Planning Applications to Be Considered by the Middleton Township Planning Sub Committee

PLANNING APPLICATIONS TO BE CONSIDERED BY THE MIDDLETON TOWNSHIP PLANNING SUB COMMITTEE

DATE: 19 NOVEMBER 2008

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Application Number Recommendation ______

List A

08/D51251 Grant Permission subject to conditions ALKRINGTON MOSS CP SCHOOL, ARDEN AVENUE, MIDDLETON, MANCHESTER

08/D51263 Grant Permission subject to conditions ST ANNES ACADEMY, STOTT LANE, MIDDLETON, MANCHESTER, M24 6XN

08/D51379 Grant Consent subject to conditions 96, ROCHDALE ROAD, MIDDLETON, MANCHESTER, M24 2QA

08/D51405 Grant Consent subject to conditions LAND BOUND BY ASSHETON WAY, PARK ROAD, MANCHESTER NEW ROAD AND, FOUNTAIN STREET, MIDDLETON

08/D51417 Grant Permission subject to conditions LAND ADJACENT UNIT 24, HANSON CLOSE, MIDDLETON

List C

08/D51324 Grant Permission subject to conditions TRUFFET PARK, BOWNESS ROAD, MIDDLETON

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Application Number Application Type Ward 08/D51251 Full Planning East Middleton

ERECTION OF 8 DWELLINGS TOGETHER WITH CONSTRUCTION OF ACCESS ROAD

ALKRINGTON MOSS CP SCHOOL, ARDEN AVENUE, MIDDLETON, MANCHESTER, M24 1PN

For:- MR SCOTT BROWN Received 22-Aug-2008

RECOMMENDATION It is recommended that Committee resolves that it is minded to approve the application subject to:

1. The conditions set out within the Committee report and subject to the completion of a Section 106 Agreement in order to secure:

a) Either the provision of on-site affordable housing or a commuted sum payment being made in lieu of providing on-site affordable housing, in accordance with the Council's affordable housing policy;

b) A commuted sum payment being made for the provision and/or improvement of off-site recreational open space, in lieu of providing recreational open space within the site, in accordance with Policy H/6 (Provision of Recreational Open Space in New Housing Development) of the Rochdale UDP;

c) A commuted sum payment being made as a contribution towards the provision and/or improvement of off-site outdoor sports provision, in lieu of providing outdoor sports provision within the site, in accordance with Policy H/6 (Provision of Recreational Open Space in New Housing Development) of the Rochdale UDP.

2. That the Council enters into an agreement under the provisions of Section 106 of the Town and Country Planning Act 1990 and other appropriate legislation with regard to the matters set out above.

3. The Development Control Manager being authorised to issue the decision notice on completion of the Section 106 Agreement.

Conditions: 1. The development must be begun not later than the expiration of five years beginning with the date of this permission. 2. Notwithstanding any description of materials in the application no development shall be commenced until samples or full details of materials to be used externally on the building(s) have been submitted to and approved by the Local Planning Authority. Such details shall include the type, colour and texture of the materials. Only the materials so approved shall be used, in accordance with any terms of such approval.

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3. Prior to the commencement of the development a site investigation must be carried out in accordance with BS10175 to assess the risk to future users of the site from ground waters, surface waters, contamination and ground gases. The assessment must be submitted to and approved in writing by the Local Planning Authority before any development takes place. If the assessment indicates that remedial work is required, further details of the proposed remediation measures shall be submitted to and approved in writing before any development takes place and shall be carried out in full in accordance with the approved details. 4. The proposed development is situated within 250 metres of a notified landfill site identified by the Waste Regulation Authority and may be subject to landfill gas migration. No development shall be commenced until adequate precautionary measures have been incorporated into the design and construction of the building(s) in accordance with specifications to be submitted to and approved by the Local Planning Authority. 5. No building or engineering operations or deliveries to and from the site in connection with the development shall take place other than between 08.30 hours and 12.00 hours on Saturdays and between 08.00 hours and 18.00 hours Monday to Friday. 6. If development has not commenced before 1st May 2009, prior to the commencement of development a new bat survey shall be carried out by a person, the identity of whom has previously been agreed in writing with the Local Planning Authority, to investigate whether bats are utilising any part of the site for feeding or roosting. The survey results shall be submitted for the written approval of the Local Planning Authority prior to the commencement of development. 7. Prior to the commencement of development a scheme for providing bat roosts within the site shall be submitted for the written approval of the Local Planning Authority. The duly approved scheme shall be implemented in full prior to the first occupation of any of the dwellings hereby approved. 8. The site shall be drained on a separate system for the disposal of foul and surface water, unless otherwise agreed in writing with the Local Planning Authority. 9. Prior to the commencement of development a scheme with full details of the construction and drainage of all footways, accesses, roads and car parking spaces within the site shall be submitted for the written approval of the Local Planning Authority. The duly approved scheme shall be implemented in full prior to the first occupation of any of the dwellings hereby approved. 10. All car parking spaces as shown on the approved plan (drawing number 3e) shall be fully constructed and made available for use prior to the first occupation of any of the dwellings hereby approved, unless otherwise agreed in writing with the Local Planning Authority. 11. Unless otherwise agreed in writing with the Local Planning Authority, prior to the commencement of development a scheme for providing traffic-calming measures within the site shall be submitted for the written approval of the Local Planning Authority. The duly approved scheme shall be implemented in full prior to the first occupation of any of the dwellings hereby approved. 12. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification), all car ports shown on the approved plans shall remain available for car parking and shall not be enclosed.

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13. Prior to the commencement of development a scheme with details of all boundary treatments to be erected around and within the site shall be submitted for the written approval of the Local Planning Authority. The scheme submitted shall include information regarding heights, style, colours, materials and location of all boundary treatments to be erected. The duly approved scheme shall be implemented in full prior to the first occupation of any of the dwellings hereby approved. 14. No raising of existing ground levels within the site shall be undertaken, except with the prior written approval of the Local Planning Authority. 15. Notwithstanding the details indicated on the approved layout plan development shall not commence unless and until details have been submitted and approved in writing to indicate a barrier arrangement to prevent vehicles being driven through the site between the Arden Avenue and Mossylea Close access points. The development shall only be carried out in accordance with the approved details unless otherwise agreed in writing with the Local Planning Authority. 16. Before any development is commenced, a landscaping scheme shall be submitted for the approval of the Local Planning Authority. Such a scheme shall include details of the type, species, siting, planting distances and the programme of planting trees and shrubs. The scheme of planting, as approved, shall be carried out during the first planting season after the development is substantially completed and the areas which are landscaped shall be retained as landscaped areas thereafter. Any trees or shrubs removed, dying, being severely damaged or becoming seriously diseased within three years of planting shall be replaced by trees or shrubs of similar size to the those originally required to be planted.

Reasons: 1. Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990. 2. In order to ensure a satisfactory appearance in the interests of visual amenity. 3. 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. 4. The development site may be subject to landfill gas migration and precautionary measures are required at this stage to protect against possible hazard. 5. In order to safeguard the amenities of the area and to prevent nuisance arising. 6. To ensure the protection of the wildlife habitat of bats which are a protected species under the Wildlife and Countryside Act 1981. 7. In order to enhance the favourable conservation status of bats. 8. To secure a satisfactory system of drainage and to prevent pollution of the water environment. 9. In order to ensure that there is adequate provision for vehicles to be parked clear of the highway in the interests of road safety and amenity and to prevent obstruction and in order to secure a satisfactory system of drainage. 10. In order to ensure that there is adequate provision for vehicles to be parked clear of the highway in the interests of road safety and amenity and to prevent obstruction. 11. In the interests of road safety. 12. In order to ensure that there is adequate provision for vehicles to be parked clear of the highway in the interests of road safety and amenity and to prevent obstruction. 13. In order to ensure a satisfactory appearance in the interests of visual amenity. 14. In order to ensure a satisfactory appearance in the interests of visual amenity, and to prevent nuisance arising.

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15. In order to ensure a satisfactory form of development in the interests of local residential amenity. 16. In order to achieve a satisfactory level of landscaping in the interests of the amenity of the area. ______

Reason for recommendation: The proposed development would comply with the criteria set out in policy H/3 (Residential Developments Outside Allocated Areas) of the Rochdale Unitary Development Plan, and would be an acceptable design and relationship with neighbouring properties and the area in general, in accordance with the requirements of policy BE/2 (Design Criteria for New Development) of the Rochdale Unitary Development Plan.

Report

Site: The application relates to the site of Alkrington Moss primary school. The 1-2 storey high building has recently been demolished after being vacant for some time. The site is roughly square in shape and is neighboured along its northeast boundary by houses on Mossylea Close and along its northwest boundary by houses on Arden Avenue. To the southwest beyond a line of trees and shrubs is Blackley Golf Club, and to the southeast is a large area of open grassed land, formerly school playing fields, beyond which are houses on Andover Avenue and Lymington Close.

The site is mostly level and is currently bounded by tall, weld-mesh fencing. There are two vehicle access points, from small cul-de-sac arms of Arden Avenue and Mossylea Close.

Proposal: This is a full planning application for the erection of 8 dwellings. The dwellings would be four pairs of semi-detached houses, six to the rear of 1-7 Mossylea Close, and two to the side of 12 Mossylea Close. The dwellings would be 2-3 storeys high. Each house would have 2 parking spaces, with four of the houses having a car port.

Both accesses to the site would be utilised, with a road created between the Arden Avenue and Mossylea Close entrances.

Policy Background: Rochdale Unitary Development Plan (adopted 15 th June 2006) G/D/1 Defined Urban Area H/3 Residential Developments Outside Allocated Areas H/4 Backland Sites H/5 Residential Density H/6 Provision of Recreational Open Space in New Housing Development H/7 Affordable Housing A/3 New Development – Access for Pedestrians and Disabled People A/4 New Development – Access for Cyclists A/7 New Development – Access for Service Vehicles A/8 New Development – Capacity of the Highway Network A/9 New Development – Access for General Traffic A/10 New Development – Provision of Parking BE/2 Design Criteria for New Development NE/4 Protected Species

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Supplementary Planning Guidance Note – Guidelines and Standards for Residential Development.

Supplementary Planning Document – Affordable Housing.

Supplementary Planning Document – Provision of Recreational Open Space in New Development

National Guidance PPS1 – Delivering Sustainable Development PPS3 – Housing

Site History: There have been three previous planning applications on this site.

July 1986 – Application 86/D19289 – Approved – Erection of temporary primary school.

September 1986 – Application 86/D19414 – Approved – New primary school.

September 2008 – Application 08/D50957 – Approved - Outline application for the layout, scale and means of access of a residential development comprising 26 dwelling houses and 19 flats.

The layout shown on this current application is the same as that approved on the above outline planning permission, with full planning permission now being sought for 8 of the 26 dwellings. If this current application is approved, it will only give full planning permission for the 8 houses included within the site-edged-red, and a reserved matters application or further full planning application will still be required for the remaining 18 dwellings and 19 flats.

Publicity Responses: The application has been publicised by press notice, site notices and neighbour letters. At the time of writing this report 5 objections had been received. The grounds for these objections are summarised as:

1. Why have there been two applications on Alkrington Moss. 2. Arden Avenue cannot cope with increased traffic in the area. Additional traffic would be unsafe. The road is too narrow and already congested. The through access road would create a rat-run. 3. The amount and style of properties is not acceptable. The design of the dwellings would be out-of-character with others in Middleton, and their 9m height would be out-of-character with the 7m high houses in the area. The development would not sit comfortably between existing houses on Arden Avenue and Mossy Lea Close. 4. Effect on trees. 5. Loss of privacy. Overlooking of neighbours’ bedrooms. 6. Noise and disturbance. 7. Affect on views from neighbouring houses and overshadowing. 8. Alkrington has enough properties to meet the need for housing. 9. Schools in the area cannot cope with more pupils.

Consultation Responses: Highways Service – no objections. Request that the conditions imposed on planning permission 08/D50957 in respect of the access road and car parking are also attached to this planning permission if granted.

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Environmental Health Service (Contaminated Land) – request that a condition is imposed on any planning permission granted, requiring a site investigation be carried out and adequate precautions be taken against the ingress of landfill gas.

Greater Manchester Police – confirm that a crime impact statement has previously been prepared for this site, and that its recommendations should be followed and the construction carried out in line with Secured by Design standards.

Greater Manchester Fire and Rescue – request that the provisions of Section 63 of the Greater Manchester Act 1981 accompany the planning permission if granted.

Environment Agency – no objections.

Views of Officer: Introduction This second planning application on the Alkrington Moss site has been submitted in order to obtain full planning permission for 8 of the houses approved on the outline planning permission. If permission is granted for these 8 houses, the developer would be able to start building them straight away (assuming all other matters were resolved, such as building regulations approval), whilst the remainder of the development would still be subject to a major reserved matters application. It is understood that the applicant may consider amending the remainder of the layout or selling the site, but is planning to build the 8 houses (subject of this application) soon, hence this application being submitted prior to the outline application having been determined.

Principle of Development The site comprises previously developed land and is therefore brownfield as defined by PPS3. The site is within the defined urban area and in a residential area. The residential use of the site is acceptable in principle, and this was established by the granting of outline planning permission (application reference 08/D50957).

The wider site covers an area of approximately 0.9hectares and when fully developed, the residential density achieved would be equivalent to 50dwellings per hectare. This density would provide an efficient residential use of the site in accordance with UDP policy H/5 and PPS3.

Layout and Access The layout for the 8 houses would be identical to that approved on the outline application, thus this layout has already been assessed and considered acceptable in terms of separation distances and positions of dwellings and access to them. The separation distances between existing and proposed houses are in excess of the minimum standards as set out in the council’s SPG on residential development, and this compensates for the additional roof height proposed and would ensure that the new dwellings did not unacceptably overshadow or dominate existing properties surrounding the development, nor cause a significant loss of privacy.

The layout allows for easy public access to the former school playing fields.

Members previously determined that the access road should be divided into cul-de-sacs by some form of barrier arrangement. A condition requiring this should be imposed on this planning permission, if granted.

Scale, Design and Appearance There is no unifying architectural character to properties in Alkrington. There are houses of many different sizes, shapes, and elevation treatments, built in various decades. The overall character of the area can be described as typically suburban, with most houses being two storeys high and constructed in the latter part of the twentieth century.

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Whilst the proposed dwellings are set over three floors, the top floor would be within the roof spaces and, other than the additional depth to the roof planes, the houses would not have a scale significantly different to that of those neighbouring the site. With regard to scale, the heights and floor areas of the dwellings proposed are no different to as on the outline application and so has already been assessed and considered acceptable.

The elevations of the dwellings have been designed with a fairly standard choice of form, proportion, and materials finish, and would have a typically domestic and inoffensive appearance. Window proportions and positions are well resolved, and there would be sufficient detail in the elevations (gables, single storey front projections, window header and sills, differing materials at ground and first floors) to add depth and visual interest.

Objections refer to the design of the houses as being out-of-character with those surrounding the site, but I consider that the simple, traditional domestic style proposed does not significantly contrast with that of Arden Avenue or Mossylea Close. To ensure compatibility where necessary, materials samples for external finished should be approved prior to the commencement of development.

Means of Access The application includes the formation of the access road, identical to that included on the outline application, being a through road between Mossylea Close and Arden Avenue, with 1.8m wide continuous footways. The visibility at the entrances would remain as existing. Each house would have 2 car parking spaces, four of these spaces would be in car ports. This parking provision complies with the council’s maximum standards as set out in the UDP.

The Highways Service has confirmed that the road, access and parking layouts are suitable for the residential development and meet current standards. I have suggested a number of conditions that would be necessary to control the construction, drainage and implementation of the access and parking. I have also suggested a condition requiring the car ports to remain open and available as a car parking space.

When determining the outline application Members considered that a condition to prevent through access for vehicles on the site road was appropriate; this condition has been included in the list at the start of this report.

Bats Surveys of the building and site carried out in April and July found no evidence of bat roosts within the school, and conclude that the proposed development would not harm the conservation status of bats. The submitted reports recommend that if the building has not been demolished before May 2009, further survey work should be carried out to check as to whether the situation has changed. I have recommended this as a planning condition.

In order to enhance the favourable conservation status of bats, roosting options should be provided within the new development, for example, the new planting of native trees and shrubs, bat boxes and bat tubes, and mortar gaps left beneath ridge tiles and fascias. I have recommended this as a planning condition.

Affordable Housing All new private housing developments are required to provide an element of affordable housing provided that the site is 1.0hectare or more in size or has the potential for the development of 15 dwellings (UDP policy H/7 states 25 dwellings, but the 15dwelling threshold in PPS3 supersedes this). This provision is usually ensured through the completion of a legal agreement under the provisions of Section 106 of the Town and Country Planning Act 1990. An outline planning permission has already been granted on this site (08/D50957) including the following condition:

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6. Development shall not commence until the precise details of any affordable housing to be provided in accordance with the requirements of Unitary Development Plan Policy H/7 (Affordable Housing) have been approved in writing by the Local Planning Authority and where necessary secured through a planning obligation.

This current application is for 8 dwellings. The number of dwellings proposed and the size of the site-edged-red are both below the thresholds set by policy H/7 for providing affordable housing. However, if this current full planning application is approved without requiring affordable housing provision, then it is feasible that the larger site could be separated in to small sections, and the entire site could be developed for houses and/or flats, without any affordable housing being provided at all, even if the total number of dwellings exceeded the 15 dwelling threshold in policy H/7. (The outline planning permission on this site clearly shows that the entire site has the potential to be developed with 45 dwellings).

The council’s adopted SPD on Affordable Housing includes the following statement at paragraph 6.5: The Council will be alert to, and not permit any benefit to be gained from, the artificial subdivision of a site to circumvent the operation of UDP policy H/7. The Council will be attentive to the danger of allowing the artificial boundaries of ownership for developing units to frustrate the operation of the policy.

Whilst it is not thought that circumventing policy H/7 is the applicant’s intention in submitting this smaller application (it is thought that this is simply to allow some building work to progress on the site as quickly as possible), this development of 8 dwellings should be considered as part of the overall development potential of the site in terms of requirements for affordable housing. Therefore a legal obligation should be attached to the site at this stage to ensure that any changes to site ownership and any future subdivision does not reduce the affordable housing provision that the site is capable of generating.

Public Open Space All new private housing developments are required to make adequate provision for recreational open space by applying a standard of 2.1hectares per 1000 population. This provision is usually ensured through the completion of a legal agreement under the provisions of Section 106 of the Town and Country Planning Act 1990. An outline planning permission has already been granted on this site (08/D50957) including the following condition:

7. Development shall not commence until the precise details of any public open space to be provided in accordance with the requirements of Unitary Development Plan Policy H/6 (Provision of Recreational Open Space in New Housing Development) have been approved in writing by the Local Planning Authority and where necessary secured through a planning obligation.

Currently, the council only requires recreational open space provision on sites of 30 dwellings or more, however UDP policy H/6 does not stipulate a threshold and the intention is that provision will be required for all sites from one dwelling upwards from January 2009, in accordance with the adopted SPD. Given that the site has the potential to be developed for 45 dwellings, it is reasonable to require recreational open space provision by way of a legal obligation at this stage.

Given the location of the site adjacent to the former school playing field (which is protected as recreational open space by the UDP), it is likely, and appropriate, that any financial contribution made would be used to upgrade this land.

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Objections My views in response to the numbered points of objection are as follows:

1. The Local Planning Authority (LPA) has a statutory duty to deal with all valid planning applications submitted. The previous application on this site was outline only, with a further application being required to gain approval for full details of the development. Planning law does not prevent an applicant from dividing a site in to smaller areas and applying for separate permissions on each. However, when determining such an application, due regard must be given to the larger development in terms of layout, scale, appearance, access, and landscaping. The LPA must also be alert to an applicant subdividing a site in order to avoid requirements for affordable housing and open space provision. 2. The Highways Service has not raised any objections to the increased traffic that the development would generate. The development would create a through road between Mossylea Close and Arden Avenue; the condition requested by Members on the outline application (for a barrier scheme to be implemented to prevent the access road being a through road) should be imposed on this planning permission, if granted. A condition has been included to require a traffic calming scheme for the development should this be deemed necessary. The Highways Service has confirmed that the road layout is acceptable and to adoptable standards, and would provide safe and convenient access. 3. The proposed housing density is within the range required by UDP policy H/5. The houses would be 2-3 storeys high, and a maximum of 1.4m higher than existing properties that abut the site. However, I do not consider that this additional height would result in any significant overshadowing or loss of amenity for neighbours due to the separation distances proposed by the layout, which accord with the SPG guidelines. The houses would not be viewed within the same street scene as any existing properties and would not harm the character or appearance of the area. 4. The trees along the southern boundary of the school site are not protected by Tree Preservation Order and are not suitable for such protection, and so the landowner would not be in breach of planning law to remove any of the trees. It must be noted that these trees are outside of the development site for this application. A landscaping condition should be imposed on planning permission if granted, to ensure that sufficient planting is provided within the site and to its boundaries. 5. The separation distances proposed are in excess of the council’s minimum standards and no undue loss of privacy to neighbours of the site would result. Whilst it is noted that the existing properties currently enjoy a substantial degree of privacy as a result of adjoining the vacant site, this should not be afforded significant weight given that the objectives of the planning system include the efficient reuse of brownfield sites for residential purposes. 6. Inevitably there is some noise and disruption from all building works and this is not a valid reason for refusing planning permission. A condition to control hours of building works has been suggested, in order to limit nuisance to neighbours. The proposed separation distances between houses are acceptable. Any future noise complaints between neighbours should be dealt with through the appropriate environment health legislation. 7. There would be a loss of the open aspect from houses on Arden Avenue and Mossylea Close and some overshadowing of their rear gardens, but given the acceptable spacing between houses, this loss and overshadowing would not be significant nor would it be reason for refusing planning permission. Loss of view is not a material consideration within the planning system. 8. There is a shortfall in housing provision nationally. The development for residential purposes of sites such as that at Alkrington Moss is advocated by PPS3. 9. Any shortfall in education provision in the area is not a material consideration when assessing this application and is not the responsibility of the council as Local Planning Authority.

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Summary The development proposed is acceptable in terms of layout, scale, appearance, means of access and landscaping, assuming that all conditions are met. The development would not significantly harm the privacy or amenity of neighbouring properties. The application should be approved.

Delegation Scheme: Members have delegated powers to determine this application either way on reasonable planning grounds.

Should Members be minded to refuse this application on the grounds of scale and/or access and/or layout, the application would need to be reported to the council’s Regulatory Committee, as such a decision would directly conflict with the approval of outline planning application 08/D50957.

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Application Number Application Ty pe Ward 08/D51263 Full Planning Hopwood Hall

DEMOLITION OF EXISTING BUILDINGS AND CONSTRUCTION OF NEW ACADEMY BUILDING, PARKING AND EXTERNAL AREAS, INCORPORATING AN EXISTING TWO STOREY BUILDING. NEW EXTERNAL LIGHTING TO EXISTING MULTI USE GAMES AREA

ST ANNES ACADEMY, STOTT LANE, MIDDLETON, MANCHESTER, M24 6XN

For:- WILLMOTT DIXON CONSTRUCTION LTD Received 22-Aug-2008

RECOMMENDATION It is recommended that Committee resolves to:

1. Support an application for the temporary closure of the bridleway MiddRupp 117 for the duration of construction activities between its junction with Hollin Lane and where it meets footpath fp.119 630 metres to the east.

2. Grant planning permission subject to the following conditions.

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4. Before any development is commenced, a landscaping scheme shall be submitted for the approval of the Local Planning Authority. Such a scheme shall include details of the type, species, siting, planting distances and the programme of planting trees and shrubs. The scheme of planting, as approved, shall be carried out during the first planting season after the development is substantially completed and the areas which are landscaped shall be retained as landscaped areas thereafter. Any trees or shrubs removed, dying, being severely damaged or becoming seriously diseased within three years of planting shall be replaced by trees or shrubs of similar size to the those originally required to be planted. 5. The car parking and hardstanding area shown on the approved plans shall be constructed and marked out in accordance with the details shown, concurrently with the construction of the buildings hereby permitted and shall be made available for use before the buildings are first occupied and retained thereafter. 6. The buildings hereby approved shall not be occupied unless and until the bus turnaround, standing bays, and pedestrian barriers have been marked out as indicated on the approved plan 08/10/08 revision A. The facilities shall be kept available for use at all times that the buildings are occupied 7. Without the written consent of the Council the buildings hereby approved shall not be occupied unless and until restrictions on the waiting and loading of vehicles on the highway of Hazelhurst Drive have been brought into force by the confirmation of a Traffic Regulation Order. 8. The flood lights hereby approved shall not be operated beyond 2200 hours on any day of the week. 9. The development hereby approved shall not be commenced unless and until full details of proposed external lighting have been submitted to and approved in writing by the Local Planning Authority. The approved lighting scheme shall be implemented prior to occupation of the buildings. 10. Implementation of the approved submitted site investigation report findings and remediation strategy on site contamination and ground gases shall be carried out and be the subject of a completion report, all in accordance with BS10175, which shall be approved in writing by the local planning authority prior to occupation of the buildings, or by such time as may otherwise be agreed in writing. 11. The development hereby permitted shall not be commenced until such time as a detailed scheme to improve the existing surface water disposal system has been submitted to, and approved in writing by, the local planning authority in consultation with the Environment Agency. The scheme shall be fully implemented and subsequently maintained, in accordance with the timing / phasing arrangements embodied within the scheme, or within any other period as may subsequently be agreed, in writing, by the local planning authority. 12. The development hereby permitted shall not be commenced until a survey has been conducted by a person, the identity of whom has previously been agreed in writing with the Local Planning Authority to investigate whether the site is or has been utilised by bats and the survey results passed to the Local Planning Authority. If such a use is established, a scheme for the protection of the wildlife habitat shall be submitted for the written approval of the Local Planning Authority and the duly approved scheme shall be implemented in full in accordance with the agreed details.

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4. In order to achieve a satisfactory level of landscaping in the interests of the amenity of the area. 5. In order to ensure that there is adequate provision for vehicles to be parked clear of the highway in the interests of road safety and amenity and to prevent obstruction. 6. In the interests of road safety. 7. In the interests of road safety. 8. In order to safeguard the amenities of the area and to prevent nuisance arising. 9. In order to safeguard the amenities of the area and to prevent nuisance arising. 10. 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. 11. To prevent flooding by ensuring the satisfactory storage of/disposal of surface water from the site. 12. To ensure the protection of the wildlife habitat of bats which are a protected species under the Wildlife and Countryside Act 1981. ______

Reason for recommendation The proposed development would have a satisfactory appearance and result in an acceptable relationship with adjacent properties and would provide improved educational and community facilities, all in accordance with policies D/10, CF/2 and BE/2.

Report

Site: St Anne’s Academy is the former Queen Elizabeth’s School located near the junction of Hollin Lane with Hazelhurst Drive. The site is separated from back and side garden areas of housing located off the north side of Hazelhurst Drive by an unadopted track and bridleway which leads eastwards down to Hopwood Hall College. The site is set back from the Hollin Lane frontage separated from it by an open field area and an existing school car park and bus drop off and turning facility. School playing fields drop away from the buildings to the east and there is open farm land to the north beyond the existing school site.

Proposal: The proposal is for the construction of a new 900 place academy on the site of the present school buildings. This compares with 650 pupils at present (January 2007). 750 pupils from 11-16 and a 150 place post 16 facility, and an 8 place Learning Support Unit will be accommodated. The new buildings will be primarily used for educational purposes but it is also intended that there would be a significant community use during and after school hours.

The development proposals are for the clearance of all the existing buildings apart from an existing two storey red brick section built as a school extension approximately 15 years ago which is to be retained and linked to the front of the new building. The new buildings will be set generally further back on the site to accommodate staff and visitor parking and vehicle servicing along the northern part of the site, and a more open landscaped approach incorporating a separate wide pedestrian approach to the school building main entrance plaza. The existing car park and drop off area in front of the school site and marked out bus turning and standing bays provided next to the school pedestrian entrance.

The two storey building, mainly 8.5 metres to the roof parapet with shallow sloping roof areas, takes the form of a curved access spine serving three sections of teaching space

List A Page - 13 - to the south east side, and to the other side serving the main hall and dining space and adjacent full height glazed entrance foyer. The spine section would be used for learning space as well as providing a link to different parts of the building. A sports hall with associated changing accommodation would open off the north side of the main entrance and assembly and dining areas. Materials would be dark brown facing bricks to most of the main elevations with terra cotta cladding to the external elevations of the sports hall and alongside the large glazed areas of the building main entrance. The shallow sloping roof areas would be clad with smooth and ribbed light grey tiles.

The proposals indicate areas for landscape works and replanting across the entire site. This features woodland edge tree planting along the southern bridleway boundary, lines of trees along the pedestrian approach to the main entrance, an orchard and other specific areas of planting (e.g. art garden) adjacent to the main playground areas to the rear. The site is presently enclosed by palisade fencing, and the proposal is to provide new fencing to the site frontage. Two existing access gates along the fence line to the bridleway route are to be retained for emergency use.

The proposal also includes a new multi use games area on existing adjacent playing field area. This would be adjacent to the north east corner of the school buildings and would measure 70 by 35 metres surrounded by 3 metre ball stop fencing. There is also a proposal to add floodlighting columns to the multi use games area approved last year for a site further to the east on the playing fields. This would consist of 6 x 15 metre high lighting columns.

Policy Background: Rochdale Unitary Development Plan (UDP) policies: D/10 – Protected Open Land CF/2 – General criteria for the Development of Local Community and Health Facilities BE/2 – Design Criteria for New Development

Site History: The main building appears to date from the 1960’s and has been previously extended with an arts and craft block in 1991 and two extensions at the southern end in 1992 one of which is to be retained at the front of the new building as indicated above. The site was securely fenced following the grant of planning permission in 1993. Last year planning permission was granted for a multi use games area on the playing fields to the east of the school.

Publicity Responses: The application has been advertised on site and in the local press. Direct neighbour notification has been carried out to occupiers of the nearest properties backing on to the bridleway. No responses have been received.

Consultation Responses: Head of Highways and Engineering – no objection. A diversion of the bridleway must be agreed for the construction period and temporary closure order obtained beforehand. The submitted Travel Plan identifies cycling as an area for improvement. Upon adoption of the Plan by the school this should be the subject of a review to consider whether existing advisory cycle lanes can be altered to an enforceable standard. This would help St Anne’s to achieve the targets of its School Travel Plan. A full review of the waiting restrictions along Hazelhurst Drive Hollin Lane and the area around St Anne’s should be undertaken to assess the impact of the school on the surrounding transport network. A plan has been produced identifying the road frontages along Hazelhurst Drive to ensure the access route into the school site is kept clear of parked vehicles. This is subject to a recommended planning condition.

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Environmental Health (contamination and landfill gas) – a report was submitted before the application was submitted, issues arose and site investigation and further work agreed. It is requested that until a completion report is submitted to confirm agreed action on site has been carried out then a planning condition be imposed requiring appropriate contamination remediation and precautions against landfill gas be imposed.

United Utilities – no objection.

Environment Agency – following receipt of a satisfactory Flood Risk Assessment the Agency raise no objection subject to a condition requiring details of a scheme to improve surface water drainage is submitted, agreed and carried out within a time scale or phasing arrangements to be agreed by the local planning authority.

Greater Manchester Passenger Transport Executive – requested that improved bus turning facilities be provided. The application has been amended to incorporate bus bays and pedestrian safety barriers adjacent to the main entrance with turning space marked out within the existing front car park.

Views of Officer: The site lies within an area defined as Protected Open Land in the Rochdale UDP and therefore subject to policy D/10. The aim of the policy is to protect areas between the urban area and the Green Belt from inappropriate development. In this case the new school buildings would be within the existing footprint and would occupy a foot print adjacent to and overlapping the present school buildings. In addition, the height and massing of the new buildings are no greater than the existing buildings. The proposal would have no greater impact on the Protected Open Land Area and the proposal therefore complies with the adopted policy.

UDP policy CF/2 – General Criteria for the Development of Local Community and Health Facilities indicates that proposals new facilities will be permitted and supported provided that • They are accessible to the local community, • They will have no unacceptable impact on the amenity of surrounding uses, particularly residential, and • That the surrounding road network is capable of accommodating any additional vehicular traffic likely to be generated without damage to the local environment.

This is an established educational site with direct access to the local community which it will serve. Access arrangements to the new facilities will be improved with better pedestrian arrangements into the site and improved bus turnaround and drop off facilities.

The new buildings would be no closer to the houses off the north side of Hazelhurst Drive than the present buildings. The new buildings would be sited 30 metres from the back of the nearest house (9 Carrick Gardens), separated by the bridleway, boundary fencing and existing and reinforced boundary planting. The building heights would be the same as the existing buildings and compared with the old buildings the quality of design and materials would be an improvement. Outlook from adjacent houses would alter but the scale and appearance of the new buildings would not dominate or intrude unacceptably. Outdoor activity and play space areas would occupy similar areas as at present and with much improved surfacing, landscape treatment and planting I do not consider that there would be increased disturbance to local residents. The new fenced multi use games area would be sited well away from residential properties (at least 95 metres) on the far side of the site, and the flood lights proposed for the recently approved multi use games area would be located at least 30 metres from the nearest house. Details of luminance levels submitted with the application indicate that light spillage would be well contained

List A Page - 15 - and would not affect the nearby residential properties, and it is recommended that hours of use be limited to no later than 10pm.

Although compared with the recent school role numbers of pupils to be accommodated would increase and facilities made more widely available to the community, the existing highway network will be able to cope with the limited additional traffic generated, and the Head of Highways and Engineering raises no objection.

This proposal contributes to the national and local aspirations of transforming educational provision by providing up to date and appropriate buildings and facilities. It would provide a facility of high quality design which would enhance the local environment on an established site without detriment to local residential amenity. I recommend that planning permission be granted subject to the conditions indicated above.

Delegation Scheme: Members have delegated powers to determine this application either way on reasonable planning grounds.

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Application Number Application Type Ward 08/D51379 Full Planning North Middleton

RE-MODELLING OF EXISTING LIGHT INDUSTRIAL UNITS INCLUDING SIDE EXTENSION AND REAR CANOPY

96, ROCHDALE ROAD, MIDDLETON, MANCHESTER, M24 2QA

For:- C C McRAE LTD Received 26-Sep-2008

RECOMMENDATION Grant Consent subject to conditions

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5. The premises shall not be open for trade or business nor take deliveries except between 08:00 hours and 19:00 hours Monday to Friday and 09:00 hours and 18:00 hours on Saturday. 6. Before any development is commenced, a landscaping scheme shall be submitted for the approval of the Local Planning Authority. Such a scheme shall include details of the type, species, siting, planting distances and the programme of planting trees and shrubs. The scheme of planting, as approved, shall be carried out during the first planting season after the development is substantially completed and the areas which are landscaped shall be retained as landscaped areas thereafter. Any trees or shrubs removed, dying, being severely damaged or becoming seriously diseased within three years of planting shall be replaced by trees or shrubs of similar size to the those originally required to be planted. 7. Prior to the commencement of development a specification for the proposed access, car parking, servicing and manoeuvring areas shall be submitted to and approved in writing. The aforementioned areas shall be constructed in accordance with the approved details prior to any of the units first being brought into use.

Reasons: 1. Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990. 2. In order to ensure a satisfactory appearance in the interests of visual amenity. 3. In order to ensure a satisfactory appearance in the interests of visual amenity. 4. In order to safeguard the amenities of the area and to prevent nuisance arising. 5. In order to safeguard the amenities of the area and to prevent nuisance arising. 6. In order to achieve a satisfactory level of landscaping in the interests of the amenity of the area. 7. In order to ensure a satisfactory form of development ______

Reason for recommendation: The proposed units can be accommodated without detriment to the amenity of the surrounding area and can achieve satisfactory access, servicing and parking arrangements. The proposal is therefore in accordance with the requirements of Unitary Development Plan policies EC/5 (Employment Developments and Extensions Outside Allocated Areas), BE/2 (Design Criteria for New Development), A/9 (New Development – Access for General Traffic) and A/10 (New Development – Provision of Parking).

Report

Site: The application relates to a property and land at 96-100 Rochdale Road, Middleton.

The surrounding area comprises a mix of commercial and residential properties. There are commercial premises on Rochdale Road and Clough Road, along with those at the application site, whilst residential properties back onto the site on Radclyffe Street and Clough Road and face the site on the opposite side of Rochdale Road. There is a vacant site to the rear where Fielding Street Mill previously stood.

Proposal: The application is to make alterations to and extend the existing building on the site to form three light industrial units (Use Class B1). Each of the units would have roller

List A Page - 17 - shuttered doors facing Rochdale Road. The front elevations of the premises would have approximately 1.5m of brickwork with new cladding above this.

Between the front of the building and Rochdale Road would be 18 parking spaces, three of which would be marked out with double sided transfers. A service yard would be provided to the side/rear of the premises.

Policy Background: Adopted UDP - EC/5 Employment Developments and Extensions Outside Allocated Areas BE/2 Design Criteria for New Development A/9 New Development – Access for General Traffic A/10 New Development – Provision of Parking

Site History: 2008 Change of use from commercial premises to A1 food retail unit, A2 office and A5 hot food take away. Withdrawn D50637. 2003 Erection of 1.8m high security fencing with 2m high posts to Radclyffe Street boundary (retrospective). Permission granted (D42304). 2003 Erection of 1.8m high chain link fencing with 2m high posts and steel framed gates with chain link inserts (retrospective application). Refused (D40994). 2000 reconstruction of part of front elevation following partial demolition of existing building and filling of petrol storage tanks. Permission granted (D37173).

Publicity Responses: The appropriate surrounding properties have been notified, a site notice posted and the application advertised in the local newspaper. Three letters of representation have been received from 105, 107 and 109 Rochdale Road. These are summarised as:

§ What does light industrial mean? § What type of business will occupy them? § Will they be operating outside sociable hours (before 08:00 and after 19:00?) § What will the volume of traffic be frequenting the premises at unsociable hours? § What direction will access be gained from? § How many units will there be? § There would be extra heavy traffic, pollution and waste; § There are enough industrial premises in the area; § Rochdale Road is a continuation of Long Street where there are some great historical buildings. It Is felt that the area should be conserved not turned into an industrial eyesore; § Bus stops and bollards on the main road combined with right turning traffic will make the traffic situation horrendous.

Consultation Responses: Head of Highways and Engineering: - no objections.

Environmental Health – comments awaited.

Views of Officer: The application site has had a variety of commercial uses over the years though it is unclear as to what, if any, is the existing permitted use of the site. If this application were granted then there would be certainty over the permitted use and the Council may grant permission subject to reasonable conditions to protect residential amenity. Light industrial development falls within Use Class B1 of The Town and Country Planning (Use Classes) Order 1987 (as amended). The Order states that B1 development is:

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a) use as an office other than one falling within Use Class A2 b) use for research and development c) use for any industrial process

being a use which can be carried out in any residential area without detriment to the amenity of that area by reason of noise, vibration, smell, fumes, smoke, soot, ash, dust or grit.

Therefore in principle B1 uses are acceptable within residential areas since they include industrial activity which does not cause detriment to amenity by virtue of noise, vibration, smell, fumes, smoke, soot, ash, dust or grit. Given this, and that the site has been used on a commercial basis for many years I have no objection in principle to this proposal, subject to conditions being attached to any approval restricting the hours of operation and suitable boundary treatments and planting to protect amenity.

In terms of the details of the proposal UDP Policy EC/5 (Employment Development and Extensions Outside Allocated Areas) also states that the scale and form of development must be sympathetic to the character of the surrounding area and achieve satisfactory access and parking arrangements.

With regard to the first matter, as stated above, the application site is within an area with a mixed residential and commercial character. In my opinion the existing buildings have a visually degraded appearance. The proposal would provide the opportunity to enhance the appearance of the buildings with new roofing and cladding, boundary treatments and landscaping. I am therefore satisfied that the proposal would be sympathetic to and improve the appearance of the area.

With regard to highways matters, Members may be aware that the previous withdrawn application on the site was subject to objections from the Council’s highways engineers. This was because of an under-provision of parking and inadequate servicing arrangements. These issues do not exist within the current application. This is because the level of parking provision required for light industrial development is lower than for retail development and also because the site of the current application is larger than the previous application meaning that the proposal would have the benefit of a dedicated turning area for larger vehicles. The Council’s highways engineers therefore raise no objections to the current proposal.

Having regard to the above I recommend that the application is approved.

Delegation Scheme: Members have delegated powers to determine this application either way on reasonable planning grounds.

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Application Number Application Type Ward 08/D51405 Full Planning North Middleton

ERECTION OF 8408 SQ M FOODSTORE WITH ANCILLARY CAR PARKING, SERVICING, ACCESS ROADS, PEDESTRIAN FOOTPATHS AND LANDSCAPING (REVISIONS TO DESIGN OF ELEVATIONS)

LAND BOUND BY ASSHETON WAY, PARK ROAD, MANCHESTER NEW ROAD AND, FOUNTAIN STREET, MIDDLETON

For:- TESCO STORES LTD Received 10-Oct-2008

RECOMMENDATION Grant Consent subject to conditions

Conditions: 1. The development must be begun not later than the expiration of three years beginning with the date of this permission. 2. Notwithstanding any description of materials in the application no development shall be commenced until samples or full details of materials to be used externally on the building(s) have been submitted to and approved 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. 3. Before any development is commenced, a landscaping scheme shall be submitted for the approval of the Local Planning Authority. Such a scheme shall include details of the type, species, siting, planting distances and the programme of planting trees and shrubs. The scheme of planting, as approved, shall be carried out during the first planting season after the development is substantially completed and the areas which are landscaped shall be retained as landscaped areas thereafter. Any trees or shrubs removed, dying, being severely damaged or becoming seriously diseased within three years of planting shall be replaced by trees or shrubs of similar size to the those originally required to be planted. 4. Noise from the development and plant and equipment used in conjunction with it shall not exceed 40 dB(A) leq 5 mins between the hours of 11pm to 7 am when measured 1m from the façade of noise sensitive premises and 50 dB(A) leq 1 hour at all other times. 5. No construction work movement of vehicles, materials or equipment shall take place within the site except between the hours of 7.30am to 7.30pm Mon - Friday and 8.00am to noon on Saturday. 6. All of the car parking facilities associated with the proposed Food Store indicated on the approved layout plan shall be provided in full prior to the opening of the Food Store and thereafter maintained and controlled in accordance with the associated Car Parking Management Agreement. 7. The proposed service yard for the Food Store shall be provided prior to its opening and thereafter maintained for such purposes. 8. The building hereby approved shall not be occupied unless and until a completion report detailing the steps taken to deal with any identified contamination and landfill gas found on the site has been submitted to and agreed in writing by the Local Planning Authority.

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9. Prior to being discharged into any watercourse, surface water sewer or soakaway system, all surface water drainage from parking and loading/unloading areas shall be passed through an oil interceptor designed and constructed to have a capacity and details compatible with, the site being drained. Roof water shall not pass through the interceptor. 10. Notwithstanding the details submitted, full illustrative details of proposed external surface treatments, boundary wall and fencing designs and materials, and design and materials for lighting features shall be submitted to and approved by the Local Planning Authority. 11. Before any development is commenced details of a recycling facility shall be submitted to and approved by the Local Planning Authority. The approved details shall be implemented prior to opening of the Food Store. 12. Before any development is commenced full details of secure cycle parking facilities to be provided within the site shall be submitted to and approved by the Local Planning Authority. The approved details shall be provided before the Civic and Leisure building is occupied, or by such time as may otherwise be agreed in writing with the Local Planning Authority. 13. Other than within the servicing and loading areas indicated on the approved plans there shall be no outside storage of goods or materials.

Reasons: 1. Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990. 2. In order to ensure a satisfactory appearance in the interests of visual amenity. 3. In order to achieve a satisfactory level of landscaping in the interests of the amenity of the area. 4. In order to safeguard the amenities of the area and to prevent nuisance arising. 5. In order to safeguard the amenities of the area and to prevent nuisance arising. 6. To ensure adequate off street provision and control of parking within the Town Centre to avoid congestion in the interests of road safety. 7. To ensure adequate off street servicing provision for the proposed Food Store in the interests of road safety. 8. 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. 9. To secure a satisfactory system of drainage and to prevent pollution of the water environment. 10. In order to ensure a satisfactory appearance in the interests of visual amenity. 11. In order to ensure that adequate recycling facilities are made available the interests of sustainable development. 12. In order to ensure that adequate secure cycle parking facilities are made available. 13. In order to ensure a satisfactory appearance in the interests of visual amenity. ______

Reason for Recommendation The proposed development would have a satisfactory relationship in terms of function and appearance to surrounding land uses and buildings in compliance with Rochdale Unitary Development Plan policies S/12, BE/2 and EM/13

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Report

Site: The site occupies 2.45 hectares of land in Middleton Town Centre. It lies to the east and west of Assheton Way. It is bounded to the north by Fountain Street, to the South by Oldham Road, to the west by Assheton Way. Beyond the site are shops off Long Street to the north, three office blocks (Othen House, Brook House and Warwick court) the police station and Court House off Park Road to the south, shops off Middleton Gardens, the Post Office, and beyond that the Shopping Centre and bus station to the west.

The site contains Middleton Civic Hall, Leisure Centre and Swimming Pool together with Middleton outdoor market and areas of car parking and servicing off Park Road. This area is a metre or so lower than Fountain Street, Middleton Gardens and Oldham Road. A short row of shops (2-11 Fountain Street and 29 and 31 Manchester New Road) are also included within the application boundary and are to be demolished.

Proposal: The proposal is the retail element of the previous comprehensive regeneration of the eastern part of the town centre which also included a new civic and leisure building on the east side of Assheton Way, now nearing completion, which was approved in 2004 (D43236). The site would be cleared of all the existing civic and recreational buildings, and is a proposal is for the erection of an 8408 square metre foodstore building on the same site adjacent to the west side of Assheton Way and having the same footprint as previously approved. The store would be served by a walled yard with access off the Long Street/Market Street roundabout as previously approved. The car park would be laid out on the land between the store and Middleton Gardens, and Fountain Street and Park Road as previously approved but minor changes to circulation within the car park would reduce its size to 527 spaces compared to 553 spaces previously approved.

This proposal therefore only differs significantly from the approved details in relation to the design and appearance of the building. Instead of a shallow sloping roof behind a parapet the proposal is now for shallow sloping ridged roof with eaves oversailing to provide a canopy along the frontage. Consequently the maximum height of the roof to the ridge would be 10.4 metres compared with 8.6 metres previously. As before a curtain wall glazing system is proposed for the front elevation below the canopy, but the most significant change in appearance would be the substitution of timber cladding panels on virtually all areas of the other three elevations for the aluminium cladding panels and areas of terracotta cladding previously proposed. On the roof angled roof lights and sun pipes have been added to the design to provide some natural light within the building. The drawings indicate 6 funnel type roof ventilators, and two small (1.8 metre diameter) wind turbines located either side of the internally illuminated rooftop Tesco sign.

Policy Background: Rochdale Unitary Development Plan Policies S/12 – Retail Expansion, Fountain Street/Oldham Road, Middleton BE/2 – Design Criteria for New Development EM/13 – Energy Efficiency and New Development

Site History: 2004 – Foodstore, Civic & Leisure Centre, petrol filling station and ancillary car parking and servicing. Approved (D43236).

Publicity Responses: Direct notification by letter to the occupiers of all properties directly adjoining and adjacent the site has been carried out. The application has been advertised in the local press and by site advertisement at 5 locations around the site boundary. No representations have been received.

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Consultation Responses: Head of Highways and Engineering – no objection as the previously access and servicing arrangements are unchanged.

Environmental Health (Contamination) – a desk study and site investigation report have already been received. A condition is required requiring a completion report be submitted to ensure any appropriate action has been taken to deal with any identified contamination and landfill gas risk.

Environmental Health (Noise) – recommend construction hours and noise emission limits from equipment installed in the building.

Environment Agency – no objection. The River Irk runs in a culvert along the southern boundary of the site. Prior written consent of the Environment Agency is required under the Water Resources Act 1991 and the Land Drainage Act 1991 for any works or structures in, over or within 8 metres of the top of the bank or the River.

Views of Officer: Policy S/12 of the UDP allocates the site for retail expansion and the site has the benefit of planning permission for a foodstore building of the same footprint as this current application. All other matters of access, servicing and most of the parking layout are as previously approved. The only significant issues for consideration with this application are the design and appearance of the building.

The design and access statement submitted with the planning application indicates that the building design now proposed is driven by Tesco’s climate change strategy which seeks, amongst other things, to halve emissions from the company’s stores and distribution centres by 2020. To help achieve this the company have a new approach to design, construction methods and materials for new stores, and the Middleton store is one of those selected for this ‘Environmental Format’ treatment. The changes involve a more sustainable building operation including the use of recycled and low carbon materials. This approach changes the external appearance of the building. In summary the alterations to the building which find expression externally are:

• Use of laminated timber (sustainable sourced) structural beams throughout the store except in bulk storage areas instead of steel beams previously approved. The timber beam support system would run through to outside canopy and eaves areas and would be exposed internally. Use of timber beams would achieve a 17% carbon reduction in manufacture, transport and construction. • Previously approved metal and terracotta finish external cladding will be replaced with timber (larch) clad wall panel system manufactured off site. Use of the timber panels would have an 8% carbon reduction compared with the previously approved materials. On the Park Road and Fountain Street elevations the cladding would be used together with additional high level glazing. On the main frontage to the car park the curtain wall glazing would be unchanged but the entrance surrounds would employ the timber cladding. The panels have a ridged profile, are preservative pressure treated, have a natural finish. Photographs of sample panels will be available at the meeting • Roof lights and roof mounted sun pipes are proposed to reduce the need for artificial lighting during the daytime, and together with the provision of low energy lighting would achieve a 9-11% carbon reduction for lighting energy consumption. • Externally mounted wind catchers with a funnel appearance will allow warm air to escape without mechanical means and cold air to enter. The control of these would be linked to the store’s integrated heating, ventilation and air conditioning system enabling it to operate at a lower level.

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• The two roof mounted micro wind turbines would generate electricity to power the signage which they would be sited next to.

Although not visible externally it is also proposed to install a combined heat and power (CHP) package within the building. This uses waste heat from a site based electricity generation process to provide useful heat for space and water heating leading to high system efficiencies.

Policy EM13 – Energy Efficiency and New Development indicates that development proposals which include measures to conserve and assist the efficient use of energy will be supported where this can be successfully incorporated into design, and where there are no adverse impacts on the amenity of the surrounding area (e.g., visual impact and environmental disturbance). The proposals comply with the policy by achieving the carbon savings indicated above without any adverse effects on the surrounding area.

Although driven by Tesco’s aims for carbon savings the changes to the external appearance of the building benefit its external appearance and visual impact on the surrounding townscape. The building is only marginally higher than the previously approved scheme because of design changes to the roof form. Despite this the new building would not obscure the view of the new civic and leisure centre when seen from the car park and Middleton Gardens. The timber cladding has been used on the limited number of other ‘Environmental Format’ stores which Tesco have built so far, including a store at Cheetham Hill where construction is well advanced. The timber cladding has a ‘warmer’ more natural appearance than the flat cladding panels proposed previously because of the ridged texture and natural variation in colour of the timber. The timber weathers naturally over time to add further variation, patina, and interest to elevations which would otherwise be plain expanses. Photographs of the Cheetham Hill Building will be available at the meeting for consideration if required.

I consider that this proposal is a significant upgrade in appearance making an improved and positive contribution to this part of the Town Centre, in accordance with adopted UDP design policy BE/2. I recommend that planning permission be granted subject to the conditions set out above.

Delegation Scheme: Members have delegated powers to determine the application either way on reasonable planning grounds.

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Application Number Application Type Ward 08/D51417 Full Planning North Middleton

INSTALLATION OF A 17.5M HIGH MONOPOLE INCORPORATING 3 NO. ANTENNA AND ASSOCIATED GROUND-BASED EQUIPMENT CABINET, ENCLOSED BY 1.8M HIGH PALISADE FENCING

LAND ADJACENT UNIT 24, HANSON CLOSE, MIDDLETON

For:- TELEFONICA 02 UK LTD Received 10-Oct-2008

RECOMMENDATION It is recommended that: a) Planning permission is granted subject to the conditions below; and b) The Development Control Manager in consultation with the Chair and Vice Chair of Committee be authorised to issue the relevant decision notices on expiration of the period for receipt of representations indicated in the neighbour notification letters.

Conditions: 1. The development must be begun not later than the expiration of three years beginning with the date of this permission. 2. The development shall not be completed except in strict accordance with the approved plans, unless otherwise agreed in writing with the Local Planning Authority. 3. All apparatus shall be removed from the site within three months of it becoming redundant.

Reasons: 1. Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990. 2. For the avoidance of doubt and in order to define the permission. 3. In order to ensure a satisfactory appearance in the interests of visual amenity. ______

Reason for Recommendation: The proposal would not be detrimental to the visual amenity of the area, and is in accordance with the requirements of policies CF/6 and BE/2 of the Rochdale Unitary Development Plan

Report

Site: The application site is a small area of unused scrub land, adjacent to the north-east facing gable end of unit 24 on the Hanson Close industrial estate. The site is surrounded on all sides by single storey industrial units, with the nearest houses being 50m to the north on Jubilee Road. The site is mostly level, and is 0.4m higher than the level of the

List A Page - 25 - adjacent highway/ yard that services the industrial buildings. There is one tall, semi- mature tree adjacent, and smaller trees and shrubs to the perimeter.

Proposal: The application proposes the installation of a 15m high monopole (painted grey) on a 4.3 x 4.3m concrete base, with 3 antennae at the top that would result in the total height of the installation being 17.5m. There would be an associated ground-based equipment cabinet (painted green). The pole and cabinet would be enclosed by 1.8m high palisade fencing (left grey).

Policy Background: Rochdale Unitary Development Plan (adopted 15 th June 2006) : CF/6 – Telecommunications BE/2 – Design Criteria for New Development

National Guidance: Planning Policy Guidance Note 8 (PPG8) – Telecommunications

Site History: • May 1981 – 81/D12386 – Approved – Access road to serve industrial units. • July 1984 – 84/D16854 – Approved – Two single storey buildings to provide industrial units.

Publicity Responses: Letters were sent to neighbouring properties and a site notice was posted. At the time of writing this report, no responses had been received.

The 21-day publicity period ends on 24 th November, with an additional 3 days then given to allow any items posted to be received by the case officer, in accordance with the council’s adopted procedure on publicising planning applications. As this date falls after the November committee meeting, Members are being asked to make a recommendation on the application and then authorise the Development Control Manager to issue the decision notice following the expiration of the publicity period. Any responses received prior to the committee meeting will be reported at the meeting. Should any responses be received after the meeting, the committee Chair and Vice-Chair will be consulted.

Consultation Responses: Highways Service – no objections.

Views of Officer: Members had the opportunity to view this site prior to the committee meeting.

The application indicates that the installation is required in this location to provide 3G mobile phone network coverage to Boarshaw. The applicant has followed the sequential approach to consideration of alternative sites as required by PPG8. This ranges from examining whether there is scope to upgrade existing installations, mast sharing, using high buildings, through to erecting a new ground based installation, as proposed. The applicant indicates that a new ground based installation is the only way of providing the coverage required and is the only feasible option for this area. Other sites in the area have been discounted due to a lack of ground height, distance from the required coverage area, significant increases in height of existing columns to allow mast-share, visual prominence, and unwillingness of site owners to permit land to be used installation of telecommunications equipment.

The chosen site is within an industrial estate at Hanson Close, with the larger Cromer industrial estate adjacent on the north-east side. The pole and enclosure would be viewed in conjunction with the surrounding single storey buildings that all have a typically

List A Page - 26 - industrial appearance. At 17.5m the pole would be particularly tall, and for this reason full planning permission is required (permitted development rights only extend to poles that are 15m high or less). The pole would extend above the height of the adjacent buildings and tree, but its location at the cul-de-sac end of Hanson Close and closely bounded by three buildings, would significantly limit the prominence of the installation. The non- prominent, industrial location is appropriate for this type of installation, and whilst tall, the slim design of the pole would ensure it was not obtrusive in the views of the houses on Jubilee Road and Hillside Drive to the north (50m distant).

The pole and its enclosure would be sited at one end of Hanson Close, adjacent to the area of yard/ highway between the two industrial buildings. The enclosure would be positioned on an area of disused land that is 0.4m above the level of the highway. The proposal would not restrict the movement of vehicles or pedestrians, and vehicles used to service the equipment could park adjacent to the industrial buildings at the head of the cul-de-sac without causing obstruction to the servicing of the industrial estate. The council’s highways engineers have raised no objections to the proposal.

Concern is often expressed about the health implications of electro magnetic radiation from telecommunications installations. Government guidance contained in Planning Policy Guidance Note 8 (PPG8) – Telecommunications indicates that if a proposed mobile phone base station meets the International Commission for Non-Ionising Radiation Protection (ICNIRP) guidelines for public exposure then it should not be necessary for a local planning authority, in processing an application, to consider further the health aspects or concerns about them. The application is accompanied by a certificate indicating compliance with the standards so there are no health grounds for withholding approval. Furthermore, I would remind members that where refusals have been made on health grounds subsequent planning appeals have been dismissed and in two cases costs awarded against the Council for failure to substantiate health grounds for refusal.

Summary The proposed pole and enclosure would not be detrimental to the industrial character and design of the site’s surroundings. The equipment would be sited at the cul-de-sac end of an industrial site thus would be sited so as to minimise its visual impact. The applicant has explored options for mast-sharing and has found these to not be feasible. Evidence of compliance with the government’s guidelines on health impacts of telecommunications use has been provided by way of an ICNIRP certificate.

I recommend that planning permission is granted for the telecommunications pole and associated equipment.

Delegation Scheme Members have delegated powers to determine this application either way on reasonable planning grounds.

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Application Number Application Type Ward 08/D51324 Local Authority (own South Middleton, West development) Middleton

ERECTION OF TWO REPLACEMENT PAVILIONS, ALTERATIONS TO EXISTING BOWLING PAVILION AND EXTENSION TO EXISTING CAR PARK

TRUFFET PARK, BOWNESS ROAD, MIDDLETON

For:- RMBC Received 05-Sep-2008

RECOMMENDATION Grant Permission subject to conditions

Conditions: 1. The development must be begun not later than the expiration of five years beginning with the date of this permission. 2. Concurrently with the extension of the car park hereby approved a minimum of two car parking spaces shall be marked out and made available for the exclusive use of disabled persons. Notwithstanding any information shown on the approved plans, the two spaces shall be located immediately adjacent to the footpath leading to the bowling pavilion, unless otherwise agreed in writing with the Local Planning Authority.

Reasons: 1. To ensure the protection of the wildlife habitat of bats which are a protected species under the Wildlife and Countryside Act 1981. 2. In order to ensure that there is adequate provision for vehicles to be parked clear of the highway, including appropriate parking provision for disabled persons, in the interests of road safety and amenity and to prevent obstruction. ______

Reason for recommendation: The proposal would improve the appearance and use of the park and would have an acceptable relationship with the surrounding area, in accordance with the requirements of policies G/3, G/8 and BE/2 of the Rochdale Unitary Development Plan.

Report

Site: This application relates to Truffet Park on Bowness Road, which is protected as recreational open space by the UDP and is within a greenspace corridor. The park has a bowling green and tennis courts to the west side, to the rear of dwellings on Rowrah Crescent. There is a car park adjacent to the Bowness Road entrance to the north, and the driveway leads to a house positioned centrally within the park. The remainder of the park is grassed land, scattered with mature trees. The golf course is beyond the southern boundary.

Proposal: The application proposes the demolition of two buildings adjacent to the bowling green (one a toilet block, one used for storage), the erection of two new buildings (one a toilet

List C Page - 2 - block and one a warden’s office/ community meeting room), the external refurbishment of the existing bowling pavilion to match the two proposed new buildings, a small extension to the existing car park, and the formation of ramped access from the car park and in to the three buildings. Bollard lighting would be erected in the car park.

Other works to be carried out, but which do not require planning permission include the re-surfacing of the tennis courts and replacement of the fencing, the installation of handrails to improve accessibility, and the internal refurbishment of the existing bowling pavilion.

Policy Background: Rochdale Unitary Development Plan (adopted 15 th June 2006)

G/D/1 Defined Urban Area R/2 Langley Physical Regeneration Area, Middleton CF/2 General Criteria for the Development of Local Community and Health Facilities G/3 Protection of Existing Recreational Open Space G/8 Greenspace Corridors A/3 New Development – Access for Pedestrians and Disabled People BE/2 Design Criteria for New Development

Site History: • September 2006 – 06/D47451 – Approved – Extensions to dwelling within Truffet Park. • March 2008 – 08/D50325 – Approved – Construction of children’s play area. • July 2008 – 08/D50939 – Approved – Installation of 4 x 8m high lighting columns to bowling pavilion. • September 2008 – 08/D51209 – Approved – Installation of 6 x 7m high lighting columns to bowling pavilion.

Publicity Responses: Letters were sent to neighbouring properties and a site notice was posted. One letter of objection has been received, signed by occupants of seven properties on Bowness Road and Gatesgarth Road, neighbouring the park. The grounds for objection relate entirely to existing anti-social behaviour problems in and around the park, including the congregation of people and intimidation of residents, vandalism, urination, verbal abuse, alcohol consumption in an alcohol-free zone, and drug dealing and taking. The letter states that these problems are as bad now as they have ever been, but that the area was much quieter and safer before a play area was created in the park. The letter states that there is an objection to “any further work being done on anything to do with Truffet Park.”

In addition to this letter of objection, a Mr Lunt attempted to use the facility for submitting objections on the council website, but the attachment could not be opened and Mr Lunt did not supply any contact details on the electronic form.

Consultation Responses: • Highways Service – no objections, but parking spaces accessible to disabled persons should be located closer to the footpath. • Environmental Health – no objections. • Greater Manchester Police Architectural Liaison Unit – no response at the time of writing this report. Any response received will be reported verbally to Members. • Rochdale and District Disability Action Group – all parking spaces accessible to disabled persons should be clearly marked.

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Views of Officer: This proposal is part of a larger scheme of works to improve the facilities at Truffet Park. Planning permission has recently been granted for the formation of a children’s play area to the eastern side of the park entrance, and for lighting columns at the bowling green. The proposed development supports the continued recreational use of Truffet Park and therefore complies with the requirements of UDP policy G/3 – Protection of Existing Recreational Open Space.

The proposed new buildings would occupy the footprints of the buildings to be demolished, and the additional car parking area would be fairly small and only increase the hard-standing to meet the current fence line. These minor developments would enhance the recreational value of the park, without harming its ecological, landscape or amenity value. Truffet Park is on the edge of a greenspace corridor and is fairly wide and well connected to the golf course in terms of landscape and the movement of wildlife. The proposed development complies with the requirements of UDP policy G/8 – Greenspace Corridors.

The widening of the car park would permit easier turning movements for vehicles and would allow spaces to be marked out for disabled users, and positioned adjacent to a proposed level access to the bowling pavilion. The council’s highway engineers have no objections to the proposal if the spaces accessible for disabled people can be positioned immediately adjacent to the footpath, and the Rochdale and District Disability Action Group have no objections to the proposals if the spaces are properly marked out. I consider that it is reasonable to combine these two requirements as a planning condition.

The replacement of the old toilet block and storage building, along with the external refurbishment of the existing bowling pavilion, would improve the appearance of the ‘developed’ section of Truffet Park, in accordance with the requirements of UDP policy BE/2 – Design Criteria for New Development.

The received letter of objection relates entirely to anti-social behaviour problems in the area. Whilst such nuisance problems are repugnant and require positive action for the protection and improvement of quality of life of the local community, these issues are not directly relevant to this planning application; the improvement of facilities at the park through new buildings, security shutters, better lighting, fencing and footways, would more likely reduce vandalism and inappropriate behaviour in the park than add to it.

Delegation Scheme Members have delegated powers to determine this application either way on reasonable planning grounds.

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