(Public Pack)Agenda Document for Planning and Transportation

Public Document Pack

Planning and Transportation Regulatory Panel

Dear Member,

You are invited to attend the meeting of the Planning and Transportation Regulatory Panel to be held as follows for the transaction of the business indicated.

Miranda Carruthers-Watt Proper Officer

DATE: Thursday, 13 June 2019

TIME: 9.30 am

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

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

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

Please note that there will be a break for Members at approximately 11.15 a.m. until 11.30 a.m., and a lunch break at approximately 1.00 p.m. until 1.45 p.m.

AGENDA

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

2 Apologies for absence.

3 Declarations of interest.

4 To approve, as a correct record, the minutes of the meeting held (Pages 1 - 4) on 9 May 2019.

5 Planning applications and related development control issues. (Pages 5 - 12)

9.30 A.M.

5a 18/72232/FUL 5 Rutland Road, Eccles M30 9FA (Pages 13 - 22)

5b 18/72587/FUL Vacant Land Off Somerset Road, Eccles M30 9BT (Pages 23 - 40)

5c 18/72691/FUL 11 Ellesmere Road, Eccles M30 9HE (Pages 41 - 68) 11.30 A.M.

5d 18/72539/FUL Waterside Village, Gemini Road, Salford M6 6HB (Pages 69 - 98)

5e 19/73148/FUL 2 Church Street, Eccles M30 0DF (Pages 99 - 130)

5f 19/73382/FUL Land On Corner Of Silk Street Facing Apex House, (Pages 131 - 138) Blackfriars Road, Salford

1.45 P.M.

5g 19/72952/FUL Former Pilkington Tiles Site, Rake Lane, Clifton, (Pages 139 - 152) Salford M27 8LP

5h 19/72877/FUL Land Formerly 220 Folly Lane, Swinton (Pages 153 - 166)

6 Planning applications determined under delegated authority. (Pages 167 - 238)

7 Urgent Business.

8 Exclusion of the Public.

9 Part 2 - Closed to the Public.

10 Urgent Business.

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

PLANNING AND TRANSPORTATION REGULATORY PANEL

9th May 2019

Meeting commenced: 9:30 a.m. “ adjourned: 11.30 a.m. “ reconvened: 11.45 a.m. “ ended: 1.30 p.m.

PRESENT: Councillor Mashiter - in the Chair

Councillors Clarke, Dawson, Dickman, K. Garrido, Linden, Morris and Warmisham

Councillor Burch during all applications with the exception of application reference 19/73235/DISCON (Former Brown Cow Public House, 319 Worsley Road, Eccles M30 8BW)

Councillor McIntyre during consideration of applications 18/72691/FUL (11 Ellesmere Road, Eccles M30 9HE) and 18/72805/FUL (Lowry Mill, Lees Street, Swinton M27 6DB)

Please note that a list of persons in attendance in respect of matters referred to in Minute 101 is included is included at Appendix A

98. WELCOME AND APOLOGIES FOR ABSENCE

The Chair welcomed those present to the meeting. He made reference to this being Councillor McIntyre’s final meeting prior to taking up the role of Ceremonial Mayor for the Municipal Year 2019/20. The Chair thanked Councillor McIntyre for the contributions he had made as a Member of the Panel and wished him well in his forthcoming role.

The Chair outlined the procedure for the meeting.

An apology for absence was submitted on behalf of Councillor Antrobus.

99. DECLARATIONS OF INTEREST

There were no declarations of interest.

100. MINUTES OF PROCEEDINGS

RESOLVED: THAT the minutes of the meeting held on 4th April 2019 be agreed as a correct record.

101. APPLICATIONS FOR PLANNING PERMISSION

(Full details of the matter referred to in this Minute are contained in the report of the Strategic Director Place (Main Report), as amended in the case of applications marked * in the Amendment Report).

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

Application Number/ Site Development Decision Applicant

17/69573/FUL Norton Court Variation of condition 2 Please refer to Minute 102 Greengate (approved plans) attached below Elliot Property Salford to planning permission Construction Limited And M3 7NS 15/66806/FUL Equity Group Limited

Page 1 *18/72691/FUL 11 Ellesmere Road Proposed three-storey Deferred, in order to allow Eccles side extensions and the applicant additional Mr Jonathan Leponis M30 9HE conversation of the time to consider Dean property to accommodate amendments which will 15 no. dwellings, including overcome the Panel’s balcony at 2nd floor level, concerns in respect of (a) external parking, the impact on the amenity landscaping and courtyard of future residents by patio virtue of the size of the 3 No. 2-bed apartments which fall below the Council’s recommended guideline of 57sq.m and clarification on the level of outlook that apartments in the basement and roof- space would receive (Policy DES7 and Housing Planning Guidance), and (b) the impact of the design of the extensions on the character of the area (Policy DES1).

Concerns were also raised as to whether the development was compliant with the Equalities Act 2010, insofar as access for people with impaired mobility is concerned, and the role of the planning and building control regulations in this regard.

18/72805/FUL Lowry Mill Conversion of existing mill Granted. Lees Street pond into a car park Vanguard Holdings Swinton The Panel requested the Limited M27 6DB addition of an informative offering assistance and advice to the applicant with regard to their Travel Plan.

19/73235/DISCON Former Brown Cow Public Request for confirmation Condition discharged. House of compliance of condition C/O Rapleys LLP 319 Worsley Road 24 (off-site highway works) Eccles attached to planning M30 8BW permission 18/72586/FUL *18/72845/FUL Land Off Hilton Lane Erection of up to 209 Deferred in order for (a) Worsley dwellings, creation of open the traffic implications of Bellway Homes Plc space and associated the development to be infrastructure and works considered further and for clarification to be provided on the accuracy of the traffic data used to inform the Traffic Assessment, and (b) further discussions to take place with the applicant and Ward Councillors in relation to the mitigation proposed as part of the Section 106 obligation. Page 2 102. 17/69573/FUL – NORTON COURT, GREENGATE, SALFORD M3 7NS – VARIATION OF CONDITION 2 (APPROVED PLANS) ATTACHED TO PLANNING PERMISSION 15/66806/FUL

RESOLVED: THAT planning permission be granted, subject to the planning conditions stated in the report, and that:

(i) the Strategic Director Place 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:

. a financial contribution of £250,000 towards Greengate Pocket Park and the inclusion of a clawback mechanism directed towards the same park.

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

(iii) the authority be given for the decision notice relating to the application to be issued (subject to the conditions and reasons stated in the report) on completion of the above-mentioned legal agreement.

103. PLANNING APPLICATIONS DETERMINED UNDER DELEGATED AUTHORITY

The Strategic Director Place submitted a report containing details of planning applications which he had determined under delegated authority during March and April 2019 and were not, therefore, for consideration by the Panel.

RESOLVED: THAT the content of the report be noted.

104. PLANNING AND ENFORCEMENT APPEALS

The Strategic Director Place submitted a report which provided details of planning and enforcement appeals that had recently been determined.

RESOLVED: THAT the content of the report be noted.

105. ENFORCEMENT ACTIVITY UPDATE

RESOLVED: THAT this item be deferred for consideration at a future meeting.

Page 3 APPENDIX A – LIST OF ATTENDEES

9.30am

APPLICATION NO. IN FAVOUR OBJECTING WARD COUNCILLORS / MP

17/69573/FUL Norton Court Greengate Salford M3 7NS

18/72691/FUL Liam Donnelly* John Rabbitt* 11 Ellesmere Road Jonathan Leponis Dean Bruce Thompson Eccles Andrew Connell M30 9HE Anthony Deer

18/72805/FUL Mike Lamplough* Geoffrey Collins* Lowry Mill Lees Street Swinton M27 6DB

19/73235/DISCON Jonathan Harper Former Brown Cow Jim Budd* Public House Nick Harvey 319 Worsley Road Eccles M30 8BW

11.15am

APPLICATION NO. IN FAVOUR OBJECTING WARD COUNCILLORS / MP

18/72845/FUL Matthew Shipman* Nick Litherland* Councillor Critchley* Land Off Hilton Lane Matthew Dugdale Alan Malley* Councillor Edwards* Worsley Emma Bartlett* Councillor Lewis* Sarah Connett-Baker* Ms McDermott* Carol Boyce* (representing Rebecca Long- Barry Woodling* Bailey, MP) Christine Derbyshire Janine McDonald Philip Brearley Carla Pasiero

Page 4 Agenda Item 5

REPORT

Strategic Director Place

To the

Planning & Transportation Regulatory Panel

On 13 th June 2019

Planning Applications and Related Development Control Matters

(Not considered to contain exempt information)

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

MAIN REPORT

Page1 5

PLANNING AND TRANSPORTATION REGULATORY PANEL

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

LIST OF BACKGROUND PAPERS

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

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

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

(b) Correspondence with statutory and other consultees;

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

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

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

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

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

These Background Papers can normally be inspected between the hours of 8.30 am and 4.30 pm on any weekday (except Bank Holidays) at Urban Vision Partnership Ltd reception at the Salford Civic Centre, Chorley Road, Swinton, M27 5AW. Whilst background papers will be made available for inspection as quickly as possible, immediate access cannot be guaranteed. It is therefore advisable wherever practical, to make an appointment by telephoning (0161) 779 4852. Alternatively the planning application forms, plans and supporting information is available on the Council’s web site http://publicaccess.salford.gov.uk/publicaccess/

Publications

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

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

The following Local Authority publications are available for inspection at Salford Civic Centre, Chorley Road, Swinton, M27 5AW. They can also be viewed on the Council’s web site http://www.salford.gov.uk/planning-policy.htm

Page2 6

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

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

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

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

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

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

Page3 7 PLANNING & TRANSPORTATION REGULATORY PANEL

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

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

INDEX REPORT (Please refer to Agenda Front Sheet for Page Numbers)

DATE: 13.06.2019

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

Eccles

18/72232/FUL RECOMMENDATION: APPROVE TIME OF MEETING: 09.30am

PROPOSAL: Detached double garage with granny flat ancillary to the property

LOCATION: 5 Rutland Road Eccles M30 9FA

APPLICANT: Mr & Mrs Aashish Vyas

Page 8 Eccles

18/72587/FUL RECOMMENDATION: APPROVE

TIME OF MEETING: 09.30am

PROPOSAL: Erection of two residential blocks containing 15 no.1 bedroom apartments with associated works

LOCATION: Vacant Land Off Somerset Road Eccles M30 9BT

APPLICANT: ForViva

Eccles

18/72691/FUL RECOMMENDATION: APPROVE

TIME OF MEETING: 09.30am

PROPOSAL: Proposed three-storey side extensions and conversion of the property to accommodate 13 no. dwellings, including external parking, landscaping and court yard patio.

LOCATION: 11 Ellesmere Road Eccles M30 9HE

APPLICANT: Mr Jonathan Leponis Dean

Irwell Riverside

18/72539/FUL RECOMMENDATION: APPROVE

TIME OF MEETING: 11:30am

PROPOSAL: Reconfiguration, extension and erection of new buildings at Waterside Village, following demolition of 8 residential units, to create student accommodation (C3, C4 and Sui Generis Uses) comprising 511 Beds within 134 Units, together with associated highways works, car parking, landscaping and new pedestrian accesses

LOCATION: Waterside Village Gemini Road Salford M6 6HB

APPLICANT: C/o Agent

Page 9

Eccles

19/73148/FUL RECOMMENDATION: APPROVE

TIME OF MEETING: 11:30am

PROPOSAL: Demolition of existing buildings and redevelopment of the site to create three interlinked blocks of 4, 6 and 23 storey high buildings, incorporating 272 residential units (C3) , with ground floor commercial space (to be used flexibly with use classes A1, A2, A3, A4, B1, D1 or D2) with associated car parking, landscaping and associated works

LOCATION: 2 Church Street Eccles M30 0DF

APPLICANT: C/O Jeffrey Bell Architects

Irwell Riverside

19/73382/FUL RECOMMENDATION: APPROVE

TIME OF MEETING: 11:30am

PROPOSAL: Temporary planning approval for change of use of land to contractors car parking compound and gate house for a 24 month period.

LOCATION: Land On Corner Of Silk Street Facing Apex House Blackfriars Road Salford

APPLICANT: Mr Andrew Howes

Pendlebury

19/72952/FUL RECOMMENDATION: APPROVE

TIME OF MEETING: 13:45

PROPOSAL: Change of use to a waste transfer station including physical treatment of inert and non-hazardous waste.

LOCATION: Clifton Materials Recycling Facility Former Pilkington Tiles Rake Lane Salford Clifton M27 8LP

APPLICANT: Mr Amar Seth

Page 10 Swinton South

19/72877/FUL RECOMMENDATION: APPROVE

TIME OF MEETING: 13:45pm

PROPOSAL: Temporary erection of a sales cabin and associated parking area (temporary for 1 year).

LOCATION: Land Formerly 220 Folly Lane Swinton

APPLICANT: Bellway Homes Limited (Manchester)

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

APPLICATION No: 18/72232/FUL APPLICANT: Mr & Mrs Aashish Vyas LOCATION: 5 Rutland Road, Eccles, M30 9FA PROPOSAL: Detached double garage with granny flat ancillary to the property WARD: Eccles

Figure 1 – the subject site

Description of Site and Surrounding Area

The application relates to a detached dwelling at no.5 Rutland Road. The subject site is situated in a residential area of Ellesmere Park and is within close proximity to the M602 and Monton town centre. The subject site is located within the Ellesmere Park conservation area and there are TPO trees on-site.

The dwelling is set back from the road and features a spacious rear garden. There is existing on-site parking to the front of no.5 Rutland Road to accommodate multiple vehicles. The dwellings along Rutland Road vary in size and design. However, the materials are pre-dominantly brick walls, roof tiles and UPVC or timber windows and doors.

Page 13

$rmvpx2o1.docx Figure 2 – the subject dwelling under consideration

Figure 3 – the proposed plot

Description of Proposal

Planning permission is sought to construct a detached granny flat and garage, which will be ancillary to the main dwelling at no.5 Rutland Road. The development would include a bedroom, bathroom, lounge, kitchen, sun lounge, double garage and utility area.

Page 14 The proposed development would have a maximum footprint of 10.5m by 7.5m, would measure 2.1m in height at the eaves and 5.56m in height at the ridge of a pitched roof. The development would include 2 pitched roof dormers to the front and 2 separate entrances to the garage. It would be finished in brickwork and roof tiles to match the existing dwelling, plus white UPVC windows and doors.

Figure 4 – the proposed front (left) and side (right) elevations

Figure 5 – the proposed rear (left) and side (right) elevations

Page 15 f

Figure 6 – the proposed ground (left) and first floor (right) layout

Publicity

Site Notice: Non HH Within Conservation Area Date Displayed: 26 March 2019 Reason: Planning App in Conservation Area

Press Advert: Manchester Weekly News Salford EditionDate Published: 18 October 2018 Reason: Planning App in Conservation Area

Relevant Site History

No relevant site history.

Representations

8 neighbouring properties were notified of the application. Representations have been received from 5 neighbouring residents, including from the Ellesmere Park Residents Association. The following comments have been made:

 Concerned the structure could be converted to a separate infill residential property. If permission is granted, can it remain as an annex to no.5 and cannot be subsequently converted to a separate infill residential property.  Concerns the applicant is attempting to build another property onto the site for subsequent re-sale.  Overdevelopment on the site and contrary to the SCC policy for Victorian Core of the Ellesmere Park Conservation Area. It would be an infill and conflict with the spacious layout which the council seeks to maintain. The plans are inaccurate and confusing (a staircase is described but no first floor provided; the layout of the flat is bizarre, measurements on plan conflict.  The front elevation is bland and not in keeping with the style of the house. Architecturally it appears a poor design; from the front it looks unappealing, it does not appear sympathetic to either the main dwelling or design features of the local area.

Page 16  Concerns about the trees the applicant proposes to remove.  The development would contravene the Ellesmere Park SPD, in particular, 2.3 (building lines and spaciousness), 2.4 (the area is characterised by large houses in extensive gardens), 2.4 (spaciousness and low density development to retain spacious character). The building will be significantly larger than the building on the site plan; it would take up considerable area of garden.  The proposal will breach the existing building line at the rear of the property. It is excessive as there is already an existing granny flat in the main dwelling.

Since these representations were made, amended plans were received and the following comment was received from one of the initial objectors.

 The amended plans are an improvement but the threat of the development becoming a separate dwelling still remains.

Consultations

UV Arboriculturalist – no objection, subject to conditions.

Planning Policy

Development Plan Policy

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

Unitary Development Plan 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 EN13 - Protected Trees This policy states that development which would result in an unacceptable loss of, or damage to protected trees will not be permitted. Where the loss of trees is considered acceptable adequate replacement provision will be provided.

Unitary Development Plan CH3 - Works Within Conservation Areas This policy states that work in conservation areas will only be permitted where it would preserve or enhance the character or appearance of the conservation area. Consideration will be given to the extent that the proposal i) retains or improves features that contribute to the character or appearance of the conservation area ii) are of a

Page 17 high standard of design iii) retains mature trees iv) secures environmental improvements and enhancements v) protects views into an out of the conservation area.

Other Material Planning Considerations

National Planning Policy Local Planning Policy

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

The Greater Manchester Spatial Framework Draft 2019 (“GMSF”) and the Revised Draft Local Plan 2019 were subject to public consultation until 18th March and 22nd March 2019 respectively. They will go through a number of further stages, including examination at a public inquiry, before they are adopted. Adoption is expected to take place towards the end of 2020 or early 2021.

Now the GMSF and Local Plan are published documents decisions, including those by the Council and ultimately by inspectors on appeal, are able to start to afford them some weight as emerging policies. However, as the weight given depends on the stage of the plan; unresolved objections; and consistency with the Government’s policies, the weight currently to be attached to the GMSF and Local Plan is only limited. The weight moving forward will be reviewed and is likely to depend on the extent to which there are unresolved objections emerging from the consultation process.

In addition, 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 213 NPPF February 2019).

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.

Appraisal of the Proposed Development

Impact on the conservation area

The property is located within the Sub Area 1 of the Ellesmere Park Conservation Area. The conservation area was designated in 1981 to recognise the special character of its buildings and landscape and comprises the area around Ellesmere Road, Westminster Road, Victoria Road and Sandwich Road. The area is characterised by large detached properties set back from the road with mature gardens.

Sub-Area 1 is characterised by red brick elevations, steeply pitched slate roof with gables, and vertically proportioned windows. The area has a grid iron street pattern which provides long views and vistas along the principal roads in the area. Mature landscaping and tree planting on streets and within the curtilage of properties also contributes positively to the character of the conservation area.

Policy 5 of the Ellesmere Park SPD states that development in Ellesmere Park should retain the spacious character of the area including in terms of: the scale, massing and site coverage of buildings; the spacing of buildings to retain visual breaks; and the creation and retention of amenity space around buildings. Development should reflect the typical layout of existing plots within the area, including in terms of a strong building line set behind a boundary wall and front garden area.

There would be a distance of 5.4m between the side elevation of the proposed granny flat and the side elevation of no.7 Rutland Road. In addition the granny flat has a ridge height 5m lower than the main dwelling at no.5 and would be set back into the site to respect the established building line. The development is therefore considered to appear subservient to the main dwelling and to respect the massing of surrounding buildings. It is considered an acceptable distance will be maintained between adjacent dwellings to respect the spacious character of the conservation area by retaining visual breaks and would not appear to have an unacceptable infilling impact.

Page 18 Policy 6 of the Ellesmere Park SPD states that the elevations should incorporate design details to avoid featureless elevations and use traditional Victorian materials. In respect of this policy, the front elevation has two pitched front dormers to break up the tiled roof. The dormers would be sited below the roof ridge, set back from the eaves lines and would not be built off any external walls, which accords with policy HE10 of the House Extensions SPD. The garage door is separated to avoid a featureless elevation. The separated garage door is an existing feature at a neighbouring dwelling - no.20 Westminster Road. The proposed dormers align with the proposed garage doors to appear symmetrical. Materials have been proposed to match the existing dwelling using traditional materials such as red brickwork and slate roof tiles.

The building is designed in materials to respect the context of the area, have a high standard of design and would be set back and of a scale considered to be acceptable. It is considered the proposed development would preserve and enhance the character and appearance of the Ellesmere Park Conservation Area in accordance with Policy CH3 of the Salford UDP.

It is considered that the development would appear subservient to the main dwelling at no.5 and would not have a detrimental impact on the street scene in accordance with Policy DES1 and DES8 of the Salford UDP and the design policies in the National Planning Policy Framework.

Impact on the amenity of neighbours

There will be a separation distance of 13m between the proposed rear windows and the rear garden of no.20 Westminster Road, which accords with policy HE1 of the House Extensions SPD. There are no dwellings to the rear that would face the proposed rear windows in the granny flat.

There will be a separation distance of 40m between the proposed front windows in the granny flat and the front facing windows at no.6 and 8 Rutland Road and 27m to the front common boundary, which accords with policy HE1 of the House Extension SPD. It is considered the proposed windows would not result in an unacceptable loss of privacy to the neighbouring dwellings.

There are no principal windows of habitable rooms in the side elevation of the adjacent dwelling at no.7 that would face the proposed development.

The granny flat/garage would not project beyond a 45 degree line drawn from the midpoint of any principal windows of habitable rooms in the adjacent dwelling, which accords with policy HE5 of the House Extensions SPD. It is considered the proposed development would not result in an unacceptable loss of light or appear overbearing to the neighbouring residents.

Given the preceding discussion, it is considered that the proposed development would not impact upon the general amenity of neighbouring residents in accordance with the provisions of Policy DES7 of the Salford UDP.

Impact on the highway network

The proposed granny flat will include a double garage considered sufficient to accommodate two vehicles, which is to be used ancillary by the main dwelling. The existing vehicular access to the property is proposed to remain. The site can accommodate multiple vehicles to the front of the site which ensures an adequate level of parking for the main dwelling and ancillary granny flat. It is considered that the development would not have a significant impact on the highway network in accordance with Policy A8 and A10 of the Salford UDP.

Impact on the trees

An arboriculture report was submitted to support the application. It contains a fair and accurate appraisal of the trees on site. 12 individual trees, 1 hedge and 1 group have been recorded; all trees are within the site and categorised as U, B and C. There are no category A trees recorded on site.

Category U trees should be removed regardless of whether the development goes ahead or not as part of good Arboricultural management of the site. No trees are proposed for removal to facilitate the development and as such replacement planting will not be necessary.

The report states that temporary protective fencing (HERAS-type) will be used throughout the development phase to afford the trees to the rear protection from development activities. Trees to the front will be afforded

Page 19 protection by default from the existing hard-standing. A Tree Protection Plan (TPP), to show the layout of the proposal and the temporary protective fencing to be used has also been supplied. An Arboricultural Method Statement (AMS) has also been supplied which is considered fit for purpose.

Salford’s arborist was consulted on the application and raised no objections subject to conditions.

Other Issues

There have been concerns raised that the proposed building will/could be occupied as a separate dwelling rather than ancillary to the main dwelling.

The site would maintain shared entrances, a garden and garage/parking. For that reason the development is considered to be ancillary to the main dwelling. However, it is noted that the development includes facilities that could be self-contained. It is considered that, in order to maintain the character of the conservation area, it is necessary to ensure the building can only be occupied as ancillary accommodation to the main dwelling and to remove the ability to make alterations to the building without the need to apply for planning permission.

Recommendation:

Approve, subject to the following 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 plans:

 Drwg. No. A3-04 – Proposed Site Plan (Received: 3 August 2019)  Drwg. No. A1-01 – Proposed Plans (Received: 28 March 2019)

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

3. The external materials used shall match those of the existing building so far as practicable.

Reason: In order to ensure a satisfactory appearance in the interests of visual amenity in accordance with Policies DES1 and DES8 of the City of Salford Unitary Development Plan and the requirements of the National Planning Policy Framework.

4. No development shall be started until all the retained trees within (or overhanging) the site as shown on the [Tree Protection Plan (TPP), drawing entitled: 5 Rutland Close tree survey plan aia ‘RL/RP170818AIA&AMS’ dated: 17-08-2018], have been surrounded by substantial fences. Such fences shall be erected in accordance with the fence specification described in the [Report Ref: RL/RP170818AIA&AMS, Section 8] in the positions as shown on the [TPP drawing: 5 Rutland Close tree survey plan aia ‘RL/RP170818AIA&AMS’] and shall remain until all development is completed and no work, including any form of drainage or storage of materials, earth or topsoil shall take place within the perimeter of such fencing.

Reason: To safeguard important trees on the site and to ensure that adequate provision is made for their protection whilst the development is carried out in accordance with Policy EN13 of the City of Salford Unitary Development Plan and the requirements of the National Planning Policy Framework.

5. The development hereby approved shall be carried out in accordance with the submitted Arboricultural Method Statement [RL/RP170818AIA&AMS, Section 8].

6. The building hereby permitted shall not be occupied at any time other than for purposes ancillary to the residential use of the dwelling known as 5 Rutland Road.

Page 20 Reason: To preserve and enhance the character and appearance of the designated Ellesmere Park Conservation Area and the general amenity of the area in accordance with Policies DES1 and CH3 of the City of Salford Unitary Development Plan and the requirements of the National Planning Policy Framework.

7. Notwithstanding the provisions of Article 3 and Schedule 2 of the Town and Country Planning (General Permitted Development) Order 2015 (and any subsequent amending order), there shall be no development of the building or within the curtilage of the building hereby approved as defined in Part 1 and Part 2 of Schedule 2 of the above Order without the prior grant of planning permission by the Local Planning Authority.

Reason: To prevent development which could harm the character and appearance of the designated Ellesmere Park Conservation Area and the general amenity of the area in accordance with Policies DES1 and CH3 of the City of Salford Unitary Development Plan and the requirements of the National Planning Policy Framework.

Page 21 This page is intentionally left blank Agenda Item 5b PLANNING & TRANSPORTATION REGULATORY PANEL PART I SECTION 1: APPLICATIONS FOR PLANNING PERMISSION

APPLICATION No: 18/72587/FUL APPLICANT: ForViva LOCATION: Vacant Land Off, Somerset Road, Eccles, M30 9BT PROPOSAL: Erection of two residential blocks containing 15 no.1 bedroom apartments with associated works WARD: Eccles

Description of Site and Surrounding Area

This application relates to a former garage site which is accessed from Somerset Road in Eccles. The site is bounded by dwellings along Somerset Road, Victoria Road and Portland Road. The site is 0.16ha in size and the site level rises towards the south of the site, with the site sitting taller than neighbouring gardens, this is due to historic tipping. The boundaries of the site are formed by existing boundary treatments of the dwellings with a mix of fencing, walls and railings.

The site is situated in an established residential area characterised by terraced and semi-detached dwellings which are two storeys. Victoria House a three storey apartment block shares the eastern boundary of the site.

Description of Proposal

Planning permission is sought for the erection of two residential blocks containing 15 no.1 bedroom apartments.

Page 23 Access into the site would be via the existing access point from Somerset Road. The access leads to a hard surfaced area which provides for 6 car parking spaces with an area for maneuvering. The two blocks of development would front this area with Block 1 located towards the south of the site with windows in the north and south elevation. Block 2 would be located to the north of the site with windows in east and west elevation.

Both blocks would have a footprint of 15.7m by 11.9m and would have a flat roof with parapet with an overall height of 6.6m. Block 2 has been reduced in size by removing a first floor apartment, the height of this would be 3.4m. The blocks would be constructed from brick.

The development will provide for 15, one bedroom units. Each unit will have a kitchen/living/dining room, a separate bedroom and a bathroom.

A lockable, timber bike store is proposed between the blocks of development and would provide space for 16 cycles. A timber bin store is proposed along the common boundary with 32 Somerset Road.

Submitted with: - Design and Access Statement - Statement of Community Involvement - Contaminated Land Assessment - Affordable Housing Statement - Ecology Assessment - Crime Impact Statement - Tree Survey - Flood Risk Assessment and Drainage Strategy - Sustainability Checklist - Mining Report

Publicity

Site Notice: Non HH Article 15 Date Displayed: 23 November 2018 Reason: Article 13

Press Advert: Manchester Weekly News Salford Edition Date Published: 8 November 2018 Reason: Article 15 Standard Press Notice

Neighbour Notification

Residents were notified of the planning application by letter on the 29th October 2018. Letters notifying residents of amended plans were sent on 23rd May 2019.

Representations

20 objections have been received from 18 different properties in response to the application publicity. The issues raised can be summarised as follows:

 The development will overlook neighbours and impact on privacy  The development will lead to a loss of light  Proposed lighting will impact on amenity.  The proposal does not relate to the existing built form, it is poor in design and its modern design is not in keeping with the character of the area, impacting on the Ellesmere Park conservation area.  The proposal is poor design  A three storey building is out of keeping in the area  The proposal is overdevelopment of the site  The internal facilities are not suitable for disabled  The car parking provision is not sufficient and will result in more cars parked on the highway  There is no disabled parking provision on site or space for visitor parking  The layout of the scheme is dominated by car parking  Access to and from the development for cars and pedestrians is not sufficient  Access is not suitable for construction vehicles and will cause traffic problems

Page 24  Is the access sufficient for emergency vehicles  The 20mph speed limit along Somerset Road is never adhered too and this route is heavily trafficked.  Traffic in the area would increase as a consequence of the development and this would impact on highway safety  Questions whether the site will be gated or will a Public Right Of Way be created through the site?  The bin and cycle store is not positioned to be well used and would be visually prominent  The construction period would disturb residents  Questions how waste is collected from the development  The development would contribute to pollution (air and noise)  The development will result in anti-social behaviour  The provision of 1 bed units would not create a sustainable community  Question the housing need for the development, stating that there are too many flats, halfway houses and HMOs in the area  The properties are not suitable in size and would not be suitable for a mother and her child which the units are aimed at  There is limited indoor and outdoor community space for future occupiers  The area is dominated by family homes and tenanted properties are not appropriate for the area.  The Flood Risk Assessment makes misleading conclusions on the capacity of Gilda Brook.  Mature trees should not be removed and landscaping should be retained to protect privacy  There is insufficient room within the development to allow for additional landscaping  There are a number of hedgehogs, newts, foxes, rabbits, cats and birds on site  Notes that the application site level is higher than the surrounding properties and questions what level the site will be built out at.  The proposal is not clear on what is proposed to the boundary of the site, fencing is not considered to be appropriate  Concerns about the location of fire escapes within the building  Access into the site by larger vehicles could impact on the brook  There are insufficient services to serve the development i.e. doctors, social services and dentists  As tenants will not own properties they will not have a long term interest in the local community  The area is improving and this development will hamper this  Neighbours have not been consulted on the application.

Relevant Site History

No relevant site history

Consultations

Air Quality, Noise and Contaminated Land - No objections subject to conditions securing a construction method statement and contaminated land remediation strategy and validation of works. Further detail can be found in the appraisal section of the report.

Design For Security - Recommend that the applicant adheres to section 3.3 of the Crime Impact Statement and recommends a condition should be included which reflects the recommendations made within section 4 of the CIS, another condition should be put in place which ensures the development is built to Secured by Design standards and that SBD accreditation should be achieved before any occupation.

Senior Drainage Engineer - No objection subject to a condition securing a surface water drainage scheme in line with the Flood Risk Assessment and Drainage Strategy submitted with the planning application.

Highways – No objections subject to conditions which secure site access details and parking arrangements.

Environment Agency – No objection in principle subject to a condition setting the finished floor levels. The EA have also requested to see the Phase 1 report for contaminated land. This has been provided by the applicant. Any further comments received will be reported in a panel addendum report.

Greater Manchester Ecology Unit – no objections subject to conditions in respect of nesting birds, trees, invasive species and biodiversity enhancements.

Page 25 The Coal Authority - The application site does not fall within the defined Development High Risk Area and as such there is no requirement for a Coal Mining Risk Assessment to be submitted or for The Coal Authority to be consulted. The Local Planning Authority is advised to refer to The Coal Authority’s Standing Advice.

United Utilities – No objections to the proposal, subject to securing a drainage scheme in accordance with the principles as set out in the flood risk assessment submitted with the application. Comments have been provided on site drainage, the management and maintenance of SUDs, water supply and United Utilities assets. Such issues will be bought to the applicant’s attention via an informative.

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

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

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

Unitary Development Plan A8 - Impact of Development on Highway Network

Page 26 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 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 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.

Other Material Planning Considerations

National Planning Policy

National Planning Policy Framework 2019

Local Planning Policy

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 - 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 - 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 - 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.

Page 27 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.

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

Principle

Annex 2 of the NPPF provides a definition of what constitutes previously developed land stating that: “Previously-developed land is that which is or was occupied by a permanent structure, including the curtilage of the developed land and any associated fixed surface infrastructure”.

This excludes, amongst other criteria, land that was previously-developed but where the remains of the permanent structure or fixed surface structure have blended into the landscape in the process of time. The application site was previously occupied by a number of garages which have been demolished. Since then the site has become significantly overgrown and so, in accordance with the above definition, the application site does not constitute a brownfield site.

It is acknowledged that the NPPF promotes the development of previously developed sites; however it does not preclude the development of greenfield sites for residential purposes.

Paragraph 10 of the NPPF advises that at its heart is a presumption in favour of sustainable development which should be promoted through both plan making and decision taking.

The application site is well located within an established residential area. The site lies within a 10 minute walking distance to Hope (Weaste and Seedley) Neighbourhood Centre and there are bus stops along Oxford Road and Lancaster Road which provide access to wider public transport links. The site is therefore considered to be located within an accessible location and its redevelopment is therefore acceptable in principle.

Housing Mix

UDP Policy H1 is supplemented by the Housing Planning Guidance. Policy HOU1 of the housing planning guidance states that the large majority of housing developments within this area of the city should be in the form of houses rather than apartments. The reasoned justification to this policy outlines that in most circumstances this will mean at least 80-90% of dwellings on individual sites should be 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.

Policy HOU2 of the housing planning guidance requires that where apartments are proposed they should provide a broad mix of unit 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. As with HOU1, an alternative approach may be acceptable having regard to criteria A to H of UDP policy H1.

The proposed development would provide a 100% provision of apartments and they would all be 1 bedroomed with a floorspace of less than 57 square metres. Considering this, the development would not achieve the

Page 28 requirements of planning policies HOU1 and HOU2. However, having regard for the criteria A to H of UDP policy H1, an argument concerning the supply of a particular typology to serve an identified need could be made to justify divergence from policies HOU1 and HOU2.

The affordable housing statement submitted with the application states that the scheme is an anti- poverty/homeless prevention initiative that will provide entry level tenancies at a reduced rent, alongside access to support and a pathway to employment. The statement goes on to state that the dwellings will be made available to those who cannot afford a standard social housing tenancy, private rented sector or open market housing market rates. The General Housing Statement states that Homes England has supported the initial application for grant funding for the scheme, for the following reasons:

 Meeting strategic need – these units will help with the homelessness prevention agenda, both locally in Salford and regionally in Greater Manchester.  Short terms tenancies – tenancies are to be granted for a fixed term two year period, after which it is expected that tenants will find more suitable, long term accommodation in appropriately sized accommodation.  Social Rent – providing an entry level social rent product to help those most in housing need to establish an entry tenancy.

Considering the above and with a robust condition in place securing this entry level tenure, the development would provide for a specific need and fall within the criteria A to H of UDP policy H1. The scheme has the support of the City Councils Housing Team. Therefore, the proposal is considered an appropriate exception to the requirements of policies HOU1 and HOU2.

Design

The site has one vehicular access point from Somerset Road which leads to an area of hardstanding which sits to the front of the two apartment blocks and provides an area of car parking and space to turn within the site. Both blocks are positioned to overlook the car parking to provide natural surveillance of this area which is supported.

The proposed apartment blocks would have larger footprints than the existing built form immediately adjacent to the site. It is not considered that apartment blocks would be out of keeping with the existing urban grain or the character of the area. The scale and massing of the scheme has been reduced during the course of the application, with block 1 being reduced from three to two storeys. The applicants have also reduced the massing of the block 2 by removing a first floor apartment. These amendments together with the flat roof design have reduced the scale of the development. Whilst, when viewed in the context of the surrounding dwellings, the overall height of the blocks would be higher than the eaves of these existing properties they would not be as tall as the ridgelines of the existing dwellings. The scale and massing is therefore considered to be appropriate.

The design of the apartments would be different to the built form in the area, adopting a flat roof design, however, this is not considered to be at the detriment to the street scene or visual amenity of the area. The apartments will be constructed from brick and will include detailing around the windows and at ground floor which would continue around the base of the building. The use of brick is considered to be a suitably robust material. Material samples will be required by condition to ensure the materials are acceptable and will respect the context of the immediate area in accordance with the council’s design policies.

The scheme is considered to provide residents with a good balance of hard and soft landscaping that not only caters for residents parking needs but also provides sufficient access, circulation and greenspace within the site. The site plan shows indicative planting around the site however the planting requires careful consideration therefore a landscape scheme will be secured by condition. The landscaping condition will also cover the erection of boundary treatments; it is not clear if and what boundary treatments are proposed along the common boundary with neighbouring dwellings therefore this detail will be agreed through this condition.

The timber cycle store and bin store are both located so as not to be visually prominent. Their design and finish is also considered to be acceptable. However it is noted that the bin store is not sufficient in size and therefore a condition is recommended to secure full details of the bin store prior to occupation.

Page 29 In having regard to the above and, subject to conditions securing additional information, it is considered that the layout, design, scale, and landscaping of the proposed development is acceptable and accords with saved UDP Policies DES1, 2, 4 and 9.

Crime and Design

A Crime Impact Statement (CIS) has been submitted in support of the application. This details positive aspects of the scheme which include increased activity in the area, the communal entrances to the blocks which allows security to be focused, and inclusion of windows in the front and rear to maximise natural surveillance and overlook the car parking.

The CIS highlights the need for the communal entrances to be secured to ensure that they are not vulnerable to attack. Each apartment will have its own individual door which is accessed from a communal area, this communal area will be open to the elements as it has no windows, it will covered and gated. The gates are set back 0.7m from the front elevation. The CIS states that the gates should be flush with the front elevation to not create areas of concealment. However, it is considered that a 0.7m set back would not create an area of concealment and setting back the gates from the front elevation will reduce their visual impact which will ensure they do not create a fortress type appearance. As such, the scheme as presented is considered to be acceptable.

The CIS suggests that the rear of the building needs to be made secure by appropriate boundary treatment to ensure the buildings are not vulnerable to crime. The proposed site plan shows the erection of fencing and gates to secure the rear of the building. The final fence detail will be secured through the landscaping condition.

The CIS highlights the need to create a symbolic barrier at the entrance to the site off Somerset Road. Whilst this will provide a feeling of territoriality it is difficult to see how brick pillars could be erected on the road frontage given the splayed grass verge next to the site entrance. A change to the road surface could be achieved and again this could be incorporated into the landscape scheme.

As per the CIS the bin and cycle store will be enclosed.

The Design for Security team has requested that physical security specifications are conditioned. The majority of these points are considered to be technical details which are beyond the remit of planning control and as such an informative is recommended to draw the applicant’s attention to these points should they wish to pursue a formal application for Secure by Design.

In light of the above, there are clear significant benefits to the wider area and local community for bringing this vacant and neglected site forward for development. The development has been designed to discourage crime, anti-social behaviour and the fear of crime, and support personal and property security in accordance with policy DES10 of the UDP and the Design and Crime SPD.

Amenity

The site is bound on all sides by residential dwellings either along Somerset Road, Portland Road or Victoria Road.

The proposed gable of block 2 is situated 14m from the rear of habitable room windows in 30 Somerset Road. This separation distance is considered to be acceptable to ensure that the proposed building will not have an overbearing impact on the habitable rooms within no.30. Block 2 has been amended during the course of the application to reduce the massing of the block to reduce the impact of overbearingness on the rear gardens of 28 and 30 Somerset Road. The applicant has also submitted a sun path analysis which shows the development will cause some overshadowing to gardens at 28 - 32 Somerset Road. The greater impact is to 28 Somerset Road during Autumn and Spring, however, the early morning overshadowing that occurs will have moved by midday. Therefore in accordance with BRE standards the garden will receive sufficient sunlight to not be detrimental to the amenity of residents. The proposed bin store will be located at the bottom of the garden of 32 Somerset Road. The bin store will be 2.1m in height; the fence along this boundary is 1.8m in height. It is considered that the section of bin store that exceeds the height of the fence will not have an unacceptable overbearing impact on the garden area of 32 Somerset Road. In conclusion, it is considered that the development will not have an overbearing impact on the amenity or privacy residents of Somerset Road currently enjoy.

Page 30 Block 2 would be 9.6m from the common boundary with No’s 96 to 100 Portland Road and 26m from the rear elevation of these dwellings which is considered acceptable to safeguard amenity. The southern gable elevation of Block 2 sits 17m from the rear of 92 Portland Road and 3.2m from the common boundary with 92 and 94 Portland Road. The western gable of block 1 sits 3.8m from the common boundary with 92 Portland Road, it is appreciated that this block sits at a higher level, however given the block is sited towards the end of the garden and being mindful of the separation between the gable and the common boundary this relationship is considered to be acceptable. The sun path analysis also shows that there will not be significant overshadowing of this garden as a result of the proposed development. The rear of block 1 is sited 10m from the boundary with no 90 Portland Road, it is noted that the gable of 90 Portland Road faces the application site and there are no habitable room windows in this gable elevation. The separation distance to the boundary will ensure that the development will not have an unacceptable overbearing impact or lead to a loss of privacy for residents at 90 Portland Road.

The eastern gable of block 1 sits, at closest point, 2.4m from the common boundary with the flats at 13 to 18 Victoria House and 15.2m from the habitable elevation of Victoria House. This separation distance is considered to ensure the development does not have an overbearing impact on the amenity of these residents and given there are no habitable rooms directly facing Victoria House existing residents will not experience a loss of privacy.

The proposed works to the site access and within the site is not considered to impact upon the amenity of residents at either 33-35 Somerset Road or 127-131 Victoria Road.

As discussed previously the site sits higher than adjacent properties and this has been accounted for in the assessment of the application. The applicants are lowering the land levels and from discussions with their technical team they have provided an indication of the proposed land levels. However exact levels will not be confirmed until the material on site has been removed. Therefore, in order to ensure amenity is safeguarded and the level is appropriate to protect the apartments from flood risk, a levels condition has been recommended.

The development will provide all future occupiers with an acceptable level of light and outlook from the apartments. There will be shared areas to the rear of both blocks with private outdoor space for future occupiers. It is therefore considered that future occupants of the site would have a good level of amenity in accordance with UDP policy DES7.

Highways

Due to its size and nature, the proposed development is unlikely to generate any significant volumes of traffic and it is not anticipated to have any adverse impacts in relation to highway capacity.

The entrance and access road into the development is considered to be suitable for both pedestrians and vehicles. The proposal includes provision of a dropped kerb with tactile paving at the site entrance. Full details of the access will be secured by condition. In order to prevent parking along the access road, bollards have been included down the length of the access road, a condition is recommended to ensure the bollards shown are implemented prior to the development being bought into use.

The internal access road and turning area has been designed to accommodate a 9.86m long vehicle, which is considered to be sufficient to accommodate a fire appliance and a long refuse vehicle. 6 car parking spaces would be provided, one of which appears to be marked out for disable use. The level of parking is considered to be acceptable, given the size of the units and being mindful that it is intended that the units will be occupied by people who are unlikely to own a car. Every apartment will have access to a cycle space. The cycle store detail is considered to be acceptable.

Ecology

The planning application has been supported by an Ecology Assessment which has been reviewed by GMEU. It is noted that during the course of the planning application the shrubs on site have been cleared. Site clearance does not constitute commencement of development and therefore does not require planning permission.

Page 31 GMEU have noted that all trees on site should be retained where possible. As stated above the site has been cleared of vegetation, there were no trees within the site, the trees located along the boundaries of the site are outside the ownership of the applicant.

GMEU have also recommended that to protect nesting birds during any vegetation clearance a condition is recommend that no vegetation clearance is undertaken during the optimum period for bird nesting (March to August inclusive) unless nesting birds have been shown to be absent by a suitably qualified person. It is an offence under the Wildlife and Countryside Act 1981 (as amended) to intentionally damage or destroy the nest of any wild bird whilst in use or being built, therefore the attachment of a condition is not necessary as it would duplicate that legislation. However, an informative has been added to remind the applicant of this in the scenario that permission is not implemented immediately and the vegetation grows back.

Himalayan balsam has been found to be growing on the application site. It is an offence under the terms of the Wildlife and Countryside Act 1981 (as amended) to cause this plant species to spread in the wild. Japanese knotweed is also classified under the Environmental Protection Act 1990 as “controlled waste”. GMEU therefore have recommended a condition be attached to any permission that prior to the commencement of any works on site a methodology for the control of invasive species be submitted to and agreed by the council. It is noted that the site has been cleared of vegetation therefore the trigger for the condition will be on commencement of development.

GMEU have requested that in line with section 11 of the NPPF opportunities for biodiversity enhancement be incorporated into the new development. Such enhancements could include bat bricks and/or tubes, bird boxes and native tree and shrub planting. A landscape scheme will be secured by condition and this will specifically request details of biodiversity enhancements.

In light of the above it is considered that the development would not have a detrimental or irreversible impact on ecology therefore the proposal is considered to be acceptable in this regard.

Pollution

Air Quality –

The proposed development is not within the Greater Manchester Air Quality Management Area. The scale and nature of the development is not likely to have a significant impact as such the City’s Environmental Consultant has raised no objections to the development on air quality grounds.

A construction method statement will be secured by condition and this will control dust generated during the construction phase.

Noise –

There are no specific noise concerns however as the development is in a predominantly residential area the City’s Environmental Consultant has recommended a construction method statement.

Land Contamination –

The site has a history of use as agricultural / parkland and latterly residential garages. As such there is a potential for land contamination to exist. The proposed end use is for a residential development with garden areas, which are considered a sensitive end use with respect to land contamination risk.

The application has been supported by a desk study report which has assessed the potential for a pollution linkage between any identified source, and a receptor. The conclusions of the report are accepted by the City’s Environmental Consultant who has raised no objection to the application subject to a suite of contaminated land conditions.

Drainage

The applicant has submitted a Flood Risk Assessment (FRA) and Drainage Strategy with the planning application.

Page 32 The application site is in Flood Zone 1 and located within a critical drainage area. The development is classed as More Vulnerable owing to its proposed residential use. This is deemed to be appropriate in this flood zone.

The development is a brownfield site in the Core Conurbation and Salford North West Critical Drainage Areas. The SFRA user guide requires a reduction in surface water runoff to 50% of the existing (or to greenfield runoff, whichever is greater). The drainage scheme proposes to include flow control and an attenuation tank to limit discharge rates to greenfield runoff rates into a watercourse. The information provided is at an outline design stage therefore a details scheme will be secured by condition. Also the Environment Agency has recommended a condition setting the finished floor levels.

The City’s Drainage Engineer is of the opinion that the development will not have a negative impact on Gilda Brook as the runoff rate is limited to the Q-BAR event which is equivalent to the 2.3 year event therefore this scheme provides betterment for all events which exceed the Q-Bar event.

The proposal is therefore considered to accord with UDP policy EN19.

Trees

A tree survey has been submitted in support of the planning application. The report identifies four individual trees and three groups of trees on the site boundary or immediately adjacent to the site. The individual trees have been classed as category B and the groups are category C. The City’s Arborist agrees with the categorisation of the trees.

The tree report suggests two groups of trees will be removed to facilitate the development. One individual tree and the other group of trees will require pruning to facilitate the development. The report suggest that to safeguard existing trees, trees will be fenced during the construction period and also the access road will be constructed using a cellular confinement system to protect the root systems, the report also suggest that the bollards along the access road should be installed upon mini pile foundations.

The City’s tree officer has raised concerns that block 2 will be within the root plate of two trees which are situated in the garden of 94 Portland Road and this will have an unacceptable impact on the health of these trees. Although these trees are categorised as B trees which should be retained where possible, the City’s Arborist has confirmed that the trees are not worthy of protection.

Policy TD2 states that ‘development should not take place within the Root Protection Area (RPA) or the maximum spread of a tree, taking into account the future likely growth of that tree’. The reasoned justification to this policy states that this applies to trees whose retention is considered necessary and reasonable.

Given the City’s Arborist has agreed that the trees are not worthy of protection, if is difficult to argue that these trees should be retained. As the retention of the trees is not considered to be necessary, policy TD2 is arguably not applicable. The trees could be removed with agreement of the landowner. The applicant has been advised of the impacts to these two trees and an informative will be placed on the permission highlighting this. In light of this it would be difficult to support a reason for refusal of the application based on the impact on these two trees.

The loss of two groups of category C trees is regrettable however given their classification, they should not be allowed to constrain a development. There is ample space within the site to secure replacement planting to mitigate the loss of these trees.

In light of the above and subject to condition requiring works to be carried out in accordance with the details submitted, the application is considered to be acceptable and with mitigation would accord with policy EN12 of the UDP.

Planning Obligations

The application proposes the redevelopment of the site to provide 15 residential units. In accordance with the Planning Obligations SPD the application sits within a Mid Value Area. In such areas of the city, the Planning Obligations SPD confirms that planning obligations would not typically be sought for apartment schemes.

Other Matters

Page 33 In respect of the objections regarding the construction period, it is appreciated that during a construction period there may be an increase in traffic and local residents may experience an impact on amenity, however construction activity is likely to be short lived and considered to be an acceptable consequence of development. It is considered that a development of this size would not have an unacceptable impact on highway safety or amenity and it would be unreasonable to refuse the application these grounds. A condition will also be imposed to address amenity related issues during the construction phase of development.

An objector has questioned whether the site will be gated and whether a public right of way would be created. From the site plan it is clearly the intention of the applicant not to gate the site and due to the nature of the site and its neighbours there is no opportunity to create a public right of way through the site.

Matters regarding the internal layout and suitability for disabled users and location of fire doors are matters to be considered through building regulations.

There have been objections to the scheme on the grounds that local services are already significantly over subscribed and that the provision of more housing will make this situation worse. The provision of services such as doctors, dentists and emergency services are planned and delivered at a strategic level to meet demand from a wider area than that of the application site. Therefore, the provision of these services is outside the remit of this planning application.

An objection has been received which suggests that as tenants will not own properties they will not have a long term interest in the local community. It would be unreasonable to assume this of future occupiers, the inclusion of smaller, rented units will add to the mix of dwellings in the area.

In respect of neighbours notification, this has been carried out in accordance with local and national guidelines.

Value Added

The applicant has amended the scheme during the course of the development, by reducing the quantum of development and amending the design and layout in order to safeguard the amenity of neighbouring residents.

Recommendation

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:

Proposed Site Plan 1037 A 002 rev F Proposed Block 1 Plans & Elevations 1037 A 003 rev F Proposed Block 2 Plans & Elevations 1037 A 004 rev E Proposed Bike Store 1037 A 006 Rev A

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

3. The social rent Entry Level properties hereby approved shall be allocated to tenants on two year tenancy agreements through Salford City Councils Choice Based Lettings system, Salford Home Search and utilising City West Housing Trusts New Build Local Lettings Policy, subject to appropriate assessments and checks including affordability. The council will have 100% nominations with 50% of the units targeted under the Homelessness Reduction Act and the remaining units using a wider interpretation of homelessness. No other party outside of this arrangement shall occupy the properties hereby approved.

Reason: To ensure that all of the units are delivered as entry level affordable housing and retained as such, having regard to the fact that the affordable tenure of the units is justification for the proposed housing mix and the non-payment of planning obligations having regard to Policy H1 of the City of Salford Unitary Development Plan

Page 34 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; (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; and (xi) an intended date for the commencement of development and, following commencement, evidence of the material start on site.

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. Prior to development commencing (except for demolition and enabling works) the applicant shall submit and agree with the Local Planning Authority in writing a contaminated land remediation strategy. The development shall thereafter be carried out in full accordance with the duly approved remediation strategy or such varied remediation strategy as may be agreed in writing 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.

Reason for pre-commencement condition: Any works on site could affect any contamination which may be present and hinder the effective remediation of any contamination causing a risk to the health of future occupiers and harm to the environment, hence the initial investigation must be carried out before works commence

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

7. No development shall take place until a scheme for surface water drainage for the site has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include the principles set out in the Drainage Strategy and Flood Risk Assessment for Proposed Development Somerset Road, Eccles, Salford, M30 9BT Ref: LRD29718. 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.

Page 35 Reason: To ensure a satisfactory method of surface water disposal to reduce the risk of flooding elsewhere in accordance with policy EN19 of the City of Salford Unitary Development Plan and seeks to provide betterment in terms of water quality and surface water discharge rates and meets requirements set out in the following documents; - NPPF, - Water Framework Directive and the NW River Basin Management Plan - The national Planning Practice Guidance and the Non-Statutory Technical Standards for Sustainable Drainage Systems (March 2015) - Manchester, Salford, Trafford Strategic Flood Risk Assessment (SFRA) (2011) and associated technical guidance - Environment Agency Pollution Prevention Guidelines (now withdrawn) - Flood Risk Assessment/SuDS Requirements for new developments (Salford's SuDS Checklist)

Reason for pre-commencement condition: The solution for surface water disposal must be understood prior to works commencing on site as it could affect how underground works are planned and carried out.

8. Prior to the commencement of the development hereby approved, with the exception of site clearance and remediation, plans showing the existing and proposed ground levels across the site shall be submitted to and approved in writing by the local planning authority. The proposed plans shall include a level adjacent to the site which will remain unchanged. The development shall be carried out in accordance with the submitted details. The finished floor levels hereby approved shall be a minimum of 39.43 mAOD (600 mm above the 1% AEP plus 35% climate change increase risk level).

Reason: To reduce the risk of flooding from overland flows in accordance with policy EN19 of the City of Salford Unitary Development Plan and to enable any proposed changes of level to be assessed in accordance with the provisions of policy DES1 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

9. Before development commences a method statement detailing avoidance, control and eradication measures for Himalayan balsam together with a timetable for implementation shall be submitted to and agreed in writing by the local planning authority. The agreed method statement shall be implemented in full.

Reason - It is an offence under the Wildlife & Countryside Act 1981 to introduce, plant or cause to grow wild any plant listed in Schedule 9 part 2 of the Act. Species such as Himalayan balsam are included within this schedule.

Reason for pre-commencement condition: The removal/treatment of invasive species is required to accommodate the development and just how this will be achieved must first be understood.

10. (a) Notwithstanding the details shown on the approved plans, the development hereby permitted shall not be occupied until full details of both hard and soft landscaping works have been submitted to and approved in writing by the Local Planning Authority. The details shall include the formation of any banks, terraces or other earthworks, hard surfaced areas and materials, boundary treatments, biodiversity enhancements, 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.

Page 36 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.

11. The development hereby approved shall be undertaken in strict accordance with the Arboricultural Impact Assessment REC reference 105978EC4R2 dated 22nd May 2019.The tree fencing as shown in the Assessment shall be erected prior to any works taking place and shall remain until all development is completed and no work, including any form of drainage or storage of materials, earth or topsoil shall take place within the perimeter of such fencing.

Reason: To safeguard important trees on the site and to ensure that adequate provision is made for their protection whilst the development is carried out.

12. 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.

13. No development shall commence, until full construction details for the access road including dropped kerb tactile paving on either side of the junction with Somerset Road has been submitted to and agreed in writing by the Local Planning Authority. The scheme shall be constructed in accordance with the approved drawings prior to the occupation of the development.

Reason: In the interests of highway safety in accordance with policy A8 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

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

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

15. No external lighting shall be installed until a scheme for the provision of external lighting has been submitted to and approved in writing by the Local Planning Authority. Such scheme shall include full details of the locations, design, luminance levels, colour, light spillage and hours of use of all external lighting within the site. The approved scheme shall be implemented in full prior to the occupation of the development and shall be retained thereafter for their intended purpose.

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.

16. Prior to first occupation of the development hereby approved details of the proposed refuse store and a waste management strategy shall be submitted to and approved in writing by the Local Planning Authority. The strategy shall include details of how parking will be restricted to allow a refuse vehicle to enter the site to collect the bins. The refuse store should be made available to use prior to first occupation and a verification report to demonstrate that waste management arrangements have been implemented in accordance with approved strategy shall be submitted to and approved in writing by the Local Planning Authority within 6 months of first occupation.

Reason: To ensure that the development is adequately serviced in accordance with policy DES1 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

Page 37 Notes to Applicant

1. 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. 2. 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 2018 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.

3. 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 requirements of BS8845:2015 Code of Practice for the design of protective measures for methane and carbon dioxide ground gases for new buildings should be followed for installation and the verification requirements of CIRIA C735 Good Practice on the Testing and Verification of Protection Systems for Buildings against Hazardous Ground Gasses will need to be submitted. Verification of gas protection systems needs to be undertaken during the construction process, or the applicant may not be able to discharge the condition. This can lead to issues with property searches and / or mortgage at a later time.

4. The applicant’s attention is drawn to the letter from United Utilities dated 21st November 2018.

5. This development may require a permit under the Environmental Permitting (England and Wales) Regulations 2016 from the Environment Agency for any proposed works or structures, in, under, over or within eight metres of the top of the bank of Gilda Brook, designated a 'main river'. This was formerly called a Flood Defence Consent. Some activities are also now excluded or exempt. A permit is separate to and in addition to any planning permission granted. Further details and guidance are available on the GOV.UK website: https://www.gov.uk/guidance/flood-risk-activities-environmental-permits.

The EA have discretionary powers to carry out maintenance works on the channels of "main river" watercourses to remove blockages and ensure the free flow of water. Information on riparian landowner's rights and responsibilities can be found at https://www.gov.uk/guidance/owning-a-watercourse

6. The Wildlife and Countryside Act 1981 (as amended) makes it an offence (with certain limited exceptions and in the absence of a licence) to intentionally to kill, injure or take any wild bird, or intentionally to damage, take or destroy its nest whilst it is being built or is in use, or to take or destroy its eggs. Further, the Act affords additional protection to specific species of birds listed in Schedule 1 of the Act. In respect of these species it is unlawful to intentionally or recklessly to disturb such a bird whilst it is nest-building or is at or near a nest with eggs or young; or to disturb their dependent young. You are therefore advised to seek the advice of a suitably qualified ecologist before commencing works on site.

7. No vegetation clearance required by the scheme should take place in the optimum period for bird nesting (July to August inclusive) unless nesting birds have been shown to be absent by a suitably qualified person.

8. In respect of condition 10:

Biodiversity enhancement should include, but not be limited to:  Bat bricks and/or tubes within the new development  Bird boxes (sparrow terrace/starling box see 6.4.2 of the report)  Native tree and shrub planting

Regard should also be given to how the area to the rear of the building is secured (see 3.3.2 of the CIS) also how the landscaping can create symbolic barrier at the entrance to the site (see 3.3.3 of the CIS).

9. The applicant is advised that works on site could significantly impact upon the health of trees T3 and T4 as identified in the Arboricultural Impact Assessment REC reference 105978EC4R2 dated 22nd May

Page 38 2019. The applicant is advise to discuss with the impact on these trees with the neighbouring landowner(s).

10. This notification does not give permission to enter land owned or occupied by another or to do work to trees in other ownership without permission from the landowner.

11. Highway works and remedial measures to be introduced in the vicinity of the development shall include the following:  Applicant must ensure all existing utilities (i.e. drainage, BT pole and adopted street lighting) are protected and have permission from various utility providers to undertake any work within the vicinity of the utility and within the footway and to protect the road construction.  Regarding to adopted carriageway and footways, any amendments to the carriageway need to be reinstated using similar materials.  The works on the adopted highway will be delivered by an S171 agreement and Greater Manchester Roads Activities Permit Scheme (GMRAPS). (Please find contact detail below)  Developer should arrange a full dilapidation/Condition Survey of all adopted highways surrounding the site prior to works commencing on site. (Please find contact detail below)

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

12. In respect of condition 16, provision should be made for 3 x 1280L general waste bins and 2 x blue 1100 & 2 x brown 1100 bins for recycling, along with a dropped kerb for moving the bins safely

Page 39 This page is intentionally left blank Agenda Item 5c PLANNING & TRANSPORTATION REGULATORY PANEL PART I SECTION 1: APPLICATIONS FOR PLANNING PERMISSION

APPLICATION No: 18/72691/FUL APPLICANT: Mr Jonathan Leponis Dean LOCATION: 11 Ellesmere Road, Eccles, M30 9HE PROPOSAL: Proposed three-storey side extensions and conversion of the property to accommodate 13 no. dwellings, external parking, landscaping and court yard patio. WARD: Eccles

INTRODUCTION

This application was deferred at the Planning Panel meeting of 9th May 2019 to allow the applicant additional time to consider amendments that will overcome Members’ concerns relating to:-  The impact on the amenity of future residents by virtue of the size of the 3no. two-bed apartments that fall below the Council’s recommended guideline of 57sqm and clarification on the level of outlook that apartments in the basement and roof-space would receive.  The impact of the design of the extensions on the character of the area.

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$fa0i2cnr.rtf Concerns were also raised about whether the development was compliant with the Equalities Act 2010 insofar as access for people with impaired mobility is concerned and the role of the planning and building control regulations in this regard.

VALUE ADDED

Officers have negotiated a number of enhancements to the proposed scheme across a two year period that incorporates both pre-application discussions and the assessment of this planning application. These improvements can be summarised as follows:  A reduction to the number of apartments proposed and alterations to the accommodation schedule, to provide larger dwellings.  Various alterations to the position of proposed windows, to protect the amenity of residents within existing, neighbouring houses;  Additional alterations to the position of windows and the second-floor floor-level, to achieve an acceptable standard of amenity (in terms of privacy, daylight and outlook) for future residents of the proposed apartments.  Enhancements to the design of the extensions and the introduction of high quality, traditional materials, as opposed to metal cladding and upvc.  A significant reduction in the width and overall massing of the side extension, to retain views through the site.  Opening-up of views into the site from the public highway, through the removal of existing boundary fencing.  Provision of acceptable cycle storage and refuse collection facilities. Officers have adopted a positive and proactive approach towards the assessment of this application, to secure a series of necessary amendments, and add-value to the overall quality of the development, so that a positive recommendation can be presented to Members.

PLANNING POLICY

In addition to the policies listed within the original report, UDP policy DES2 – Circulation and Movement is also a relevant consideration. 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.

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

APPRAISAL

Housing Mix

In response to concerns raised during the May Panel Meeting the applicant has reduced the number of units proposed within the development from 15, to 13. This has generated the following housing mix within the scheme.

Number of Bedrooms Number of Units Size range Average unit size 1 5 47 – 62sqm 53.4sqm 2 5 64 – 70sqm 66.8sqm 3 3 90 – 97sqm 94sqm

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$fa0i2cnr.rtf These amendments have increased the average size of a 1-bed apartment within the development by 8.4sqm. The average two-bed apartment is now 8.1sqm larger, relative to that previously proposed, and all units containing two or more bedrooms now comfortably exceed the City Council’s guideline floor-space of 57sqm. Overall it is considered that the development would provide a well-balanced mix of housing options for future residents of the area.

Residential Amenity

Impact on existing residents

The balcony area formerly proposed above the proposed side extension (Unit 8) has now been removed, as part of the applicant’s amendments to the design of the overall scheme. No access would be provided to this roof area and as such there would be no impact to surrounding neighbours in this regard.

Level of amenity afforded to future residents

Size of the proposed apartments As noted above, the average size of the proposed apartments has been noticeably increased which, it is considered, would provide future occupants with a better standard of amenity. In response to the specific concerns raised by Members, the applicant has amended the scheme to ensure that the floorspace provided in each of the two-bedroom apartments comfortably exceeds the City Council’s 57sqm guideline.

Basement apartments The report originally presented to Panel stated that the apartments and habitable rooms within the basement level of Westminster House would be served by good-sized windows and associated lightwells. More specifically, each habitable room would be served by a window measuring at least 2sqm in size. Notwithstanding this, the applicant has now introduced two additional windows into each of the basement-level kitchen / living areas, in order to further enhance the amount of natural daylight reaching these rooms and provide future occupants with an improved outlook also.

Second-floor apartments The report presented to Members in May stated that the internal floor-level of the second-floor (within the roof-space) would be raised to ensure that future occupants on the top floor benefitted from a reasonable outlook and access to daylight. More specifically, each habitable room would be served by at least one window or roof-light with a cill level that is no higher than 1.5m above the internal floor- level, as illustrated on the section drawing below:

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$fa0i2cnr.rtf Notwithstanding the above, those roof-lights that provide an outlook to habitable rooms have been increased in area, by approximately 40%, in order to further enhance the level of amenity that would be afforded to future occupants.

Overall it is considered that the amendments made since the May Panel Meeting have noticeably enhanced the level of amenity that would be afforded to future occupants of the proposed dwellings, particularly in terms of the floor-space provided to each apartment, and the outlook and natural daylight that would be afforded to habitable rooms. As such the development is considered to be in full compliance with Policies H1 and DES7 of the City of Salford UDP and the associated Housing SPD.

Design and Streetscene

Paragraph 130 of the NPPF states that permission should be refused for development of poor design that fails to take the opportunities available for improving the character and quality of an area and the way it functions, taking into account any local design standards or style guides in plans or supplementary planning documents. Paragraph 131 goes on to state that in determining applications, great weight should be given to outstanding or innovative designs, which promote high levels of sustainability, or help raise the standard of design more generally in an area, so long as they fit with the overall form and layout of their surroundings.

The applicant has re-visited the proposed design of the side extension fronting Ellesmere Road and has subsequently submitted two options for Members to consider. These are described and appraised below:

Option 1: As previously presented to Members at the meeting of 9th May, but with the second-floor balcony removed. The applicant’s architect has provided additional justification as to why extensions with a contemporary appearance represent the most appropriate approach for enlarging this Victorian property. This states that the proposed development will not just protect and celebrate the existing building’s history, but also add the next chapter to its story. It will make a positive contribution towards the progressive aesthetic of the area, which is moving forwards with contemporary and sustainable development. The proposed extensions are well-massed, in accordance with the Victorian Villa, with a height, proportion and design that still allows for the main edifice to shine through as the principal element on the site. Further, they contrast with the existing building without overpowering it. Introducing clean lines and straight edges helps to create a distinct yet coherent design next to the Victorian building, allowing the public eye to clearly identify which parts are extensions.

Officers are strongly of the view that the applicant has adopted the appropriate approach to designing the proposed extensions, which are considered to display a high standard of design quality. As previously identified, the siting, scale and massing of the Ellesmere Road facing extension has been carefully broken up into a number of vertical elements that respect the status and proportions of the Victorian Villa’s principal elevation.

Option 2 This adopts an alternative design approach that seeks to reflect some of the existing features displayed on Westminster House’s principal elevation, such as its pitched roofs and arched casement windows. A glazed vertical break is retained but the main roof of the house has been continued downwards so that it now caps part of the proposed town-house. It is worth noting that other alternative options were submitted and discounted prior to the design described above.

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$fa0i2cnr.rtf Whilst the architect’s efforts to produce a suitable alternative scheme are acknowledged, it is considered that Option 2 fails to take the opportunities that have been seized by Option 1 to improve the character and quality of the area, for the following reasons:  The approach proposed here blurs the lines between the old and new aspects of the development, making it difficult to read the form of the original Victorian Villa and diluting its positive contribution to the Conservation Area as a result.  The manner in which the extension now ties-in with the main roof of Westminster House is somewhat clumsy and still leaves an area of flat-roof above the town-house, an aspect which now appears neither contemporary nor traditional in character. The elegant symmetry of the original roof profile has been lost.  The bay window to the town-house appears as a pastiche of the original canted bays; this further contributes to the elevation’s lack of coherence.

For the reasons set out above, Option 2 is not a scheme that officers support, as it fails to respect the character of the original Victorian Villa and the wider streetscene and conservation area. Notwithstanding the views of officers, it should be noted that the applicant is prepared to implement this particular option in the event that Members consider it to be their preferred scheme.

Access, Highways and Parking

Whilst the number of proposed dwellings has been reduced by two units, the development would continue to benefit from 16 car parking spaces within the site curtilage. This equates to 1.23 spaces per dwelling and is again considered to be appropriate for a development of this nature in this area.

Equality Assessment

Section 149 of the Equality Act 2010 (“the EA”) introduces a public sector equality duty. Section 149(1) of the EA provides that a public authority must, in the exercise of its functions, have regard to the need to:- a. Eliminate discrimination, harassment, victimisation and any other conduct that is prohibited by or under the EA; b. Advance equality of opportunity between persons who share a relevant protected characteristic and persons who do not share it; and c. Foster good relations between persons who share a relevant characteristic and those who do not share it. The relevant ‘protected characteristics’ are listed within Section 149(7) and include disability.

The public sector equality duty is a material consideration in planning decisions; however it should be borne in mind that the focus of planning decisions should be on whether proposed development is an acceptable use of land (NPPF Para 183).

The accessibility of the internal layout of a new development is covered by a separate control regime, namely Part M of the Building Regulations 2010 (Access to and use of buildings). This document provides a baseline for accessibility in the built environment and seeks to ensure that all people are able to access and use buildings and their facilities. Further to this, British Standard BS 8300:2001 (Design of buildings and their approaches to meet the needs of disabled people – code of practice) provides guidance on good practice in the design of domestic and non-domestic buildings and their approaches so that they are convenient to use by disabled people. As such it is not necessary or appropriate for the planning system to seek to duplicate those controls that would be imposed as a matter of course as part of the Building Control regime.

Notwithstanding the above, the applicant has submitted an updated Accessibility Statement, which explains how the proposed extensions in particular have been designed to provide good accessibility in accordance with Part M of the Building Regulations. It states that the townhouse within the

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$fa0i2cnr.rtf proposed side extension presents a habitable room and WC on the ground-floor, with a staircase wide-enough to accommodate a stair-lift. One the first-floor the master bedrooms and bathroom can be adapted to incorporate motorized ceiling tracks between both rooms. The ceiling will be able to support this mechanism.

Apartment seven, within the coach-house also benefits from a level access. The ground-floor layout includes a bedroom designed to accommodate a wheelchair turning area and an adjoining accessible bathroom. If the apartment requires additional disabled access, the internal staircase has been designed to incorporate a stair lift if required. The proposed side/rear extension, visible from Westminster Road, accommodates a new staircase that serves apartments six, ten and thirteen. Apartment six benefits from level, ground-floor access, which leads to a bedroom and bathroom. The communal staircase serving these apartments, and the internal staircases within the individual dwellings, would be building regulations compliant in that they incorporate low risers and extended handrails.

Part M of the Building Regulations states, at Regulation 4, that for work on an existing building that did not comply with the applicable requirements of the Building Regulations:- i) the work itself must comply with the applicable requirements of the Building Regulations; and ii) the building must be no more unsatisfactory in relation to the requirements than before the work was carried out.

The implications of the above are that neither the planning system, nor the Building Regulations, require the applicant to provide level access into the original Victorian dwellinghouse. The applicant has confirmed that the existing, external stone staircase, which leads to the elevated ground-floor level of Westminster House, would remain as the means of access to those apartments not already referenced above. This staircase would not be adapted due to the length of ramp that would be required to be classed as accessible and due to the property’s location within a conservation area.

Expected standards for new development within planning applications are, however, provided within Policy DES 2 (Circulation and Movement) of the City Council’s UDP. This states that the design and layout of new development will be required to ensure that the development is fully accessible to all people, including the disabled and others with limited or impaired mobility. The reasoned justification for this policy explains that key issues will include the setting out of public areas, landscaping and the siting of street furniture, locating disabled car parking spaces within easy access of building entrances, providing dropped kerbs and ramps, and providing signage.

The key issues listed within the reasoned justification of Policy DES 2 concern the external layout of a development, rather than the type of facilities provided internally within a building(s). The layout plan submitted with the application indicates that clear and level access will be provided into the proposed staircase extension and into residential units 7 and 8. Two disabled car parking spaces have been proposed at suitable positions within the development’s proposed parking areas. This level of provision accords with the City Council’s standards for disabled parking, which are set out in Appendix B of the UDP. The applicant is set to install dropped kerbs and tactile paving as part of their proposed amendments to the vehicular access points serving the site. These will be secured as part of recommended condition 13 (off-site highways works). When considered in the context of Regulation 4 of the Building Regulations Part M, officers are of the view that the proposed development is capable of being accessible to all people, including the disabled and others with limited or impaired mobility. As such the applicant has undertaken sufficient steps to demonstrate that the development would be in accordance with Policy DES 2 of the City of Salford UDP.

In conclusion, the proposed development would not result in the loss of any existing facilities that are valued by disabled persons or, indeed, by any other persons who share a protected characteristic. Rather, the scheme would provide a proportionate number and range of new apartments that are capable of being occupied by disabled persons, or those with mobility impairments, in an area where

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$fa0i2cnr.rtf the vast majority of existing housing was constructed prior to the introduction of the Building Regulations regime. The external site layout is considered to be compliant with Policy DES 2, and the disabled parking standards set out in Appendix B, of the City of Salford UDP.

Planning Obligations

The applicant’s alterations to the proposed accommodation schedule has adjusted the scale of the planning obligations required to mitigate the impacts of the development to £53,132. This would be secured by way of a Section 106 agreement, and would be directed towards improve cycling along Ellesmere Road and/or Swinton Greenway (the old loop line).

RECOMMENDATION

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

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

(i) a financial contribution of £53,132 to deliver improved cycling along Ellesmere Road and/or Swinton Greenway (the old loop line).

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

Amend the following conditions:

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

Site Location Plan – P01 Rev: H Proposed Basement Plan – P-02 Rev: E Proposed Ground-Floor Plan – P03 Rev: I Proposed First-Floor Plan – P04 Rev: G Proposed Second-Floor Plan – P05 Rev: I Proposed Roof Plan – P06 Rev: I Proposed Front Elevation – P07 Rev: K Proposed Side Elevation (North-West) – P08 Rev: H Proposed Rear Elevation – P09 Rev: H Proposed Side Elevation (South-East) – P10 Rev: K Proposed Section Through Apartments – P11 Rev: G Proposed Section Through Staircore – P12 Rev: H Proposed Elevations, Coach House – P13 Proposed Elevations, Coach House – P14 Section Through Rear Extension – P15 Rev: A Section Through Front Elevation Lightwell – P16A

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

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$fa0i2cnr.rtf 7. Notwithstanding any description of materials in the application no above ground construction works shall take place until samples and full details of materials to be used externally on the buildings 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 and shall include the provision of ‘conservation-style’ roof-lights. Only the materials so approved shall be used, in accordance with any terms of such approval.

18. The windows and doors identified as being ‘obscured’ on the following plans shall be fitted with, and permanently glazed, in textured glass whose obscuration level is at least 3 on the Pilkington scale of 1-5 (where 1 is clear and 5 is completely obscure): - P03 Rev: I – Ground Floor Plan - P04 Rev: G – First-Floor Plan - P05 Rev: I – Second-Floor Plan

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

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DESCRIPTION OF SITE AND SURROUNDINGS

This application relates to a large Victorian Villa situated on a corner plot at the junction of Ellesmere Road (to the north-east) and Westminster Road (north-west). Houses dating from the inter-war period neighbour the remaining two sides of the site. They are two-storeys in height but appear noticeably shorter than No.11 within the streetscene.

The application property is known as Westminster House. It sits within a rectangular shaped plot and is set well back from its street frontages behind soft landscaping and an area of gravel used for parking. Currently in use as a dwellinghouse, it is understood to date from the late-19th century. Living accommodation is provided across four floors, including within a basement level and the roof-space. A former stable/coach-house block is located within the rear, southern, corner of the site. It is evident that the south-eastern side elevation has been altered during its lifetime and is clad in render.

The Ellesmere Road frontage currently benefits from two vehicular access points, with a further one provided off Westminster Road.

The property sits within the core of the Ellesmere Park Conservation Area, which includes notable large Victorian houses focussed on Ellesmere Road, Westminster Road, Victoria Road and Sandwich Road. These are generally grand, detached and semi-detached, two to three storey properties set back within generous mature gardens. Some of the properties in this area are family homes and others have been converted into apartments. The dominant feature uniting the whole area is the extensive coverage of mature trees and shrubs, which frame the roads. The trees are generally planted in the front gardens behind brick and stone boundary walls with stone cappings and gate pillars. The boundary walls are often set back behind grassed verges.

PROPOSED DEVELOPMENT

This application seeks Full planning permission to extend Westminster House and convert it from a single family dwellinghouse into 14 apartments and an adjoining townhouse. This would be achieved by erecting a part two-storey, part three-storey extension to the south-eastern side of the property and

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$fa0i2cnr.rtf a wrap-around three-storey side and rear extension. These extensions would predominantly be constructed from brick, but would also include elements of natural stone and render.

The former coach-house would be restored and provided with a pitched roof to create a duplex apartment. Some of the existing roof-lights within the existing property would be re-positioned to provide occupants of the apartments on the second-floor with a suitable outlook.

The mix of units provided across four levels of accommodation would be as follows.

Dwelling type One-bed Two-bed Three-bed town- apartment apartment house Number 6 8 1

The existing boundary fencing that sits above the low stone wall to the street frontages would be removed to open up views into the site. A total of 16 designated car parking spaces would be provided within the curtilage of the site along with a cycle store for 14 bicycles. A communal garden area would be created to the northern corner of the plot, whilst a small courtyard garden would be shared by the occupants of the proposed town-house and coach house duplex.

PUBLICITY

Site Notice: Non HH Within Conservation Area Date Displayed: 26 February 2019 Reason: Planning App in Conservation Area

Site Notice: Non HH Article 15 Date Displayed 26 February 2019 Reason: Wider Publicity

Press Advert: Manchester Weekly News Salford Edition Date Published: 24 January 2019 Reason: Article 15 Standard Press Notice Planning App in Conservation Area

RELEVANT SITE HISTORY

93/31425/COU – Change of use of dwellinghouse to residential home for the elderly – Refused, 20 October 1993

92/30689/COU – Change of use to a hostel for physically abused women together with alteration and extension – Refused, 20 October 1993

CONSULTATIONS

Design for Security (DfS) - No objections. Condition recommended to secure compliance with Section 4 (recommendations) of the submitted Crime Impact Statement.

Air Quality, Noise, Contaminated Land - - Air Quality: No objections as the scale and nature of the development is not likely to have a significant impact on traffic. - Noise: No objections. Standard Construction Environment Management Plan (CEMP) condition recommended. - Land Contamination: No objections subject to conditions to secure the submission of a Phase 2 Site Investigation Report and, if necessary, a Remediation Strategy and Verification Report.

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$fa0i2cnr.rtf UV Drainage Engineer - No objections. Standard conditions recommended in relation to the submission of a detailed strategy for surface water drainage and the discharge rate for surface water runoff.

Highways - No objections. See ‘Access, Highways and Parking’ section of the report for more details.

Greater Manchester Ecological Unit (GMEU) - No objections, subject to conditions requiring compliance with the submitted Ecological Appraisal and the submission of a scheme of biodiversity enhancement measures.

United Utilities Water Ltd - No objections. Standard conditions relating to the drainage of foul and surface water recommended.

NEIGHBOUR REPRESENTATIONS

Two rounds of neighbour notification have been undertaken during the course of this application, due to the submission of scheme amendments. The consultation process has resulted in 16 objections from 9 address points being submitted, including correspondence from the Ellesmere Park Residents’ Association. The concerns raised within these representations can be summarised as follows:

 The plans are an overdevelopment of what is a relatively small plot compared to the size and scale of the existing building.  The new two bedroom flats seem to be unusually small, which adds to the sense of rooms being added whatever the impact. A smaller development with a lower number of flats would be far more in-keeping with the local area.  The side extension is too near the adjacent property to sit comfortably on the site. The result would conflict with the existing spacious setting of large properties within the conservation area.  The garden will be obliterated by cars and associated manoeuvring spaces and by rubbish bins.  The development is not in keeping with other Victorian buildings situated within the Conservation Area. The two proposed flat-roof extensions are not in keeping with the area and should be pitched with slate roofs.  Congestion around this corner plot is already horrendous and dangerous. Putting accesses for a car park either side of the flanking roads will not make this a safe development.  There is insufficient parking proposed for the development. There will be more cars than parking spaces provided and they will be dumped on the grass verges, which will endanger pedestrians.  The proposed second-floor balcony and the velux’s within the coach-house will directly overlook neighbouring properties, resulting in a loss of privacy.  Following the receipt of amended plans, the proposed waste bins and cycle storage has been poorly located, as they breach the building line.

Another representation has been received on behalf of the RSPB. This states that the development represents an ideal opportunity to provide internal swift bird bricks and provide a net gain in biodiversity. It has been requested that a condition be added to secure their inclusion.

A further resident has indicated within their submission that they offer their support for the development provided there is a general consensus amongst most of the parties concerned in Ellesmere Park.

PLANNING POLICY

Development Plan Policy

Unitary Development Plan A2 - Cyclists, Pedestrians and the Disabled

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$fa0i2cnr.rtf 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 CH3 - Works within Conservation Areas This policy states that work in conservation areas will only be permitted where it would preserve or enhance the character or appearance of the conservation area. Consideration will be given to the extent that the proposal i) retains or improves features that contribute to the character or appearance of the conservation area ii) are of a high standard of design iii) retains mature trees iv) secures environmental improvements and enhancements v) protects views into an out of the conservation area.

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$fa0i2cnr.rtf 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 H5 – Provision of Residential Accommodation within Existing Buildings This policy states that the sub-division of dwellings into smaller units of accommodation, and the conversion of non-residential property into residential use, will only be permitted where: i. the proposal would not have an unacceptable impact on the amenity of neighbouring properties, or on the character of the surrounding area; ii. the development makes satisfactory provision of amenity and open space; iii. the development would not have an unacceptable impact on highway safety as a result of traffic generation, access, parking and servicing; and iv. the development would not have an unacceptable impact on the regeneration of the local area.

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

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

Other Material Planning Considerations

National Planning Policy

- National Planning Policy Framework - National Planning Policy Guidance

Local Planning Policy

Supplementary Planning Document - Ellesmere Park The policy document is designed to raise awareness of the need for and value of good design in Ellesmere Park, and how it can be achieved for the benefit of all involved.

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$fa0i2cnr.rtf 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 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 - 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.

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

The Greater Manchester Spatial Framework Draft 2019 (“GMSF”) and the Revised Draft Local Plan 2019 are subject to public consultation until 18th March and 22nd March 2019 respectively. Following that, they will go through a number of further stages, including examination at a public inquiry, before they are adopted. Adoption is expected to take place towards the end of 2020 or early 2021.

APPRAISAL

Principle of Development

The residential use of the site is already clearly established, however consideration should be given as to whether it is appropriate to subdivide and extend the existing property to create 14 apartments and a townhouse. The Ellesmere Park SPD does not preclude the provision of apartments, but it does identify the provision of large numbers of apartments as one of a series of issues that could result in the reduction in the character, appearance and environmental quality of Ellesmere Park. Policy HOU1 of Salford’s Housing SPG states that within West Salford (where the application site is located) the

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$fa0i2cnr.rtf large majority of dwellings within new developments should be in the form of houses rather than apartments, in order to protect the existing character of the areas and reflect the generally lower levels of accessibility compared to other parts of the city.

Westminster House was originally constructed as a substantial Villa within a gated residential estate for wealthy middle-class Victorian families. Whilst it is undoubtedly a handsome property, it is also in need of some refurbishment. It is considered that the future demand to occupy it as a single, family dwellinghouse would be relatively limited given its large size and compartmentalised layout and given the level of investment and subsequent maintenance required to keep it in good condition. The sensitive conversion and extension of Westminster House to create apartments would help to secure the necessary repairs, and the building’s longer-term future, as it would provide a more viable use in the form of new housing that better fits the modern housing needs of the area.

Policy HOU2 of the Housing Planning guidance 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 of the apartments. Small dwellings (i.e. studios and one bedroom apartments) should not predominate, and a significant proportion of three bedroom apartments should be provided wherever practicable. The ‘reasoned justification’ that supports this Policy indicates that those units with two or more bedrooms should have a floorspace and layout that makes them adaptable to changing needs (typically 57 square metres or above).

The applicant has proposed the following accommodation schedule for the development:  5 x 1-Bed apartments (43sqm – 45sqm)  9 x 2-Bed apartments (49sqm – 66sqm)  1 x 3-Bed townhouse (101sqm)

Three of the two-bedroom apartments would not meet the Council’s guideline floor-space of 57sqm. The applicant has indicated that it is important to maintain the structural integrity and original layout of the existing building, so as not to remodel or demolish parts of the building that would ultimately lead to alterations to the external appearance. This is noted and, when viewed in the round, it is considered that the proposed accommodation schedule would provide a mix of dwelling sizes within the development and would diversify the type and range of accommodation available within this part of Eccles also. Weight is also attached to the benefits of associated with securing the future of this prominent character property within the Ellesmere Park conservation area.

Also of relevance is UDP Policy H5 (Provision of Residential Accommodation within Existing Buildings) which requires a more detailed assessment of the impacts that the new/additional dwellings would have on the character and amenity of the area; highway safety; and the regeneration of the wider area. This exercise will be undertaken within the remaining sections of this report.

Overall it is considered that the development sufficiently complies with Policy H1 of the City of Salford UDP and the Council’s Housing Planning Guidance.

Residential Amenity

Impact on existing residents

Impact on 9 Ellesmere Road

The proposed side extension would not extend beyond any rear windows serving habitable rooms within 9 Ellesmere Road. Furthermore, there are no habitable room windows within the facing side elevation of No.9. The extensions to Westminster House would introduce new windows at first and second-floor level that are 9m away from the No.9’s rear garden. This is considered to be an

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$fa0i2cnr.rtf acceptable separation, given that the Council’s House Extensions SPG only requires this distance to be 5m.

The eaves level of the proposed coach house is set to increase by approximately 700mm for a 6.5m section of the coach house that adjoins the garden boundary with No.9. A pitched roof will also be added to it. The additional impact generated by this aspect of the development on the private garden of No.9 is considered to be acceptable as the neighbour has already sited a detached garage against the existing coach-house, which occupies the part of their garden which would be most affected.

Impact on 12 Westminster Road

The proposed wrap-around extension to the side/rear of the subject property would project past the rear elevation of 12 Westminster Road by approximately 3.65m, although a separation of 2.2m would remain between the two properties. The closest, ground-floor window within No.12’s rear elevation serves a kitchen area, a non-habitable room. The proposed extension sits to the north-east of this neighbour and therefore would only give rise to a very limited amount of overshadowing early in the morning time. Given the above, this relationship is considered to be acceptable.

The eaves level of the proposed coach house is set to increase by approximately 770mm and a pitched roof will be added to it. Alterations to its footprint will bring a short, 600mm section 1.42m closer to the common boundary with No.12. Overall the additional impact on No.12’s garden, over and above that already generated by the existing coach-house, is considered to be acceptable due to the orientation of the two properties and that No.12 has a good-sized rear garden.

There are no new habitable room windows within the proposed development that would overlook the private garden serving No.12. The Velux windows proposed within the new coach-house roof would be situated well in-excess of 1.7m above the height of the internal mezzanine floor level.

Impact from the proposed balcony area

The outer edges of the proposed balcony area to Unit 8, which is located at second-floor level, would retain 20m to the garden boundary with 12 Westminster Road and approximately 50m to the facing habitable room windows within 14 Ellesmere Road. Both of these distances are considered to be sufficient to prevent neighbouring residents from experiencing an unacceptable loss of privacy. It is considered that views from the balcony area into the private rear garden associated with 9 Ellesmere Road will not be possible as they would be interrupted by No.9’s two-storey rear extension and by the 2.9m high wall and fence that defines the common boundary between the two plots.

All other relationships with surrounding neighbours have been considered and are considered to be in accordance with Policy DES 7 of the City of Salford UD.

Level of amenity afforded to future residents

Following a series of amendments to the application, all habitable rooms within the proposed dwellings will be served by a window that provides a reasonable outlook and access to daylight. To achieve this, the internal floor-level of the second-floor (within the roof-space) would be raised.

Generally windows have been positioned to avoid any direct interlooking over short distances. Where necessary and appropriate, non-principal habitable room windows have been fitted with obscured- glazing, again to protect privacy. A distance of approximately 10m would be retained between the ground-floor bedroom window within the former coach-house (Unit 7) and the first-floor bedroom window within the facing townhouse (Unit 8). This distance, coupled with the angled relationship between the windows, would be sufficient to prevent any undue loss of privacy.

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$fa0i2cnr.rtf Units 1 and 2 would be situated within the basement level of Westminster House. The habitable rooms within these apartments would be served by good-sized windows and associated lightwells.

Policy 8 of the Ellesmere Park SPD states that apartments should provide private communal gardens on the basis of 18sqm for the first two apartments, plus 5sqm for each additional apartment. They should be screened and secured from parking areas. For a development of this size, 83sqm of amenity space would be required. The proposed development would provide in excess of 200sqm of useable communal amenity space within the northern corner of the site. Providing that it is adequately screened by appropriate soft landscaping along the site boundaries, this area would provide future residents with a reasonable level of privacy. The internal courtyard area measures approximately 60sqm, albeit it would seemingly be shared by the occupants of Units 8 and 9 only.

Overall it is considered that the proposed development would provide future residents with an acceptable level of amenity and is therefore in accordance with Policy DES 7 of the City of Salford UDP.

Layout, Scale and Massing

Policy 5 of the Ellesmere Park SPD states that development in Ellesmere Park should retain the spacious character of the area, including in terms of the scale, massing and site coverage of buildings and the spacing of buildings to retain visual breaks. Development should reflect the typical layout of existing plots within the area, including in terms of a strong building line set well behind a boundary wall and front garden area. Building heights should be consistent with surrounding developments.

The proposed extensions to Westminster House have been located away from the property’s highway-fronting elevations, which is appropriate, and have been set-back so as to protect the established building lines that run along Ellesmere Road and Westminster Road.

The side extension to the Ellesmere Road frontage steps down in height to meet the eaves level of neighbouring 9 Ellesmere Road. A distance of 2m would be retained to the common boundary between the two dwellinghouses. Whilst this represents a substantial reduction in the current separation to the boundary, it is recognised that housing on this side of Ellesmere Road, to the south- east, is post Victorian and much more closely spaced. In particular, No.9 extends right up to its boundary with the application site. As such the layout, scale and massing of the side extension is considered to be acceptable.

Policy 9 of the Ellesmere Park SPD states that surface car parking should normally be located at the side or rear of new developments, within a private enclosure. Where car parking can only be provided to the front of a development, this should not be at the expense of providing a significant area of garden. In this instance it has not been possible to locate the parking areas behind the building lines. The applicant has however sought to reduce the extent of the existing parking area in front of the dwelling’s principal, Ellesmere Road facing, elevation as part of works to create a useable area of communal amenity space. Additional space for surface parking would be created to the side of the property’s Westminster Road frontage, however this would be set behind a border of soft landscaping.

Policy 9 of the SPD goes on to state that all bicycle storage provision should be covered, secure, well lit, and well located in relation to building entrances. Such provision should be designed to be complementary to the main building, not as an after-thought. The applicant has indicated that a cycle store would be located adjacent to the original dwelling’s Westminster Road frontage. This position would be convenient for residents entering the site by bicycle from either the Ellesmere Road or Westminster Road access points and is located close to the main entrance into the building. It is also sited in such a way as to reasonably retain the spacious character of the streetscene, although further discussions on its final size and position are required to ensure that it does not obstruct the bedroom window to proposed unit 3 and does not unduly extend past the property’s principal elevation. It is

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$fa0i2cnr.rtf considered that these further discussions can be adequately concluded through the inclusion of a cycle parking condition.

Policy 11 of the Ellesmere Park SPD requires waste bin storage to be sited in a visually unobtrusive location. For apartment developments communal bin stores should be secure and covered. The applicant has identified an area adjacent to the south-western site boundary, close to the vehicular access off Westminster Road, for bin storage. It is considered that the location of the bins reasonably balances objectives relating to maintaining visual amenity, maximising ease of collection and maximising ease of use for residents. There is however a need to enclose the bins within a bin store and these details should be submitted as part of the requirements of a planning condition.

The layout, scale and massing of the development is therefore considered to be in compliance with Policy DES 1 of the City of Salford UDP and relevant Policies within the Ellesmere Park SPD.

Design and Streetscene

The proposed interventions to Westminster House principally comprise of two full-height extensions, located to the side and to the rear of the property. The updated Heritage Assessment that accompanies the application considers that the development will leave the main building undisturbed and that the extensions offer a contemporary aesthetic which resembles the existing building through the careful selection and distribution of materials.

The side extension fronting Ellesmere Road is considered to be well-designed. Its massing has been broken up into two vertically-proportioned elements, one of which is fully glazed to create a clearly defined and lightweight transition between the old and new aspects of the property. The front bay feature complements the canted bays on the front of the original dwellinghouse, but is still overtly modern in its design. The two features do not compete with each other as the side extension has been set back behind the main front wall of the house.

The materials proposed for the extensions include brickwork to match the existing property, which is appropriate given that the extensions are otherwise modern in their form and design. Following amendments to the scheme, natural stone has been identified for the plinth and the projecting feature surrounds, whilst white painted timber is proposed for the window frames. These latter two materials already feature on the existing Victorian property and are reasonably required, given that the extensions relate to a prominent character property in the heart of the Conservation Area.

The wrap-around side/rear extension has been set well-back from the Ellesmere Road and Westminster Road frontages of the existing property and as such it would not form a prominent feature within either streetscene. In any event it has been designed to an acceptable standard.

A new ground-floor window has been proposed within the Westminster Road elevation of the existing property, whilst the majority of the existing roof-lights would be re-positioned lower to provide future residents of the second-floor apartments with an outlook. These alterations are considered to be acceptable, providing that they are constructed using materials that match those used on the original dwellinghouse.

Subject to compliance with the recommended materials condition, it is considered that the proposed extensions would sit comfortably with the existing Victorian property and within the Ellesmere Road and Westminster Road streetscenes also. As such the development would be in compliance with Policy DES1 of the City of Salford UDP and the Ellesmere Park SPD.

Impact on Ellesmere Park Conservation Area Paragraph 193 of the NPPF states that when considering the impact of a proposed development on the significance of a designated heritage asset (which includes a conservation area), great weight

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$fa0i2cnr.rtf should be given to the asset’s conservation (and the more important the asset, the greater the weight should be). This is irrespective of whether any potential harm amounts to substantial harm, total loss or less than substantial harm to its significance.

The Ellesmere Park Conservation Area is characterised by large Victorian houses set in generous grounds, on long, straight, and wide tree lined streets. The dominant feature uniting the whole area is the extensive coverage of mature trees and shrubs, which frame the roads. The trees are generally planted in the front gardens behind brick and stone boundary walls with stone cappings and gate pillars. The boundary walls are often set back behind grassed verges.

The verdant character of the conservation area, as described above, would be retained and even enhanced by the development through the removal of the existing boundary fencing, which would open up views of the new and replacement soft landscaping set to be installed. The extensions have been sited so as to protect the large frontages that currently exist between Westminster House and its site boundaries, which are also characteristic of the area. The side extension would reduce the space that currently exists to the boundary of 9 Ellesmere Road and as such it would be clearly visible when approaching the site from the south-east, along Ellesmere Road. However, it is well-designed and has been sufficiently set back to give the impression that this was originally a detached dwelling constructed within a large, spacious plot.

Overall, it is recognised that the proposal is designed to safeguard the future of Westminster House, which is to be welcomed. It is considered that the proposed development would have a neutral impact on the Ellesmere Park conservation area, providing that it uses materials of the highest quality and that a comprehensive landscaping scheme is implemented within the site frontages. As such the development is considered to be in compliance with Policy CH 3 of the City of Salford UDP; the Ellesmere Park SPD; and Chapter 16 of the NPPF.

Ecology

The proposed development would involve works to the roof and eaves of the existing building and as such a bat survey has been submitted with the application, as part of a wider Ecological Appraisal of the site. The survey found the building to have low suitability of use by bats but because of its close proximity to a known bat roost a number of precautionary measures have been recommended. A condition will be added to any grant of permission to ensure that all works are carried out in accordance with these precautionary measures.

The Appraisal also includes measures to enhance biodiversity at the site, in line with the requirements of the National Planning Policy Framework. Again a condition will be added to secure the recommended measures.

Trees and Landscaping

High quality landscaping is a prominent aspect of Ellesmere Park’s character, supporting its attractive appearance, and in particular the presence of a large number of mature trees. Policy 10 of the Ellesmere Park SPD states that existing mature trees and landscaping should be retained where practicable. Proposals to cut down, top or lop trees in the Conservation Area or that are subject to a Tree Preservation Order will be resisted. New trees and shrubs should be provided directly behind boundary walls fronting the highway where there are existing gaps in provision.

An Arboricultural Impact Assessment has been submitted with the application. This identifies that there are 11 trees within the vicinity of the site. Two of these have been identified for removal, to facilitate the earthworks preceding the new parking area along the Westminster Road frontage. However, they have been classed as Category C and Category U trees, meaning they should not form a reason for constraining the proposed development. In any event it is considered that their

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$fa0i2cnr.rtf removal should be adequately mitigated through replacement tree planting and supporting landscaping to maintain the verdant character of the area.

The submitted site plan shows landscaped borders directly behind the boundary walls fronting the highways, in accordance with the SPD, although no details have been provided in terms of new/existing landscaping and proposed species etc. These should be secured through the Council’s landscaping condition. Opportunities for new planting exist within the proposed communal amenity area, although this should also be a useable space and as such should be kept generally open. It is worth noting that Policy 10 of the SPD advises that new and replacement trees and shrubs near to the boundary should utilise or complement the typical species within the area, which are: Ash; Beech; Horse Chestnut; Lime; Sycamore; Holly; Laurel; and Rhododendron. Other locally native species of a similar character and size may be acceptable within properly designed landscape schemes. Given its position on a prominent corner plot within the heart of the Conservation Area, it is important that the landscaping associated with this development is well maintained going forwards. As such a Landscape Management Plan for the site should be secured by way of planning condition.

The applicant has agreed to remove the unsightly wooden fencing that currently fronts the highways and tops the original stone boundary walls. This should open up views into the site and enable new soft landscaping to be appreciated. A condition is recommended to secure this alteration.

Subject to the conditions recommended above, it is considered that the development would adequately comply with Policy DES 9 of the City of Salford UDP and Policy 10 of the Ellesmere Park SPD.

Access, Highways and Parking

Due to its modest scale, the proposed development would add only a limited amount of additional traffic onto the surrounding local highway network within the peak hours. As such it would not generate any residual, cumulative traffic impacts that could be deemed to be severe in NPPF Paragraph 109 terms.

The applicant is set to utilise two of the three existing access points onto the site, one from Ellesmere Road and the other from Westminster House. To facilitate two-way traffic into and out of the site the width of both accesses would be increased up to 4.2m. The redundant access would be sealed up and a new section of footway reinstated along Ellesmere Road.

The 15 dwelling development would be served by a total of 16 parking spaces within the curtilage of Westminster House. This provision is considered to be acceptable. In reaching this decision regard has been given to the need to balance the demand for car parking with encouraging travel by sustainable transport modes and the fact that the development would be supported by cycle parking. If necessary, some overspill parking could occur on the surrounding streets without having a severe impact on highway safety, in NPPF Paragraph 109 terms.

The Local Highway Authority has indicated that 14 cycle parking spaces would be required for a development of this scale. A cycle store has been shown on the amended plans however officers question whether the size shown would be sufficient to adequately accommodate 14 cycles. As such a condition should be added to any grant of permission to secure and agree the design and security details for the cycle store.

Overall the development is considered to be acceptable in highways terms. Conditions relating to the provision of car and cycle spaces and alterations to the site access and surrounding footways have been recommended in the event that planning permission is granted.

Air Quality

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$fa0i2cnr.rtf The proposed development is not within the Greater Manchester Air Quality Management Area. Its scale and nature is not likely to have a significant impact on traffic generation and consequently air quality. As such there are no objections to the development on the grounds of air quality.

Flood Risk and Drainage

The site is situated in Flood Zone 1 and as such is appropriate for introducing additional residential development, including at basement level.

The development is a brownfield site in the Salford North West Critical Drainage Area. The Strategic Flood Risk Assessment (SFRA) user guide requires a reduction in surface water runoff to 50% of the existing (or to greenfield runoff, whichever is greater). The City Council’s consultant Drainage Engineer has confirmed that a detailed drainage strategy would need to be submitted for the site, which demonstrates how surface water will be drained using sustainable methods. Appropriately worded planning conditions designed to secure these requirements would be added to any grant of planning permission.

Contaminated Land

The desk study report submitted with the application considers there is a potential for contaminants (metals, PAH, ACM and TPH) to exist on site which may affect the future occupants of the new development. A limited intrusive investigation is recommended to confirm if any contamination is present, and if so quantify and determine appropriate remediation requirements.

The City Council’s consultant Environmental Officer has accepted the conclusions of the report and recommended conditions to secure the submission of a Phase 2 Site Investigation Report and, if necessary, a Remediation Strategy and Verification Report. Subject to compliance with these conditions the development is considered to be in accordance with Policy EN17 of the City of Salford UDP.

Noise

The City Council’s consultant Environmental Officer has stated that standard thermal glazing and ventilation requirements within the proposed dwellings would mitigate any road traffic noise from this area.

Due to the scale of the development and its location within an established residential area it is recommended that the Council’s standard Construction Environment Management Plan condition be added to any grant of planning permission.

Crime Prevention

A Crime Impact Statement (CIS) has been submitted with the application. GMP Design for Security have recognised that the proposed development would provide additional activity, surveillance and overlooking to the area, at various times of the day and night. This includes maximising surveillance over the parking areas and the communal amenity areas. The CIS does however recommend that any communal rear access alleyways are gated at their outermost point, in order to prevent access to where dwellings can be vulnerable and unauthorised persons can go unseen. This additional feature could reasonably be accommodated as part of the proposed landscaping and boundary treatments condition. Subject to compliance with this condition, the development is considered to be in accordance with Policy DES 10 of the City of Salford UDP.

Sustainability

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$fa0i2cnr.rtf The applicant has supported their submission with a Sustainability Checklist and associated commentary within the Design and Access Statement. The information provided indicates that the development would re-use the existing buildings on the site; achieve a BRE Green Guide 2006 Rating of D (or above) and provide amenity areas capable of providing shade. The apartments would incorporate water-saving devices and water meters. Notwithstanding this, officers consider that more could and should be done to incorporate SUDS into the proposed soft landscaping and hard surfacing. As such this requirement shall be incorporated into the Council’s standard landscaping condition.

On the basis of the above, it is considered that the development would adequately meet the requirements of the City Council’s SPD: Sustainable Design and Construction.

Planning Obligations

The application proposes the conversion and extension of an existing family dwellinghouse to create 15 residential units, one of which would meet the Council’s definition of a townhouse.

Given the scale of the development, an assessment of its impact on nearby public realm and open space is required in accordance with UDP Policy DEV5 and the Planning Obligations SPD (2015). If considered necessary, planning obligations will be sought to mitigate the impact of the development.

It is noted that, in accordance with the National Planning Policy Framework (paragraph 56) planning obligations should only be sought where they are necessary to make a development acceptable in planning terms, directly related to the development; and fairly and reasonably related in scale and kind to the development.

The development is likely to result in increased demand for access to public realm and public open space within the vicinity of the site, as a result of the increase in residents. Planning obligations have therefore been sought to mitigate against this impact.

The applicant has agreed to pay the full extent of the financial contributions required to mitigate the impacts of the development, in accordance with Planning Obligations SPD. The contributions amount to £57,050, which would be secured via a Section 106 agreement, and would be directed towards improve cycling along Ellesmere Road and/or Swinton Greenway (the old loop line).

CONCLUSION

This application seeks to convert and extend Westminster House, a prominent character property within the Ellesmere Park conservation area, to create 14 apartments and a 3-bed town-house. The principle of creating apartments, and the detailed accommodation scheduled proposed, is considered to be acceptable when viewed in the round. The proposed additions would not have an unacceptable impact on the amenity of existing neighbouring residents and the dwellings and surrounding environment would provide future residents within a reasonable standard of amenity. The scale, massing and design of the proposed extensions is considered to be acceptable and would not harm the special character or significance of the conservation area providing that materials of the highest quality are used and a comprehensive landscaping scheme is delivered. Sufficient car parking would be associated with the site and no objections have been received from consultees. The applicant has agreed to pay the full extent of the financial contribution required for a development of this size. Overall the development is considered to be in compliance with all relevant policies within the City Council’s UDP; the Ellesmere Park SPD; and the NPPF.

RECOMMENDATION

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$fa0i2cnr.rtf Planning permission be granted subject to the following planning conditions and that:

(i) a financial contribution of £57,050 to deliver improved cycling along Ellesmere Road and/or Swinton Greenway (the old loop line).

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:

Site Location Plan – P01 Rev: F Proposed Basement Plan – P-02 Rev: D Proposed Ground-Floor Plan – P03 Rev: G Proposed First-Floor Plan – P04 Rev: F Proposed Second-Floor Plan – P05 Rev: F Proposed Roof Plan – P06 Rev: F Proposed Front Elevation – P07 Rev: G Proposed Side Elevation (North-West) – P08 Rev: D Proposed Rear Elevation – P09 Rev: F Proposed Side Elevation (South-East) – P10 Rev: G Proposed Section Through Apartments – P11 Rev: C Proposed Section Through Staircore – P12 Rev: D Proposed Elevations, Coach House – P13 Proposed Elevations, Coach House – P14

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

3. 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;

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$fa0i2cnr.rtf (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 the River Irwell/Manchester Ship Canal from accidental spillages, dust and debris; (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 National Planning Policy Framework.

Reason for pre-commencement condition: Any works on site could harm the amenity of neighbouring occupiers if not properly managed so details of the matters set out above must be submitted and agreed in advance of works starting.

4. Prior to the commencement of construction of the extensions a Phase 2 Site Investigation report shall be submitted to, and approved in writing, by the Local Planning Authority. The investigation shall address the nature, degree and distribution of land contamination on site and shall include an identification and assessment of the risk to receptors focusing primarily on risks to human health, groundwater and the wider environment.

Should unacceptable risks be identified the applicant shall also submit and agree with the Local Planning Authority in writing a contaminated land remediation strategy prior to commencement of development. The development shall thereafter be carried out in full accordance with the duly approved remediation strategy or such varied remediation strategy as may be agreed in writing with the Local Planning Authority.

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

6. The car parking areas associated with the development hereby approved shall not be laid out, (including excavations and works below ground), 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

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$fa0i2cnr.rtf 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;  NPPF  Water Framework Directive and the NW River Basin Management Plan  The national Planning Practice Guidance and the Non-Statutory Technical Standards for Sustainable Drainage Systems (March 2015)  Manchester, Salford, Trafford Strategic Flood Risk Assessment (SFRA) (2011) and associated technical guidance  Environment Agency Pollution Prevention Guidelines (now withdrawn)  Flood Risk Assessment/SuDS Requirements for new developments (Salford's SuDS Checklist)

7. Notwithstanding any description of materials in the application no above ground construction works shall take place until samples and full details of materials to be used externally on the buildings, including further details of the patterned brickwork proposed across the development, have been submitted to, and approved in writing by, the Local Planning Authority. Such details shall include the type, colour and texture of the materials. Only the materials so approved shall be used, in accordance with any terms of such approval.

8. Notwithstanding the drawings hereby approved in condition 2, the development shall not be brought into first occupation until details of secure and covered cycle parking have been 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 first 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.

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

10. a) Notwithstanding the details shown on the approved plans, the development hereby permitted shall not be occupied until full details of both hard and soft landscaping works have been submitted to and approved in writing by the Local Planning Authority. The details shall include the formation of any banks, terraces or other earthworks, hard surfaced areas and materials, boundary treatments, external lighting, planting plans, specifications and schedules (including

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$fa0i2cnr.rtf planting size, species and numbers/densities), existing plants / trees to be retained and a scheme for the timing / phasing of implementation works. The landscaping shall also incorporate a SuDS scheme to drain surface water runoff from hard-standing areas sustainably.

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.

11. The development hereby permitted shall not be occupied until a Landscape Management Plan, which includes a timetable for its implementation, has been submitted to and approved in writing by the Local Planning Authority.

12. No development shall be started until all the trees within (or overhanging) the site, with the exception of those trees clearly shown to be felled on the submitted plan, have been surrounded by substantial fences which shall extend to the extreme circumference of the spread of the branches of the trees (or such positions as may be agreed in writing by the Local Planning Authority). Such fences shall be erected in accordance with a specification to be submitted to and approved in writing by the Local Planning Authority and shall remain until all development is completed and no work, including any form of drainage or storage of materials, earth or topsoil shall take place within the perimeter of such fencing.

Reason: To safeguard existing trees adjacent to the site and to ensure that adequate provision is made for their protection whilst the development is carried out, having regard to policies DES1 and CH3 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

13. Notwithstanding the drawings hereby approved in condition 2, no above ground works shall commence until a scheme for off-site highway works has been submitted to and approved in writing by the local planning authority. The approved scheme shall be completed prior to first occupation of the development, or within an alternate timescale that may be agreed with the local planning authority.

Reason: To ensure the safe operation of the highway network in accordance with policy A8 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

14. Notwithstanding the drawings hereby approved in condition 2, the development hereby approved shall not be occupied until further details relating to bin storage, within a designated enclosure, have been submitted to, and agreed in writing by the Local Planning Authority. The scheme shall be undertaken in accordance with the approved details and the bin stores shall be made available for use before the development is brought into use and retained thereafter.

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$fa0i2cnr.rtf Reason: To safeguard the amenity of the area in accordance with policy DES 1 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

15. Notwithstanding the drawings hereby approved in condition 2 , the development hereby approved shall not be brought into first occupation until a scheme for Biodiversity Enhancement Measures, in line with the recommendations set out in section 9.3 (Enhancement) of the Ecological Appraisal by Verity Webster dated September 2018, has been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented prior to first occupation of the development and shall be retained thereafter.

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

16. The development hereby approved shall be carried out in accordance with the details and recommendations contained in section 9.1 (Bats) of the Ecological Appraisal by Verity Webster dated September 2018.

Reason: In the interests of avoiding adverse impacts to protected species and having regard to Policy EN10 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

17. Notwithstanding the provisions of Condition 6, the rate of discharge of surface water from the development shall be restricted to 50% of the existing discharge rate (or to green-field runoff, whichever is greater), as per Salford City Council's SFRA, unless otherwise agreed in writing with the Local Planning Authority.

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

18. The windows and doors identified as being ‘obscured’ on the following plans shall be fitted with, and permanently glazed, in textured glass whose obscuration level is at least 3 on the Pilkington scale of 1-5 (where 1 is clear and 5 is completely obscure): - P03 Rev: C – Ground Floor Plan - P04 Rev: D – First-Floor Plan - P05 Rev: C – Second-Floor Plan

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

19. Notwithstanding the drawings hereby approved in condition 2, the development shall not be brought into first occupation until the wooden boundary fencing and supporting posts facing onto Ellesmere Road and Westminster Road has been removed.

Reason: In the interest of visual amenity and having regard to the special character of the Ellesmere Park Conservation Area, in accordance with policies DES1 and CH3 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

20. The second-floor floor-level of Westminster House shall be raised in accordance with the levels shown on the drawings hereby approved in condition 2 prior to the occupation of Units 9-15 inclusive.

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$fa0i2cnr.rtf Reason: In the interests of amenity for future residents of the development and having regard to policy DES7 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

21. The development hereby approved shall be carried out in accordance with the submitted Arboricultural Method Statement: Ref: EA-2019-047 (AMS).

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$fa0i2cnr.rtf This page is intentionally left blank Agenda Item 5d PLANNING & TRANSPORTATION REGULATORY PANEL PART I SECTION 1: APPLICATIONS FOR PLANNING PERMISSION

APPLICATION No: 18/72539/FUL APPLICANT: C/o Agent LOCATION: Waterside Village, Gemini Road, Salford, M6 6HB PROPOSAL: Reconfiguration, extension and erection of new buildings at Waterside Village, following demolition of 8 residential units, to create student accommodation (C3, C4 and Sui Generis Uses) comprising 507 Beds within 134 Units, together with associated highways works, car parking, landscaping and new pedestrian accesses WARD: Irwell Riverside

River Irwell

Seaford Road

Frederick Road

DESCRIPTION OF SITE AND SURROUNDINGS

The application relates to a small estate of houses and apartments known collectively as ‘Waterside Village’. It is understood that the vast majority of the properties within the ‘Village’ are used to house students enrolled at the University of Salford. Vehicular and pedestrian access onto the site is achieved via its short Seaford Road frontage, to the west, with entry currently controlled by an electronic gate. Frederick Road runs parallel to the estate’s south-eastern boundary, whilst the River Irwell flows alongside its eastern edge. Adjacent to the site’s north-western perimeter wall is a pedestrian footpath that links Seaford Road with Gerald Road. It also separates the development site from a series of student apartment blocks to the north. Further student accommodation is located at the junction between Seaford Road and Frederick Road.

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$kayk2wde.rtf The wider area includes a mixture of uses, including industrial units; an innovation hub; and traditional residential dwellinghouses. The David Lewis recreation ground is located on the opposite side of Frederick Road, which in turn provides links with the University’s Peel Park campus.

Frederick Road is carried over the Rriver Irwell by Wallness Bridge, which is a grade II listed structure dating from 1880.

The site itself is enclosed along its Frederick Road and north-western boundaries by high walls and railings. The housing stock within Waterside Village appears to date from the 1980s and comprises of two-storey houses and three-storey apartments blocks, constructed in red brick and topped by pitched red-tile roofs. In total there are 127 units of accommodation that provide a total of 247 bed-spaces. All of the properties range from one to four bedrooms in size. Parking spaces for approximately 100 cars is provided within communal parking courts and to the front of houses. The boundaries to the majority of plots are open and therefore whilst much of the site is occupied by grassed amenity space, very little of it can be considered to be private.

PROPOSED DEVELOPMENT

Waterside Village is under the ownership of ‘Student Cribs’, who specialise in the refurbishment and subsequent provision of residential accommodation for second, third and fourth year students. This application seeks full planning permission to increase the overall number of student bed-spaces within the site from 247 to 507, an uplift of 260 beds, together with associated highways works, car parking, and landscaping. The additional residential accommodation would be created by undertaking the following works:

i) Refurbishment of existing buildings: Those existing buildings on the site that are to be retained will be extended and reconfigured internally to create additional bed-spaces and to improve the standard of accommodation. Additionally, they would be refurbished externally through the painting and rendering of existing brickwork or the application of timber cladding (coloured grey, cream or white).

ii) Erection of new buildings New buildings would be erected to create additional bed-spaces and supporting facilities. In a number of instances these would be physically connected to an existing block. These are all a minimum of three-storeys in height and would generally be of flat-roof design and brick / timber cladding construction. Eight existing residential units would be demolished to facilitate these new blocks.

The applicant has advised that these works would be undertaken in five phases, to align with the student calendar and minimise disruption. A broad phasing plan has been submitted with the application and is provided below.

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$kayk2wde.rtf A summary of the alterations to each of the blocks is provided below: Block No. Works proposed 1 Two-storey extensions and internal reconfiguration 2 Replacement of two units with a three-storey building (Block 2A) and extensions to retained two-storey units 3 Single-storey extensions and internal reconfiguration 4 Replacement of two units with a three-storey building (Block 4A) and extensions to retained two-storey units 5 First-floor extensions and erection of a new three-storey extension (Block 5A) 6 Minor internal reconfiguration 7 Removal of existing roof and erection of a third-floor extension. Erection of a new six- storey extension (Block 7A). 8 Removal of existing roof and erection of a third-floor extension. 9 Removal of existing roof and erection of a third-floor extension. Erection of a four-storey extension (Block 9A). 10 Removal of existing roof and erection of a third-floor extension. Erection of a four-storey extension (Block 10A). 11 Demolition of existing buildings and erection of new three-storey terrace of houses and a site office. 12 Internal reconfiguration and single-storey extensions. 12A Erection of three-storey detached building to provide a café with apartments above (Block 12A) 13 Internal reconfiguration and single-storey extensions.

The proposals would create the following mix of accommodation. Property Type Quantity Bed-Spaces 1-Bed Apartment 6 6 2-Bed Apartment 22 44 3-Bed Apartment (inc. duplex) 36 108 5-Bed Apartment 24 120 3-Bed House 2 6 4-Bed House 12 48 5-Bed House 19 95 6-Bed House 11 66 9-Bed House 2 18 Total 134 507

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$kayk2wde.rtf The application site is located within an area covered by an Article 4 direction that removes permitted development rights for the change of use of a C3 dwellinghouse into small Houses in Multiple Occupation (HMO) (Use Class C4).

The applicant has requested that each individual unit retains its own use class, as opposed to attributing a single use class to the whole of the Waterside Village development. This would enable units that fall within Class C4 (Houses in Multiple Occupation) to be converted into C3 (Dwellinghouses) in the future, if required, under permitted development. Those properties in the table above that provide one or two bedrooms would fall within Use Class C3, whilst those with three – six bedrooms (inclusive) would be classed as C4. The nine-bedroom houses would hold a Sui generis land use.

In addition to the residential accommodation for students, a new site office would be created within Block 11, adjacent to the vehicular entrance into the Village. Additionally a café would be located on the ground-floor of Block 12A.

The road layout within Waterside Village would be rationalised by realigning and removing aspects of the existing highway. Boundary treatments would be introduced around the various plots to create clearly-defined public and private spaces. When combined, these elements have enabled the delivery of a new green route for pedestrians across the width of the site (north-south). This forms a key component of a site-wide landscaping scheme, which includes new tree planting and external breakout / seating areas.

The amount of car parking provided at the site would be reduced down to 42 spaces, which results in a provision of 31% per unit. A total of 258 cycle parking spaces would be distributed across the site in secure shelters.

Two new pedestrian access points would be created to enhance the permeability of the Waterside Village site and improve connections with existing, surrounding routes. One access would be located within the northern boundary wall, to connect to the adjacent public footpath, whilst the other would enable access into the site directly from Frederick Road, between Blocks 9 and 10. The two accesses would be connected by the new green route that runs across the site and around Block 12A (which contains the café). The applicant also proposes to install a toucan crossing on Frederick Road, adjacent to Block 9, in order to improve pedestrian linkages between Waterside Village and the University’s Peel Park Campus, via the David Lewis Recreation Ground.

Sections of the north-western and south-eastern boundaries would be removed and replaced with railings to provide views into / out of the site. Those remaining walls would be painted and topped by feature strip-lighting.

VALUE ADDED

The following enhancements to the development have been secured as a result of pre-application discussions and during the course of the planning application:  Provision of a public pedestrian/cycle route across the site from north-south;  Introduction of a café unit along the pedestrian route;  Improvements to the design quality of the new buildings;  Increased privacy distances between several buildings;  Creation of ‘external breakout spaces’ within the landscaping;  Alterations to site’s boundary treatments to increase visual permeability and to enhance their appearance;  Alterations to the estate roads to bring them up to adoptable standards; and  Provision of additional cycle storage spaces.

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$kayk2wde.rtf PUBLICITY

Site Notice: Non HH Article 15 Date Displayed: 15 November 2018 Reason: Wider Publicity

Site Notice: Non HH setting of listed building Dated Displayed: 15 November 2018 Reason: Affecting setting of Listed Building

Press Advert: Manchester Weekly News Salford Edition Date Published: 25 October 2018 Reason: Article 15 Standard Press Notice Affecting setting of Listed Building

RELEVANT SITE HISTORY

Gemini Student Village 07/55387/FUL - Erection of a three storey building with an additional living accommodation in roof space to provide eight apartments together with associated car parking – Approved, 05/11/2007

07/54874/FUL - Erection of a three storey building with additional living accommodation in roof space to provide eight apartments together with associated car parking – Withdrawn, 09/08/2007

05/51214/FUL – Conversion of undercroft car park to four apartments – Approved, 07/10/2005

04/47915/FUL – Change of use of undercroft parking area to form four new apartments – Approved, 15/04/2004

04/47914/HH – Erection of single-storey rear extensions – Approved, 27/04/2004

Site at Seaford Road, Gemini Road and Frederick Road 00/41253/FUL – Demolition of tramway depot and erection of new six/four/three storey building to create 228 student study bedrooms and associated facilities together with creation of 27 car parking spaces and cycle parking – Approved, 17/01/2001 Former British Vita site, Seaford Road 19/73053/FUL - Demolition of existing buildings and erection of 136 residential dwellings and associated works with site access off Seaford Road – current application

CONSULTATIONS

DESIGN FOR SECURITY (DfS) - No objections. The applicant should comply with the recommendations set out within the submitted Crime Impact Statement.

UV ENVIRONMENT Air Quality – No objections. Concentrations of NO2 at the new blocks are likely to be below those at the existing blocks. It is known that levels of NO2 reduce rapidly with increasing distance from the source, particularly in the first 10m or so. It is also noted that the scheme includes an overall reduction in parking provision (-58 spaces) to 42 spaces, and a significant increase (146) in cycle spaces. As such it is likely that the operation of the development itself will not cause any deterioration to air pollution in the AQMA. It is considered unreasonable to require air quality mitigation for existing blocks. Noise – No objections. The acoustic report is accepted and the development is considered appropriate subject to the following conditions:-

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$kayk2wde.rtf  The glazing and passive ventilation for all habitable rooms in new and / or extended units shall achieve a stipulated set of acoustic performance values;  Applicant to confirm that glazing and ventilation measures compliant with the above condition have been installed for each habitable room in new and extended units;  Noise Assessment to be submitted for any external plant;  Commercial unit within Block 12A to operate under Use Classes A1, A2, or A3 only;  Opening hours to be submitted and agreed with the LPA for the Block 12A commercial unit (café);  Scheme of acoustic insulation to be agreed for Block 12A (café); and  Standard Construction Environmental Management Plan Contaminated Land – No objections, subject to a condition requiring the submission of an intrusive site investigation report. This should confirm and quantify any contamination and identify any remediation requirements.

UV DRAINAGE – No objections. The following conditions have been recommended for any grant of planning permission:-  Compliance with the submitted Flood Risk Assessment;  Submission of flood resilience measures up to the level of the 1 in 1000 year flood event;  Submission of a drainage strategy for surface water;  Surface water discharge rate to be restricted to 50% of the existing discharge rate, or to greenfield runoff, whichever is greater;  Provision of a SuDS treatment train(s), or an equivalent oil/petrol interceptor plus hydrodynamic separator combination, for the car parking areas.

UV HIGHWAYS - No objections - see the Access, Highways and Parking section of the report for more detail.

CANAL AND RIVER TRUST (CaRT) - No comments to make. There is no requirement for CRT to be consulted on this application.

ENVIRONMENT AGENCY (EA) – No objections, following receipt of additional information. There needs to be the potential for larger plant/machinery to access the riverbank. From the information provided it would appear possible for larger vehicles to access between the blocks if required.

GREATER MANCHESTER ECOLOGICAL UNIT – No objections. No significant ecological constraints were identified by the developer’s ecological consultant. Issues relating to, bats, nesting birds and landscaping can be resolved via condition and or informative (as follows).  Removal of vegetation outside of bird nesting season  Provision of a landscaping and tree-planting scheme

TRANSPORT FOR GREATER MANCHESTER (TFGM) – Comments received and incorporated into the comments produced by UV Highways.

UNITED UTILITIES WATER LTD - No objections. The site should be drained on a separate system with foul water draining to the public sewer and surface water draining in the most sustainable way. Standard conditions relating to the drainage of foul and surface water recommended.

PLANNING POLICY

Development Plan Policy

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$kayk2wde.rtf 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 A10 - Provision of Car, Cycle, Motorcycle Parking in New Development 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 CH2 - Development Affecting Setting of a Listed Building This policy states that development will not be granted that would have an unacceptable impact on the setting of any listed building.

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

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$kayk2wde.rtf waterfront; be of the highest standard of design; be of a scale sufficient to frame the edge of the waterside; and enhance views from, of, across and along the waterway, and provide visual links to the waterside from surrounding areas.

Unitary Development Plan H7 – Provision of Student Accommodation This policy states that planning permission will be granted for the provision of student residential accommodation provided that: i. There is a proven need for the development;

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$kayk2wde.rtf ii. The development is in a location with very good access by public transport, walking and cycling to local facilities and to the educational establishment it is designed to serve; iii. There would be no unacceptable impact on the amenity of the occupiers of neighbouring developments; iv. The use would have an unacceptable impact, either in itself or cumulatively, on the character of the area; and v. The proposal is compatible with wider regenerations objectives and is consistent with other policies and proposals of the UDP.

Other Material Planning Considerations

National Planning Policy

- National Planning Policy Framework - National Planning Policy Guidance

Local Planning Policy

- Design Supplementary Planning Document - Design and Crime Supplementary Planning Document - Sustainable Design and Construction Supplementary Planning Document - Flood Risk and Development Planning Guidance - Trees and Development Planning Guidance - Contaminated Land Planning Guidance - Housing Planning Guidance - Planning Obligations Supplementary Planning Document

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

APPRAISAL

Principle of Development

Proposed Use Classes Correspondence submitted with the application states that it is the applicant’s preference for land use classifications (e.g. C3, C4 or Sui Generis) to be assigned to each individual unit of accommodation, as opposed to the allocation of a single land use (Sui Generis) to the development as a whole. The rationale for this is understood to be that, in the event of a reduction in demand for student housing, it provides the applicant with the flexibility of converting any student-occupied C3 or C4 units back into conventional housing without the need for a change of use permission. Any potential changes of use from C3 to C4, however, would require planning permission due to the Article 4 direction that applies across the Ward of Irwell Riverside. There are no objections in principle to this approach, providing that officers are comfortable the proposed development is also capable of providing an acceptable environment and level of residential amenity for residents of C3 dwellinghouses.

Principle of providing additional student bed-spaces This application seeks to intensify the use of the Waterside Village site through the provision of additional student accommodation. This would be achieved by extending some of the existing buildings and reconfiguring their internal layout. New buildings would be erected within the site too, following the demolition of eight of the existing dwellings.

UDP Policy H7 relates to the provision of student accommodation. It states that planning permission will be granted for student residential accommodation provided that:

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$kayk2wde.rtf i. There is a proven need for the development; ii. The development is in a location with very good access by public transport, walking and cycling to local facilities and to the educational establishment it is designed to serve; iii. There would be no unacceptable impact on the amenity of the occupiers of neighbouring developments; iv. The use would not have an unacceptable impact, either in itself or cumulatively, on the character of the area; and v. The proposal is compatible with wider regenerations objectives and is consistent with other policies and proposals of the UDP.

Criterion i. of UDP Policy H7 is supplemented by policy HOU7 of the adopted Housing Planning Guidance. This states that major planning applications for student housing should be accompanied by an assessment of need for student housing.

The application proposes 134 units with a capacity for 507 bed spaces. This is a significant increase (+260 bedspaces) from the current provision of 247 beds across 127 units. The Planning Statement explains that from the outset the applicant has been in contact with the University of Salford to establish the need for additional student accommodation, as well as understanding its housing strategy and growth expectations (paragraph 5.4). It goes on to state that The University have confirmed that they currently have 1,367 bed spaces on campus and, of these, 297 are occupied by 2nd/3rd year and post graduate students. The University have access to a further 2,234 beds off- campus; for 741 of these, they know that 327 are first year students and 414 are 2nd/3rd year/postgraduate students.

Paragraph 5.5 of the Planning Statement further explains that one of the objectives of the University’s housing strategy is to be able to offer all first year students with their accommodation either on or off campus, however presently they are unable to do so. The provision of additional accommodation at Waterside Village for 2nd, 3rd and 4th year students would free-up the University’s accommodation that is currently occupied by these year groups and allow them to offer their accommodation to more first year students. The Statement (paragraph 5.6) goes on to describe the discussions that the applicant has had with the University as ‘supportive’, although no formal letter from the University has been provided to confirm this position.

As well as information in the Planning Statement, a ‘Salford – Student accommodation demand study’ has been prepared by GL Hearn and submitted in support of the planning application. The assessment demonstrates that there is a need / demand for 511 student bedrooms in this particular location. Having regard to the applicant’s Study it is accepted that:  The site is on the edge of the main Salford University Peel Park / Frederick Road Campus and therefore provides excellent access to the University. Having regard to this, the proposed development would be in conformity with policy H11 of the draft local plan. Although the draft local plan has only very limited weight in the determination of planning applications, it clearly represents the City Council’s current approach to the preferred location(s) for new student accommodation.  Circumstances have changed since the publication of the Salford Student housing demand study (2013) that was prepared by DTZ on behalf of the University. This concluded that that there was excess capacity in the student market and that once the University had completed their student village (anticipated to be in 2017), the amount of accommodation would be well in excess of requirements. In addition, at the time the assessment was published the University’s stated position was that it would not support any additional student accommodation.  The University of Salford has indicated to the applicant that that over the next five years the student base will grow by 12%, which equates to an additional 2,498 students at the University - both under-graduate and post-graduate students. A significant proportion of these are likely to require student accommodation in Salford.  There are likely to be minimal vacancies in the existing University of Salford student accommodation and also within other purpose built student accommodation; the proposed

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$kayk2wde.rtf development would help to meet a quantitative need that would contribute to meeting wider housing targets.  The development would be targeted at 2nd and 3rd year students, which could potentially free up non-purpose built student dwellings for groups such as families (the 2011 Census states that there were 636 such households at the time); the development would provide quality managed accommodation with security of tenure.  The University has confirmed to the applicant that there will be demand for additional accommodation at Waterside Village, and that there would be particular demand for one bed flats and rooms with en-suite facilities. The current proposals at Waterside include a number of bed- spaces of this specification. Given the above, it is considered that the applicant has adequately demonstrated that there is a proven need for the amount and type of student accommodation proposed, which satisfies criterion (i) of UDP Policy H7.

With regards to criterion (ii) of UDP Policy H7, the application site is located approximately 1km to the north of the University of Salford’s lecture buildings. This is considered to be within acceptable walking distance. Bus stops are located on Frederick Road and nearby Lower Broughton Road, which provide access to the Regional Centre and the Trafford Centre, and the amenities associated with them. There is, however, a need to improve the quality of these facilities to ensure that they are attractive to future occupants of the development and are well-used. This matter is discussed in further detail within the ‘Access, Highways and Parking’ chapter of this report. Improvements to the walking routes in and around the site are discussed in the ‘Circulation and Movement’ section. Overall it is considered that the development adequately complies with criterion ii of Policy H7.

The application site currently provides residential accommodation for students and is adjoined by other similar developments to the north and south-west. It also adjoins the north-eastern edge of the boundary identified for the emerging University of Salford and Salford Crescent Masterplan, which is being developed jointly by the University and the City Council. The vision for the Masterplan is to create new, industry-leading educational facilities, providing spaces where students, academics and industry partners can collaborate, innovate and create. It will promote a radical improvement to the public domain and aims to establish strong physical links between the University and the surrounding communities, connecting all existing and future developments into a coherent and connected urban City District.

Given the above, it is considered that the proposed development is compatible with the existing character of the area and is consistent with the wider regeneration objectives currently being developed for the adjoining parts of the City. The impact of the development on the amenity of existing, surrounding residents is discussed within the ‘Residential Amenity’ section of this report, however it concludes that there would be no unacceptable impact on neighbouring occupiers. Therefore the proposals have also satisfied criterion iii – v of UDP Policy H7 and overall there are no objections to the principle of introducing additional student accommodation within the Waterside Village site.

Layout, Circulation and Movement

Context The existing layout of the site is considered to be relatively inefficient, in terms of its density of accommodation and the means by which pedestrians are able to access it. Public footpaths follow the length of Waterside Village’s north-western and south-eastern boundaries, however there are no access points from them into the site. Pedestrian and cycle movements between the two routes are only possible via Seaford Road, with progress through the site impeded by high boundary walls. The River Irwell to the east, and apartment blocks to the west, act as further physical barriers. As a result, Waterside Village is effectively a walled and gated community, which slows residents’ ability to access

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$kayk2wde.rtf public open-space, transport links and the University Campus. Pedestrian and cycle movements for the wider population are also restricted, particularly along the River Irwell.

Policy DES 2 (Circulation and Movement) of the City Council’s UDP states that the design and layout of new development will be required to, inter alia, maximise the movement of pedestrians and cyclists to, through and around the site, through the provision of safe and direct routes; enable pedestrians to orientate themselves, and navigate their way through an area by providing appropriate views, vistas and visual links; and enable safe, direct and convenient access to public transport facilities, and other local amenities. Policy DES 6 of the UDP (Waterside Development) requires all new development adjacent to the River Irwell to facilitate pedestrian access to and along the waterway by the provision of a safe, attractive and overlooked waterside walkway, accessible to all and at all times of the day and for pedestrian links between the waterside walkway and other key pedestrian routes.

Assessment of the proposals Given the context set out above there are no objections to the applicant’s vision of creating a denser, more urban neighbourhood by manipulating the existing layout, providing that the permeability and legibility of the site is also enhanced.

The majority of the existing buildings within Waterside Village site would be retained and extended, with the exception of Block 11 which would be demolished, along with elements of Blocks 2 and 4. Where new-build accommodation has been proposed, it is has generally been adjoined to existing buildings and around the edges of the site to achieve an efficient layout. In particular, Blocks 2A and 4A have now been designed to provide a series of windows that overlook the public footpath that runs alongside the site’s north-western boundary, thus providing a level of surveillance not currently provided by the existing buildings within Waterside Village. The development of a new Block 11 would result in the creation of a purpose-built site manager’s office that addresses and monitors the site’s vehicular entrance. Block 7A, which is six-storeys in height, has been positioned so as to function as a landmark building that terminates views along the central estate road (Gemini Road).

Block 7A sits on the edge of a new shared-surface plaza area. Whilst most of this space will be used by vehicles maneuvering through to other parts of Waterside Village, it does include an external breakout area with soft landscaping and seating.

The road arrangement has been rationalised and simplified, which in turn has enabled the provision of a ‘green’ route, running north-west to south-east across the site between two new pedestrian/cycle access points. The position of Block 12A has been amended so as to protect views along the length of this internal walkway. A café has also been introduced within its ground-floor to provide a communal facility for residents of Waterside Village and to encourage activity in this part of the site. In providing the pedestrian accesses, and the route connecting them, the applicant has significantly enhanced the site’s permeability; connected it to existing walking/cycling routes; and helped to integrate Waterside Village with the surrounding community. In particular, the proposed 12.5m wide opening between Blocks 9 and 10 will provide student residents with improved access to the University Campus, via the applicant’s proposed toucan crossing on Frederick Road and then through the David Lewis Recreation Ground. If supported by appropriate signage, the proposed route could also serve to connect up the existing riverside walkways to the north and the south of Waterside Village.

The applicant has indicated that the new pedestrian access points would be created as part of the phase 3 works, albeit access to non-residents of Waterside Village would be restricted to 07:00 – 00:00. The applicant states that this would be in the interests of student safety. They go on to explain that once Phase 5 has been completed and there is a critical mass of students on the site, a permanent 24hr security presence will be provided; this will then allow any restrictions on the pedestrian accesses to be removed. The vehicular access gates into the site would be replaced with a barrier or rising bollard.

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$kayk2wde.rtf Following amendments to the scheme, it is considered that the layout of the development responds to its context and provides enhanced circulation and movement for residents, pedestrians and cyclists. As a result it is considered to be in compliance with Policies DES 1, 2 and 6 of the City of Salford UDP.

Trees

Existing tree coverage within Waterside Village is sparse and is largely limited to a belt along the site’s eastern boundary with the River Irwell. The majority of the trees have been recorded as being of low amenity value and therefore it is accepted that their presence should not constrain the future development of the site.

One ‘Category B’ tree was recorded within the application site, however given its modest contribution to the overall amenity value of the area and the footprint of the proposed development, the Council’s consultant Arborist has accepted that it can be removed. The loss of trees on this site represents a short-term loss of amenity which, the Arborist considers, can be mitigated against by securing replacement planting, as indicated on the applicant’s Landscaping and Tree Replacement Plans. The quality of the proposed landscaping scheme is assessed in more detail within the Design and Landscaping section of this report.

Scale and Massing

Existing development on the site is two and three storeys in height. The two neighbouring sites that are also occupied by student apartment blocks are generally three-four storeys high but extend up to six storeys at the junction of Seaford Road and Frederick Road (B6186).

The proposed development includes the addition of a fourth-storey onto the full floor-plan of Blocks 7 - 10. This scale of development, adjacent to the river and to the B6186 Fredrick Road (opposite which is an open park), is considered to be appropriate. New-build Block 7A would extend up to six-storeys but would be more centrally positioned within the Waterside Village estate. This additional height, relative to neighbouring buildings, is accepted as it is designed to function as a landmark block within the development that terminates views along the central access road (Gemini Road). Views of it from outside of the site would not be extensive. New-build Blocks 2A, 4A and 5A would be three-storeys in height; this matches the scale of the neighbouring student blocks on the opposite side of the public footpath and would not appear incongruous next to the existing two-storey houses within the Village.

Overall the scale and massing of the proposed development is considered to be acceptable in its context.

Design and Landscaping

Built Development The applicant’s proposed built-development works can be split into two main categories, namely: i) Refurbishment and extension of existing buildings; ii) New-build blocks

The majority of the existing buildings within the Waterside Village site would be retained, refurbished and extended. The proposed external finishes include the application of painted timber cladding and grey masonry painting to the existing red brickwork. Lower-level extensions would be constructed in white/cream brickwork, whilst those to the upper-floors of Blocks 7-10 would be clad in timber.

In support of their decision to use masonry paint, the applicant has stated it achieves a smart, contemporary aesthetic that will allow a degree of uniformity across the site, disguising new

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$kayk2wde.rtf brickwork, dated facades and tying the buildings together, achieving an overall considered elevation that will complement the contemporary new build elements. They go on to state that high-quality masonry paint will be specified to ensure a robust and durable finish. A generous maintenance budget has been allocated annually to ensure the high quality of Student Cribs properties is retained. The Student cribs branding relies on a high quality aesthetic to attract students in a competitive market; therefore the maintenance and upkeep of the properties is of utmost importance.

The new-build blocks are generally of flat-roof design, incorporate full-height windows and are constructed from a mixture of cream/white brick and bleached timber cladding. The applicant considers that this material palette will create a clean, sophisticated and crisp effect that provides a contemporary architectural response.

Overall it is considered that the design approach adopted by the applicant will successfully rejuvenate the appearance of the existing buildings to be retained and will subsequently enable them to sit more comfortably with the modern new-build blocks. The colour palette selected is muted but would be lifted if the neon signage proposed for each of the blocks is thoughtfully applied. However, key to the development’s long-term success will be the quality of facing materials used and the extent that they are maintained during the lifetime of the buildings. The applicant’s commitment to maintenance is welcomed and it is recommended that they produce a maintenance and management plan, secured by way of a planning condition, that sets out their intended future approach to monitoring and maintaining the Waterside Village buildings.

Landscaping A Landscape Plan and supporting precedent images have been submitted with the application. This shows that the eastern end of the site, adjacent to the Irwell riverbank, will benefit from new native tree and shrub planting and a grassed area sown with a wildflower mix seed. Breakout areas designed to incorporate seating and Ping-Pong tables etc. have been shown nearby, in-front of Block 7A. The landscaping along the main north-south pedestrian route has been shown to include contrasting paving, seating and trees that will provide autumn colour. Additionally the applicant is proposing to improve and enliven the appearance of the existing high walls to the north-western and south-eastern site boundaries. This would be achieved by replacing short sections with railings to allow views through; painting the brickwork; and introducing neon strip lighting. All aspects of the site are set to remain unadopted and would be privately maintained.

Overall it is considered that the applicant has produced a landscaping scheme that, if properly implemented, has the potential to further unify the old and new buildings within the site and create an attractive environment for residents and visiting pedestrians. A landscaping and landscape maintenance condition should be attached to any grant of permission, along with a condition designed to secure a detailed scheme of improvement works for the north-western and south-eastern site boundaries.

Residential Amenity

It is relevant to consider the level of amenity that will be afforded to residents of the new-build blocks and the extensions that are proposed within the development, along with the impacts that they would have on the habitable rooms within existing buildings at Waterside Village and on neighbouring student accommodation.

Within Waterside Village Following a series of amendments to the scheme it is considered that the residential accommodation proposed will generally provide an acceptable living environment for future residents. It is, however, appropriate for this report to highlight the assessment undertaken for certain relationships created within the site. These are set out below:

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$kayk2wde.rtf  A distance of 9.2m would be retained between a bedroom window within Block 12, and the facing blank wall of Block 12A, which is a three-storey building with a flat-roof design. Whilst the outlook from this bedroom would not be ideal, it is considered that the benefits associated with the delivery of Block 12A, which importantly includes a café on its ground-floor, outweigh the harm caused to one bedroom whose outlook falls short of what would normally be required.  The north-western elevations of new-build Blocks 2A and 4A include a number of habitable room windows at ground-floor level that directly face onto the existing site boundary walls at a short distance (2m). However, where this occurs short sections of the boundary wall will be replaced by railings to facilitate an improved outlook for residents, whilst also maintaining their security.  A distance of approximately 9m-9.5m would be retained between 4no. front bedroom windows within the ground and first-floors of Block 5 and the six-storey massing of Block 7A, which is an entirely new building. The outlook from these bedroom windows would be below the standards typically sought by the Council for such a relationship however, when considered in the context of the development as a whole, it is considered that the outlook would not be so poor as to warrant a refusal of the application solely on these grounds. Additionally, it should be noted that the windows within the respective buildings have been arranged in such a way as to avoid any direct inter-looking and subsequent loss of privacy.

The applicant has amended the scheme to incorporate boundary treatments to the majority of the plots, particularly either side of the green pedestrian route, to ensure that there is a clear distinction between public and private spaces. As a result, the vast majority of blocks would benefit from defined areas of communal amenity space. All residents (and indeed members of the public following the formation of the new pedestrian access points) will be able to use the proposed external breakout areas adjacent to Blocks 7 and 7A, along with the spaces provided along the green route.

Relationship with neighbouring developments A distance of approximately 18.5m would be retained between the upper-floor windows on the north- western elevation of new-build Block 4A and the three-storey ‘IQ Student Quarter’ apartments located on the opposite side of the public footpath. This is considered to be an acceptable relationship that would not give rise to any serious interlooking between facing apartments.

The proposed dwellings within new-build Block 11 would back onto the ‘Tramways’ student apartment scheme to the south-west. A minimum distance of 22m, at an oblique angle, would be retained between windows associated with the two sites, which again is considered to be an acceptable relationship.

Overall it is considered that the proposed development would provide the residents of Waterside Village with an acceptable level of amenity and would not unduly impact upon neighbouring developments. As such it is in compliance with Policy DES7 of the City of Salford UDP.

Noise

The site is subject to road traffic noise from Frederick Road and therefore a Noise Impact Assessment (NIA) has been submitted with the application. This considers the impact of noise on the new and extended buildings but does not assess the impact on existing blocks, as this assessment would presumably have occurred as part of the historic planning application that enabled their construction. As such the positions of the existing buildings are considered to be established in planning terms.

The NIA indicates that the new units within the centre of the site will not require any additional acoustic mitigation. For those new units facing Frederick Road, the required standards for internal noise levels can be met if the appropriate glazing is installed along with trickle ventilation provided by acoustic ventilators. The City Council’s consultant Environmental Officer has acknowledged and accepted that when these windows are opened (for example during periods of very warm weather or to allow for purge ventilation) resulting noise levels within habitable rooms will potentially exceed the

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$kayk2wde.rtf recommended standards. However for the majority of the time residents can have windows closed with standard ventilation provided by the acoustic trickle ventilators.

Overall the NIA is accepted and the development is considered appropriate subject to the following conditions:-  The glazing and passive ventilation for all habitable rooms in new and / or extended units shall achieve a stipulated set of acoustic performance values;  Applicant to confirm that glazing and ventilation measures compliant with the above condition have been installed for each habitable room in new and extended units.  Standard Construction Environmental Management Plan

Subject to compliance with the conditions set above, the proposed development would be in compliance with Policy EN 17 of the City of Salford UDP and Paragraphs 109 and 120 of the NPPF.

Access, Highways and Parkings

The development is set to utilise the existing vehicular access that leads into the site from Seaford Road. Whilst the number of bed-spaces provided within Waterside Village is set to broadly double, the overall number of parking spaces available will reduce by nearly 60%. As such the proposals are not expected to result in any material increase in trip generation, relative to that associated with the existing use.

The road layout has been rationalised as part of the development proposals, with the new areas of carriageway and footway designed to adoptable standards, although the site would remain unadopted and would therefore be privately maintained. Block pavers have been used to extend the north-south pedestrian route across the main vehicular estate road, indicating that pedestrians have priority and serving to calm the speed of traffic within the development.

The existing site plan shows that there are currently 103 parking spaces within the Waterside Village site. The Council’s consultant Highways Officer has observed on site that up to 70% of these are occupied during term-term. The proposed development would create an additional 260 bed-spaces (from 247) whilst also reducing the level of car parking within the site to 42 spaces. The applicant has produced and submitted a Student Accommodation Management Plan, which makes provision for the regular review and management of on-site parking behaviours and the demand for spaces. To prevent the displacement of parked cars from the site and onto the surrounding adopted highways, the applicant has agreed to fund the provision of additional Transport Regulation Order’s (TRO) in the form of waiting restrictions. The Local Highway Authority (LHA) recognise that the site is situated in a sustainable location for students that consequently provides the applicant with the opportunity to discourage car ownership by providing measures to encourage the use of public and other forms of sustainable transport. Key to this will be the provision of a good quality, site specific Travel Plan. A condition to secure the provision and implementation of this document should be attached to any permission.

As part of the development proposals, the applicant has committed to improving walking linkages between the site and the main University of Salford campus. This would be achieved by creating openings in the boundary wall with Frederick Road and funding the provision of a toucan crossing over this highway to connect with established walking routes to campus through the David Lewis Sports Ground.

Cycling will be encouraged by the applicant through the delivery of 256 cycle parking spaces (over 50% provision) within secure shelters distributed across the site. The final location and design of the cycle parking, and the point at which it is provided, will be secured by an appropriately worded planning condition.

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$kayk2wde.rtf The site is well-served by bus routes that travel to Swinton, Bury and Manchester City Centre, however the relevant bus stops in the vicinity of the site are in need of upgrading to ensure that travelling by bus is seen as an attractive option to future students/residents. A contribution of £37,000 would therefore be sought as part of the s106 agremeent associated with any grant of planning permission.

Given all of the above, it is not considered that the development would give rise to undue levels of on- street car parking within the Waterside Village site and on the surrounding highways. The proposed level of car parking associated with the development is therefore accepted.

Overall there are no objections to the development on highways grounds and the application is considered to be in compliance with Policies A2, A8 and A10 of the City of Salford UDP.

Air Quality

The existing blocks fronting Frederick Road fall within the Greater Manchester Air Quality Management Area (AQMA). The EU and UK limit value for NO2 is 40 µg/m3 (annual mean), and it should be noted the boundary of the AQMA has been determined using dispersion modelling, and is based on the contour for 35 µg/m3 (annual mean) in order to give a conservative estimate of where there is likely to be exposure above the limit values. As such, not every location within the declared boundary of the AQMA will be above the limit value for NO2.

Blocks 9 and 10 are set to be extended to their side to create new-build Blocks 9A and 10A and an additional fourth floor created. The City Council’s consultant Environmental Officer has noted that the facades of the new blocks are located approximately 9m away from the Frederick Road carriageway, which is 4m further back than the existing buildings. It is known that levels of NO2 reduce rapidly with increasing distance from the source, particularly within the first 10m or so.

The City Council’s Environmental Officer considers there is a possibility that the ground floor of the closest points of blocks 9 and 10 (existing) are above the limit value for NO2, however it should be noted that this is the existing situation. In other words, without the development the situation would not change. Due to the increased distance between the road and the new blocks (and fourth floor extension), it is the opinion of the City Council’s Environmental Officer that concentrations of NO2 at the new blocks are highly likely to be below those at the existing blocks.

The scheme proposes an overall reduction in parking provision (-58 spaces) to 42 spaces, and a significant increase in cycle spaces. As such the operation of the development itself will not cause any deterioration of air pollution within the AQMA, and offers a potential benefit due to an overall reduction of vehicles.

Given the above, the Council’s Environment Officer has confirmed that there are no objections to the proposed development on the grounds of air quality and as a result it is considered to be in compliance with Policy EN 17 of the City of Salford UDP.

Crime Prevention

A Crime Impact Statement has been submitted with the application, which indicates that opportunities for crime have been reduced through the layout and design of the buildings, boundary treatments and landscaping. During the course of the application secondary fence-lines were added to define the plot boundaries for each individual dwelling / apartment block. The communal landscaping and car / cycle parking facilities are now better overlooked, with cycle parking provided in secure shelters. An on-site manager would also be present 24-hours a day to deal with any issues that might arise.

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$kayk2wde.rtf Design for security (DfS - Greater Manchester Police) have appraised the submitted scheme and acknowledged the positive aspects referenced above that would contribute to the prevention of crime and a reduction in the fear of crime. They have also raised a series of points for further consideration, which include increasing the height of the site boundary treatments to 2.1m – 2.4m; removing the northern pedestrian access point; and ensuring that the access control strategy for all entrance points is operational 24-hours a day. However, officers consider that these recommendations conflict with recognised principles of good urban design and, in particular, the principles underpinning Policy DES 2 of the City Council’s UDP. Indeed the height and impermeability of the current boundary walls at Waterside Village may well be contributing to an existing, perceived fear of crime and, in the case of the north-western wall, potentially provides direct opportunities for crime as it prevents any natural surveillance of the public footpath from the south.

It is recognised that the safety and security of Waterside Village residents is an important material consideration, however it is considered that this can be achieved without the use of continuous, high boundary treatments; these could include:  Increasing activity along public routes by making them attractive to use;  Increasing surveillance over public areas and dwelling entrances;  External Lighting;  Clearly defining public and private areas; and  Fob-controlled access to the apartment blocks and robust locking mechanisms to the dwellinghouses.

The proposed development sufficiently incorporates the above, or has the potential to do so, and as such the applicant has not been asked to amend their scheme to rigidly adhere to the recommendations of DfS (who, it should be noted, are not objecting to the development). Conditions shall be attached to any grant of planning permission to secure details of landscaping, external lighting and the height, design and alignment of boundary treatments. Overall it is considered that the development is in compliance with the Council’s UDP Policy DES10 and there are no objections to the development on the grounds of security or crime prevention.

Contaminated Land

Historically, tramway sidings were located on the application site before its use as a bus depot. A former engineering works and a dye works were also located nearby. There are records of soil importation taking place during redevelopment of the site in 1997, although testing of this soil was undertaken and confirmed it was suitable for use. Notwithstanding this there remains the potential for land contamination to exist within the site.

The applicant’s Phase 1 Geo-Environmental Appraisal considers that there is a moderate to moderate/low risk to end-users from potential contamination associated with previous sources. As a result it recommends that an intrusive investigation is undertaken to confirm and quantify any contamination, and identify any remediation requirements.

The City Council’s consultant Environmental Officer has accepted the conclusions of the report and requested that a condition be added to any permission to secure the submission of the recommended intrusive site investigation report. Subject to compliance with this condition, the proposed development would be in compliance with Policy EN 16 of the City of Salford UDP and Chapter 15 of the NPPF.

Flood Risk and Drainage

The application site is located within Flood Zone 2 and the development is classed as being ‘More Vulnerable’ in flood-risk terms, due to it proposing the intensification of the site’s residential use. National guidance considers this to be an appropriate use of land within this flood zone. The applicant

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$kayk2wde.rtf should, however, demonstrate how the development will be of flood resilient construction, up to the flood level predicted for the 1:1000 year flood event.

It is a requirement for safe refuge to be provided within new developments above the predicted flood level (1:100 year event plus climate change plus 600mm freeboard) to ensure that there will be no requirement for evacuation measures. This requirement has been met as the development incorporates two-storey and multi-storey buildings that provide refuge on the upper floor(s). Access from the ground floor accommodation is provided by means of a communal staircase within each building.

The proposals relate to a major development on a brownfield site in the Core Conurbation Critical Drainage Area. Accordingly the City Council’s SFRA user guide requires the submission of a surface water drainage strategy and a reduction in surface water runoff to 50% of the existing rate, or to greenfield runoff (whichever is greater).

The applicant has provided a preliminary drainage strategy as part of their application, which states that the underlying strata in the vicinity of the development is considered to be unsuitable for the disposal of surface water run-off from the development into soakaways or infiltration trenches. It is therefore proposed that the surface water run-off from the new development is discharged into the existing site drainage network, which ultimately discharges into the nearby River Irwell.

The City Council’s consultant Drainage Engineer has raised no objections to the preliminary strategy that has been submitted, however a final, detailed strategy should be secured by planning condition. This would be required to demonstrate how the development will comply with the City Council’s planning policies on drainage (EN19 & FRS11) within the constraints of the site.

The car park requires a SuDS treatment train to provide adequate treatment or, if this is not possible, a Class 1 oil interceptor. Delivery of this can be secured by way of an appropriately worded planning condition.

Following the submission of additional information, the applicant has adequately demonstrated to the Environment Agency that larger plant and machinery can access the Irwell riverbank for maintenance via a shared-surface track between Blocks 7A and 8. This route represents an improvement over the existing track which is narrower, incorporates a high kerb-edge and flanked on either side by grass banks.

Subject to compliance with the conditions outlined above, the development is considered to be in compliance with Policy EN19 of the City of Salford UDP and the NPPF.

Ecology

The proposed development includes comprehensive renovation works to a number of the existing buildings and the demolition of eight others, on a site located adjacent to a watercourse (the River Irwell). As such a bat survey has been submitted with the application. This states that no evidence of bats was found within the existing buildings and only one bat was recorded flying over the site during the emergence survey. The report has been reviewed by the Greater Manchester Ecology Unit (GMEU), who are satisfied that the proposed works represent a negligible risk to roosting bats.

GMEU have acknowledged that there is very little in the way of bird nesting habitat within the existing site. However, as the proposals include landscaping works to some of the trees and shrubs along the boundary with the river, they have recommended a condition that requires works to trees and shrubs to be undertaken outside of bird nesting season, unless a detailed bird nest survey has first been submitted to, and agreed in writing by the Local Planning Authority. However, as nesting birds are already protected under the Wildlife and Countryside Act 1981 (as amended) it is not considered to be

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$kayk2wde.rtf necessary for the planning system to duplicate the controls already in place under a separate regime. In this instance an Informative would be added to any grant of permission that draws the applicant’s attention to the need to protect nesting birds.

GMEU are satisfied that the submitted framework landscaping scheme has the potential to enhance the natural environment, in accordance with Paragraph 170 of the NPPF. It is recommended that a number of native species be incorporated into the new planting along the riverside.

Heritage

The south-eastern corner of the application site is located approximately 10m from Wallness Bridge, a grade II listed structure that carries Frederick Road over the River Irwell. The bridge dates from 1880 and its listing description describes red sandstone ashlar abutments with white ashlar moulded cornice and caps to terminal piers. The piers display enriched friezes with acanthus decoration and carry insignia of Salford Corporation and the date in low relief panels.

A Heritage Assessment has accompanied the application; this states that the the significance of the bridge is principally derived from its aesthetic values, being a well-designed and over-engineered example of a late 19th century bridge constructed by the Salford Corporation. The bridge is also of some, limited historic interest as it formed part of the electric tramway developed by the Salford Corporation in the early 20th century. The bridge used to carry the tram line across the River Irwell from Pendleton to central Manchester, however much of the infrastructure associated with this transport system has since been lost.

The Heritage Assessment considers that the setting of the Grade II Listed Wallness Bridge contributes to its significance, but only to a limited degree. The bridge is best appreciated whist travelling across it, where its aesthetic detail can be appreciated. The River Irwell and its banks also form part of the bridge’s setting as they enable an appreciation of the scale of engineering involved. However, much of the wider setting has changed since the bridge’s construction, which includes the development of late 20th century housing on the application site.

The development proposals include the addition of a fourth storey onto Blocks 7 – 10 (inclusive), all of which would be visible to some degree from parts of the bridge, along with new-build Block 7A, which is six storeys in height. Development within the Waterside Village site will be increasingly prominent when viewed from the bridge, as a result of these proposals, however it is considered that the refurbishment works proposed to the exterior of the existing buildings will improve the overall appearance. Furthermore, the bridge will continue to be viewed in the context of recently constructed residential development. Therefore, it is considered that the proposed scheme will have a neutral impact on the setting of Wallness Bridge, which in turn, makes only a limited contribution to the overall significance of the heritage asset. As such the balancing exercises set out in Paragraphs 195 and 196 of the NPPF are not applicable in this instance and there are no concerns on the grounds of heritage. The development is therefore considered to be on compliance with UDP Policy CH2 and Chapter 16 of the NPPF.

Sustainability

The applicant has supported their submission with a Sutainability Checklist and supporting commentary. The latter reports that, for a large portion of the site, the existing buildings will be retained, refurbished and re-used; this is a sustainable approach that ensures that existing products and materials are utilised to their upmost. It also avoids sending materials to landfill unnecessarily. Before building work commences, each property will be surveyed to establish which elements of the fabric and appliances can be retained or refurbished, in order to avoid unnecessary waste. Where replacement is necessary, new appliances will be energy efficient goods, and the possibility of LED lighting throughout will be explored; windows will be replaced with modern double glazed units. A

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$kayk2wde.rtf clear waste strategy has been development for the site that allows for the convenient storage of bins, including recycling and food waste.

Externally, shared public open space with communal resources is increased through the proposal and new trees will provide shelter for seating areas. Car parking on the site has been reduced, however cycle parking has been increased significantly beyond the standard requirements – one cycle space is now provided per two bedrooms. The limited parking should discourage car usage, and encourage sustainable methods of travelling including walking, cycling and public transport.

On the basis of the above, it is considered that the development will enhance the sustainability of the existing site and would adequately meet the requirements of the City Council’s SPD: Sustainable Design and Construction.

PLANNING OBLIGATIONS

The application proposes to increase the overall number of bed-spaces within the site from 247 to 507, by refurbishing and extending the existing accommodation and erecting new buildings.

Given the scale of the development an assessment of its impact on nearby transport infrastructure, public realm, open space and education provision is required in accordance with UDP Policy DEV5 and the Planning Obligations SPD (2015). If considered necessary, planning obligations will be sought to mitigate the impact of the development.

It is noted that, in accordance with the National Planning Policy Framework (paragraph 56), planning obligations should only be sought where they are necessary to make a development acceptable in planning terms, directly related to the development; and fairly and reasonably related in scale and kind to the development.

The uplift in bed-spaces generated by the development is likely to result in increased demand for public realm and access to public open space within the vicinity of the site. Planning obligations have therefore been sought to mitigate against this impact. A contribution towards improvements to education facilities has also been sought to reflect the fact that a number of the proposed units within Class C4 could revert to a C3 use (Dwellinghouses) without the need to secure any further planning consent.

As noted within the ‘Access, Highways and Parking’ section of this report, a need to upgrade the infrastructure associated with existing bus-stops in the vicinity of the application site has been identified, to ensure that travelling by bus is seen as an attractive option to future students/residents. This is necessary given the proposed reduction in on-site car parking.

The applicant has agreed to pay the full extent of the financial contributions required to mitigate the impacts of the development, in accordance with Planning Obligations SPD. The contributions amount to £617,460.13, which would be secured via a Section 106 agreement, and would be directed towards one or more of the following:

i. Works to support improvements to the public realm to the south of the development, centring on Frederick Road and Wallness Lane. ii. Investment into a) the installation of new sports facilities at Peel Park; b) pathway improvements at Crescent Meadows; c) the provision of new changing rooms at Castle Irwell. iii. Additional primary school provision within Pupil Planning Area 10: Broughton and Kersal; iv. Upgrade works to the infrastructure associated with bus-stops in the vicinity of the application site.

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$kayk2wde.rtf The applicant has committed to improving walking linkages between the site and the main University of Salford campus through the provision of a toucan crossing over Frederick Road. The delivery of this should be secured within the s106 agreement.

In addition, it is recommended that a clause be included in the Section 106 to secure the proposed new pedestrian access routes through the site (connecting Frederick Road with the public footpath to the north of the site) and to safeguard the permissive rights of way along them.

CONCLUSION

This application seeks to increase the overall number of bed-spaces within the site from 247 to 507, by refurbishing and extending the existing accommodation and erecting new buildings. The applicant has adequately demonstrated that there is a demand for additional student accommodation in the area and the development would deliver improved connections between the application site and the University campus. It would not give rise to unacceptable impacts on existing or future residents, with respect to residential and visual amenity, or in regards to noise and air pollution. Subject to the implementation of a suitable site management and maintenance plan, the design approach adopted by the applicant will successfully rejuvenate the appearance of the existing buildings to be retained, which enables them to sit comfortably with the proposed new-build blocks. The submitted landscaping scheme has the potential to further unify the old and new buildings within the site and create an attractive environment for residents and visiting pedestrians. The applicant has identified acceptable strategies for preventing opportunities for crime, achieving a net gain in biodiversity and for dealing with land contamination and the drainage of the site. The development will not unacceptably harm the significance of a nearby designated heritage asset and has incorporated a number of sustainability and energy saving measures into its design and layout. The Highways Authority considers the proposed reduction in on-site car parking to be acceptable, given the proposed increase in cycle parking, delivery of Traffic Regulation Orders, and adherence to a good quality Travel Plan. A financial contribution of £617,460.13 would be secured, which would be used to upgrade existing bus- stops in the vicinity of the site and to fund projects to improve open space, public realm and education facilities. Overall it is considered that proposals would make a positive contribution to the area and represents a sustainable form of development that complies with the relevant policies within the City of Salford’s UDP and the NPPF.

RECOMMENDATION

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

1) The City Solicitor be authorised to enter into a legal agreement under Section 106 of the Town and Country Planning Act 1990 to secure the following heads of terms:

 a financial contribution of £617,460.13 to deliver one or more of the following:

ii. Works to support improvements to the public realm to the south of the development, centring on Frederick Road and Wallness Lane. iii. Investment into a) the installation of new sports facilities at Peel Park; b) pathway improvements at Crescent Meadows; c) the provision of new changing rooms at Castle Irwell. iv. Additional primary school provision within Pupil Planning Area 10: Broughton and Kersal; v. Upgrade works to the infrastructure associated with bus-stops in the vicinity of the application site.

 The delivery of a toucan crossing over Frederick Road

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$kayk2wde.rtf  Provision of new pedestrian access routes through the site (connecting Frederick Road with the public footpath to the north of the site) and safeguarding the permissive rights of way along them.

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 the approved plans as listed on the Waterside Village, Salford Planning Series Drawing Issue Register (Series 05 Sheets 1 & 2).

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

3. The development hereby approved shall be implemented in accordance with a Construction and Phasing Strategy, which identifies all the works to be carried out in accordance with the approved details. The Strategy shall be submitted to, and approved in writing by, the Local Planning Authority before any development hereby approved commences and where necessary shall be updated prior to the commencement of each phase.

The Construction and Phasing Strategy shall have regard to the requirements of the Conditions contained within this Decision Notice and shall comprise of:

a) A Construction Programme that includes the following details for each phase of development: i) commencement and completion dates; 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); and (iv) the erection and maintenance of security hoardings, including decorative displays and facilities for public viewing, where appropriate;

b) Phasing Diagrams that shall include the following details for each phase; (i) Extent of built development within each phase, to include a schedule of accommodation that also identifies the net increase in bed-spaces for each phase; (ii) Extent of landscape, boundary treatment, highway and drainage works on an area by area basis; (iii) Access for vehicles, cyclists and pedestrians; (iv) Layout of on-site parking for residents and visitors to the site; (v) Routes for servicing, emergency vehicles and refuse collection;

Development shall be carried out in accordance with the approved Construction and Phasing Strategies, notwithstanding the requirements of any other condition and any revisions to phasing that are submitted.

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$kayk2wde.rtf Reason: To ensure that the development is carried out in accordance with a phased programme of development and in the interests of the proper planning of the site in a comprehensive and sustainable manner, in accordance with Policy ST1 of the City of Salford Unitary Development Plan.

Reason for pre-commencement condition: Any works on site could harm the amenity of existing residents within the Waterside Village site if not properly managed or phased in a carefully considered manner.

4. No development shall take place, including any works of excavation or demolition, until a site-wide 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) measures to prevent the deposition of dirt on the public highway; (iii) measures to control the emission of dust and dirt during demolition/construction; (iv) a scheme for recycling/disposing of waste resulting from demolition/construction works; (v) measures to minimise disturbance to any neighbouring occupiers from noise and vibration, including from any piling activity; (vi) measures to prevent the pollution of watercourses; and (vii) 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 National Planning Policy Framework. As a Construction Method Statement is required to inform the practices followed during the lifetime of the build it is necessary to require this information prior to the commencement of development.

5. Prior to the commencement of development (except for demolition and enabling works) a Phase 2 Site Investigation report shall be submitted to and approved in writing by the Local Planning Authority. The investigation shall address the nature, degree and distribution of land contamination on site and shall include an identification and assessment of the risk to receptors focusing primarily on risks to human health, groundwater and the wider environment.

Reason for pre-commencement condition: Any works on site could affect any contamination which may be present and hinder the effective remediation of any contamination causing a risk to the

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$kayk2wde.rtf health of future occupiers and harm to the environment, hence the initial investigation must be carried out before works commence.

6. (i) No development shall take place until an overall site-wide scheme for surface water drainage has been submitted to, and approved in writing by the Local Planning Authority. The scheme shall demonstrate how surface water will be drained from the site using sustainable drainage methods.

(ii) Detailed drainage plans relating to each phase of development should be submitted to, and approved in writing by, the Local Planning Authority, prior to the commencement of development within that phase. The plans shall include details of how water quality will be improved, and how existing surface water discharge rates will be reduced. The approved scheme shall be implemented prior to first occupation of new-build elements or extensions relating to that phase and shall be retained thereafter.

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

7. Notwithstanding the provisions of Condition 6, the rate of discharge of surface water from the development shall be restricted to 50% of the existing discharge rate (or to green-field runoff, whichever is greater), as per Salford City Council's SFRA, unless otherwise agreed in writing with the Local Planning Authority.

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

8. Prior to the commencement of any phase of development (except for demolition and enabling works), a scheme for draining the car parking areas within that phase through a bypass oil separator, or equivalent SUDS system, shall be submitted to, and approved in writing by, the Local Planning Authority. The approved scheme shall be implemented prior to the first occupation of a new or extended unit within that phase and shall be retained until the cessation of this use.

Reason: To prevent pollution of controlled waters from the development site, having regard to Policy EN17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

Reason for pre-commencement condition: The solution for draining the car parking areas must be understood prior to works commencing on site as it could affect how underground works are planned and carried out.

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$kayk2wde.rtf 9. No above-ground works shall commence on any phase of development until details of flood resilient construction (up to the flood level predicted for the 1:1,000 year flood event) for the extensions or new-build elements within that phase have been submitted to, and approved in writing by the Local Planning Authority. The approved measures shall be implemented prior to the first occupation of the building(s) to which they relate and shall be retained thereafter.

Reason: In order to reduce the risks from flooding in accordance with policy EN19 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

10. Notwithstanding any description of materials in the application, no above ground construction works shall take place on any phase of development until samples and full details of the materials to be used externally on the buildings within that phase 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.

11. Notwithstanding the approved plans, no phase of development shall be brought into first occupation until a scheme of improvement works for the north-western and south-eastern boundaries to the site have been submitted to, and approved in writing by, the Local Planning Authority. The submitted scheme shall include typical elevations and details of any lighting; alterations; design; materials; means of enhancing views through the boundaries; pedestrian/cyclist access facilities; and shall make provision for the removal of any existing glass or sharp objects. The approved works shall be carried out in accordance with a timetable to be submitted and shall be retained thereafter, unless otherwise agreed in writing.

Reason: In the interests of visual and residential amenity, having regard to Policies DES 1 and DES 7 of the City of Salford Unitary Development Plan.

12. (a) Notwithstanding the details shown on the approved plans, no above ground works for any phase of the development hereby permitted shall commence until full details of both hard and soft landscaping works have been submitted to, and approved in writing by, the Local Planning Authority for that phase, and any other phases preceding it. 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 an approved scheme for timing / phasing of implementation and maintained in accordance with the details approved within Condition 13.

13. No Phase of development shall be brought into occupation until a Landscape Management Plan for that phase, and any other phases preceding it, has been submitted to and approved in writing by the Local Planning Authority. The Management Plan shall include a timetable for the implementation of the works detailed within it.

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$kayk2wde.rtf Reason: To ensure that the site is satisfactorily landscaped and maintained, 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.

14. The vehicle parking, servicing and other vehicular access arrangements deigned to serve the development hereby permitted shall be implemented and made available for use in accordance with the details required by Condition 3 of this permission and prior to the first occupation of the phase of development to which it relates. Thereafter the vehicle parking, servicing and other vehicular access arrangements shall be retained for their intended purpose.

15. Notwithstanding the details submitted to date, no new-build development or extensions hereby approved shall be brought into occupation until a site-wide scheme for the phased delivery of secure long-stay and short-stay cycle parking have been 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 in accordance with a timetable to be submitted 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

16. Prior to the first occupation of each phase, a site-wide Travel Plan, which shall include measurable targets for reducing car travel, shall be submitted to, and agreed in writing by, the Local Planning Authority. The Travel Plan shall outline procedures and policies that the applicant and occupants of the site will adopt to secure the objectives of the Travel Plan. It shall outline the monitoring procedures and review mechanisms that are to be put in place to ensure that the Travel Plan and its implementation remain effective.

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 and the National Planning Policy Framework

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

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

18. Notwithstanding the details submitted to date, no phase of development shall be brought into occupation until an updated Student Accommodation Management Plan (SAMP) has been submitted to, and approved in writing by, the Local Planning Authority. The SAMP shall follow the same structure and headings as that submitted with the planning application. Thereafter the

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$kayk2wde.rtf development shall proceed in accordance with the details approved within the SAMP, unless otherwise agreed in writing by the Local Planning Authority.

Reason: In the interest of highway safety, the free flow of traffic and residential amenity and in accordance with policies DES7, A2, A8 and A10 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

19. The glazing and passive ventilation of all habitable rooms (living rooms and bedrooms) of new and / or extended units shall achieve the following acoustic performance values; Minimum sound Reduction Index (dB) Blocks 8, 9, 9A, 10, 10A @ Octave Band Centre Frequency (Hz) Living Room and Bedroom 125 250 500 1K 2K Glazing (e.g. 4/12/4) 24 20 25 34 37 dB RW Ventilation (Hit and Miss trickle) 34 27 37 35 34 dB Dn,e,w

Prior to the first occupation of any development relating to Blocks 8, 9, 9A, 10 or 10A, the applicant shall submit confirmation that glazing and ventilation measures compliant with the above have been installed for each habitable room in new and extended units, and secured the Local Planning Authority’s written agreement.

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

20. No business shall commence operating from the commercial unit within the ground-floor of Block 12A until its operating hours (including delivery and collection hours) have been submitted to, and agreed in writing by, the Local Planning Authority. The business shall operate in accordance with the approved hours thereafter.

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

21. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any other order revoking and re-enacting that Order with or without modification), the commercial unit within the ground-floor of Block 12A shall operate within Use Classes A1 (Shops); A2 (Financial & Professional Services); or A3 (Restaurants & Cafés) and for no other purpose, including any other purpose within the Schedule of the Town and Country Planning (Use Classes) Order 1987 (as amended) or any order revoking and re-enacting that Order.

Reason: To enable a full assessment of any alternative uses, which could harm local character, and/or neighbouring amenity, having regard to Policies DES1 and DES7 of the City of Salford UDP.

22. No above ground works shall commence on Block 12A of the development hereby approved (as shown on drawing 17090(05)201 Rev: E November 2018), until a scheme of acoustic insulation, to be applied to the party floor between the proposed commercial unit and residential accommodation above, has been submitted to, and approved in writing by the Local Planning Authority. The scheme shall achieve a minimum sound insulation value for airborne sound of 55

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$kayk2wde.rtf DnTw+CTR. Thereafter the sound insulation scheme shall be installed strictly in accordance with the details so approved and shall be maintained thereafter.

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

23. Prior to the installation of any external plant or equipment, an assessment of the noise from that plant and equipment shall be submitted to, and approved in writing by, the Local Planning Authority. The assessment shall demonstrate that the rating level (LAeq,T) from such equipment associated with the development, when operating simultaneously, will not exceed the typical background noise level (LA90,T) by more than -5 dB at any time when measured at the boundary of the nearest noise sensitive premises. Noise measurements and assessments shall be carried out according to BS 4142:2014 "Methods for rating and assessing industrial and commercial sound". ‘T’ refers to any 1 hour period between 07.00hrs and 23.00hrs and any 15 minute period between 23.00hrs and 07.00hrs. Thereafter development shall proceed in accordance with the approved Noise Assessment and shall be retained thereafter.

Reason: To safeguard the amenity of residents of the development hereby approved, in accordance with policies S4 and EN17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

24. Notwithstanding the details submitted to date, no above-ground works shall commence on any phase of development until a scheme for the on-going condition monitoring and maintenance of the external facades of the buildings within the site have been submitted to, and approved in writing by, the Local Planning Authority.

Informatives

1. Whilst the buildings to be demolished have 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.

2. It is an offence under the Wildlife & Countryside Act 1981 (as amended) to introduce, plant or cause to grow wild, any plant listed in Schedule 9 Part 2 of the Act. Species such as Japanese knotweed, giant hogweed and Himalayan balsam are included within this schedule. If any such species will be disturbed as a result of this development a suitably experienced consultant should be employed to advise on how to avoid an offence.

3. The Wildlife and Countryside Act 1981 (as amended) makes it an offence (with certain limited exceptions and in the absence of a licence) to intentionally to kill, injure or take any wild bird, or intentionally to damage, take or destroy its nest whilst it is being built or is in use, or to take or destroy its eggs. Further, the Act affords additional protection to specific species of birds listed in Schedule 1 of the Act. In respect of these species it is unlawful to intentionally or recklessly to disturb such a bird whilst it is nest-building or is at or near a nest with eggs or young; or to disturb their dependent young. You are therefore advised to seek the advice of a suitably qualified ecologist before commencing works on site.

4. This development may require a permit under the Environmental Permitting (England and Wales) Regulations 2016 from the Environment Agency for any proposed works or structures, in, under,

Page 97

$kayk2wde.rtf over or within eight metres of the bank of the River Irwell which, is designated a ‘main river’. Some activities are also now excluded or exempt. A permit is separate to and in addition to any planning permission granted. Further details and guidance are available on the GOV.UK website: https://www.gov.uk/guidance/flood-risk-activities-environmental-permits.

Page 98

$kayk2wde.rtf Agenda Item 5e PLANNING & TRANSPORTATION REGULATORY PANEL PART I SECTION 1: APPLICATIONS FOR PLANNING PERMISSION

APPLICATION No: 19/73148/FUL APPLICANT: C/O Jeffrey Bell Architects LOCATION: 2 Church Street, Eccles, M30 0DF PROPOSAL: Demolition of existing buildings and redevelopment of the site to create three interlinked blocks of 4, 6 and 23 storey high buildings, incorporating 272 residential units (C3), with ground floor commercial space (to be used flexibly with use classes A1, A2, A3, A4, B1, D1 or D2) with associated car parking, landscaping and associated works

WARD: Eccles

Description of Site and Surrounding Area

The development site is located on the northern edge of the town centre adjacent to Eccles railway station and is bounded by the pedestrianised Church Street to the east, Vicarage Grove to the north, Birkdale Grove to the west and John William Street to the south. To the north of the site is the M602 motorway connecting Manchester and Liverpool. Running side by side with the motorway is the rail line that connects Manchester and Liverpool.

Church Street contains a series of retail units that stretches to the town centre itself. The rear of the retail units that front Church Street are accessed from John William Street, to the south east of the site. John William Street is largely back of house, service roads and car parking connected to the main town centre retail uses. To the west and across Birkdale Grove is a large council owned pay and display surface car park; this car park also addresses John William Street.

The development site area is approximately 0.301ha and is largely built over with two storey retail units fronting east onto Church Street and a larger single storey unit covering the west and south of the site. The site houses

Page 99 a number of shop and café units; the majority of the space is given over to Booths, a family owned furniture business.

There is a fairly uniform fall across the whole site from north-east to south-west of circa two metres. The steepest gradient runs along Church Street which has a fall of approximately 1.9 metres from north to south. Vicarage Grove has a fall of approximately 1.5 metres from east to west. Birkdale Grove has a fall of around 1.2 metres from north to south. John William Street has a nominal fall running west to east.

Facing the south west corner of the site is the Church of St Mary, a designated heritage asset which is Grade 1 Listed. To the north of the church there are several locally listed buildings. However, only three of these directly face Church Street. Around the edge of the town centre are a number of tall buildings; the buildings comprise residential tower blocks to the east and south east and a number of office buildings to west.

Description of Proposal

The proposal involves demolition of existing buildings and redevelopment of the site to create three interlinked blocks of 4, 6 and 23 storey high buildings, incorporating 272 residential units (C3). The development involves the demolition of all existing properties within the red line boundary of the site and the erection of a mixed-use, multi-storey building comprising one, two and three bed C3 residential apartments along with ground floor commercial space (of use classes A1, A2, A3, A4, B1, D1 and D2) and associated car parking, landscaping and associated works.

The accommodation takes the form of a ground plus 4/6 storey podium and ground plus 22 storey tower. The podium addresses Church Street, Vicarage Grove (from which the tower rises) and Birkdale Grove and contains commercial space, residential lobbies, bin stores and plant and service areas. It also provides 19 no. car spaces and 168 no. cycle spaces. Behind the podium a planted courtyard provides private amenity space for residents.

Generally, three bed units are in more prominent, elevated positions at the tops of the podium and the tower, whereas one bed units have a greater concentration in the podium. Commercial space covers around 685m² of the ground floor and is arranged in two sections; smaller single-storey units tie in with the existing shops along Church Street, whilst a larger double height unit on the corner of Vicarage Grove and Church Street will create an anchor point to the top of Eccles’ main high street whilst activating Vicarage Grove.

Publicity

Site Notice: Non HH Article 15 Date Displayed: 20 March 2019 Reason: Article 13

Site Notice: Non HH setting of listed building Date Displayed: 20 March 2019 Reason: Affecting setting of Listed Building

Press Advert: Manchester Weekly News Salford Edition Date Published: 14 March 2019 Reason: Article 15 Standard Press Notice Affecting setting of Listed Building

Neighbour Notification

Thirty-six neighbouring occupiers have been notified of the application.

Representations

Eleven representations have been received in response to then application publicity.

Immediate neighbours were notified via letter dated 28.02.2019 with a reply by date of 21.03.2019. 11 individuals have contributed: - 7 objectors; and, 4 supporters. The comments received can be summarised as follows:

 The massing of the proposal is out of context with the immediate area and would have a negative impact upon neighbouring property; as a consequence the proposal would have a negative effect on the outlook of existing office buildings within the surrounding area making them difficult to let out;

Page 100  It would be a real eyesore, totally out of keeping with its immediate surroundings, and that's before the undoubted nuisance problem of future residents' vehicles is taken into consideration.  The proposal would form a substantial site coverage and overdevelopment of the site;  The proposal would dominate resulting in a significant loss of light to the adjacent properties and have little regard to the amenity and setting of the adjacent two-storey buildings;  The proposal would have a detrimental impact on the light and outlook to the occupiers of the two- storey neighbouring buildings;  The 3 units should be more equal in height, reducing the tallest one considerably, enabling the desired number of apartments to be obtained over the whole development;  There are insufficient contextual views of the development - people want to know what this development will look like from Church Street, Eccles Station and Eccles Cross. A contextual view from the Church Yard showing the relationship between Eccles Church and the proposed block of flats should also be included;  The proposed CGI view from Albert Road Bridge submitted as part of the planning application is also misleading and does not show 23 storeys and does not reflect the true extent of the scheme;  The proposal would also have a significant and detrimental impact on Eccles Parish Church, a Grade I Listed Building;  The layout and density of the proposed development would adversely affect the historical nature of Church Street and the quirky nature of the buildings and businesses that are already there;  The proposal has the potential to contribute to significantly high volumes of traffic;  The public transport infrastructure is not good enough to take the strain;  Church Street is already dangerous to cross due to visibility caused by cars that often park at the end of Church Street and the speed some people drive at. The proposed car park entrance off this road could become very dangerous;  The proposal does not incorporate sufficient parking, causing overspill into neighbouring streets and car parks;  This development should only be permitted if it has near zero carbon emissions when built and uses sustainable building methods in line with the GM Mayors carbon neutral aspirations for Greater Manchester by 2038; and,  The developers have made no effort to consult with me even though I live less than half a mile from the development and feel as though I will be detrimentally affected by it. I assume they have also not consulted with anyone else in my area and therefore cannot comment on what local people think or feel about the development.

Comments of support:  The proposal would be positive for Eccles’ future development;  This application has the potential to positively regenerate the upper end of Church Street by providing a mixture of apartments and retail units. The increased number of residents for this locality should provide a welcome boost to the local economy;  Being a business owner on Church Street I believe this will breathe some much needed life back into Eccles Centre and I fully support this application;  One of the retail units should ideally be a charity shop – the existing charity shop has been a great shop for the community for many years;  I agree with the heritage impact statement; the building would not further diminish the already almost hidden tower of the parish church and the design protects Church Street frontages is acceptable;  The transport proposals are very brave and to be applauded. I have no difficulty with the almost trivial attention to car owners; I assume that the sales pitch will be towards those who would use bikes and the abundant public transport offerings locally;  National surveys have shown that town centres with low numbers of shops and high numbers of residents do far better than the other way round. This application will tip the balance to bring more people into the town, to the benefit of the Eccles; and,  Finally, are Section 106 monies to be considered? Putting funding into improvements to the railway station would seem to accord with the applicants green aspirations.

Relevant Site History

4 Church Street

Page 101 14/64368/ADV Display of one externally illuminated fascia sign. Approved on 21.03.2014

14/64367/FUL Installation of a new shop front. Approved on 21.03.2014

Consultations

Air Quality, Noise, Contaminated Land: No objections made and conditions recommended.

The development lies partially within the Greater Manchester Air Quality Management Area (AQMA), and as such introduces new sensitive receptors into an area where air pollution (nitrogen dioxide – NO2) is known to be above EU and UK health based limit values. There is therefore a potential for future occupants to be exposed to levels of air pollution (Nitrogen dioxide and particulate matter) which will give rise to a negative impact on health and quality of life. It is noted the development incorporates an additional 7 vehicle parking spaces and due to the relatively low number of vehicle movements associated with the development itself it is not anticipated these will impact on the AQMA significantly.

The application site is bounded to the north by a railway line, and the M602 motorway, and the site will be subject to high levels of environmental noise from these sources. The proposal also includes an element of commercial use including A1, A2, A3, A4, B1, D1 or D2 uses. There is potential for noise and odours (from A3/A4 uses) to adversely impact future occupants.

The site has a history of residential use until c.1960 when the residential units were demolished and replaced with the present commercial units. There are historic and contemporary potentially contaminative uses in the vicinity of the site including the Liverpool to Manchester railway line and a former burial ground to the north.

Design for Security: No objection made and conditions recommended.

A condition to reflect the physical security specifications set out in the Crime Impact Statement should be added, if the application is to be approved.

Highways: No objection made and conditions recommended.

The Local Highway Authority has taken into consideration the sustainable location of the site and, combined with limited car parking provision, the development is unlikely to present any significant impact on the operational capacity of the highway network.

With the significant increase in pedestrian footfall from the development and as part of public realm improvement, the informal layby located to the north of Church Street should be removed. The junction of John William Street / Birkdale Grove should also be reconfigured and improved to create a better environment for pedestrians and to reduce vehicular conflict with the intensification of traffic on John William Street.

The council’s road safety officer suggests that all refuse collection and servicing associated with this development should be undertaken via the proposed on-street loading bay on Vicarage Grove. However, this was not possible, so the Local Highway Authority worked with the applicant to re-design the access with John William Street to ensure a safe servicing arrangement.

Senior Drainage Engineer: No objection made and conditions recommended.

No concerns identified.

Environment Agency: No objection made and conditions recommended.

The proposed development will be acceptable if a planning condition is included requiring the submission of a remediation strategy. This should be carried out by a competent person in line with paragraph 178 of the National Planning Policy Framework.

Page 102 United Utilities Water Ltd: No objection made and conditions recommended.

No concerns identified and conditions recommended.

Historic England: No objection is made on heritage grounds.

The application is considered to meets the requirements of the NPPF, in particular paragraph numbers 193 and 194.

Greater Manchester Archaeological Advisory Service: No objection made and conditions recommended.

The archaeological desk-based assessment (DBA) identifies that a large area was used as a burial ground. It is possible that by 1929 the original burial ground had been ‘covered over’. Therefore, it is possible that the proposed development will encounter grave-cuts and burials which lie along the northern boundary of the site. If the developer is minded to accept the financial risks, a condition should be imposed to any grant of consent concerning the implementation of a programme of archaeological works.

Greater Manchester Ecological Unit: No objection made and conditions recommended.

No concerns identified with the emergence and re-entry survey. Conditions recommended.

Manchester Airport: No objection made

The Safeguarding Authority for Manchester Airport has assessed this proposal and its potential to conflict aerodrome Safeguarding criteria – there are no aerodrome safeguarding objections to the proposal.

Network Rail (LNW): No objection made.

Water must not be discharged onto National Rail land. Foundation type, installation, and details of Vibro-compaction machinery / piling machinery or piling and ground treatment works to be undertaken as part of the development must be agreed by Network Rail Asset Protection Engineer.

Demolition works on site must be carried out so that they do not endanger the safe operation of the railway, or the stability of the adjoining Network Rail structures and land. Demolition of any existing buildings, due to its close proximity to the Network Rail boundary, must be carried out in accordance with an agreed method statement. The requirements of CPA Tower Crane guidance will apply due to the railway being within the collapse radius of the tower crane.

Planning Policy

Development Plan Policy

Page 103 Unitary Development Plan ST3 - Employment Supply This policy states that a good range of local employment opportunities will be secured by enabling the diversification of the local economy and by using planning obligations to secure local labour contracts and training opportunities.

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

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

Unitary Development Plan 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 S1 - Retail Leisure Dev. in Town Neighbourhodd Centres This policy states that planning permission will only be granted for retail and leisure where it would be of an appropriate scale to the centre; is or can be accessible by a choice of means of transport, walking and cycling;

Page 104 would not give rise to unacceptable levels of traffic congestion or highway safety; make car park facilities, where practicable available to all short stay visitors; be of a high standard of design; would not have an unacceptable impact on environmental quality or residential amenity.

Unitary Development Plan S3 - Loss of Shops This policy states that a change of use from Class A1 retail will only be permitted where it would not have an unacceptable impact on vitality and viability. Consideration will be given to the following in the determination of the extent to which development would have an unacceptable impact: over concentration of non A1 uses in the main shopping streets; pedestrian inactivity; loss of shop frontage; unacceptable impact on environmental quality or residential amenity; develop a wide range of attractions and amenities; contribute to the regeneration of the centre.

Unitary Development Plan S4 - Amusement, Restaurants, Cafe, Drinking This policy states that proposals for hot food shop uses would not be permitted by the Council where the use would have an unacceptable impact on the amenities of surrounding residential occupiers by reason of noise, disturbance, smells, fumes, litter, vehicular traffic movements, parking or pedestrian traffic and the vitality and viability of a town centre and visual amenity.

Unitary Development Plan EN22 - Resource Conservation Development proposals for more than 100 dwellings or 5,000 square metres of floorspace will only be permitted where it can be demonstrated that the impact upon the environment has been minimised as far as practicable and consideration has been given to the use of realistic renewable energy options.

Unitary Development Plan CH2 - Dev. Affecting Setting of Listed Buildings This policy states that development will not be granted that would have an unacceptable impact on the setting of any listed building.

Unitary Development Plan CH8 - Local List of Buildings of Archectural Interest This policy states that the impact of development on any building, structure or feature that is identified on the council’s local list of buildings, structures and features of architectural, archaeological or historic interest will be a material planning consideration.

Page 105 Local Planning Policy

Supplementary 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

National Planning Policy

National Planning Policy Framework 2019 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 213 NPPF July 2019).

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

Appraisal

Principle

The National Planning Policy Framework (NPPF) 2019 is a material consideration in planning decisions. The NPPF states that the ‘purpose of the planning system is to contribute to the achievement of sustainable development’ (paragraph 7), which is accomplished by pursuing three interdependent objectives (economic, social and environmental) in a mutually supportive ways (paragraph 8). Therefore, development should help build a strong, responsive and competitive economy; support strong, vibrant and healthy communities (by fostering a well-designed and safe built environment); and, contribute to protecting and enhancing our natural, built and historic environment. The NPPF requires that significant weight should be placed on the need to

Page 106 support economic growth (paragraph 80) and decisions should support the role town centres play promoting their vitality and viability (paragraph 85).

Vitality and Viability of the Town Centre The application site forms part of Eccles Town Centre. The proposal concerns the demolition of existing buildings and redevelopment of the site incorporating 272 residential units (C3), with ground floor commercial space (to be used flexibly with use classes A1, A2, A3, A4, B1, D1 or D2). Saved UDP policy S3 is relevant in this case, which seeks to ensure that development will only be permitted where it would not have an unacceptable impact on the vitality and viability of the centre, either individually or cumulatively. Given this, the impact upon Eccles Town Centre vitality and viability is a key consideration.

Salford City Council is currently consulting on the latest draft of the local plan (Revised Draft Local Plan). Whilst the document identifies the approach that the City Council proposes to take having regard to the evidence available, it is possible that elements of it could change before the Local Plan is adopted. Consequently, it is considered that the Revised Draft Local Plan can only be given very limited weight.

The site located at the northern end of Church Street is identified in the town and neighbourhood centre review and Revised Draft Local Plan as a secondary frontage forming part of the primary shopping area. Primary shopping areas of town centres comprise parts of the centre where retail development is concentrated. It is important that the retail function of these areas is maintained to ensure that each centre’s retail offer functions effectively and supports the overall vitality and viability of that centre. Secondary frontages within primary shopping areas are generally accepted to provide additional opportunities for retail uses, but also contain a greater diversity of uses.

The proposed development represents a reduction in floorspace of main town centre uses on the site. The floorspace reduction would be approximately 1395.1sqm. As an overall proportion of Eccles town centre’s main town centre uses, this is confirmed by the applicant to be 0.3%. The applicant considers this to be negligible and would not have an impact in terms of loss of floorspace on the performance of the centre. Furthermore, it is explained that much of the reduction in retail floorsapce would result from replacing the large Booths furniture store with small and more adaptable retail units. The applicant explains this change is reflective of the shifting profile of town centre retail in general, which precludes such large item outlets as this from remaining viable in central locations.

The planning statement sets out that the reduction in commercial space would attract new businesses to locate in a regenerated mixed-use scheme. The Local Planning Authority (LPA) consider that the introduction of 272 apartments would improve the vitality and viability of Eccles town centre by increasing footfall and spending power around the centre; particularly around Church Street. The proposal would also further strengthen an attractive and active route between the main shopping area of Eccles and the train station, assisted by the extension of the existing pedestrianised area which would contribute towards the vitality of the centre. Furthermore, in conclusion, the proposed development would improve the vitality and viability of the centre by introducing new high quality units that meet modern retail requirements, driving footfall between the train station and the rest of the town centre and improving the existing pedestrianised corridor.

Type and Mix of Dwellings Paragraph 8a of the published amended NPPF (2019) confirms an overarching objective of the planning system is to ensure that sufficient land of the right type is available in the right places at the right time to support growth. Saved UDP Policy H1 requires that all new housing developments contribute towards the provision of a balanced mix of dwellings within the local area in terms of 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.

The Housing Planning Guidance has been developed to support the implementation of policy H1. Policy HOU 1 of the guidance states that within town centres, apartments are likely to be the most appropriate form of development. Clearly in this respect the application would be policy compliant.

HPG Policy HOU2 requires 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

Page 107 apartments should have two or three bedrooms, with a floor-space typically 57 square metres or above. However, the council is now strongly encouraging applicants to meet the nationally described space standards.

The submitted plans show that the proposed development comprises of 3 studio (1%), 100 one bedroomed (37%), 149 two bedroomed (55%) and 20 (7%) three bedroomed apartments. The sizes of the two and three bedroomed apartments exceed 57m² as per the policy requirement. Therefore, the development accords with policies H1 and HOU2 in so far as small dwellings do not predominate and there is an appropriate mix of apartment sizes.

Conclusion The proposal is likely to improve the vitality and viability of Eccles Town Centre by removing a mixture of out dated buildings that would be difficult to convert and replace them with a modern building that has flexible commercial space to the ground floor and an appropriate residential use above. The residential use will introduce a permanent population within the town centre with a spending power that would be beneficial to the surrounding retail uses. In addition to a fresh modern design that complements the existing local context, the proposal would also bring about improvements to the public realm (discussed in more detail below) that would improve the overall environment of the town centre. These improvements to the local economy and environment should have a positive knock-on effect on the local community. Therefore, the proposal is considered to provide positive sustainable development to Eccles Town centre.

Heritage

Historic Buildings Paragraph 193 of the NPPF describes that “when considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation (and the more important the asset, the greater the weight should be).” Any harm to the setting of listed building requires clear and convincing justification (paragraph 194). Saved UDP Policy CH2 states that “planning permission will not be granted for development that would have an unacceptable impact on the setting of a listed building”

NPPF Paragraph 197 states that “the effect of an application on the significance of a non-designated heritage asset should be taken into account in determining the application. In weighing applications that directly or indirectly affect non-designated heritage assets, a balanced judgement will be required having regard to the scale of any harm or loss and the significance of the heritage asset”. Similar guidance is provided in Saved UDP Policy CH8.

The significance of a heritage asset relates to the value of the asset because of its heritage interest which may be archaeological, architectural, artistic or historic. However, significance derives not only from an asset’s physical presence but also from its setting. The contribution of setting to the significance of an asset is often expressed by reference to views. In the annex to the NPPF the setting of a heritage asset is described as “the surroundings in which a heritage asset is experienced. Its extent is not fixed and may change as the asset and its surroundings evolve. Elements of a setting may make a positive or negative contribution to the significance of an asset, may affect the ability to appreciate that significance or may be neutral.”

There are no heritage assets on the site itself but there are a number of listed and locally listed buildings within the vicinity of the site and in particular there is the Grade I listed Church of St Mary located directly to the south east. St Mary the Virgin is first mentioned in 1180, but sections of an earlier Ango-Saxon cross have also been found, suggesting the site might be older still. The building is of red sandstone, aged to its typical dark colouration and is long, low and wide in form. Internally the nave roof is described as its best feature and possibly by the same craftsman who created the roof of Manchester Cathedral. The exceptional architectural and historic significance of the church is recognised in its designation as a grade I listed building, making it one of England’s finest buildings.

Historically the church would have been located at the heart of the settlement, surrounded by both shops and houses. This pattern survived until the 1960’s when large scale demolition and redevelopment occurred; the church now sits in a small pocket of historic buildings, focused along Church Street. The surrounding areas have been developed with numerous high rise structures.

The current application seeks to redevelop a plot of land that fronts onto Church Street. The development would have commercial space at the ground floor, with residential units above, and to the far north provide a 23 storey building adjacent to the railway line. The proposed tall building would read as part of the wider setting of St

Page 108 Mary’s Church and the locally listed buildings adjacent. The setting of these historic buildings has already been substantially altered and only adds in a very limited way to its overall significance. The proposed development would not cause any further harm to the contribution the setting makes to the significance of the church and locally listed heritage assets. This conclusion is supported by the wire frames visuals that have been submitted with the Design and Access Statement.

Archeological Paragraph 189 of the National Planning Policy Framework (NPPF) requires that ‘where a site on which development is proposed includes, or has the potential to include, heritage assets with archaeological interest… developers [are required] to submit an appropriate desk-based assessment and, where necessary, a field evaluation.’ In accordance with this stipulation the applicant has submitted an archaeological desk-based assessment (‘the Study’).

The study assesses the potential for heritage assets with an archaeological interest, which assigns a ‘low/nil’ potential for remains pre-dating the Post-Medieval period. However, it recognises that there is a distinct potential for remains belonging to the early to mid-19th century to be encountered. These would include remains of buildings constructed fronting Church Street and Birkdale Grove by the 1890s. The northern parameter of the site may also contain remains relating to the overflow burial ground that was formed here in response to the cholera epidemic of 1832 which hit Manchester and its surrounding population centres.

It is possible that any apparent encroachment is a function of mapping issues. However, it is equally possible that by 1929 the burial ground had been ‘covered over’. However, it raises an archaeological matter that, in Greater Manchester Archaeological Advisory Service’s (GMAAS) view, is potentially of significance for the developer. Therefore, it is just possible that the proposed development will encounter grave-cuts and burials.

The advice contained in NPPF (Chapter 16) focusses upon avoiding damage to or loss of heritage assets, and particularly those of national importance, predetermination archaeological work should also be concerned with reducing the level of uncertainty and the level of risk to which the developer is exposed. GMAAS raise concern that an archaeological programme of work post decision could expose the developer to a level of financial risk involved with the excavation, recording, analysis and eventual reinternment of human burials. However, the applicant has reviewed these comments and accepts the risk. Therefore, a condition is recommended on any grant of consent requiring an archaeological programme of work.

Conclusion The submitted heritage and archaeological studies identify and assess the particular significance of any asset that may be affected by a proposal. The proposal would not introduce any further harm to the setting and thus the significance of the surrounding heritage assets. A condition concerning an archaeological programme of work will identify any historic asset and how best to excavate, record, analyze and eventual reinternment of human burials. With appropriate mitigation in place, the benefits of the development (discussed within the wider report) would outweigh any harm and so be of public benefit. Therefore, the proposal accords with the aforementioned policy.

Design and Character

At the heart of the National Planning Policy Framework (NPPF) as amended (2019) is a presumption in favour of sustainable development. Sustainable development can be achieved through the planning system navigating three objectives that are interdependent. One of these objectives refers to providing a strong, vibrant and healthy community by ensuring a well-designed and safe built environment. This philosophy is interwoven with the need to provide development in the right places and at the right time to support growth, innovation and improved productivity and protecting and enhancing our built environment.

Paragraph 124 of the NPPF outlines that the ‘creation of high quality buildings and places is fundamental to what the planning and development process should achieve.’ Good design is indivisible from good planning. More specifically, development should function well and add to the overall quality of the area; be visually attractive as a result of good architecture and layout; sympathetic to local character; establish or maintain a strong sense of place; and, create places that are safe, inclusive and accessible with a high standard of amenity for existing and future users (para 127, NPPF 2019). The NPPF (2019) states that ‘permission should be refused for development of poor design that fails to take the opportunities available for improving the character and quality of an area and the way it functions.... (para 130, NPPF 2018).

Page 109 UDP Policy DES1 states that development will be required to respond to its physical context, respect the positive character of the local area in which it is situated, and contribute towards local identity and distinctiveness. The policy advises that in assessing the extent to which any development complies with this policy, regard will be had to a number of factors, including the relationship to existing buildings and landscape, the character, scale and pattern of streets and building plots, and the quality and appropriateness of proposed materials.

Site Layout, Height and Scale In relation to site layout, Saved UDP Policy DES1 states that regard should be given to the character, scale and pattern of streets and building plots, including plot size; the relationship to existing buildings and other features that contribute to townscape quality and the impact on, and quality of, views and vistas. UDP Policy DES2 states that the design and layout of new development should enable pedestrians to orientate themselves, and navigate their way through an area by providing appropriate views, vistas and visual links. Saved UDP policy DES5 outlines that tall buildings will be acceptable if the scale is appropriate to the immediate context, the location is accessible, the building would positively relate to the public realm and be of a high design quality, the proposal would not interrupt keys views or introduce harm to the setting of historic buildings, and telecommunication and aviation safety can be maintained.

The layout of the proposal has been developed to form a distinct building that responds to existing neighbouring buildings in terms of layout and scale. The development involves the demolition of all existing properties within the red line boundary of the site and the erection of a mixed-use multi-storey building that has three distinct blocks. The development concerns commercial space to the ground floor and 272 residential units situated across three interconnected blocks that can be characterised by the associated frontages to Church Street, Birkdale Grove and Vicarage Grove creating a new urban ‘block’. The podium addresses all three frontage with the tower rising from Vicarage Grove. Behind the podium there would be a planted courtyard providing a private amenity space for residents.

Church Street contains two and three storey buildings that rise up towards the railway line and forms an integral part of the Town Centre. A number of these buildings would remain. However, those to the north would be demolished and replaced with a single storey commercial space plus three residential upper floors. Given the direction of the gradient the additional height is considered acceptable.

The Church Street block would not be connected to the rest of the building at ground and first floor to create a sense of separation, which would be consistent with the existing rhythm of the streetscene where distinctive blocks can be identified. In terms of roofscape, there is a ‘sawtooth’ roof form to the Church Street frontage which responds to the local vernacular and also provides a contrast to the other more rectilinear elements of the scheme.

There is a vertical break as the block splays at the top of the street in order to generate a separate mass and an interesting street-scape. The height relative to the corner block helps bring the scale of the development down to the existing level of Church Street.

Birkdale Grove is currently characterised by the Booth furniture showroom building with the taller properties fronting Church Street set behind. Apart from the Booth store, Birkdale Grove does not have a defined character. Therefore, once this building (of low architectural value) is removed there is scope for a larger density on the site. The frontage to Birkdale Grove would concern a single storey car parking and services area plus five residential upper floors including private roof terraces at 5th floor.

An assortment of properties of single and two storey front Vicarage Grove. A double storey larger commercial ‘anchor unit’ would face Vicarage Grove, plus 23 residential upper floors including private roof terraces at 6th floor and high level private terraces at 20th floor level. This part of the development would create an anchor point to the top of Eccles’ main high street whilst activating Vicarage Grove. In architectural terms the tower would provide a full stop or a bookend to the Town Centre with the railway line and motorway set behind.

A characteristic of the Town Centre comprises taller buildings around the periphery and the height of the proposal would fit with this pattern. At the Church Street/Vicarage Grove corner the development has been peeled back so it doesn’t take all available space. This reduces the massing of the development but also provides additional public realm and a sense of space between the development and the railway station by opening up the corner. Being in close proximity to the railway station, metrolink and bus stops the development would be situated in a highly sustainable location.

Page 110 The proposal would not disrupt telecommunications in the vicinity or harm aviation safety but would disrupt views of St Mary’s Church tower from the motorway/train line. However, as discussed above, the setting of a heritage asset is defined as ‘the surroundings in which a heritage asset is experienced.’ Given the transitional nature of the motorway and the fast pace in which the traffic is flowing the loss of this view is not going to materially harm the significance of the asset.

Detailed Design and Appearance

The applicant has advised that the architectural character and language of the new building is drawn from relevant and important local history; textile warehouse, coal mining and engineering. Brick, masonry and metalwork with deep set window reveals, creates a robust, almost ‘converted industrial’ aesthetic. The primary masonry elevation grid alludes to warehouse and weaving; this is further reinforced by a secondary window grid that appears interwoven within the masonry grid. The masonry grid “frays” at the base to form the colonnade and the window grid “frays” at the top to become the roofscape. The alternative material used to the top of the tower lightens the building and reduces the sense of scale. The metal windows allude to engineering and foundries, as do forged metal gates that provide access into the resident’s courtyard. The base of the colonnade piers are formed from a dark grey black masonry that resembles coal emerging from beneath the ground.

The Birkdale Grove elevation has received criticism from consultees for being plain. However, the applicant has outlined that the overall proportions, relationships of vertical and horizontal elements (using soldier course brickwork detailing at every double storey) and the relationship of solid and void are successful. To clearly demonstrate this, an additional plan providing a sample of this detailing has been provided, which has addressed these concerns. In addition, at low level the elevation has been enhanced with the inclusion of further façade modelling within the colonnades; a plinth would be set back within the columns. The elevation also accommodates openings for internal stores due to an updated servicing strategy adding further periodic activity to the frontage.

The John William Street elevation has also been amended to include a further set of window openings to break up the massing of the brickwork. The additional windows are slightly different to add a sense of asymmetry to the elevation. This asymmetry is reinforced further by breaking the rhythm of the colonnade at ground floor level.

Public Realm and Landscape

Saved UDP Policy DES9 seeks to ensure that developments would incorporate appropriate hard and soft landscaping provision, where appropriate.

The courtyard space within the building is domestic in character and almost mews like incorporating hard and soft landscape. The courtyard follows the proposed building form, efficiently linking together the three ‘blocks’ and the courtyard entrance would have a hard-wearing paved area. The intention is for this space to provide both an easily-maintained, functional link space between the various elements of the scheme as well as an amenity space for residents and guests to be able to enjoy private, quiet external space. Bounded by the functional routes, a central area allows users to break out into a soft-landscaped environment.

The opportunities for soft landscape adjoining the street are limited. However, the application has proposed to replace the trees to be removed on the north-west corner. There are also numerous existing trees down the centreline of Church St and at the edge of Vicarage Grove that would remain. The Landscape officer suggested that additional trees could be introduced to the north-eastern corner. However, this corner is important in terms of townscape and would limit site lines to the new corner unit and create tree canopy directly outside residential windows at first floor.

Page 111 The proposal includes roof terraces that are private residential spaces. However, this does not include integrated soft landscaping within the building fabric but flexible paved spaces. Unfortunately, the sustainability checklist states that the applicant considers a green or brown roof to be “not practical”. The applicant has outlined that the building does not include green or brown roofs for reasons of economics and practicality.

A lightweight canopy provides a sheltered route between the car park and the main entrance and the wide, straight routes ensure enough space for cyclists as well as bin movement by building-management between the stores and the collection point on John William Street. Raised planters at each end of this functional ‘perimeter’ serve to soften this element and tie it together with the softer landscaping in the centre. Full details of soft and hard landscaping would be controlled via condition.

Design and Crime

The development would provide additional activity, overlooking and surveillance through a large proportion of the day within this area of Eccles own Centre. The applicant submitted a crime impact statement with the application undertaken by Greater Manchester Police. The statement considers that the orientation of buildings and uses within the development would promote activity and surveillance in the most appropriate areas. The proposed entrances, amenity space and parking would be located securely. The design of the development is considered appropriate with a small number of recommendations for improvement.

The statement recommends that all visitors should be directed to the Vicarage Grove entrance; improvements should be made to the quality of the streetscape to reflect the introduction of residential use; and, access into the residential part of the development from the street, courtyard and from the lobby into stair/lift cores should be controlled. The main entrance would be located off Vicarage Grove and the development is considered to enhance the public realm (as discussed above). Access control for residents will be managed with an electronic fob system and a management document will set out in more detail issues of secure access including meeting and greeting non-residents. A secure audible and visual link will be provided that connects each apartment to the main entrance.

It is considered that the development has been designed to ensure it does not increase opportunities for crime and anti-social behaviour in accordance with UDP Policy DES10. The consultation response from Design for Security recommends conditioning physical specifications. However, it would be unreasonable for the Local Planning Authority to dictate the type of fixtures and fittings the applicant utilized. The recommendations contained within the Crime Impact Statement are clear for the applicant to take forward.

Conclusion The development would respond positively to the character of the local area in which it is situated and contribute towards local identity and distinctiveness. The design and layout of the proposal would enable pedestrians to orientate themselves and navigate their way through and around the development. The proposed landscape scheme is considered acceptable and the development would not introduce harm in terms encouraging acts of crime. Considering this, the proposal would comply with the aforementioned policy.

Amenity

The NPPF, paragraph 127, states that development should provide a high standard of amenity for existing and future users. UDP Policy DES7 stipulates that development will not be permitted where it would have an unacceptable impact on the amenity of the occupiers or users of other developments. The House Extension Supplementary Planning Document is used as a guide to determine what distances are likely to be acceptable between principle windows and blank gables/sides and windows to avoid the introduction of dominance or overlooking. A distance of 10.5m should be achieved between a principle window and a boundary or 21m between windows. A distance of 13m should be achieved between a two storey gable and a principle window.

The development would front four streets; two of which have existing property facing directly opposite. The portion of the development that fronts Church Street would, in the main, follow the existing building line and where it doesn’t the development is stepped back into the site. The distance between the proposed apartments and the adjacent properties falls short of the recommended distances. The adjacent properties have a commercial space to the ground floor and typically ancillary storage or office use above and in some cases residential. The proposal not affording the recommended distances is not considered detrimental in this case as

Page 112 the development would be compliant with the existing character of the area and would not detract from the general levels of privacy and amenity typical in this location.

The southern elevation facing John William Street looks onto the side elevation of 32-36 Church Street. This unit is a part two storey, part three storey building that has been previously used for retail and ancillary storage/office use. Currently there is a planning application (19/72910/FUL) pending to convert the majority of the building into a residential use. The first five storeys fronting John William Street are set 13.5m from the adjacent unit with the sixth floor set further back at 22.5m with a small terrace positioned in front. The windows within this elevation would serve circulation areas and provide a secondary window to living space. A condition concerning a privacy screen to the terrace is not considered necessary as the view afford at this height would be over rooftops. Considering these factors, the proposal would not introduce harm concerning loss of privacy to any future occupiers of 32-36 Church Street if planning permission is granted for residential use of this property.

The main windows within the proposal fronting Birkdale Grove are unlikely to prejudice future development as the site is large enough to facilitate an orientation that would not introduce harm to potential occupants of either site. The frontage facing Vicarage Grove would look onto the railway line and motorway and therefore acoustic glazing and ventilation would be built into this façade, which would be controlled via condition (this is discussed in more detail below), to avoid any harm being introduced to amenity.

As described above, the proposal involves the comprehensive re-development of an urban block. The site is not a blank canvas and therefore there are existing relationships between buildings. Care has been taken to ensure that the development does not introduce further harm in terms of dominance and overshadowing. Furthermore, the proposed amenity area in the centre of the development would improve the distances between windows and built form. The orientation of the development in relation to the sun is such that the proposal would not introduce significant harm to existing property or neighbouring sites in terms of overshadowing.

Conclusion The proposal is considered to provide a high standard of amenity for existing and future users. Therefore, the proposal complies with the aforementioned policy.

Highway Safety and Access

Saved UDP policies A2, A8 and A10 seek to ensure that a development would not introduce harm to highway safety, provide provision for safe and convenient pedestrian access and sufficient car, cycle and motorcycle parking is provided in new developments.

A multi-modal TRICS assessment was undertaken and reported within the Transport Statement, which considers the amount and types of trips that would be generated taking into consideration the site’s sustainable location for the residential development. The site is considered likely to generate 8 and 12 two way vehicular trips in the AM Peak and PM peak respectively. The assessment suggests walking is the most popular of mode of travel with a predicted 51 and 70 two-way walking trips in the AM and PM peak hour respectively.

Table: Vehicular Trip Generation AM Peak Hour PM Peak Hour Number of trips Number of trips Peak Period 2-Way 2-Way Arrival Departure Arrival Departure Vehicles 4 4 8 2 10 12 Cyclist 1 1 2 0 1 1 Walking 1 50 51 48 22 70 Public Transport 1 3 4 2 0 2

This assessment identifies that the vehicle trips connected to the residential use likely to be generated are low. The commercial units are unlikely to generate a significant amount of trips in isolation given the Town Centre location; journeys to these units are likely to be linked in with visiting other existing units. Considering this, combined with limited car parking provision, the development is unlikely to present any significant impact on the operational capacity of the highway network.

The restrictive car parking provision provided at this development may serve to influence people’s travel patterns. However, the applicant must also ensure measures to discourage on-street parking (via an

Page 113 assessment of Traffic Regulation Orders within the area) and to promote sustainable travel by providing more choice of transport modes at the outset via a robust Travel plan (recommended via condition).

Given the shortfall of car parking spaces, the applicant intends to encourage residents to travel by sustainable modes. To assist with this aspiration the development includes cycle parking provision for 168 bicycles, which equates to approximately 62% cycle parking provision. Transport for Greater Manchester (TfGM) has requested a higher percentage of provision than this (80% minimum). However, the Local Highway Authority (LHA) is of the opinion that a higher percentage of parking than this would not be fully utilized.

To maximise the benefits of the site’s sustainable location by encouraging walking and cycling, the development incorporates the following measures:

 Improving the existing pedestrian crossing point and removing the informal layby at the top of Church Street.  This involves widening the pedestrian crossing to include a formal cycle crossing point with corduroy paving next to the pedestrian blister tactile paving; and,  Closing up of the informal layby to continuous raised footway, relocating the existing bollards to 0.45m from edge of carriageway to deter parking.

TfGM have requested a Toucan crossing at the top of Church Street. However, the LHA consider this to be excessive considering the volume and speed of traffic in this area.

 Removal of the raised footway and guard railing fronting the Scope Charity Shop to match surrounding footway.  Improving the John William Street service road alignment to allow for 2-way traffic movement and the provision of pedestrian dropped kerb with tactile paving on both sides of carriageway and at the vehicular entrance point of development.  Provision of lighting along the alleyway between the development and existing properties on Church Street.  Creating a build out with dropped kerb with tactile paving at the junction of Birkdale Grove / John William Street and interchange the parking bays from the west to the eastern side of Birkdale Grove to improve both the pedestrian crossing environment and traffic movement at the junction.  The plan highlights the proposal to close up the service yard redundant vehicular access on Vicarage grove and on Birkdale Grove as continuous footway.

Given the significant footfall of pedestrians from this development the footway surrounding the development should be resurfaced rather than comprise of a short section of new and old footway. This to ensure the pedestrian environment is safe, attractive and convenient as possible. In addition, there is an existing vehicular dropped kerb on Vicarage grove, which should also be reinstated as continuous footway. Conditions are recommended to secure these improvements.

Refuse collection will be undertaken directly from the public highway on Birkdale Grove. The LHA have agreed to interchange the parking bays from the west to the eastern side of Birkdale Grove with provision of a service bay to the north of the proposed build out. In addition, the LHA have agreed for the applicant to provide a loading bay on Vicarage Grove, located north of the development to enable future occupiers to undertake deliveries or servicing activities that is associated to the development. A condition concerning a Refuse Collection / Service Management Plan to ensure refuse collection is properly managed and that no bins are left on the public highway which may become hazardous to pedestrians and road users is recommended.

Vehicular access is provided on John William Street located to the south of the development, via a 3.5m wide entrance. A 3.5m wide entrance will not accommodate two-way traffic movement to/from the development. Therefore, the applicant has agreed to use a signal control system to manage traffic at the entrance point. A condition is recommended to secure this.

Conclusion With the proposed mitigation measures in place the proposal would provide a safe and convenient pedestrian environment, sufficient parking and would not introduce harm to the safety and free flow of the highway network. Therefore, the proposal complies with the aforementioned policy.

Page 114 Environmental Protection

Saved UDP policy EN17 seeks to ensure that development does not cause or contribute towards a significant increase in pollution to the air (including dust pollution), water or soil, or by reason of noise.

Land Contamination

The proposed end use is for a mixed development with a commercial / car park use at the ground floor with areas of soft landscaping and residential uses on the first floor and above. The desk study report submitted with the application has assessed the potential for a pollution linkage between any identified source, and a receptor. The assessment considers there are potential viable pollutant linkages and recommends an intrusive site investigation is undertaken, which is recommended to be resolve through condition.

Air Quality

The development lies partially within the Greater Manchester Air Quality Management Area (AQMA) and as such introduces new sensitive receptors into an area where air pollution (nitrogen dioxide – NO2) is known to be above EU and UK health based limit values. There is no safe threshold with respect to the impact on human health with regard to particulate pollution (PM10 and PM2.5).

There is potential for future occupants to be exposed to levels of air pollution (Nitrogen dioxide and particulate matter) which give rise to a negative impact on health and quality of life. Fugitive dust emissions during the construction phase may also impact on the AQMA and nearby receptors.

The development incorporates an additional 7 vehicle parking spaces. Due to the relatively low number of vehicle movements associated with the development itself it is not anticipated traffic will impact on the AQMA significantly.

The boundary of the AQMA is declared based on a dispersion modelling exercise and predicted concentrations of NO2 annual mean of 35 µg/m3 compared to the limit value of 40 µg/m3. As such not everywhere within the indicated boundary of the AQMA will be above the limit values. Further, it is known that NO2 concentrations reduce quickly with increasing distance from the source (in this case the road). The fastest rate of reduction is over the first few metres, so levels at the roadside are generally considerably lower at the façade.

The application is supported by an air quality impact assessment, which uses detailed dispersion modelling, verified against local monitoring, to assess whether there will be a significant impact of the development against IAQM and EPUK guidance “Land-Use Planning and Development Control: Planning for Air Quality”, 2017. In this case the façade of the development will be approximately 50m from the M602 (the main source of air pollution in the area) separated by the railway line. The air quality assessment uses a high resolution dispersion model to predict concentrations of NO2 at the façade of the proposed properties. The model uses various input parameters including traffic volumes and speeds, percentage of HGV within the traffic, meteorological data and topography data. The model predicts the maximum NO2 concentration at the façade of the development will be 30.65 µg/m3 (against the UK Limit Value of 40 µg/m3).

In line with the Greater Manchester Air Quality Action Plan with consideration of the cumulative impact of development within the City region, mitigation measures in line with the Principles of Good Practice from the EPUK / IAQM Guidance (Land-Use Planning and Development Control: Planning for Air Quality) are recommended. This should be in the form of the provision for electric vehicle infrastructure and low NOx boilers.

With respect to the potential impact from commercial uses, no assessment has been made with respect to odour as details of the future use for each unit are unknown. However, conditions are recommended to ensure the risks are assessed and any necessary mitigation implemented once the future occupiers are known.

Noise

Page 115 The application site is bounded to the north by a railway line, and the M602 motorway, and the site will be subject to high levels of environmental noise from these sources. The proposal also includes an element of commercial use including A1, A2, A3, A4, B1, D1 or D2 uses. There is potential for noise and odours (from A3/A4 uses) to adversely impact future occupants.

The noise assessment includes results from a monitoring survey to determine design standards for building elements to ensure internal noise levels achieve the requirements of BS8233:2014 (Guidance on Sound Insulation and Noise Reduction from Buildings) shown 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 Kitchens 40 - - External Private Amenity Spaces 50 - -

The report concludes that suitable acoustic glazing and ventilation is capable of reducing internal noise levels to the required standards. Ventilation for rooms should be provided either by mechanical means, or acoustically insulated passive wall vents, with inlets wherever possible on quieter façades of the building. Purge ventilation or summer cooling is to be provided by opening windows (with an acceptance that when the windows are open the above noise levels would be exceeded).

Plant noise limits have been calculated in accordance with BS4142:2014 (Methods for rating and assessing industrial and commercial sound) and whilst this demonstrates that noise levels can be controlled, insufficient information is known at this time regarding specific plant and equipment which may be utilised as part of the residential development or the commercial uses. Therefore, further information would be required via condition on any grant of consent.

With respect to the potential impact from commercial uses, no assessment has been made with respect to noise as details of the future use for each unit are unknown. However, conditions are recommended to ensure the risks are assessed and any necessary mitigation implemented.

Conclusion With the proposed mitigation measures in place, the proposal would not cause or contribute towards a significant increase in pollution to the air (including dust pollution) or soil or result in harm to conditions by way of noise or air pollution. Therefore, the proposal would comply with the aforementioned policy.

Wind Assessment

Saved UDP policy DES1 requires that development responds positively to its physical context and adopts high design standards that support the creation of a distinctive place, ensuring that this is appropriate to the local nature. Saved UDP policy DES5 states that tall buildings should not have unacceptable impacts on the microclimate. Considering these factors, the applicant has submitted a wind survey

The study provides an assessment of the wind environment in terms of comfort and safety using the industry standard Lawson criteria, which enables the pedestrian level wind environment at the site to be quantified in terms of suitability for current and planned usage. The numerical simulations combine the pedestrian level wind speeds at key areas in and around the site with long-term wind frequency statistics to determine the probability of local wind speeds exceeding comfort and safety thresholds for a range of common pedestrian activities based on the industry standard.

The conclusions drawn from the study can be summarised as the following:

 With the introduction of the proposed development, within the context of existing surrounds, wind conditions generally remain suitable, in terms of pedestrian safety, at all areas in and around the proposed development. Exceptions occur at the: o Northwest corner of the proposed development (Vicarage Grove / Birkdale Grove) o Passageway from the internal yard privet space towards Church Street

Page 116  With the introduction of the proposed development, within the context of existing surrounds, wind conditions generally remain suitable, in terms of pedestrian comfort, for intended uses. Exceptions occur at the: o Internal yard privet space, where the summer comfort criteria are not meet, therefore the area would not be comfortable for outdoor seating o Along the Church Street pedestrian area, where the summer comfort criteria are not met, therefore the area would not be comfortable for outdoor seating o Along the Church Street pedestrian area, where the worst easonal comfort criteria are not met, therefore the area would not be comfortable for entrances / shop fronts / waiting areas o The passageway from the internal yard privet space towards north end of Church Street pedestrian area, which is uncomfortable for all uses

The proposed mitigation measures for the Church Street development (indicated above) are directed towards resolving the comfort and safety issues observed at the courtyard, passageway, Church Street pedestrian areas, and the corner of Vicarage Grove and Birkdale Grove. Subject to further testing of the mitigation measures at the detailed design stage of the development, the site and areas close to the site are expected to be suitable, in terms of both pedestrian comfort and safety, for their intended use throughout the year.

Conclusion The proposal has adopted high design standards to create a distinctive place that contributes positively to the local environment and would not have unacceptable impacts on the microclimate. Therefore, the proposal complies with the aforementioned policy.

Flood Risk and Surface Water Drainage

The application site is located within Flood Risk Zone 1 which means the site has a low probability of flooding. Saved UDP Policy EN19 states that development will not be permitted where it would be subject to an unacceptable risk of flooding, materially increase the risk of flooding elsewhere or result in an unacceptable maintenance liability for the City Council or any other agency in terms of dealing with flooding issues. In addition, Saved UDP Policy EN18 seeks to ensure that development would not have an unacceptable impact on surface or ground water.

The site is situated within Flood Zone 1 and measures less than a hectare so a flood risk assessment is not required. The development is classed as More Vulnerable owing to its residential use.

Page 117 Pending consultation with the BGS and further site investigation, ground levels should not be changed particularly within 1m of the site boundaries, finished floor levels should be at least 300mm above surrounding ground.

The development is a brown field site in the Core Conurbation Critical Drainage Area. The SFRA user guide requires a reduction in surface water runoff to 50% of the existing rate (or to greenfield runoff, whichever is greater). SuDS are also required, which can be incorporated into the wider drainage strategy. A drainage strategy with accompanying plans and calculations, which demonstrate that the site is drained in the most sustainable way in line with the Non Statutory Technical Guidance would be required via condition on any grant of consent.

A public sewer crosses the site. The applicant will be reminded of this and advised to liaise with United Utilities in relation to building over or diverting the sewer through an informative on any grant of consent.

Conclusion With a robust sustainable drainage strategy in place, secured via condition, the development would not be at an unacceptable risk of flooding, materially increase the risk of flooding elsewhere or result in an unacceptable maintenance liability for the City Council or any other agency in terms of dealing with flooding issues. Therefore, the proposal complies with the aforementioned policy.

Ecology

The majority of the buildings proposed for demolition were assessed as having negligible bat roosting potential. However, two buildings could not be fully viewed and were assessed as requiring at least one emergence survey in May. Current guidance states it is essential that the presence or otherwise of protected species and the extent that they may be affected by the proposed development is established before the planning permission is granted, otherwise all relevant material considerations may not have been addressed.

The applicant was required to undertake additional bat survey work. No evidence of bats was found during the emergence and re-entry survey and only very low levels of bat activity. The report concludes the buildings are not utilised as bat roosts. The consultant notes that the report is only valid for one year. Therefore, a condition concerning further survey work if demolition does not commence prior to 30th April 2020 is recommended.

As bats turn up in unexpected locations, an informative reminding the applicant it is an offence to disturb, harm or kill bats under the Habitat Regulation is recommended. 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.

Nesting birds are not mentioned within the bat report. However, as certain buildings could not be fully assessed the possibility of urban birds (such as feral pigeon and starlings) nesting on the buildings cannot be ruled out. All British birds nests and eggs (with certain limited exceptions) are protected by Section 1 of the Wildlife & Countryside Act 1981, as amended. An informative is recommended to remind the applicant of their legal duty concerning bird nests.

Paragraph 170 of the NPPF states that the planning system should contribute to and enhance the natural and local environment. The current site has very low ecological value, the proposed site layout indicates an increase in soft landscaping across the site. Therefore, paragraph 170 is satisfied.

Sustainability

The application is supported by the Council’s Sustainability Checklist. The application is also supported by a ‘Sustainability Note’, which outlines the applicant’s approach to sustainability. The proposed strategy promotes a fabric first approach, to maximise the efficiency of the dwellings to be built in for the life of the dwelling. The building will provide a high performance thermal envelope exceeding Building Regulations Part L1a (2013) – Conservation of Fuel and Power. This will provide a building that uses energy efficiently; reducing consumption and therefore running costs but also reduces the carbon footprint of the development. The applicants approach to sustainability is considered to be acceptable and meets the requirements of policy EN22 of the Salford UDP and the Councils Sustainable Design and Construction SPD.

Planning Obligations

Page 118 Saved UDP Policy DEV5 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. The Planning Obligations Supplementary Planning Document (SPD) expands on policy DEV5 and outlines the appropriate thresholds for requesting contributions.

New housing development will be required to contribute to a balanced mix of dwellings within the local area in terms of tenure and affordability. The SPD details in what areas of the City contributions toward affordable housing can be requested. The borough has been divided into five residential value areas. This site is located within the low value area, which does not trigger a requirement for an affordable housing contribution.

The council has identified Eccles Town Centre as requiring significant investment to the built environment, including the public realm to enable the area to become a more sustainable and successful location for housing and retail. The cost of new and improved public realm infrastructure is estimated to be significant and the council requires new development to play a part in supporting these costs.

The development is also considered to have an impact on open space in the locality (in accordance with Policy OB2 of the Planning Obligations SPD). However, the Local Planning Authority considers that the planning obligations being sought should be prioritized and so a public realm contribution should be sought only.

The applicant, whilst in agreement to provide a financial contribution, has advised that for reasons of scheme viability the development cannot support the level of contribution considered by the City Council as appropriate to mitigate its impacts, in accordance with the Planning Obligations SPD. The applicant has submitted a viability appraisal in support of their position.

A review of the applicant’s viability appraisal undertaken by the City Council’s consultant surveyors concluded that the applicant’s assertions that the scheme cannot support the level of contribution sought is sound. On this basis the applicant and the City Council have agreed an inital contribution of £60,000. This contribution is to be secured via Section 106 agreement.

It has also been agreed that a clawback mechanism be included in the Section 106 agreement. This will secure a further contribution from the applicant, up to the maximum contribution identified, should the viability of the development improve in the future. Any clawback monies would also be directed towards improvements to the public realm.

Representations

A number of the matters that have been raised by local residents have been addressed within the above analysis. The remaining points will be discussed here.

As discussed above, the massing of the proposal is not considered to be out of context within the immediate area. There are a number of tall buildings positioned around the periphery of the town centre and the proposed tower would be located against the motorway, which provides an appropriate opportunity for a building of height. The development would provide an attractive solution to the redevelopment of the site so should not hinder any views from other buildings. Furthermore, owners/occupiers of land do not have a right to a view.

The development would have significant site coverage. However, the existing buildings on site take up more of the available site area than the proposed development would; the development includes more public realm and a courtyard within the centre. The main difference between what is currently on site and the proposal is clearly the massing. When assessing this development it is important to reflect on the Town Centre location, the positioning of the site within Church Street and the increasing of the scale of development going up Church Street towards the motorway.

Concern has been registered regarding future residents having cars that will be left on-street due to the lack of parking provided within the development. The application site is situated within the heart of Eccles Town Centre that has links to various public transport options. In addition, the streets immediately surrounding the site are covered by Traffic Regulation Orders that restrict on-street parking. The impact of this would be those wishing

Page 119 to leave their car on-street having to park a distance from the development. Therefore, it is unlikely that someone who has a car would choose this particular development to reside in.

The proposal would be in close proximity to existing two storey developments. However, from an amenity perspective with regards to rear windows of the two storey neighbours on Church Street, the development would provide a greater sense of space between windows and built form. The development fronting Birkdale Grove would be taller than the existing showroom. However, this would not limit light or dominate given the Town Centre location and existing urban form.

The closest property on the development side of Church Street with a residential use to the upper floor is no.20. At this point the development is 12.5m and positioned at an angle so the distance increases to 14m. Given, the dense urban environment that the site is Photo1: Details relationship between the rear of the situated in, this is considered acceptable. properties on Church Street and existing development development front John William Street. The applicant has submitted two CGIs; one of the development looking from the train station towards the site and another of the development from the Albert Road bridge. These CGI’s, in addition to the elevational plans and massing views submitted with the heritage assessment, consider the potential relation between the development and St Mary’s Church and are considered adequate to allow a full assessment of the application. The submitted CGIs put the development within the existing context as would be viewed from the given location, which includes existing street furniture and landscaping. The elevational plans provide details concerning the full extent of the scheme. The CGI and elevation provide different types of information and need to be read together in the assessment of the application.

Eccles Town Centre provides various forms of public transport. The development could possibly add demand to existing services. However, unfortunately, without high demand there is no incentive for the transport companies to provide additional services.

The development would allow additional visibility at the Church Street / Vicarage Grove junction and provide a crossing point for those wishing to move in the direction of the train station. These measures should assist with improving access.

The application has been advertised in accordance with the regulations. In addition, immediate neighbours were notified via letter. The applicant also undertook a community consultation exercise prior to submission that consisted of delivering a leaflet, which provided a summary of the scheme and asked people to provide their comments, over a 350m radius. This consultation zone was taken as those in this area were considered to either be within the immediate vicinity of, or would experience a visual change as a result of, the proposals.

Approximately 1,400 leaflets were distributed to addresses inside this catchment area, with recipients able to contact NJL Consulting (planning agent) via email, post or by visiting the bespoke consultation website. Local religious institutions and associations were also contacted for their views, including the Eccles Yemini Community Association of Manchester and Eccles Mosque. Fifteen responses were received; 7 positive responses; 4 comments; and, 4 negative remarks.

As discussed above, planning obligations can only be required where they are necessary and relevant to ensure that the development does not introduce harm. Improvements to pedestrian connectivity to the train station have been recommended and would be secured via planning condition.

Recommendation

Page 120 Planning permission should be granted subject to the following planning conditions and that:

 a financial contribution of £60,000 to deliver public realm improvements within Eccles town centre.

 a clawback mechanism to secure an increase in the level of contribution up to the maximum level required by the Planning Obligations SPD should the viability of the development increase in the future as the scheme is delivered. Clawback monies to be directed towards public realm improvements within Eccles town centre.

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

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

Conditions:

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

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

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

Location Plan - 1529 AL[05]001 Existing Site Plan - 1529 AL(05)002 Existing Elevation Vicarage Grove (North) - 1529 AL(05)010 Existing Elevation Church Street (East) 01 - 1529 AL(05)011 Existing Elevation Church Street (East) 02 - 1529 AL(05)012 Existing Elevation John William Street (South) - 1529 AL(05)013 Existing Elevation Birkdale Grove (West) – 1529 AL(05)014 Demolition Plan - 1529 AL[05]030 Demolition Plan Vicarage Grove Elevation - 1529 AL[05]031 Demolition Plan Church Street Elevation - 1529 AL[05]032 Demolition Plan John William Street Elevation - 1529 AL[05]033 Demolition Plan Birkdale Grove Elevation - 1529 AL[05]034 Proposed Site Plan - 1529 AL[05]040 Rev A Proposed Floor Plan Ground Floor - 1529 AL[05]050 Rev A Proposed Floor Plan First Floor - 1529 AL[05]051 Rev A Proposed Floor Plan Second Floor - 1529 AL[05]052 Rev A Proposed Floor Plan Third Floor - 1529 AL[05]053 Rev A Proposed Floor Plan Fourth Floor - 1529 AL[05]054 Rev A Proposed Floor Plan Fifth Floor - 1529 AL[05]055 Rev A Proposed Floor Plan Sixth - Sixteenth Floor - 1529 AL[05]056 Rev A Proposed Floor Plan Seventeenth - Nineteenth Floor - 1529 AL[05]057 Rev A Proposed Floor Plan Twentieth - Twenty-Second Floor - 1529 AL[05]058 Rev A Proposed Roof Plan - 1529 AL[05]059 Rev A Proposed Contextual Elevation Vicarage Grove - 1529 AL[05]060 Rev A Proposed Contextual Elevation Church Street - 1529 AL[05]061 Rev A Proposed Elevation Vicarage Grove - 1529 AL[05]070 Rev A Proposed Elevation Church Street - 1529 AL[05]071 Rev A Proposed Elevation Church Street - 1529 AL[05]072 Rev A Proposed Elevation John William Street - 1529 AL[05]073 Rev A Proposed Elevation Birkdale Grove - 1529 AL[05]074 Rev A Proposed Courtyard Elevation Church Street - 1529 AL[05]075 Rev A

Page 121 Proposed Courtyard Elevation Vicarage Grove - 1529 AL[05]076 Rev A Proposed Courtyard Elevation Birkdale Street - 1529 AL[05]077 Rev A Proposed Detail Facade Study Typical Podium - 1529 AL[05]081 Proposed Detail Facade Study Typical Tower - 1529 AL[05]082 Proposed Detail Facade Study Typical Upper - 1529 AL[05]083 Proposed Detail Facade Study Typical Core - 1529 AL[05]084 Proposed CGI 01 View from Eccles Railway Station - 1529 AL(05)090 Proposed CGI 03 View from Albert Road Bridge - 1529 AL(05)091 2411-02/Rev C/Proposed General Arrangement Plan

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

3. Notwithstanding the approved drawings no above ground construction works shall be undertaken until detailed drawings of the elevations, including drawings of window details at a scale of 1:20, and full details and samples of the 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 and details so approved shall be used, in accordance with any terms of such approval.

4. 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.

5. No development shall take place until a programme of archaeological works in accordance with a Written Scheme of Investigation (WSI) has been submitted to and approved in writing by the local planning authority. The development shall not be occupied until the programme of archaeological works has been completed in accordance with the approved WSI. The WSI shall cover the following:

a) A phased programme and methodology of investigation and recording to include: - archaeological evaluation trenching - targeted open area excavation -archaeological watching brief

b) A programme for post investigation assessment to include: - production of a final report on the results of the investigations and their significance.

c) Deposition of the final report with the Greater Manchester Historic Environment Record.

d) Dissemination of the results of the archaeological investigations commensurate with their significance.

Page 122 e) Provision for archive deposition of the report and records of the site investigation.

f) Nomination of a competent person or persons/organisation to undertake the works set out within the approved WSI.

Reason: To protect the significance of any archaeological remains on the site in accordance with Policy CH5 of the city of Salford Unitary Development Plan and the National Planning Policy Framework.

Reason for pre-commencement condition: Any work on the site has the potential to damage archaeological assets and so the programme of works is required before any development commences.

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

7. Notwithstanding the details shown on the drawings hereby approved, details of secure cycle/motorbike parking shall be submitted to and approved in writing by the Local Planning Authority. The approved cycle/motorbike 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.

8. No above ground development shall commence until full construction details of the proposed vehicular access, including pedestrian crossing provision(s) and the traffic light system, and works to John William Street, Birkdale Grove and Vicarage Grove as detailed on approved plan 2411-02/Rev C/Proposed General Arrangement Plan has been submitted to and approved in writing by the Local Planning Authority. The access arrangements shall be constructed as approved prior to first occupation and retained for the lifetime of the development.

To ensure the free and safe use of the highway in accordance with policies A8 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

9. Prior to first occupation details of the proposed method of closing off and making good all redundant accesses as continuous footway, renewal of footway surrounding the development and installing tactile paving at junctions / crossing points shall be submitted to and approved in writing by the local planning authority. The approved works shall be completed prior to first occupation and retained for the lifetime of the development.

To ensure the free and safe use of the highway in accordance with the policies A8 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

10. Prior to first occupation details of a scheme concerning lighting the pedestrian footway between the development and existing properties of Church Street shall be submitted to and approved in writing by the local planning authority. The approved scheme shall be completed prior to first occupation and retained for the lifetime of the development.

To ensure pedestrian safety in accordance with the policies A2 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

11. Prior to the first occupation of the development a Refuse Collection / Serving Management Plan for both residential and commercial uses shall be submitted to and approved in writing by Local Planning Authority. The approved management plan shall be implemented prior to the occupation of the development hereby approved and shall be utilised thereafter.

Page 123 Reason: To ensure refuse collection is properly managed and that no bins are left on the public highway which may become hazardous to pedestrians and road users in accordance with policies A2 and A8 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

12. Prior to the first occupation of the development a Travel Plan (including the details of a Travel Pack and how that would be issued to occupants) shall be submitted to and agreed in writing with the Local Planning Authority. The agreed Travel Plan/Travel Pack shall be implemented and reviewed in accordance with the timetable embodied therein.

13. 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); (ii) a scheme concerning how road safety is going to be monitored throughout development - including Road Safety Audits being undertaken to monitor the operation of the highway and to enhance the safety of the highway surrounding the development; (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; (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; and (xi) an intended date for the commencement of development and, following commencement, evidence of the material start on site.

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.

14. Prior to the first occupation of the development hereby permitted, two electric vehicle charging points for residential use shall be provided within the car park located on the ground floor of the building and retained and maintained thereafter. Each charging point shall be capable of Type 2 "Fast" charging, and wired to a dedicated 30A spur to provide 7KV charging capacity.

Reason: To encourage the uptake of ultra-low emission vehicles and improve air quality in accordance with Retained Policy EN17 of the Salford Unitary Development Plan and the National Planning Policy Framework.

Page 124 15. a) Prior to the first occupation of any residential unit the detailed acoustic mitigation scheme (glazing and ventilation) described in Noise and Vibration Assessment, November 2018, Ref: AC106327-1R2 shall be implemented in full, retained and maintained thereafter.

b) Prior to the first occupation of any residential unit a validation report confirming the agreed acoustic mitigation measures have been installed shall be submitted to and approved in writing by the Local Planning Authority.

Reason: To ensure that the amenity of future employees and residents of the site is satisfactory in accordance with the provisions of Saved Policies DES7 and EN17 of the Salford Unitary Development Plan and the National Planning Policy Framework.

16. Prior to the installation of any external plant or equipment associated with the residential development, an assessment of the noise from the plant and equipment shall be submitted to and approved in writing by the Local Planning Authority.

The assessment shall be carried out according to BS 4142:2014 "Methods for rating and assessing industrial and commercial sound" and demonstrate the rating level (LAeq,T) from such equipment associated with the development, when operating simultaneously, will not exceed the typical background noise level (LA90,T) by more than -5 dB at any time when measured at the boundary of the nearest noise sensitive premises.

The external plant and equipment hereby approved shall be implemented, retained and maintained thereafter.

17. Prior to the first occupation of the development, an acoustic insulation scheme shall be submitted to and approved in writing by the Local Planning Authority. The installation shall be applied to the party floor between the proposed commercial units and the C3 residential units above and the scheme shall achieve a minimum sound insulation value for airborne sound of 55 DnTw+CTR. The approved acoustic insulation scheme shall be implemented in accordance with the details so approved prior to first occupation of the commercial units and retained and maintained thereafter.

18. Prior to any A1/A2/A3/A4/B1/D1/D2 use being brought into operation, full details of the proposed extract ventilation scheme shall be submitted to and approved in writing by the local planning authority. The submitted details shall include the installation of equipment, (where applicable), the flue to control the emission of fumes and smell from the premises, and a timetable for implementation.

The scheme shall incorporate acoustic treatment to ensure that the noise rating level (as defined in BS4142:2014) from the system during its operation does not exceed the background noise level (LA90,T) at any time when measured at the nearest residential premises.

The approved scheme shall be implemented in accordance with the approved details and all equipment installed as part of the approved scheme shall thereafter be operated and maintained in accordance with the manufacturer's instructions.

19. Prior to the first occupation of any A1/A2/A3/A4/B1/D1/D2 use the applicant shall submit to and agree in writing with the Local Planning Authority opening hours (including delivery and collection hours) of each

Page 125 unit. Each unit shall operate in accordance with the agreed operating hours unless they are subsequently altered with the agreement of the Local Planning Authority.

20. Prior to the commencement of development (except for demolition and enabling works) a Phase 2 Site Investigation report shall be submitted to and approved in writing by the Local Planning Authority. The investigation shall address the nature, degree and distribution of land contamination on site and shall include an identification and assessment of the risk to receptors focusing primarily on risks to human health, groundwater and the wider environment.

21. Pursuant to condition 20 and prior to first use or occupation a verification report, which validates that all remedial works undertaken on site were completed in accordance with those agreed with the Local Planning Authority, shall be submitted to and approved in writing by the Local Planning Authority.

22. During the period of construction, should contamination be found on site that has not been previously identified, no further works shall be undertaken in the affected area. Prior to further works being carried out in the affected area, the contamination shall be reported to the Local Planning Authority within a maximum of 5 days from the discovery, a further contaminated land assessment shall be carried out, appropriate mitigation identified and agreed in writing by the Local Planning Authority. The development shall be undertaken in accordance with the agreed mitigation scheme.

23. 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.

Foul and surface water shall be drained on separate systems.

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

Page 126 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)

24. Prior to the commencement of development (except for demolition and enabling works) a further Wind Microclimate Study shall be submitted to and approved in writing by the Local Planning Authority. This study shall contain further testing of the mitigation measures proposed and confirmation of the suitability of the chosen mitigation measures or alternative options that would respond more appropriately providing pedestrian comfort and safety throughout the year. Any alternative mitigation agreed shall be installed in accordance with a timetable to be submitted to and agreed in writing with the location planning authority and retained thereafter.

Reason: To ensure pedestrian safety and comfort is satisfactory in accordance with the provisions of Saved Policies DES5, DES7 and EN17 of the Salford Unitary Development Plan and the National Planning Policy Framework.

25. If the demolition hereby approved does not commence before 30th April 2020, a further bat survey/assessment shall be undertaken prior to commencement of development and submitted to and approved in writing by the Local Planning Authority. Any approved mitigation measures shall be implemented in accordance with the approved survey/assessment including any timescales embodied therein.

Reason: To safeguard a protected species in accordance with paragraph 174 of the National Planning Policy Framework.

Notes to Applicant

1. Highway Works to be provided through a Section 278 Agreement of the Highways Act 1980. (Please contacts Neil Ashmall)

 Dilapidation Survey should be undertaken prior to commencement and after the completion of the development to ensure the adopted footway and carriageway is not damaged by construction vehicles and fit for purpose. (Please find contacts John Horrocks)  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. John Horrocks 0161 603 4046.

2. 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 John Horrocks 0161 603 4046.

3. S278 and S38 Works

Page 127  The Developer shall contact Neil Ashmall to arrange for the S278 element of the development. Neil Ashmall 0161 779 4883.

4. Noise measurements and assessments shall be carried out according to BS 4142:2014 "Methods for rating and assessing industrial and commercial sound". 'T' refers to any 1 hour period between 07.00hrs and 23.00hrs and any 15 minute period between 23.00hrs and 07.00hrs.

5. 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 2018 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.

6. Best practice guidance for the design and operation of commercial kitchen ventilation systems is provided for in the Department for Environment, Food and Rural Affair's (DEFRA) Guidance on the Control of Odour and Noise from Commercial Kitchen Exhaust Systems (a report prepared by Netcen on behalf of DEFRA), January 2005.

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 requirements of BS8845:2015 Code of Practice for the design of protective measures for methane and carbon dioxide ground gases for new buildings should be followed for installation and the verification requirements of CIRIA C735 Good Practice on the Testing and Verification of Protection Systems for Buildings against Hazardous Ground Gasses will need to be submitted. Verification of gas protection systems needs to be undertaken during the construction process, or the applicant may not be able to discharge the condition. This can lead to issues with property searches and / or mortgage at a later time.

7. 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.

All British birds nests and eggs (with certain limited exceptions) are protected by Section 1 of the Wildlife & Countryside Act 1981, as amended. Therefore, no demolition should commence for any building 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 site clearance and written confirmation provided that no active bird nests are present.

8. Soakaways as a means of storm/surface water disposal must not be constructed near/within 30 metres of Network Rail's boundary or at any point which could adversely affect the stability of Network Rail's property. Storm/surface water must not be discharged onto Network Rail's property or into Network Rail's culverts or drains. Water discharged into the soil from the applicant's drainage system and land could seep onto Network Rail land and cause flooding, water and soil run off onto lineside safety critical equipment or de-stabilisation of land through water saturation. Suitable drainage or other works must be provided and maintained by the Developer to prevent surface water flows or run-off onto Network Rail's property. Suitable foul drainage must be provided separate from Network Rail's existing drainage. Once water enters a pipe it becomes a controlled source and as such no water should be discharged in the direction of the railway.

9. Details of Vibro-compaction machinery / piling machinery or piling and ground treatment works to be undertaken as part of the development to be submitted to the Network Rail Asset Protection Engineer. Network Rail will need to review such works in order to determine the type of soil (e.g. sand, rock) that the works are being carried out upon and also to determine the level of vibration that will occur as a result of the piling. For piling operations please reference attached Network Rail Standard for Piling adjacent to the running line NR/L3/INI/CP0063 and Working Platform Certificate (FPS/WPC/3). The design of the piling platform shall be subject to an independent CAT3 check by another practice for the calculations/detailed design check certificate where the collapse radius of the piling rig is over the railway. Vibration can present a risk to operation through disruption of equipment or through movement of ground or structures (ground displacement, settlement or heave). Excessive vibration near railway structures is unlikely to be acceptable, normally ruling out driven piling as well as vibro-compaction and stone columns. If these methods are used and the developer cannot demonstrate that the vibration

Page 128 does not exceed a peak particle velocity of 5mm/s at Network Rail's boundary then a settlement and vibration monitoring regime will be required.

10. Foundation type and installation method to be agreed with NR. Any adverse effects on the existing foundations of the adjacent viaduct shall not be accepted. An appropriate monitoring regime is to be adopted throughout all execution stages. All excavations / earthworks carried out in the vicinity of Network Rail property/ structures must be designed and executed such that no interference with the integrity of that viaduct structure can occur. If temporary works compounds are to be located adjacent to the operational railway, these should be included in a method statement for approval by Network Rail. Prior to commencement of works, full details of excavations and earthworks to be carried out near the railway undertaker's boundary fence should be submitted for the approval of the Asset Protection Engineer and the works shall only be carried out in accordance with the approved details.

11. Prior to commencement Network Rail will need to be in receipt of a signed Basic Asset Protection Agreement (BAPA) in place. This is to cover costs of reviews of Risk Assessment and Method Statement (RAMS) and any associated on-site supervision by Network Rail. RAMS to be accepted by Network Rail prior to commencement of works on site. Construction phase clearances and working practices are to be agreed with Network Rail.

12. Demolition works on site must be carried out so that they do not endanger the safe operation of the railway, or the stability of the adjoining Network Rail structures and land. Demolition of any existing buildings, due to its close proximity to the Network Rail boundary, must be carried out in accordance with an agreed method statement. Review of the method statement will be undertaken by the Network Rail Asset Protection Engineer before the development and any demolition works on site can commence. Network Rail would like to add that the applicant is strongly recommended to employ companies to demolish buildings / structures belonging to the National Federation of Demolition Contractors. This will ensure that all demolition works are carried out to professional standards and the company itself will also include liability insurance as part of its service and that demolition works on site do not impact the safety and performance of the railway. Demolition works to control risk of dust and debris on Network Rail land (and asbestos if applicable).

13. The requirements of CPA Tower Crane guidance will apply due to the railway being within the collapse radius of the tower crane. As part of the process a Network Rail Project Engineer will review the temporary works certificate and associated calculations. Please refer to CPA requirements attached including section 2.3.2, which outlines the requirement to downrate cranes alongside Network Rail infrastructure. If there is a requirement for a tower crane to oversail Network Rail land discussions will be required to assess the feasibility of an oversailing agreement.

14. A public sewer crosses the site. The applicant will be reminded of this and advised to liaise with United Utilities in relation to building over or diverting the sewer through an informative on any grant of consent.

Page 129 This page is intentionally left blank Agenda Item 5f PLANNING & TRANSPORTATION REGULATORY PANEL PART I SECTION 1: APPLICATIONS FOR PLANNING PERMISSION

APPLICATION No: 19/73382/FUL APPLICANT: Mr Andrew Howes LOCATION: Land on Corner of Silk Street facing Apex House, Blackfriars Road, Salford PROPOSAL: Temporary planning approval for change of use of land to contractors car parking compound for a 24 month period. WARD: Irwell Riverside

DESCRIPTION OF SITE AND SURROUNDINGS

The application site relates to a square-shaped plot of land at the junction of Silk Street and Blackfriars Road. It represents a 2,000sqm portion of a wider area of vacant scrubland that extends to the north and the west. The applicant has indicated that historically the site was used as a HGV trailer compound. Vehicular access is achieved via Flax Street, now a spur road off Silk Street. The land is generally open and flat and covered in scrub vegetation and hardstanding. The boundaries adjacent to Blackfriars Road and Silk Street are secured by 2.4m high palisade fencing.

The character of the surrounding area is mixed. Residential development is located to the west of the site and to the east (the Riverside apartments), on the opposite side of Blackfriars Road. South of Silk

Page 131

$hxleh2bp.docx Street is The Friars Primary School and a day nursery, both of which take their vehicular access from Cannon Street.

BACKGROUND

In October 2018 planning permission was granted on land 350m to the south-east for the refurbishment of the Canon Green Court and Westminster House apartment blocks. The scheme also included the erection of a part nine, part 11 storey building to accommodate 108 apartments (ref: 18/72212/FUL).

Work to refurbish the existing buildings has commenced on site, however the developer has identified a number of constraints to accommodating site contractor’s vehicles during the course of the build. As a result the land to which this application relates has been identified as a suitable means of providing contactor parking within the vicinity of the Canon Green Drive site.

Prior to submitting this application, the developer has explored alternative options for contractor vehicles. Firstly, consideration was given to creating additional, temporary parking within the wider Canon Green Drive development site; however the applicant has stated that there simply is not the capacity within its confines to safely accommodate and manage the programme of contractors without adversely affecting the day-to-day amenity of existing residents within Westminster House and Canon Green Court.

The second option has been to review the potential for contractor vehicles to park on-street within the vicinity of the site. The applicant has stated that it would be technically feasible for a limited number of contractors to do this, however they are mindful that the likely level of activity would adversely affect the parking amenities of the area and potentially highway safety. Discussions with the Local Highway Authority have revealed that temporary parking permits would not be issued for St. Stephen Street on account of the parking pressures that already exist for these spaces and the area generally.

Given the above, the developer considers that the land to which this application relates would provide a safe and managed solution to the challenge of accommodating contractor parking.

DESCRIPTION OF PROPOSED DEVLEOPMENT

Consent is sought to use the application site as a car park for a temporary period of two years. It would be used solely by contractors working on the development approved under planning permission 18/72212/FUL on Canon Green Drive and as such it would not function as an extended construction compound.

The proposed parking area would be capable of accommodating 83 cars and would make use of the existing area of hardstanding within the site, following clearance of some scrub vegetation. Open mesh fencing would be installed to define and secure the northern and western boundaries of the car park. Existing, self-seeded soft landscaping around the boundaries adjacent to Silk Street and Blackfriars Road would be retained.

PUBLICITY

Site Notice: Non HH Article 15 Date Posted: 18 April 2019 Reason: Wider Publicity

RELEVANT SITE HISTORY

Page 132

$hxleh2bp.docx 08/56465/FUL - Erection of 2.4m high galvanised palisade fencing - Erection of 2.4m high galvanised palisade fencing – Approved 13 June 2008

02/44038/FUL - Erection of sales & storage of hydraulic transmission systems & servicing & assembly of specific parts together with associated landscaping, car parking, servicing & new accesses (Variation of condition No. 1 of permission 97/36979/FUL) – Refused, 17 October 2002.

Canon Green Drive, Salford 18/72212/FUL - External refurbishment and overcladding of Westminster House and Canon Green Court and erection of a part 9, part 11 storey building to accommodate 108 apartments and supporting commercial floor-space, with associated car parking, landscaping and other external works (re-submission of 18/71538/FUL).

NEIGHBOUR REPRESENTATIONS

Nine letters of objection have been received in response to the application. The concerns raised by residents within these representations can be summarised as follows:  The development will cause noise and air pollution in a quiet residential area;  There will be an increase in traffic activity as a result of the development in an already congested area;  There is a school on the opposite side of the road and the development will risk the health and safety of its pupils;  The view from neighbouring properties would be adversely affected;  The development would result in a loss of greenery; and  The use of the land will impact negatively on local fauna and wildlife.

CONSULTATIONS

Highways - No objections, subject to conditions. See ‘access, parking and highways’ section of this report.

UV Drainage Engineer - No objections. The development will have a neutral effect on flood-risk within the area.

Environment Agency - No objections

UV Environmental Officer Air Quality – The proposed development is not within the Greater Manchester Air Quality Management Area (AQMA). The movements associated with 83 vehicles would not be considered significant with respect to air quality in the area, given the distance between the car parking and the nearest sensitive receptors. Noise – No objections, subject to the submission and implementation of a Noise Management Plan to prevent unacceptable impacts on nearby residents.

PLANNING POLICY

Development Plan Policy

Unitary Development Plan DES1 - Respecting Context

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$hxleh2bp.docx 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 Site H9 – Sites for New Housing This policy lists a series of sites that are allocated for housing development, in accordance with Policy ST2 ‘Housing Supply’. Their allocation will help to ensure a balanced approach to the provision of new housing, which places a very strong emphasis on repopulating Central Salford and securing the redevelopment of its previously developed sites. In accordance with Policy ST11 'Location of New Development' and Policy H2 'Managing the Supply of Housing', all of the sites are considered to be suitable to be brought forward for development at any time, provided that it would not result in a significant oversupply of housing.

Other Material Planning Considerations

National Planning Policy

- National Planning Policy Framework - National Planning Policy Guidance

Local Planning Policy N/A

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

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$hxleh2bp.docx Now the GMSF and Local Plan are published documents decisions, including those by the Council and ultimately by inspectors on appeal, are able to start to afford them some weight as emerging policies. However, as the weight given depends on the stage of the plan; unresolved objections; and consistency with the Government’s policies, the weight currently to be attached to the GMSF and Local Plan is only limited. The weight moving forward will be reviewed and is likely to depend on the extent to which there are unresolved objections emerging from the consultation process.

APPRAISAL

Principle of Development

The wider area of vacant land, of which the application site forms a part, is allocated for new housing within Policy H9/1 of the City of Salford UDP and the associated Proposals Map. This application seeks consent to use the land for construction contractor car parking for a temporary period of two years only. Whilst this would not be an appropriate long-term use for the site, there are no objections in principle to it operating for the time period proposed, as it allows a vacant area of land to be brought into use without stifling or impeding the future delivery of housing here in the short-medium term.

Residential Amenity

Noise The proposed car parking use would result in a series of comings and goings on land that is currently vacant and inaccessible. The closest residential properties are those within 92-102 Angora Drive, just to the west of the car park entrance from Flax Street. Some of the objections received from local residents raise concerns with the amount of noise that could be generated by the car park.

The City Council’s Environmental Consultant considers that the potential for noise and disruption is best addressed through the provision and implementation of a Noise Management Plan.

A Noise and Parking Management Plan has been produced and issued by the applicant during the assessment of this application. The document sets out a series of measures and commitments that are designed to manage noise from the vehicles and people using the car park and ensure that the proposed use does not cause undue disruption to neighbours. These measures / commitments include:  The car park will not be available for public use. Its use will be restricted to contractors and personnel associated with the construction of the Canon Green Court development approved under planning application 18/72212/FUL only;  Car park to be closed between the hours of 18:30-07:00 during weekdays;  Car park to be closed on weekends, except for Saturdays 08:00 – 14:30.  Expectations of behaviour will be set out by Willmott Dixon prior to the car park being available for use. In any case of un-neighbourly behaviour by contractors using the car park, residents will be able to contact the construction manager.

The Environmental Consultant is satisfied that the submitted document provides an appropriate strategy for managing noise generated at the site and has recommended that a condition be added to

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$hxleh2bp.docx any approval that requires the applicant to comply with the contents of the Management Plan. Weight is also attached to the temporary nature of the proposed use.

Subject to compliance with the above-referenced condition, it is considered that the development would not unduly impact upon the amenity of existing, surrounding residents or conflict with the provisions of Policy EN17 of the City of Salford UDP.

Impact on visual amenity Vehicles within the proposed car park will only be visible at a very oblique angle from the north-facing windows within 92-102 Angora Drive. West-facing apartments within Riverside House will look onto the application site, albeit at a distance of approximately 25m, on the opposite side of Blackfriars Road. On this basis there are no concerns with the impact that the proposed use might have on the outlook of neighbouring residents, particular given the limited time period for which consent is being sought.

Access, Highways and Parking

The applicant intends to re-use the existing Flax Street access point that serves the site. This is 7.25m in width and benefits from visibility splays that comply with the relevant Manual for Streets guidance.

Within the submitted Noise and Management Parking Plan, the applicant has agreed to restrict the use of the car park to contractors working on construction of the development under 18/7212/FUL (Canon Green Drive). They have also agreed to the following operating hours, which are designed to prevent the site being used in the later evenings and on Sundays. Monday – Friday, 07:00-18:30; Saturday 08:00 – 14:30; and Sunday – Use not permitted

It is noted that there is a school crossing patrol in operation, to assist children crossing Silk Street during the school drop-off and pick-up period. This is located to the east of the application site’s Flax Street access point. In acknowledgement of the site’s surroundings, and the concerns raised by residents in relation to pedestrian safety, the Noise and Parking Management Plan has also committed to restricting vehicle movements in/out of the proposed car park during school drop-off and pick-up times (08:30 - 09:30 & 15:00 - 16:00 Mon-Fri). It also states that no contractor’s vehicles will wait or park on Silk Street whilst waiting for the gates to open. Given the proximity of the school crossing patrol to the site, any issues in relation to compliance with these comittments will be immediately reported back to the Council’s road safety officer.

Within the site, the proposed arrangement of the parking bays is considered to be acceptable, following minor amendments to the car park layout.

The Local Highway Authority (LHA) has taken into consideration the existing site access arrangements; the scale of the proposed car park; and the proposed restrictions to its use; and concluded that the car park is unlikely to have a significant material impact on the operation of the local highway network. As such they have no concerns with the temporary use of the site for construction contractor car parking, subject to compliance with the submitted Noise and Parking Management Plan. The development is therefore considered to be in accordance with Policy A8 of the City of Salford Unitary Development Plan.

Air Quality

The site is not located within the Greater Manchester Air Quality Management Area (AQMA) and the scale of the development falls well short of the 300 space threshold for requiring an assessment of

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$hxleh2bp.docx the potential impacts on surrounding air quality. A reasonable distance would also be retained between the car park and the nearest sensitive receptors. It should also be borne in mind that the majority of comings and goings associated with the proposed car park would take place outside of school / day nursery hours and that there will be no activity during school pick-up and drop-off times.

The City Council’s Environmental Officer has raised no objections to the development on air quality grounds and accordingly it is considered to be in compliance with Policy EN17 of the City Council’s Unitary Development Plan.

Visual Amenity

It is considered that the use of this strategic site as a car park could result in a degree of harm to the streetscene and character of the wider area. However, this harm would only occur for a limited period and would be readily reversible once the use ceases.

Trees

Self-seeded vegetation and a few small trees exist around the site perimeters. The majority of this would be retained, however the areas of scrub on the centre of the plot would be cleared to reveal the existing hardstanding underneath.

Conclusion

The use of this vacant site for contractor car parking will assist with the construction of an important social housing development nearby, on land surrounding Canon Green Drive. The temporary nature of the consent sought means that the proposed use would not prejudice the delivery of a housing scheme on the wider plot in the short-medium term. It is hoped that providing a designated parking area for construction contractors will ease parking pressures on the residential streets surrounding nearby Cannon Green Drive. It is considered that the development will have an acceptable impact on the amenity of neighbouring residents, and would not compromise highway safety, subject to compliance with the submitted Noise and Parking Management Plan. Overall the application is considered to be in compliance with the relevant policies within the City Council’s UDP and the National Planning Policy Framework.

Recommendation

APPROVE subject to Conditions

Conditions

1. The use hereby approved shall cease within two years of the date of this permission, or upon a Practical Completion Certificate being issued in relation to the new apartment block approved under application 18/72212/FUL (Canon Green Drive), whichever is the sooner.

Reason: The application has been made for temporary consent only.

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

Location Plan – Drwng No. 0300 Proposed Site Plan – Drwng No. 0323 (Received 28th May 2019)

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

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$hxleh2bp.docx 3. The development hereby approved shall operate in strict compliance with the submitted Noise and Parking Management Plan (Willmott Dixon ref:P00062 Rev: M2 dated 04/06/2019).

Reason: In the interests of residential amenity and highway safety, having regard to Policies EN17 and A8 of the City of Salford UDP and the National Planning Policy Framework.

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$hxleh2bp.docx Agenda Item 5g

APPLICATION No: 19/72952/FUL APPLICANT: National Construction Demolition Limited LOCATION: Former Pilkington Tiles site, Rake Lane, Clifton, M27 8LP PROPOSAL: Change of use of land to waste transfer station, including physical treatment or inert and non-hazardous waste WARD: Pendlebury

Description of site and surrounding area

The subject land forms part of the former Pilkington Tiles site. This complex occupies land south of the River Irwell and to the north-west of Clifton Railway Station. The part of the complex the subject of this application is located adjacent to the eastern property boundary and alongside Junction Eco-Park.

Measuring 0.55 hectares, the subject land extends from the River Irwell frontage of the site to Rake Lane. This road way provides access to the remaining elements of Pilkington Tile’s operations.

Aside from a sizable warehouse occupying its northern end, the site is otherwise vacant. This existing warehouse will be retained and re-used in association with the proposed development.

To the south of the site lies a wooded embankment and, beyond this, the Manchester-Bolton railway line. Land to the south of this is used for residential purposes and the nearest dwelling is located approximately 150 to the south-west. Land to the west continues to be used for industrial purposes though on site observations suggest that these activities are limited.

Page 139 The Grade II listed Clifton Aqueduct and Clifton Railway Aqueduct are located short distances to the north-east of the site beyond adjacent vegetation.

Description of proposal

This application seeks permission to operate a waste transfer station on site. This station would process up to 100,000 tonnes of inert non-hazardous waste each year, or an average of 1,394 tonnes per day (assuming a five-and-a-half day working week).

Whilst permission has previously been granted for a similar transfer station on this site (refer Planning Permission 17/69369/FUL overleaf) this included the processing of hazardous wastes. Again, the proposed transfer station would process non-hazardous wastes only.

Inert waste would be crushed to produce aggregates and non-hazardous wastes manually sorted and then mechanically screened and shredded to produce recyclable fractions such as wood, metal, glass and refuse derived fuel (RDF).

Importantly, all operations would be regulated by the Environment Agency (EA) in accordance with its permitting process. This permission would control site emissions, including surface water, dust, noise, odour and litter. In addition to the measures required to control these emissions, fire detection and suppression systems would also be installed as would new fencing. This fencing would comprise brick, metal picket (palisade) and chain mesh elements and stand to a maximum height of five metres. This fencing would not only assist in controlling the transfer of litter and dust from the site but also act as a hydrological barrier limiting surface water run-off.

The use would operate between 7.00am and 6.00pm Monday to Friday and 7.00am and 1.00pm on Saturdays. The facility would not operate on Sundays and Bank Holidays.

Importantly, Officers have previously agreed with the applicant that the proposed use is not ‘EIA development’ in accordance with the Town and Country Planning (Environmental Impact Assessment) Regulations 2017 (refer 18/72447/SCI issued on 5 November 2018).

The site layout plan overleaf shows the proposed facility in greater detail.

Page 140 Figure 1: Site layout plan

Publicity

Site notice: Displayed 27 February 2019 Reason: The development may affect the setting of a listed building

Press advert: Notice of application placed in The Manchester Weekly News, Salford Edition on 7 March 2019 Reason: The development may affect the setting of a listed building and wider publicity

Page 141 Neighbour notification

Notice of the application was sent to 19 surrounding properties on 26 February 2019.

Representations

Whilst no representations were received from local residents, objections were received from Councillors Ferguson and Warner, both of whom raised concerns regarding the impacts of the vehicle movements generated by the use upon the general amenity of local residents.

Relevant site history

Planning Permission 17/69369/FUL was issued on 11 April 2017. This permission allowed a new waste transfer station on site. Whereas the transfer station the subject of this report will process inert non-hazardous wastes only, 17/69369/FUL also allowed the processing of hazardous wastes.

Though planning permission 17/69369/FUL remains live, the transfer station it permits has not to date been implemented.

Consultations

. Bury Council - No objection. Please take account of any representations received from Bury residents.

. Canal Trust - No comment. The development site is outside the consultation zone of the River Irwell.

. Design for Security (DfS) - No objection. The site office should be accessed by a swipe card/fob control system only and CCTV should be installed.

. Environment Agency (EA) - No objection

. Environmental Health Officer - If approved, an Environmental Permit in accordance with the Environmental Permitting (England and Wales) Regulations 2016 will be required (as issued by the EA). The National Planning Policy Framework clearly states that it is not the intention of the planning process to duplicate regulatory instruments such as this.

Air: The site is not within the Greater Manchester Air Quality Management Area (GMAQMA). The development would be smaller in scale and less intensive than the previously approved waste facility on site and as such would not impact as much upon local air quality.

Noise: Noise-related impacts will be regulated via the Environmental Permit process.

Land contamination: A number of contaminants are present on site. The land will however be capped and this will impede pathways to sensitive receptors. This will also assist in preventing the mobilisation of contaminated ground waters. Other than the removal of surface asbestos and the implementation of precautionary measures for on site construction workers, no other remedial works are required.

. Greater Manchester Ecological Unit (GMEU) - No objection. The existing building on site has only low bat roost and bird nesting potential. Surface water run-off should not impact upon the ecological values of the River Irwell.

. Greater Manchester Fire Service - No response received to date

. Highways - On average the use would generate up to four HGV movements per hour (assuming an 11 hour working day). The facility would employ six staff only and visitor numbers would be limited. It is considered that the vehicle movements generated by the use would not impact upon the function of the local highway network. Notwithstanding this, it is recommended that a condition be included on any permission issued limiting the number of HGV movements per day to 40. This will assist in reducing conflicts with local residents and other road users.

Page 142 The Traffic Management Plan submitted in support of the application details particular mitigation measures. These measures are designed to ensure the safe and efficient operation of the site and to further limit impacts upon nearby residents. This includes a maximum on-site speed limit of 10 miles per hour and the transportation of waste to/from the site via certain routes only. To further assist in the safe operation of the facility, it is recommended that HGV turning areas be marked out on site.

. Waste and Minerals Officer - Though originally raising concerns regarding the documentation submitted in support of the application, the Council’s Minerals and Waste Officer now supports the development. This is on basis that this is an allocated waste site in accordance with the Greater Manchester Joint Waste Development Plan Document (DPD) and permission for a similar use has recently been granted.

In response to the Waste and Minerals Officer’s original comments, the applicant submitted amended plans showing a weighbridge and quarantine area on site. In addition to this, the applicant detailed how the site’s traffic management system would operate and this has now been accepted by the Waste and Minerals Officer.

Planning policy

Development plan policy

Unitary Development Plan ST3 - Employment Supply This policy states that a good range of local employment opportunities will be secured by enabling the diversification of the local economy and by using planning obligations to secure local labour contracts and training opportunities.

Unitary Development Plan DES7 - Amenity of Users and Neighbors 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 DES10 - Design and Crime This policy states that developments must be designed to discourage crime, anti-social behaviour and the fear of crime. Development should i) be clearly delineated ii) allow natural surveillance iii) avoid places of concealment and iv) encourage activity within public areas.

Unitary Development Plan E5 - Development within 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; and d) The site is allocated for another use in the UDP.

Page 143 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 and ii) cause an unacceptable restriction to the movement of heavy goods vehicles along Abnormal Load Routes.

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

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

Unitary Development Plan CH2 - Development Affecting the Setting of a Listed Building This policy states that development will not be granted that would have an unacceptable impact on the setting of any listed building.

Other Material Planning Considerations

National Planning Policy -

. National Planning Policy Framework (NPPF); and . National Planning Policy Guidance (NPPG).

Local Planning Policy

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.

Greater Manchester Joint Waste Development Plan Document (DPD) The objective of this DPD is to ensure that sustainable waste management facilities are developed across Greater Manchester in order to satisfy identified capacity gaps up to 2027. The document identifies existing waste infrastructure, allocates suitable sites and areas for new waste facilities (including landfill) and comprises policies facilitating sustainable waste development.

Page 144 There are no local finance considerations material to this application.