilar to natural turf.

An objector has raised concerns that the application proposals do not include details and information sufficient to determine the application. As evidenced in this report the applicant has provided a comprehensive suite of documents to accompany the application in order to understand and assess the impacts, this includes a lighting scheme, a lighting impact statement, flood risk assessment, transport statement, environmental noise report and supporting drawings and photographs. It is therefore considered that the application and supporting documents provide sufficient information in order to determine the application.

Conclusion

The application proposals would provide enhanced sports facilities at a site of existing grass sports pitches. The proposals have been designed to minimise their impacts on visual and residential amenity and, subject to the imposition of appropriately worded conditions as set out in this report, are considered to accord with national and local planning policy.

Human Rights Act 1998 considerations – This application needs to be considered against the provisions of the Human Rights Act 1998. Under Article 6, the applicants (and those third parties, including local residents, who have made representations) have the right to a fair hearing and to this end the Committee must give full consideration to their comments.

Protocol 1 Article 1, and Article 8 where appropriate, confer(s) a right of respect for a person’s home, other land and business assets. In taking account of all material considerations, including Council policy as set out in the Core Strategy and saved polices of the Unitary Development Plan, the Head of Planning, Building Control & Licensing has concluded that some rights conferred by these articles on the applicant(s)/objector(s)/resident(s) and other occupiers and owners of nearby land

Item 17 – Page 13 Manchester City Council Item 17 Planning and Highways Committee 12 November 2015 that might be affected may be interfered with but that that interference is in accordance with the law and justified by being in the public interest and on the basis of the planning merits of the development proposal. She believes that any restriction on these rights posed by the of the application is proportionate to the wider benefits of and that such a decision falls within the margin of discretion afforded to the Council under the Town and Country Planning Acts.

Recommendation APPROVE

Article 35 Declaration

The application was determined in a positive and proactive manner. During the consideration of this application any issues raised have been discussed with the applicant and resolutions have been sought.

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

Reason - Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990.

2) Prior to the commencement of above ground works of the hereby approved building, samples and specifications of all boundary treatments, including the acoustic barrier, shall be submitted to and approved in writing by the City Council as local planning authority. The development shall be carried out in accordance with the agreed details.

Reason - To ensure that the appearance of the development is acceptable to the City Council as local planning authority in the interests of the visual amenity of the area within which the site is located, as specified in policies SP1 and DM1 of the Core Strategy.

3) The development hereby approved shall be carried out in accordance with the following drawings and documents: Drawings

SSL1899 03 - Proposed Plan REV 6 SSL1899 02 Rev 02 Block Plan of Site SSL1899 04 Rev 01 Elevation SSL1899 05 Rev 01 Floodlighting scheme SSL1899 07 Rev 00 Proposed pitch markings SSL1899 T Rev 00 – Topographical survey CC6081 – 15 metre flanged Amaru prepared by Philips

Documents: Owens Park, University of Manchester Fallowfield Campus Sports Pitch Report’ 150714_SK21502_TN02 Transport Statement University of Manchester Artificial Lighting Scheme and Lighting Impact Statement prepared by Surfacing Standards Ltd project ref: SSL1899

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Environmental Noise Report prepared by Acoustic Consultants Ltd reference 6162/DO/pw October 2015 Flood Risk Assessment Rev A SSL1899 prepared by SSL dated 11th July 2015 Design and Access Statement Rev B SSL 1899 prepared by SSL dated 17th July 2015

Reason - To ensure that the development is carried out in accordance with the approved plans pursuant to policies SP1 and DM1 of the Core Strategy.

4) No development shall commence until a scheme for the provision of a 3-bay non- turf cricket practice facility has been submitted to and agreed in writing by the local planning authority. The scheme shall include details on the design and layout of the facility, a timetable for implementation, measures for fielding practise and a mechanism for ongoing review. The development shall be subsequently undertaken in accordance with the approved details.

Reason: To ensure the provision of off-site cricket practice facilities pursuant to policy EN10 of the Core Strategy.

5) The measures to ensure the continuity of the existing sports use of the pitch users on the application site during the construction period (as set out in the approved document titled ‘Owens Park, University of Manchester Fallowfield Campus Sports Pitch Report’) shall be implemented and complied with in full throughout the carrying out of the development.

Reason: To ensure continuity of sporting use at the site during construction works pursuant to policy EN10 of the Core Strategy.

6) The artificial grass pitches hereby approved shall be constructed in accordance with the design and layout details set out in the planning application.

Reason: To ensure the development is fit for purpose pursuant to policy EN10 of the Core Strategy.

7) Prior to the first use of the development a community use agreement shall be prepared and submitted to and approved in writing by the Local Planning Authority. The agreement shall apply to the artificial grass pitches and the cricket non-turf practice facilities to be secured through condition 4 of this approval and include details of pricing policy, hours of use, access by non-educational establishment users, management responsibilities and a mechanism for review. The development including cricket non-turf practice facilities shall be subsequently used in accordance with the approved agreement.

Reason: To secure well managed safe community access to the sports facility/facilities, to ensure sufficient benefit to the development of sport pursuant to policy EN10 of the Core Strategy.

8) Prior to the first use of the development hereby approved a sport development plan, including annual usage plans and a mechanism for annual review shall be

Item 17 – Page 15 Manchester City Council Item 17 Planning and Highways Committee 12 November 2015 submitted to and approved in writing by the local planning authority. The facilities shall be used in accordance with the agreed sport development plan. Reason: To ensure that displaced activities are accommodated and that the benefits of the facilities are realised pursuant to policy EN10 of the Core Strategy.

9) Prior to the first use of the artificial grass pitches, a Maintenance Scheme for the artificial grass pitches including a maintenance schedule, measures to ensure the replacement of the surface of the Artificial Grass Pitches within a specified period and a mechanism for review shall be submitted to and approved in writing by the Local Planning Authority. The measures set out in the approved scheme shall be complied with in full, with effect from commencement of use of the artificial grass pitches.

Reason: To ensure that the new facilities are maintained and remain fit for purpose, and thereby continue to ensure sufficient benefit of the development to sport pursuant to policy EN10 of the Core Strategy.

10) No development shall commence until surface water drainage works have been implemented in accordance with details that have been submitted to and approved in writing by the local planning authority. The following additional information has to be provided:

• Surface water attenuation: o Hydraulic calculations for the existing and proposed discharge rates; o Runoff volume in the 1 in 100 year, 6 hours rainfall be constrained to a value as close as is reasonable practicable to the greenfield runoff volume for the same event, but never exceed the runoff volume from the development site prior to redevelopment; o Evidence of management of exceedance events should be catered on site without increasing flood risks (both on site and outside the development) - the drainage system must be designed (unless an area is designated to hold and/or convey water as part of the design) so that flooding does not occur during a 1 in 100 year rainfall event in any part of a building (including basements) o Long and cross sections for the proposed drainage system and finished floor levels. o Construction details of flow control and SuDS elements. • Proposal of surface water management during construction period. • As the proposed development will be building over the culvert, the development should not affect structural stability of the culvert during construction and operation of the site. A CCTV surveys is required to establish exact location and depth and propose a methodology for construction for MCC review.

Reason - To prevent the increased risk of flooding, to improve and protect water quality and ensure future maintenance of the surface water drainage system pursuant to policy EN17 of the Core Strategy.

11) The development hereby approved shall not be occupied until details of the implementation, maintenance and management of the sustainable drainage scheme

Item 17 – Page 16 Manchester City Council Item 17 Planning and Highways Committee 12 November 2015 have been submitted to and approved by the local planning authority. The scheme shall be implemented and thereafter managed and maintained in accordance with the approved details. Those details shall include:

• Verification report providing photographic evidence of construction as per design drawings; • As built construction drawings if different from design construction drawings; • Management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by any public body or statutory undertaker, or any other arrangements to secure the operation of the sustainable drainage scheme throughout its lifetime.

Reason - To prevent the increased risk of flooding, to improve and protect water quality and ensure future maintenance of the surface water drainage system pursuant to policy EN17 of the Core Strategy.

12) Prior to the commencement of development a Construction Management Plan shall be submitted to and approved in writing by the City Council as local planning authority. The development shall be implemented in accordance with the agreed Construction Management Plan. The Plan shall include: - The routing of construction traffic; - The identification of the vehicular access points into the site for all construction traffic, staff vehicles and Heavy Goods Vehicles; - Identify measures to control dust and mud on the surrounding public highway including: details of how the wheels of contractor's vehicles are to be cleaned; - Specify the working hours for the site; - Identify advisory routes to and from the site for staff and HGVs; - Dust management statement; - Noise management statement.

Reason - In the interest of pedestrian and highway safety, and to ensure that construction works are not prejudicial or a nuisance to adjacent dwellings and properties pursuant to policy DM1 of the Core Strategy.

13) If any lighting at the development hereby approved, when illuminated, causes glare or light spillage which in the opinion of the Council as local planning authority causes detriment to adjoining and nearby residential properties, within 14 days of a written request, a scheme for the elimination of such glare or light spillage shall be submitted to the Council as local planning authority and once approved shall thereafter be retained in accordance with details which have received prior written approval of the City Council as local planning authority.

Reason - In order to minimise the impact of the illumination of the lights on the occupiers of nearby residential accommodation, pursuant to policies SP1 and DM1 of the Core Strategy.

14) a) Before the development hereby approved commences, a report (the Preliminary Risk Assessment) to identify and evaluate all potential sources and impacts of any ground contamination, groundwater contamination and/or ground gas

Item 17 – Page 17 Manchester City Council Item 17 Planning and Highways Committee 12 November 2015 relevant to the site shall be submitted to and approved in writing by the City Council as local planning authority. The Preliminary Risk Assessment shall conform to City Council's current guidance document (Planning Guidance in Relation to Ground Contamination).

In the event of the Preliminary Risk Assessment identifying risks which in the written opinion of the Local Planning Authority require further investigation, the development shall not commence until a scheme for the investigation of the site and the identification of remediation measures (the Site Investigation Proposal) has been submitted to and approved in writing by the City Council as local planning authority.

The measures for investigating the site identified in the Site Investigation Proposal shall be carried out, before the development commences and a report prepared outlining what measures, if any, are required to remediate the land (the Site Investigation Report and/or Remediation Strategy) which shall be submitted to and approved in writing by the City Council as local planning authority. b) When the development commences, the development shall be carried out in accordance with the previously agreed Remediation Strategy and a Completion/Verification Report shall be submitted to and approved in writing by the City Council as local planning authority.

In the event that ground contamination, groundwater contamination and/or ground gas, not previously identified, are found to be present on the site at any time before the development is occupied, then development shall cease and/or the development shall not be occupied until, a report outlining what measures, if any, are required to remediate the land (the Revised Remediation Strategy) is submitted to and approved in writing by the City Council as local planning authority and the development shall be carried out in accordance with the Revised Remediation Strategy, which shall take precedence over any Remediation Strategy or earlier Revised Remediation Strategy.

Reason - To ensure that the presence of or the potential for any contaminated land and/or groundwater is detected and appropriate remedial action is taken in the interests of public safety, pursuant to policies DM1 and EN18 of the Core Strategy.

15) No activity shall take place on any outdoor pitch/field/court outside the hours of:

Monday to Sunday (including bank holidays): 08:00 to 22:00 hrs

Reason – In the interests of residential amenity pursuant to policy DM1 of the Core Strategy.

16) The development hereby approved shall be carried out in accordance with the noise mitigation measures as set out in the Environmental Noise Report reference 6162/DO/pw prepared by Acoustic Consultants Limited and dated October 2015 and including: - A 3.2m high acoustic barrier containing a 10kg/m2 minimum surface density; - Neoprene washers (inserts) to ball stop fence post / panel fixings to reduce panel rattle and vibration from ball impacts;

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- Synthetic turf covering to kickboards fixed to the internal elevation of ball stop fencing around the hockey pitches.

Reason – To secure a reduction in noise impacts from the outdoor playing pitches in the interests of residential amenity pursuant to policy DM1 of the Core Strategy.

17) The floodlights hereby approved for pitches and outside play areas shall be switched off unless the pitches are in use or they are required to be switched on for the purpose of maintenance.

Reason - To keep the impact of the floodlighting on the amenity of the occupiers of nearby properties to a minimum pursuant to policy DM1 of the Core Strategy.

Local Government (Access to Information) Act 1985

The documents referred to in the course of this report are either contained in the file(s) relating to application ref: 109519/FO/2015/N2 held by planning or are City Council planning policies, the Unitary Development Plan for the City of Manchester, national planning guidance documents, or relevant decisions on other applications or appeals, copies of which are held by the Planning Division.

The following residents, businesses and other third parties in the area were consulted/notified on the application:

Sport England Highway Services Environmental Health South Manchester Regeneration - South SRF MCC Flood Risk Management Community & Cultural Services Contaminated Land Section

A map showing the neighbours notified of the application is attached at the end of the report.

Representations were received from the following third parties:

Contaminated Land Section Sport England Highway Services Environmental Health MCC Flood Risk Management 162 Birchfields Rd, Fallowfield, Manchester, M14 6PE 166 Birchfields Road, Manchester, M14 6PE 162 Birchfields Road, Manchester, M14 6PE 170 Birchfields Road, Manchester,M14 6PE 188 Brailsford Road, Manchester, M14 6QA 130 Birchfields Road, Manchester, M14 6PF 136 Birchfields Road, Manchester, M14 6PE 148 Birchfields Road, Manchester

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Relevant Contact Officer : Robert Griffin Telephone number : 0161 234 4527 Email : [email protected]

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Application site boundary Neighbour notification © Crown copyright and database rights 2015. Ordnance Survey 100019568

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