19/73814/REM APPLICANT: Keepmoat Manchester LOCATION

APPLICATION No: 19/73814/REM APPLICANT: Keepmoat Manchester LOCATION: Land Located South Of The River Irwell And West Of Littleton Road, Centred On Whit Lane , Charlestown, M6 6HP PROPOSAL: Details of reserved matters for appearance, landscaping, layout and scale for phase 3 of Hybrid application ref. 15/67254/EIAHYB. WARD: Irwell Riverside

Description of Site and Surrounding Area

The application site is known as Phase 3 of the Keepmoat Charlestown Riverside development, which measures 5.78 hectares. The northern boundary of the site runs along the southern bank of the River Irwell opposite the Lower Kersal Playing fields and Salford Sports Village and is bounded to the east by Phase 1 and 2 of the wider Charlestown residential development. To the west, the boundary moves in to exclude the 1960s/70s Auckland Drive housing estate before looping round a triangular section of land bounded by Langley Road South and Whit Lane and then returning to the river bank.

Most of the site currently comprises vacant land and open space. Historically the site underwent a clearance exercise where several roads of back-to-back terraced housing, a school, some small industrial sites and former open space have been removed. Structures that do remain are in a poor state of repair.

As outlined above, the site forms part of a larger site for which planning permission (Ref. 15/67254/EIAHYB) was granted in March 2016 for development as follows:

$ymppt04v.docx “Hybrid planning application comprising: Full Planning Application for the erection of 267 dwellings with associated landscaping, access arrangements and car parking (Phase 1 and 2). Outline planning application including access with all other matters reserved for a maximum of 163 dwellings together with public open space highway infrastructure works, public realm works and landscaping (Phase 3).”

Phases 1 and 2 of the Charlestown Riverside development are now on site being delivered.

The site is allocated under the saved UDP in the form of Policies MX 3 (Whit Lane, Irwell Riverside) ‘Sites for a Mix of Open Space and Built Development’, and EN 5 ‘Environmental Protection – Irwell Valley’. The site is adjacent to a Wildlife Corridor (the River) as defined by Policy EN 9.

Description of Proposal

The Reserved Matters planning application seeks consent for the erection of 158 no. residential dwellings to be developed as part of Phase 3 of development at Charlestown Riverside. The principle and access arrangements for Phase 3 were established through the outline consent, so this application only concerns appearance, landscaping, layout and scale. The outline gives consent for a maximum of 163 dwellings.

The principle design characteristics include green spaces, key routes, permeability, connections to the surrounding area and strong frontages. The masterplan responds to the Riverside walkway through public realm connections and housing fronting onto the riverside. The dwellings are laid out in a series of perimeter blocks with defensible space to the front and rear of each dwelling and will face one or more of the principal streets in and around the development i.e. Whit Lane, Britannia Street, Riverside Way, Moat Road or Blossom Way.

The development has been designed to complement Phases 1 and 2 of the development, which are already under construction, in terms of appearance and scale. The appearance would consist of clean lines, picture frame windows set in reveals, contemporary brick detailing are a consistent design feature throughout the development and not specific to tenures, ensuring seamless aesthetics. Roofing materials are consistent throughout the development but facing bricks are varied. The scheme caters for a variety of housing types and sizes; ranging from 2 bedrooms to 4 bedrooms. With regards to scale, the development would mainly comprise of two storey residential accommodation interspersed with occasional two and a half storey units.

Within the front gardens the landscaping treatment is proposed to be relatively simple and comprises predominately lawned areas with tarmac drives. Where applicable, tree and shrub planting is proposed to properties to improve visual interest. Trees would be planted along the streets as focal points, within the green public spaces to reinforce the boundaries, and along key desire lines to reinforce the movement pattern.

Vehicular access to the proposed development would primarily be via the existing road network with a new access off Littleton Road provided to the east and a new junction arrangement at the junction of Langley Road South and Whit Lane. Access to and within the public external environment is designed to ensure that there are no excessive changes in level between the highway and the private spaces.

Properties have been designed to feature in curtilage parking, predominantly located to the side or front of the dwelling. These come in the form of parking bays or driveways to the side of the properties.

Publicity

Site Notice: Non HH Affecting public right of way Date Displayed: 10 September 2019 Reason: Article 15 affect public right of way

Site Notice: Non HH Affecting public right of way Date Displayed: 1 August 2019 Reason: Article 15 affect public right of way

Press Advert: Manchester Weekly News Salford Edition Date Published: 1 August 2019 Reason: Article 15 Standard Press Notice

Neighbour Notification Eighty-nine neighbouring occupiers have been notified of the application via letter dated 25th July 2019 with a reply date of 15th August 2019. The same neighbours were re-consulted on 10th September 2019 with a reply by date of 1st October 2019.

Representations

No letters of representation have been received in response to then application publicity.

Relevant Site History

15/67254/EIAHYB Hybrid planning application comprising: Full Planning Application for the erection of 267 dwellings with associated landscaping, access arrangements and car parking (Phase 1 and 2). Outline planning application including access with all other matters reserved for a maximum of 163 dwellings together with public open space highway infrastructure works, public realm works and landscaping (Phase 3). Approved on 3 March 2016

Consultations

United Utilities Water Ltd Following our review of the submitted Drainage Strategy, UU can confirm the proposals are acceptable in principle. If planning permission is granted a condition should be attached requiring that development is carried out in accordance with the submitted Foul & Surface Water Drainage Design Drawing 18188/01/2, Rev B - Dated 5/3/19 which was prepared by REFA.

Design for Security No comments received to date

Air Quality, Noise, Contaminated Land No comments made concerning air quality and noise. The conditions on the outline application are considered sufficient with respect to land contamination; however an informative is recommend concerning the applicant’s outstanding obligations concerning conditions 14, 16 and 19.

Highways No objection subject to conditions.

Senior Drainage Engineer No further comments to make in respect of drainage matters.

The Coal Authority Having reviewed the Proposed Site Plan The Coal Authority are pleased to note that the proposed built development has been arranged in a manner which avoids built development over the concentration of mine entries and their associated zones of influence, with the affected part of the site being utilised as public open space (POS). As such, the Coal Authority wishes to raise no objection to this reserved matters application.

PSSC Canal and River Trust Based on the information available the Trust has no comment to make on the proposal.

Environment Agency No objection is made subject to conditions concerning a Landscape and Ecological Management Plan and finished floor levels.

Greater Manchester Archaeological Advisory Service Archaeological requirements are set out within condition 13 of the Hybrid planning consent. However, the wording could be refined to protect the particular archaeological interests of the Phase 3 scheme.

Greater Manchester Ecological Unit Most ecological issues were resolved at outline stage, an updated ecological survey has identified no significant additional ecological constraints other than bat roosting potential in trees that may be lost. Landscape proposals have been provided. Minor amendments to these are recommended.

The Greater Manchester Pedestrian Assoc. No comments received to date

Transport for Greater Manchester (TFGM) The majority of the related matters were dealt with through the outline planning application. However, a condition regarding a travel plan should be attached to any grant of consent.

Highways England No objection.

The Open Spaces Society No comments received to date

Peak and Northern Footpaths Society No comments received to date

Ramblers Association (Manchester Area) No comments received to date

Rights of Way No comments received to date

Planning Policy

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

Unitary Development Plan ST10 - Recreation Provision This policy states that a comprehensive range of accessible recreation opportunities will be provided through 1) the protection, improvement and reorganisation of existing recreation sites; 2) the development of a regional park; 3) developing a network of Key Recreation Areas; 4) provision of new recreation facilities on sites allocated in the UDP; 5) the development of a series of Local Nature Reserves; 6) improvement of access between urban areas and the Countryside; 7) use of planning obligations to provide new and enhanced recreation facilities.

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

Unitary Development Plan ST13 - Natural Environments Assets This policy states that development that would result in an unacceptable impact on any of the city's natural environmental assets will not be permitted. Unitary Development Plan MX3 - Sites for Mix of Open Space, Built Dev. This policy states that the following sites are allocated for a mix of open space and built development 1. Cleggs Lane, Walkden North 2. Whit Lane, Irwell Riverside.

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

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

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

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

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

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

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

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

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

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

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

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

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

Unitary Development Plan A10 - Provision of Car, Cycle, Motorcycle Parking 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 EN8 - Nature Conservation of Local Importance This policy states that development that would adversely affect the nature conservation value of a Site of Biological Importance, a Local Nature Reserve, or a priority habitat for Salford as identified in the Greater Manchester Biodiversity Action Plan, will only be permitted where the benefits of the development clearly outweigh the reduction in the nature conservation interest of the site; the detrimental impact has been minimised as far as is practicable; appropriate mitigation measure have been provided. Conditions or planning obligations will be used to ensure the protection, enhancement and management of these sites and habitats.

Unitary Development Plan EN9 - Wildlife Corridors This policy states that development that would affect any land that functions as a wildlife corridor, or that provides an important link or stepping stone between habitats will not be permitted. Conditions and planning obligations may be used to protect, enhance or manage to facilitate the movement of flora and fauna where development is permitted.

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

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

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

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

Unitary Development Plan EN20 - River Irwell Flood Control This policy states that planning permission will not be granted for new development that would prejudice the provision of flood storage basins or associated water channel improvements to be undertaken as part of the River Irwell Flood Control Scheme.

Unitary Development Plan EN22 - Resource Conservation This policy states that development proposals for more than 5,000 square metres of floorspace will only be permitted where it can be demonstrated that the impact on the conservation of non-renewable resources and on the local and global environments, has been minimised as far as practicable; and full consideration has been given to the use of realistic renewable energy options, and such measures have been incorporated into the development where practicable.

Unitary Development Plan 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.

Supplementary Planning Policy

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

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

Supplementary Planning Document - Greenspace Strategy This policy document expands on the policies of the Unitary Development Plan relating to the issues of open space and recreation, and seeks to ensure that all stakeholders have a clear understanding of how those policies should be implemented and their desired outcome. This should help to ensure that the greenspace needs of Salford are successfully met; delivering safe, high quality open spaces that are well-located, well- designed, well-managed, and meet the aspirations of local communities.

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

Supplementary Planning Document - Planning Obligations This policy document expands on the policies in Salford’s Unitary Development Plan to provide additional guidance on the use of planning obligations within the city. It explains the city council’s overall approach to the use of planning obligations, and sets out detailed advice on the use of obligations in ensuring that developments make an appropriate contribution to: the provision of open space; improvements to the city’s public realm, heritage and infrastructure; the training of local residents in construction skills; and the offsetting of greenhouse gas emissions.

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

Greater Manchester Spatial Framework Draft 2019

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.

National Planning Policy

National Planning Policy Framework

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 2018).

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

Environmental Statement

Planning Practice Guidance advises that ‘in cases where a consent procedure involves more than one stage (a multi-stage consent), for example, a first stage involving an outline planning permission and a second stage dealing with reserved matters, the effects of a project on the environment should normally be identified and assessed when determining the outline planning permission.’ (Paragraph: 053 Reference ID: 4-053-20140306). However, if the likely significant effects of a project on the environment are not identified or identifiable at the time of the principle decision, an assessment must be undertaken at the subsequent stage (Paragraph: 056 Reference ID: 4-056-20170728).

When the application was received by the Local Planning Authority (LPA), the previously submitted Environmental Statement (ES) was reviewed. The LPA has concluded that the ES continues to be sufficiently robust and that the reserved matters application is unlikely to raise any issues that were not identified at outline stage.

Principle The principle of residential development on the Site has already been deemed acceptable through the granting of outline planning permission for the redevelopment of the Site for 163 dwellings under Planning Permission reference 15/67254/EIAHYB.

Mix and Size of Units

Saved UDP Policy H1 states that new housing developments should provide a balanced mix within the local area in terms of housing type and size. Policy HOU1 of the housing planning guidance states that within the part of the city where the proposed development is located, new developments should provide a broad mix of dwelling types; apartments should only be the predominant form of provision on sites in the most accessible locations. The Proposed Development comprises of houses (100%), which is considered acceptable in this location.

Policy HOU2 of the housing planning guidance requires that the majority of new houses should have at least three bedrooms. The Proposed Development proposes 158 new dwellings all of which will be houses (100%), of which 35 (22%) would have 2 bedrooms, 106 (67%) would have 3 bedrooms and 17 (11%) would have 4 bedrooms. Therefore, the majority of houses (78%) to be provided as part of Phase 3 of the Charlestown development will have 3 bedrooms or more. Given this, the proposed development would be in accordance with policy HOU2 as small dwellings would not predominate.

Affordable Housing

Saved UDP Policy H4 states that where there is a demonstrable lack of affordable housing in the City, developers may be required to provide affordable housing. The applicant will provide 20% of the units across all 3 phases as affordable, which was agreed under the Hybrid application. It is noted that the Planning Obligations Supplementary Planning Document would not require any specific contribution in respect of affordable housing in this location. The Plans Panel report concerning the Hybrid application identified the following:

The provision of affordable housing would accord with the development plan and whilst the amount of affordable dwellings to be provided exceeds that which would be required in this part of the City as set out in the recently adopted planning obligations SPD. However, there is an identified need for affordable housing in the City. The most recent Greater Manchester Housing Needs Survey 2015 indicates that there is a shortfall of 734 affordable homes in Salford per year. In relation to the ward in which the development is proposed, for every affordable home advertised there are on average 28 bids for it. This clearly indicates a high level of demand and as such the Council consider the provision of affordable housing to address an identified need.

The Proposed Development will include the delivery of 22 dwellings which will be affordable. This is in line with the provision, which was agreed at the outline stage, and will result in the delivery of 85 no. affordable units, equal to 20% provision, across the whole of the Charlestown Riverside development.

The proposed units in phase 3 would be pepper pottered through the site and would not be distinguishable in terms of design from the open market sale units. The layout plan has been amended to ensure that the units are fully distributed through the site but logically located for ease of maintenance for the registered provider.

Conclusion

The principle of residential development on the Site has already been established through the granting of Planning Permission 15/67254/EIAHYB in 2016. The Proposed Development responds positively to existing local planning policy requirements and will contribute towards the delivery of new homes in Salford. The new development will also help broaden the new housing offer in Salford and contribute towards the provision of a balanced housing mix. Given this, the development is considered to comply with the aforementioned policy.

Design

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 2018). The NPPF (2018) 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).

Layout

Site layout has an important role to play in supporting sustainable development and securing successful places. The layout of a development should facilitate ease of circulation, connectivity and movement through the scheme (saved UDP policy 2).

The layout has been designed in such a way to respond to the setting of the River Irwell by providing development that addresses the Riverside which, in conjunction with the creation of a Riverside Walk (which formed part of the proposals approved under Planning Permission Ref. 15/67254/EIAHYB), will assist in activating the river corridor and encouraging its use by residents and the local community. The Riverside walkway will be enhanced; improve public realm connections, and houses fronting onto the riverside will help to facilitate an environment that is both open but well observed with passive natural surveillance that will encourage the use of the space by the local community.

The layout in the main consists of perimeter blocks with the dwellings having associated defensible space to the front and rear and face one or more of the principal streets with a walkway to the entrance. A number of plots have been amended to provide dual aspects to provide articulation where units front two streets. The applicant has agreed to amend the house types associated with plots 366 and 365 slightly to provide an additional lounge window to provide a habitable window overlooking Britannia Street, so the frontage can continue to front the public right of way. This amendment will be introduced to avoid a continuous run of gables on Britannia Street. A condition is recommended to secure the amended elevations and floor plans associated with these plots.

A number of properties will look onto an area of public open space (POS) within the southern third of the development that opens out onto the riverside. This area has been enhanced through the introduction of a footpath connecting the development at this point to the riverside. Two triangular shaped pieces of land to the north-east and north-west of the site provide additional areas of POS; the former further opens the site up to the riverside and the latter retains existing trees for the local community to enjoy and to provide a means of breaking up the urban form.

Appearance/Scale

Design must respond positively to local context and contribute towards local identity and distinctiveness (saved UDP policy DES 1). The house types originally proposed were not considered acceptable as they were poor quality and departed from that agreed with phases 1 and 2. However, the house types have now been updated to reflect those agreed with the proceeding phases. This is considered the most appropriate response to provide consistency through the 3 phases and a sense of place.

The proposed dwellings are traditional in form with brick elevations and gable roofs. The dwellings have contemporary appearance with features such as contrasting brick detailing and flat roof canopies. Dwellings located on corner plots have been designed to be dual fronted or have additional windows on gable elevations. A palette of materials has not been submitted with the application; these details will be captured by condition 12 of planning permission 15/67254/EIAHYB.

The dwellings would be either two storey or two and half storey with gable roofs and in some cases dormer windows would be present, which would bring variation and visual interest to the street scene. The scale of development being proposed would be consistent with the preceding phases and the massing present within the immediate area. The development has also been designed in such a way to work with the topography of the site. Therefore, the scale and massing of the dwellings is considered to be appropriate and in keeping with the built form of the immediate area.

Landscape

Developments will be required to incorporate appropriate hard and soft landscaping provision of a high quality in terms of design and reflect and enhance the character of the area (saved UDP policy DES9). Within the front gardens the landscaping treatment is proposed to be relatively simple and comprises predominately lawned areas with tarmac drives where applicable, tree and shrub planting is proposed to properties to improve visual interest and create a sense of place within the streetscape. The proposals utilise the natural topography and integrate natural features such as watercourses and native plant species.

Trees would be planted or maintained within the POS as focal points and to provide a sense of place. The introduction of a wildlife meadow is also recommended to the triangular shaped POS to the west of Whit Lane to enhance the biodiversity credentials of the scheme. The implementation of this will be captured by conditions 5 and 6 of the Hybrid application (15/67254/EIAHYB), which require full details of the open spaces to be submitted for all phases at the appropriate time. An informative should be added to any grant of consent reminding the applicant of their obligation and that a wildlife meadow would be expected to feature as a part of any forthcoming landscape plan.

The largest area of POS would be designed to provide residents with an informal relaxation space where children can safely play and socialise. The Environment Agency is very supportive of the proposed landscape master-plan and has recommended a condition be attached to any grant of consent concerning a Landscape and Ecological Management Plan. Given the ecological enhancements that have been proposed, a long-term active management plan is considered necessary to ensure the development landscape continues to provide benefit to people and the environment for the foreseeable future. In order to ensure the POS areas are maintained in the long term and tree stock is replaced when necessary, a condition concerning a monitoring and maintenance program was attached to the Hybrid planning permission (condition 8 of 15/67254/EIAHYB). However, this condition does not require specific ecological consideration. Therefore, a condition concerning this matter is recommended with any grant of consent.

The boundary treatment plan has undergone review and subsequently been revised to include more areas of walling along boundaries that would front the streetscene of POS. However, there remains room for improvement as there are boundaries within prominent locations that should be walling rather than fencing. The boundary treatment plan can be tightened up during the condition discharge stage (through condition 6 of 15/67254/EIAHYB). The landscape officer has requested the submission of construction details, which can be required through a separate condition attached to this planning permission, if Panel Members are minded to grant approval.

Design and Security

The development would provide additional activity, overlooking and surveillance to the area. The applicant has submitted a Crime Impact Statement (CIS), written by the Greater Manchester Police. The design of the development is considered appropriate with a small number of recommendations for improvement.

The recommendations are set out in section 3.3 within the CIS. One of the principal points mentioned was the importance of tall, robust fencing to the gardens adjacent to accessible footpaths and open space. The other referred to the installation of railings to restrict access from the riverside footpath to prevent desire lines forming through inappropriate areas of the development, some of which may facilitate, but allow passive surveillance to, and from, the various pathways. The boundary treatment plan includes both tall fencing and railings to key areas to prevent criminal access or anti-social behavior.

The report also recommends that front gardens should be defined with hedges or railings, ill-defined amenity spaces should be included in the garden space of the adjacent plot(s), and private driveways and streets should be defined by different hard-surfacing material raising the environmental quality of the ‘street’ and the idea of ownership. Front gardens are distinguishable from the public highway and there are no ill-defined areas; all areas of either defined POS or private amenity areas. The approach to hard-surfacing is consistent with phases one and two; private roads and access roads would be finished in tarmac. Private driveways are distinguishable from the public highway as they do not have public footpaths and each private drive is overlooked to both sides by its sole users i.e. these areas will be policed by the homeowners. The development has been designed to ensure it does not increase opportunities for crime and anti-social behaviour in accordance with UDP Policy DES10.

Conclusion

The proposal is now considered to offer a positive design solution that responds to the local context. The massing, design detail and layout would enhance the character and appearance of the streetscene and would take full advantage of the opportunities to re-develop the site to provide a high standard of urban design. The proposal also provides a high standard of accommodation for future residents. Considering these factors the proposal is compliant with the aforementioned policy.

Residential Amenity

According to paragraph 127 of the NPPF (2018) development should provide a high standard of amenity for existing and future users. UDP Policy DES7 states that development will not be permitted where it would have an unacceptable impact on the amenity of the occupiers or users of other developments. 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 area is predominantly residential in nature with neighbouring dwellings being located to the south and west of the development and to the north and west of the development. The proposed dwellings fronting Whit Lane and Britannia Street and those backing onto Blossom Way and Moat Road would be approximately between 17.6m and 29.0m to those existing. In some instances the distances are between 17.6m and 20.8m, which does not comply with the LPA’s adopted guidance. Whilst this distance is close it is considered that this is typical of this urban context and as such, in this circumstance, this relationship is considered acceptable.

The development would provide all future occupiers with an acceptable level of light and outlook. All dwellings would have useable private rear gardens. There are certain points within the development where the Council’s standard separation distances would not be maintained. A small proportion of the gardens would measure approximately 9/10m, which is 1.5/0.5m respectively off the LPA’s standards. Given that this deficit only impacts upon a small number of the properties, the deficit is marginal in most cases and a large proportion of those do not look directly onto a neighbour, the shorter separation distances, on balance, are considered to be appropriate in this case.

Conclusion

On balance, the proposal would provide a development with a high standard of amenity for existing and future residents. Therefore, the proposal accords with the aforementioned saved policy in this regard.

Highway Safety

The NPPF sets out within paragraph 108 that any significant impacts from the development on highway safety should be adequately mitigated against. Paragraph 109 states that development should only be prevented or refused on highways grounds if there would be an unacceptable impact on highway safety, or the residual cumulative impacts on the road network would be severe.

UDP policy A2 states that development proposals 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. Policy A8 states that development will not be permitted where it would have an unacceptable impact upon highway safety. Policy A10 of the UDP requires development to make adequate provision for disabled drivers, cyclists and motorcyclists, in accordance with the Council’s minimum standards.

A traffic assessment was undertaken as part of the outline application and vehicular access agreed at that stage. However, the Local Highway Authority (LHA) has a number of interests in the chosen layout of the scheme. In the main the development has been designed to an adoptable standard. The carriageway surfacing materials proposed are consistent with those used within the preceding phases of development. The proposed pedestrian crossings with tactile paving have been agreed; however, this should be secured through condition. The properties have been designed to feature at least one car parking space per dwelling, if not two, predominantly located to the side or front of the dwelling. These come in the form of parking bays or driveways to the side of the properties. The boundary treatment plan has been amended to avoid 2.1m high boundary fences next to proposed driveways to avoid visibility between driver and pedestrian being impeded.

The applicant has provided swept paths that demonstrate refuse wagons can manoeuvre successfully within the turning heads. Refuse bins will be stored within the private amenity areas provided and brought to the front of the properties on collection days.

The existing riverside walkway is being improved to provide a cycle path along the riverfront, which was secured under the Hybrid application. As part of the public right of way (PROW) improvements, the LHA has requested that the developer improve the definitive footpath 21 Swinton & Pendlebury; a condition to secure this work is recommended. The applicant has agreed to widen the footpath linking to Jubilee Footbridge to 3.5m with dropdown bollards (to enable maintenance vehicles to have access to the river bank and Jubilee Footbridge); the details of which should be required through conditions.

A 20mph zone is required by the LHA along with traffic regulation orders to be provided where appropriate. Provision to reduce speed on Britannia Street and Riverside Way are required and are recommended to be secured by way of condition. The existing traffic calming features on Whit Lane will also need to be fully considered as a part of the forthcoming scheme, which can be secured by way of condition.

The proposed junction of Whit Lane / Britannia Street should include provision of a footway build out on the southern side, hatch road marking on the northern side and realignment of the centre line to ensure a high standard of highway safety and ease of movement through this part of the site. The details and implementation of this are recommended to be secured via condition on any grant of permission.

The closing of any discussed access points (e.g. access point south of Balfour Street and POS on south of Whit Lane) would be expected. An existing Bus Stop including shelter on Whit Lane, located in front of plot 116 and 117, will require to be relocated in an appropriate location that is agreed by the LHA and TfGM. These improvement works are recommended to be covered over by condition.

The LHA have requested conditions concerning a travel plan and construction management plan. However, these matters are the subject of conditions 30 and 22 (respectively) of the Hybrid planning permission.

Conclusion

The proposed development would provide at least one car parking space per dwelling, if not two, and a layout that is considered to maintain highway safety standards. With the suggested conditions in placs and those attached to the Hybrid application, the development is acceptable with regards to layout, service arrangements and encouraging sustainable travel. Considering these factors, the proposal would not introduce harm to highway safety and is compliant with the aforementioned policy.

Arboriculture/Ecology

Arboriculture

An Arboriculture Report has been supplied to support the planning application covering 3 individual trees (T1- T3), 15 groups (G1-G15) and one woodland group (W1). It is proposed that part of W1 and T2, T3, G8 to G12, G13, G14 and G15 are be removed to facilitate the development, which are classed as category C trees. Category C trees are low amenity value trees which should not be allowed to constrain a development.

A tree survey plan along with a combined Tree Constraints Plan (TCP) / (Draft) Tree Protection Plan (TPP) have been supplied. The TCP / TPP shows the proposed layout of the temporary protective fencing throughout the development phase, which also contains a depiction of the type of temporary protective fencing to be used. The draft TPP is considered acceptable subject to implementation. Condition 9 of planning permission 15/67254/EIAHYB requires that all retained trees are protected in accordance with Tree Protection Plan, Drawing No: D5086.02.002. However, this plan does not cover phase 3 so a condition concerning the implementation of the protective fencing in accordance with the details contained within the submitted tree survey is recommended. An Arboricultural Method Statement (AMS) has not been supplied. The Arboricultural Report states (at paragraph 5.18) that should the TPP be followed an AMS would not be required, which is pragmatic advice and considered acceptable.

Replacement planting should be sought as mitigation for the trees being removed to facilitate the development (recommended within the report at paragraphs 5.3 and 8.2); the loss of these trees will have a short to mid-term impact upon the local amenity of the area. Policy TD 6, of the Supplementary Planning Document Trees and Development, requires that replacement tree planting is provided at a ratio of 2:1. Given the amount of ‘free space’ across the development the potential for restocking is very good. This provision will be secured via condition 6 of planning permission 15/67254/EIAHYB.

Ecology

Most ecological issues were resolved at the outline stage. However, an updated ecological survey has identified no significant additional ecological constraints other than bat roosting potential in trees that may be lost. Landscape proposals have been provided. Minor amendments to these are recommended.

Section 170 of the NPPF 2019 states that the planning system should contribute to and enhance the natural and local environment. Landscape plans have been provided identifying information on species choice for tree, hedge and wildflower planting. In the main the species choice is in keeping with the outline permission, with good use of native tree planting along the river facing side of the development, with the exception with the following:

 The hedge mix includes Prunus avium. This is wild cherry and not a good hedge species so should be substituted with an alternative. Field maple is also not locally native.  Second wildflower planting is proposed within the northern retained semi-natural habitat. The mix proposed is not however shade tolerant and given this includes existing trees to be retained a shade or semi-shade seed mix was utilise or woodland bulbs planted is recommended.

The above points for improvement can be considered at the discharge of condition stage concerning the landscape plan(s); the submission of which is required by the Hybrid planning permission. It is recommended that a note be incorporated on any grant of consent outlining the improvements expected.

The enhancement measures within the updated ecological report under section 6.3 relating to bird and bat box provision are recommended to be the subject of condition to enhance the biodiversity credentials of the development.

Some of the trees at the northern end of the site, within the area to be enhanced as public open space are identified as having low to moderate bat roosting potential as part of the updated ecological survey. The current proposal for this area is to carry out selective thinning works to enhance the landscape, recreational and ecological value of this area. Further information on whether any of the trees identified as having bat roosting potential will be lost is required and bat surveys (and any necessary mitigation) are necessary for any trees proposed for removal with moderate bat roosting potential, which is recommended to be secured by way of condition. A condition is considered appropriate, given that any surveys undertaken will only be valid for 12 months and development may not be undertaken immediately.

The development will result in the loss of some bird nesting habitat. All British bird nests and eggs (with certain limited exceptions) are protected by Section 1 of the Wildlife & Countryside Act 1981, as amended. An informative was applied to the Hybrid permission reminding the applicant not to remove any trees or shrubs within bird nesting season to avoid any harm to nesting birds. Given the destruction of nests and eggs is illegal and so adequately covered under separate legislation, an informative is considered sufficient (once again) to remind the applicant of their obligation.

Flood Risk/Drainage,

Matters relating to flood risk and drainage were considered during the assessment of the previous application ref 15/67254/EIAHYB. However, the Environment Agency, in their consultation response to this application has advised, that whilst they have no objection to the reserved matters proposals for phase 3, they do query the proposed property levels. The flood risks associated with the River Irwell have been updated in the EA’s river modeling since the planning permission for the wider development was granted. When the impacts of climate change (Feb 2016 guidance) are considered and compared against the proposed floor levels of the dwellings, some would have less than 100mm freeboard above the 1% AEP 35% climate change event. It is therefore considered that a condition should be attached to require the submission of details of the finished floor levels of the properties prior to commencement of construction.

Environmental Protection, Archaeology, Coal Mining and Planning Obligations

All relevant matters concerning Environmental Protection, Archaeology, Coal Mining and Planning Obligations have been assessed under the Hybrid application. Therefore, it is not relevant to discuss them here.

The Greater Manchester Archaeological Advisory Service has requested that the condition (condition 13 of the Hybrid planning permission) concerning the archaeological requirements the developer is responsible for is refined to be site/phase specific. Unfortunately, as this matter has already been considered under the outline permission and the wording of the condition is considered robust, it would not be appropriate to re-word the condition under this application.

Value Added

The layout plan has been amended to take account of comments concerning the positioning of units, connectivity, landscaping and highways. Additional information has also been requested concerning streetscenes and sections.

Recommendation

Approve subject to the following conditions:

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

Proposed Site Layout / Redline 4006(PL)001 L Materials and Boundary Treatment Plan 4006(KHNW)002 H Streetscenes Rev B Landscape Planting Plan (Sheet 1 of 4) P. 1104.18.04 Rev B Landscape Planting Plan (Sheet 2 of 4) P. 1104.18.04 Rev B Landscape Planting Plan (Sheet 3 of 4) P. 1104.18.04 Rev B Landscape Planting Plan (Sheet 4 of 4) P. 1104.18.04 Rev B House Type ABBEY 1060 Rev 1 House Type BAMBUR 1200 Rev 1 House Type BARTON 5100 Rev 1 House Type CADDIN 1110 Rev 1 House Type EATON 1290 Rev 1 House Type GALBY 5150 Rev 1 House Type HOGART 2040 Rev 1 House Type KNIGHT 1090 Rev 1 House Type RANGLE 5240 Rev 1 House Type STRATT 1210 Rev 1 House Type ROTHWA 1170 Rev 1 House Type STAVEL 1180 Rev 1 House Type TURTON 5260 Rev 1 House Type WINDSO 1140 Rev 1 House Type WOODCR 2020 Rev 1 Section 30393/100/1 Section 30393/100/2 - Received 5th November 2019 Section 30393/100/3

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

2. a) Notwithstanding the details shown on the approved plans, prior to first occupation of the development, (phase 3) full details of the method construction to be employed regarding all boundary treatments shall be submitted to and approved in writing by the Local Planning Authority. The details shall include a scheme for the timing / phasing of implementation works.

(b) The boundary treatment works shall be carried out in accordance with the approved scheme for timing / phasing of implementation.

Reason: To ensure that the boundary treatment is satisfactorily erected/constructed in order to secure a high standard of amenity in accordance with Policies DES1, DES9 and DES10 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

3. Prior to commencement of development (including ground preparation) all the retained trees within (or overhanging) the site as shown on the Tree Constraints Plan / Tree Protection Plans (P.1104.18.02 REV: B (Sheet 1 & 2), Appendix 2 of Report Ref: P.1104.18 Rev B), shall be be surrounded by substantial fences which shall extend to the extreme circumference of the spread of the branches of the trees or such positions as may be agreed in writing by the Local Planning Authority. Such fences shall be erected in accordance with the specification shown on drawings No: P.1104.18.02 REV: B (Sheet 1 & 2) and shall remain until all development is completed. No work, including any form of drainage or storage of materials, earth or topsoil shall take place within the perimeter of the protective fencing.

Reason: To safeguard trees on the site and to ensure that adequate provision is made for their protection whilst the development is carried out in accordance with EN12 of the City of Salford Unitary Development Plan.

Reason for pre-commencement condition: To ensure that the trees to be protected are not harmed through ground preparation works or during the course of development.

4. Prior to the first occupation of the development (phase 3), full details of the ecological enhancements (bird and bat boxes) recommended within section 6.3 of the Preliminary Ecological Appraisal Revision A (dated 27th June 2019) shall be submitted to and approved by the Local Planning Authority. This scheme shall include the following:

o Description and justification concerning the chosen type, number and positioning of the bird and bat boxes; o A layout plan detailing where the features would be located; and, o Implementation programme

The approved scheme shall be implemented in accordance with the approved implementation programme and shall be retained thereafter.

Reason: To provide potential roosting sites for bats to replace known roosting sites in accordance with paragraph 170 of the National Planning Policy Framework.

5. An ecological management plan, including long-term design objectives, management responsibilities and maintenance schedules for all landscaped areas (except privately owned domestic gardens), shall be submitted to and approved in writing by the local planning authority. The ecological management plan shall be carried out as approved and any subsequent variations shall be agreed in writing by the local planning authority. The plan shall include the following elements:

 details of maintenance regimes of all new or retained semi-natural habitats on site  details of treatment of site boundaries and/or buffers around water bodies  details of management responsibilities

Reason: To ensure the protection of wildlife and supporting habitat in accordance with paragraphs 170 and 175 of the National Planning Policy Framework.

6. Prior to commencement of development, the following information shall be submitted to and approved in writing by the Local Planning Authority: a. a plan identifying the trees on site with low to moderate bat roosting potential and whether they are to be lost as a result of the development; b. further bat survey work of any trees proposed for removal with moderate bat roosting potential shall be undertaken by a qualified ecologist; and, c. any recommendations/mitigation works with an appropriate timescale for implementation.

The approved recommendations/mitigation works shall be implemented in full accordance with the agreed timescales.

Reason: To avoid the loss of roosting sites for bats without any necessary mitigation employed in accordance with paragraph 174 of the National Planning Policy Framework.

Reason for pre-commencement condition: The survey work must be undertaken prior to any potential roosts being destroyed.

7. Notwithstanding the details shown on the approved plans, prior to above ground construction works, elevation and floor plans for plots 366 and 365, as labelled on the Site Layout plan (4006(PL)001 Rev L) hereby approved, shall be submitted to and approved in writing by the Local Planning Authority. The development shall be constructed in accordance with the approved details and maintained as such thereafter.

Reason: In the interest of amenity in accordance with Policies DES1 and DES10 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

8. Notwithstanding the details shown on the approved plans, prior to first occupation of the development (phase 3), a scheme(s)/plans(s) concerning full details of the following matters, including a timetable for implementation, shall be submitted to and approved in writing by the Local Planning Authority:

a. How the redundant access points on Whit Lane and Balfour Street will be closed up and made good as continuous footway with appropriate kerb height; b. The alterations to Salford Definitive Footpath 11 and Swinton & Pendlebury Definitive Footpath 21, including materials, vehicle restraint system and diversion details; c. The provision of a vehicle restraint system along the length of the river walkway and at the end of the turning head; d. Street lighting within the development and renewal of the existing street lighting on Whit Lane and on Britannia Street that fronts the development; e. Provision of informal crossing points and tactile paving; f. Relocation of the bus stop and shelter on Whit Lane between plots 383 and 384 (as identified on plan 4006(PL)001 Rev L); g. The re-kerbing, re-surfacing and (where needed) alterations to the drainage system on the existing footway and carriageway fronting the development on Whit Lane and on Britannia Street;

The approved scheme(s)/plan(s) shall be fully implemented in accordance with the timetable agreed.

Reason: In the interest of highway safety, connectivity 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.

9. Notwithstanding the details shown on the approved plans, prior to above ground construction works, a scheme detailing modification to Whit Lane / Britannia Street / Auckland Drive junction and timetable for implementation shall be submitted to and approved in writing by the Local Planning Authority. The submitted scheme shall include a raised build out on the southern side and hatch marking on the northern side of Britannia Street fronting units 388 and 389 with provision of give-way road markings.

The approved scheme shall be fully implemented in accordance with the timetable agreed.

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. 10. Notwithstanding the details shown on the approved plans, prior to first occupation of the development (phase 3), a traffic management scheme concerning the new internal highway of the development and Whit Lane, Britannia Street and Riverside Way and a timetable for implementation shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall comprise of a 20mph zone, traffic calming features, relocation of 2 sets of speed cushions on Whit Lane, provision of flat top road humps on Britannia Street and Riverside Way, and provision of a flat top junction speed table to the north of Britannia Street.

The approved scheme shall be fully implemented in accordance with the timetable agreed.

11. Prior to the commencement of the development hereby approved, with the exception of site clearance and remediation works, plans showing the finished floor levels of the properties shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.

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

Notes to Applicant:

1. The applicant is reminded of their obligation to discharge all conditions associated with planning permission 15/67254/EIAHYB that relates to phase 3 (the subject of the reserved matters application).

Please note the following specific comments regarding the conditions:

o Conditions 5 & 6 - the biodiversity credentials of the scheme are expected to be enhanced through the landscaping of the public open spaces (POS). A wildlife meadow to the POS opposite Whit Lane is recommended; o Condition 6 - 2:1 replacement of trees is expected; and, o Condition 6 - the boundary treatments within prominent areas of the streetscene are expected to be walled. o Condition 30 – a Travel Information Pack and details of the Travel Plan Co-ordinator will be expected to accompany the travel plan.

2. Please note that prior to discharging the landscape requirements of planning permission 15/67254/EIAHYB concerning phase 3, the following are required to be altered:

o The hedge mix includes Prunus avium. This is wild cherry and not a good hedge species so should be substituted with an alternative. Field maple is also not locally native. o Second wildflower planting is proposed within the northern retained semi-natural habitat. The mix proposed is not however shade tolerant and given this includes existing trees to be retained a shade or semi-shade seed mix was utilise or woodland bulbs planted is recommended.

3. 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.

4. The developer should contact John Horrocks to arrange a full dilapidation/Condition Survey of all adopted highways surrounding the site and obtain all relevant permits/licenses in advanced of any works being undertaken on the adopted highway. Tel: 0161 603 4046

Dilapidation Survey: o 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: o 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 without first seeking the relevant permits/licenses from the Local Highway Authority Tel: 0161 603 4046 S278 and S38 Works o The Developer should contact Neil Ashmall to arrange for the S278 element of the development. Neil Ashmall 0161 779 4883. o The Developer should contact John Proctor to arrange for the S38 element of the development. John Proctor: 0161 779 4894.

5. This development will require a permit under the Environmental Permitting (England and Wales) Regulations 2016 from the Environment Agency (EA) for any proposed works or structures, in, under, over or within eight metres of the bank/defences 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.

Further engagement at the pre-application stage with the EA can speed up the formal planning application process and provide you with certainty as to what their response to your planning application will be. It should also result in a better quality and more environmentally sensitive development. As part of their charge for service the EA will provide a dedicated project manager to act as a single point of contact to help resolve any problems.

The EA currently charge £100 per hour and will provide you with an estimated cost for any further discussions or review of documents.

The terms and conditions of the EA’s charge for service are available upon request and we recommend that you contact the area Sustainable Places team at the following email address [email protected]