PLANNING & TRANSPORTATION REGULATORY PANEL PART I SECTION 1: APPLICATIONS FOR PLANNING PERMISSION

APPLICATION No: 17/71158/FUL APPLICANT: Mr Ryan Little LOCATION: 352 Walkden Road, , M28 7ER PROPOSAL: Demolition of existing dwelling and erection of 8no. semi- detached dwellings WARD:

Description of Site and Surrounding Area

This application relates to a 2350sqm (approx.) site located on the eastern side of Walkden Road. The site is currently occupied by a two story detached dwelling, set in extensive grounds.

Vehicular access to the site is taken from a drop crossing off Walkden Road, with parking being provided on an area of hardstanding located to the side and rear of the property and within a detached garage.

There are a number of trees on site, none of which are protected by a Tree Preservation Order.

The application site is located within a critical drainage area.

$n4pmyne4.rtf The application site is located within a predominantly residential area being bounded to the north, east and west by residential properties in a variety of styles, including some that are in the process of being built following grant of applications 13/63859/OUT and 16/67831/REM. There is a substation located to the south, beyond which there is a landscaped area abutting the East Road

Description of Proposal

Planning permission is sought to demolished the existing dwelling and re-develop the site in order to provide 4 pairs of semi-detached units, all with 4 bedrooms.

The proposed dwellings which would have a maximum footprint of 14.7m by 5m, would be two stories in height, measuring 5.2m in height at the eaves and 8.3m in height at the ridge with a pitched roof. The dwellings would provide accommodation over 3 floors, one of which would be provided in the roofspace.

The dwellings would front onto Walkden Road being set back at least 5.3m from the back of the footway, with each dwelling being provided with on-site parking, accessed from Walkden Road, and an area of amenity space in the form of a rear garden. . The dwellings would be of a traditional form, with contemporary details including a double height square bay on the frontage. The dwellings would be of a brick construction with a grey tiled roof.

Publicity

Site Notice: Non HH Article 15 Date Displayed: 5 February 2018 Reason: Wider Publicity

Press Advert: Not Applicable

Neighbour Notification

15 neighbouring properties have been notified of this application by letter.

Representations Barbara Keeley MP has objected to the application, making the following comments –

Local residents tell me that they are very concerned about these proposals and that they believe such a development would affect the quality of their lives. I share these concerns.

Residents on Norwood Close have expressed their deep concern that these new houses would directly overlook their properties.

The plans clearly show that all nine properties would have direct access onto Walkden Road from a driveway. Considering that an average household in Walkden has two or more cars it is feasible that this proposed development would mean that eighteen cars would be accessing and exiting Walkden Road at a critical junction of that road with the East Lanes Road.

The proposed development is metres away from where Walkden Road meets the A580 East Lancashire Road and where motorists can cross over the junction to join the Southbound access to the M60, M602 and M62 motorway.

Walkden Road is already one of the most heavily congested roads in the area with stop-start traffic at peak times. Cars waiting to access Walkden Road from these new homes would block the pavements and add greatly to the congestion. Cars exiting Walkden Road to the driveways of the proposed homes will cause queues, as it would mean waiting to cross the traffic that queues at all times of day at the traffic lights. My constituents tell me they fear that this proposal will result in the daily gridlock on Walkden Road and other local roads being made worse. Increased congestion also causes increased pollution.

Currently there are no parking restrictions at this location on Walkden Road and so any visitors to these nine houses could cause further problems by parking on pavements and causing an obstruction on the road very near to the junction with the A580 East Lanes Road.

$n4pmyne4.rtf To summarise, I am concerned that this proposal to build nine houses would increase congestion and pollution on local roads. It would also cause loss of privacy to nearby residents who would be overlooked. Overall, I am concerned that this development will have a negative impact on the quality of life my constituents.

Councillor Richard Critchley has objected to the application, making the following comments –

My primary concern is the potential of this development to have a hugely detrimental impact on traffic flow within Walkden.

The driveways for each of the proposed houses will be close to the junction of Walkden Road and the A580, the main road into Walkden and a key route for anyone in Walkden and trying to access the motorway network or A580. Traffic queues from the lights passed the location of the proposed driveways throughout most of the day, seven days a week. Any vehicles wishing to enter the driveways from the north bound carriageway would be blocked and have to wait on Walkden Road until a change in the lighting sequence. This would result in queuing traffic through the junction of the A580 with major implications on traffic flow throughout the area. This would be made even more difficult by the the position of the bus stop, immediately in front of two of the driveways, which would mean traffic waiting a much longer time, whilst the bus is ready and able to pull out.

Due to the busy nature of this road, vehicles existing driveways to turn right would have to pull out into the south bound lane, blocking the road whilst waiting for the north bound lane to clear, again causing significant disruption and delay. Many residents who live on the street tell me that it is so difficult to turn right onto Walkden Road (north bound) that they often travel south and cut through onto Kingsway, which is safer and quicker.

During peak house traffic queues down Broadway onto Kingsway to try and access the A580. Turning right out of this road is exceptionally difficult. If driveways were built opposite and with vehicles entering and leaving, this would be made dangerous and even more challenging.

There are no parking restrictions on the south end of Walkden Road and close to the junction with the A580. This may mean visitors and residents of the new properties parking on the main road into and out of Walkden causing huge delays for all traffic in the town. It is essential that full time parking restrictions are implemented on Walkden Road on both sides of the road from the junction of the A580, passed Kingsway and up to the first existing properties on the road to prevent gridlock.

Finally, the height of the properties is inappropriate. The existing properties to the rear are bungalows and would be dwarfed by the proposed 3 storey houses. This would lead to significant overlooking and intrusion on neighbouring residents.

27 letters of representation have been received in response to the original consultation on the application, from 22 different addresses. One of the letters is written on behalf of occupier of 4 other properties.

The following issues have been raised –  The proposal will result in neighbouring residents experiencing a loss of light  The proposal will result in neighbouring residents experiencing a loss of privacy  The proposed development will overshadow neighbouring properties  The proposal will result in neighbouring residents being exposed to increase noise levels  Neighbouring residents will experience noise and disturbance and disruption during the construction phase  Consideration needs to be given to how contractors vehicles will enter and leave the site safely  The inclusion of numerous vehicular access points into the site from Walkden Road causes concerns in respect of driver, cyclist and pedestrian safety, especially given the close proximity of the bus stop – there is a constant traffic jam from the traffic lights at East Lancashire Road back to , particularly during peak times in the morning and evening.  Vehicles wishing to turn onto Walkden Road from side streets, such as Mesne Lea Road or Kingsway, are already finding it extremely difficult due to queuing traffic and the presence of parked cars, with cars using Kingsway and Broadway as a rat run – this development will exacerbate the existing issues  The proposed development will add to the existing traffic congestion in this area, with the cumulative impact of this development and other recent development in the area being unacceptable both in respect of their highway impact and in respect of the impact they have on residential amenity

$n4pmyne4.rtf  The proposed development does not include adequate on site car parking meaning that it is likely that cars will on street, worsening traffic congestion at the junction – if yellow lines are introduced on both sides of the road to stop this occurring there are concerns that occupiers/visitors will park on Kingsway which already suffers from double parking  There are insufficient reliable buses and trains to encourage local residents to utilise public transport  The increase in traffic will result in an increase in pollution, putting residents health at risk  There have been several developments in the vicinity – the existing infrastructure including the local schools, doctors and mental health providers are already full to capacity; how will the needs of residents be met?  This area has been subject to significant development recently with areas of greenspace being lost and the area becoming more built up  The proposal will result in the loss of mature trees  The proposal will result in the loss of wildlife  The proposal will result in drainage issues  There are alternative sites that could be developed to provide housing  The proposal will devalue property  There are concerns that neighboring residents have not received appropriate notification of the proposed development  The building that will be demolished contains asbestos and there are concerns over the health risks posed by its demolition

Devaluation of property is not a material planning consideration

Neighbouring residents who were originally consulted and all those who had made representation, including Barbara Keeley MP and Cllr Critchley, were notified of an amended description and amended plans on the 6th March 2018.

16 letters of representation have been received in response to the re-consultation, from 13 different addresses, including one that had been written on behalf of 5 other properties as well. With the exception of one person all those who wrote in had done so previously, simply writing to advising that the revised proposal does not address the concerns raised previously, reiterating these for the avoidance of doubt. The letter from the individual who had not previously commented on the application does not raise any new issues.

Relevant Site History

No relevant site history.

Consultations

Highways - Offer the following advice on the application –

$n4pmyne4.rtf Site Accessibility Note that there are bus stops located close to the site on Walkden Road that provide limited services of 2 buses per hour in each direction, before advising that there are other bus stops located on the East Lancashire Road, within 3 minutes and 4 minute walk of the site, that provide regular connections between Atherton, Leigh and City Centre.

State that the site is well connected to the local highway network which provides convenient access from the surrounding residential areas and local amenities.

In the light of this they conclude that the site is considered to be sustainable.

Traffic Impact Assessment Advise that in terms of the traffic impact the proposal is unlikely to result in significant material impact when dispersed to the local highway network.

Site Access Note that as part of the development the applicant intends to create separate driveways for each of the properties, which also includes a hard standing area with approximately 3.5m to 3.8m wide entrance.

Recommend that all solid boundary walls fronting onto Walkden Road should be no higher than 0.6m high, see through guard railing should be utilised for boundary treatment that is higher than 0.6m, before stating that if the developer intends to provide gates these would need to be setback from the frontage in order to enable a large car to pull off the highway while waiting for any gates to open, with all gates opening into the site and not towards the footway.

Advise that Walkden Road is a categorized A road, with the site being located close to the East Lancashire Road / Walkden Road signal junction. In the light of this in order to ensure that the proposal does not result in an increased risk to pedestrians or road users they recommend that a condition is attached that requires any vehicle accessing the property to enter their driveway’s in forward gear, turn around internally and leave in forward gear.

Traffic Regulation Orders State that in order to ensure the safety to pedestrians and road users by mitigating the impact of potential on- street parking resulting from the development the applicant should bring forward a Traffic Regulatory Order scheme in form of double yellow lines as well as to amend the bus stop road marking to include a bus clearway road marking on Walkden Road.

Advise that the following conditions should be attached –

 Full construction details of the new site access points on Walkden Road, should be appropriately designed shall be submitted to and agreed in writing by the Local Highway Authority. Such scheme as is agreed shall be constructed in accordance with the approved drawings.  Traffic management scheme to prevent to assist in the safe use of the proposed access points and to prohibit on-street parking.  Construction Management Plan should also include a comprehensive Traffic Management strategy to ensure on and off-site disruption are kept to a minimum and to ensure no increase in risk to pedestrians and road users during the construction period.

Advice has also been recived about how the construction phase should be managed.

Drainage Engineer - No comments received to date

United Utilities Confirm that they have no objection to the proposal subject to the attachment of two conditions – one that requires foul and surface water to be drained on separate systems and a second that requires the submission, approval and subsequent implementation of a surface water drainage scheme, based on the hierarchy of

$n4pmyne4.rtf drainage options in the National Planning Practice Guidance with evidence of an assessment of the site conditions.

Suggest that a condition is attached that requires details of a management and maintenance regime for any sustainable drainage that it is included as part of the development.

Offer advice in respect of drainage, the water supply to the unit and the relationship of the development to United Utilities assets- the applicant will be made aware of the advice offered via the attachment of an informative.

Urban Vision Environment (Air And Noise) -

Air Quality Advise that the application site is located within the Air Quality Management Area (AQMA), and as such introduces new sensitive receptors into an area where air pollution (nitrogen dioxide – NO2) is known to be above EU and UK health based limit values which is an annual mean of 40 μg/m3.

State that the application has been submitted with an air quality impact assessment, which uses detailed atmospheric dispersion modeling, verified against local monitoring to predict the levels of air pollution at the properties, and the potential exposure to future residents. The model (when verified against local monitoring) predicts a maximum annual mean concentration of NO2 37.7 μg/m3.

Advise that data from a diffusion tube monitoring site located approximately 37m to the north showed annual mean concentrations of 32.5 μg/m3 in 2016, before stating that this monitoring site is located closer to the road than the proposed properties, with NO2 being known to disperse quickly with increasing distance from the source, with the most rapid reduction in concentrations over the first few metres.

Conclude that despite the modeling exercise predicting high concentrations of NO2 verifying this against readings taken from a monitoring site located in closer proximity to the road, shows that the modeling readings are likely to be an over estimate of the concentrations at the façade of the proposed dwellings and consequently there are no objections to the proposal on air quality grounds subject to the attachment of a condition that requires each property with off road parking to be provided with an electric vehicle charging point.

Noise Advise that the application site is located adjacent to the busy A575 Walkden Road, at the junction with the A580 East Lancashire Road, stating that it is therefore likely that without mitigation internal noise levels within the proposed dwellings would lead to a negative impact on health and quality of life for future occupants.

State that the noise report submitted in support of the application advocates the installation of acoustically uprated glazing to a achieve a minimum sound reduction index of 32 dB Rw+Ctr. Advise that this would be adequate to protect amenity, stating that it will also be necessary to install acoustically uprated trickle vents to provide background ventilation such that residents do not need to open windows. In the light of this they confirm that they have no objections to the proposal on noise grounds subject to the attachment of conditions to secure appropriate glazing and ventilation.

A condition is also recommended for a Construction Environmental Management Plan. To be submitted

Urban Vision Environment (Land Contam) -

State that the site historically had a building in much the same location as the existing, with a good portion of the site being undeveloped, before advising that there are known areas of filled ground within influencing distance to the site and consequently there is a potential for land contamination to exist. The proposed end use is residential, which are considered a sensitive end use with respect to land contamination risk.

Advise that they have reviewed the ground contamination report submitted with the application and concur with the recommendations that a limited suite of intrusive investigations are required to ensure that the potential risks identified above are either eliminated, or adequately assessed.

State that they therefore have no objections to the proposal subject to conditions.

$n4pmyne4.rtf Greater Manchester Ecological Unit - Advise that they have reviewed the bat report submitted in support of the application, which found no evidence of bats, defining the building as being low risk. In the light of this the confirm that the proposal will not have an adverse impact upon bats subject to the attachment of a condition that requires the development to be carried out in accordance with the recommendations in section 6 of the submitted report.

Note that the proposal will result in the loss of trees and shrubs, advising that a condition should be attached that prevents any works to trees and shrubs occurring between 1st March and 31st August in any one year unless detailed bird nest survey by a suitably experienced ecologist has been carried out immediately prior to clearance and written confirmation provided that no active bird nests are present.

Advise that condition should be attached that requires a landscape scheme to be submitted in order to offset the loss of trees and shrubs.

Planning Policy

Development Plan Policy

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

Unitary Development Plan 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 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 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 Park 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 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

$n4pmyne4.rtf 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 EN19 - Flood Risk and Surface Water This policy states that any application for development that it is considered likely to be at risk of flooding or increase the risk of flooding elsewhere will need to be accompanied by a formal flood risk assessment. It should identify mitigation or other measures to be incorporated into the development or undertaking on other land, which are designed to reduce that risk of flooding to an acceptable level.

Other Material Planning Considerations

National Planning Policy

National Planning Policy Framework

Local Planning Policy

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 - 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.

Planning Guidance - Housing The purpose of the guidance is to ensure that the residential development coming forward in contributes to establishing and maintaining sustainable communities, tackles the specific housing and related issues that face Salford, and helps to deliver the vision and strategy of the UDP, the Housing Strategy and the Community Plan.

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

Appraisal

Following the publication of the National Planning Policy Framework (NPPF) it is necessary to consider the weight which can be afforded to the policies of the Council's adopted Unitary Development Plan (paragraph 215 NPPF 27th March 2012).

In terms of this application it is considered that the relevant policies of the UDP can be afforded due weight for the purposes of decision making as the relevant criteria within the UDP policies applicable to the proposed development are consistent with the policies contained in the NPPF.

Principle of development

Part of the site would be classed as greenfield land having regard to the definition of previously developed land in Annex 2 of the NPPF. However, although paragraph 17 of the NPPF states that one of the core planning principles that underpins decision making is to encourage the effective use of land by reusing land that has been previously developed brownfield land (provided that it is not of high environmental value) it does not advocate a sequential approach whereby the development of brownfield land is prioritised over greenfield land.

$n4pmyne4.rtf Having regard to this, the location of the site within the urban area, in an accessible and sustainable location, it is considered that the principle of demolishing the existing property and re-developing the site to provide 8 dwellings is acceptable and in accordance with policy.

Size and mix of units

Policy HOU1 of the housing planning guidance states that within the part of the city where the proposed development is located, the large majority of dwellings within new developments should be in the form of houses rather than apartments. The reasoned justification to the policy considers that normally this will mean at least 80-90% of dwellings on individual sites being in the form of houses rather than apartments.

The proposal involves the re-development of the site to provide 8 houses and consequently the proposal is considered to comply with policy HOU1.

Policy HOU2 of the housing planning guidance states that where houses are proposed the majority should have at least three bedrooms. The proposed dwellings would all have 4 bedrooms and therefore it is considered that the proposal complies with policy HOU2 of the housing planning guidance.

The size and mix of units proposed is therefore deemed to be acceptable and in accordance with the housing planning guidance.

Visual Amenity

The existing property on the site is not listed or locally listed and the site is not located within a conservation area. Having regard to this and given that the property does not have any significant architectural merit that would warrant is retention there are no visual amenity issues with the proposal to demolish the existing building on site.

The proposed dwellings which would have a maximum footprint of 14.7m by 5m, would be two stories in height, measuring 5.2m in height at the eaves and 8.3m in height at the ridge with a pitched roof. The dwellings would provide accommodation over 3 floors, one of which would be provided in the roofspace.

The dwellings on Walkden Road and Kingsway, which would form the immediate context for development, are two stories in height and therefore it is considered that the that the scale and massing of the proposed dwellings is acceptable.

The dwellings would front onto Walkden Road being set back at least 5.3m from the back of the footway, with each dwelling being provided with on-site parking, accessed from Walkden Road, and an area of amenity space in the form of a rear garden.

The dwellings would be sited so they respect the established building line on Walkden Road with the plots being laid out in a way that is comparable to the other semi-detached properties on the road. The proposed siting is therefore also deemed appropriate.

The dwellings would be of a traditional form, with contemporary details including a double height square bay on the frontage. The dwellings would be of a brick construction with a grey tiled roof.

Having regard to the variety of property styles and the mixed palette of materials used in the construction of the properties within the vicinity of the application site and the variety of property styles with terraced, semi- detached and detached properties all be sited within close proximity it is considered that the design and appearance of the proposed dwellings is acceptable.

The frontage to the site would be secured via the erection of a low boundary wall, behind which there would be small area of soft landscaping incorporating 1 tree per pair of semis and a cherry laurel hedge. The existing boundary treatment to the common boundaries with 350 Walkden Road and 8-16 Norwood Close would be retained, with the remainder of the rear boundary, the southern boundary and the rear garden areas being secured via the erection of a 1.8m high boundary fence. A 0.9m high fence would be installed between the properties, up to the boundary with Walkden Road. The garden areas would contain a paved patio area,

$n4pmyne4.rtf together with a grassed area, with at least 1 standard tree being planted in the rear garden area of each property.

Having regard to the site constraints and the requirement to provide on-site turning heads for each property it is considered that the proposed landscaping is appropriate.

For these reasons, subject to the attachment of conditions to ensure the use of satisfactory materialsand ensure the submitted landscape scheme is implemented , together with a further condition that requires details of any proposed leveling works to be agreed the proposed development would make an appropriate contribution to the visual amenities of the area. The proposal is therefore considered to be in accordance with policies DES1, DES8 and DES9 of the Salford UDP and the design policies in the National Planning Policy.

Residential Amenity

The application site is located within a predominantly residential area being bounded to the north, east and west by residential properties in a variety of styles, including some that are in the process of being built following grant of applications 13/63859/OUT and 16/67831/REM. There is a substation located to the south, beyond which there is a landscaped area abutting the East Lancashire Road

The properties at the rear of the application site on Norwood Close are bungalows, some of which have rear dormers - these units have small rear gardens ranging between 6m and 8m in length. The proposed dwellings would be located at least 12.2m from the rear boundary of the application site, with the two storey element being located at least 15.2m from the rear boundary. The submitted drawings show that just over 21m would be provided between the habitable room windows at first and second floor level in the proposed dwelling and those in the rear elevation of the properties on Norwood Close.

The properties that are being constructed to the north of the application site following approval of applications 13/63859/OUT and 16/67831/REM are sited at 90degrees to the application site, being located in an offset position from the proposed dwellings. As such there would not be any facing windows, with 12.2m being provided between the single storey element of the proposed dwellings and the common boundary and 15.2m being provided between the first and second floor elements and the common boundary.

There would be at least 18.5m provided between the front elevation of the proposed dwellings and the front boundary of the property at 277 Walkden Road, which is located on the opposite side of Walkden Road, with the proposed dwellings being located in an offset position from the property at 277 Walkden Road.

The property at 350 Walkden Road does not have any habitable room windows in the side elevation facing the application site. The proposed dwellings would be located 3.5m from the common boundary with 352 Walkden Road, with the side elevation of the closest dwelling only containing windows to an en-suite and a bathroom.

The property at 1 Kingsway, which is located on the opposite side of Walkden Road, does not have any habitable room windows in the side elevation facing the application site. There would be at approximately 20.8m from the front elevation of the proposed dwellings and the side boundary with the property at 1 Kingsway which is marked by a high hedge, fence and a series of conifer trees.

The property at 2 Kingsway, which is located on the opposite side of Walkden Road, does not have any habitable room windows in the side elevation facing the application site. There would be at approximately 19.8m from the front elevation of the proposed dwellings and the side boundary with the property at 2 Kingsway.

Having regard to the relationship between the proposed dwellings and the neighbouring residential properties it is not considered that the development would result in neighbouring residents experiencing an unacceptable loss of amenity by virtue of them experiencing a loss of light, privacy and/or any overbearing impact.

In respect of noise and disturbance the Council’s air and noise consultant has confirmed that the proposed development would not result in neighbouring residents being exposed to an unacceptable increase in the levels of noise and disturbance they are exposed to subject to the attachment of a condition requiring the submission, approval and subsequent adherence to a construction method statement.

The Council’s air and noise consultant has not raised any issues in respect of the development exposing neighbouring residents to unacceptable increased levels of air pollution, recommending that each dwelling is

$n4pmyne4.rtf provided with a single vehicle electric charging point thereby encouraging the uptake of ultra-low emission vehicles.

With regard to the level of amenity future occupiers of the proposed dwellings would enjoy it is considered that future occupiers would be provided with adequate light and outlook from their habitable room windows. They would also be provided with an area of useable amenity space in the form of a rear garden.

The Council’s Environmental Consultant has advised that given the location of the application site adjacent to the busy A575 Walkden Road and close to the A580 East Lancashire Road it is likely that without the incorporation of noise mitigation measures internal noise levels within the proposed dwellings would lead to a negative impact on health and quality of life for future occupants. In order to ensure the necessary noise mitigation is incorporated they have advised that conditions should be attached to secure the installation of acoustically uprated glazing to all habitable rooms to achieve a minimum sound reduction index of 32 dB Rw+Ctr., together with acoustically uprated trickle vents to provide background ventilation such that residents do not need to open windows.

For these reasons subject to the attachment of the conditions recommended by the Council’s Environmental Consultant the proposal is considered to be in accordance with policies DES7 and EN17 of the UDP and the amenity policies in the NPPF.

Parking and highway safety

Vehicle access to the properties would be taken from Walkden Road with each unit being provided with a drop crossing and a driveway capable of accommodating two cars together with a turning head that would allow vehicles to enter and leave the site in a forward gear.

The Council’s highway officer has reviewed the application and advised that the re-development of the site to provide 8 dwellings is unlikely to result in significant material impact when dispersed to the local highway network, with appropriate on site car parking and maneuvering space being provided given the accessible nature of the application site. They have advised that a condition should be attached that requires full construction details of the new access points to be submitted to and approved in writing by the Local Planning Authority prior to the commencement of commencement of development (save for demolition and works below ground)

In order to ensure that vehicles can enter and leave the site in a forward gear and ensure that the proposed development does not result in any increased risk to pedestrians or other road users the highways officer has advised that a condition should be attached to ensure that all vehicles can enter and leave the driveways in a forward gear. The layout of the site has been designed to enable this and a condition has been added. A condition is also added to prevent obstacles above 0.6m to facilitate egress.

In addition the highways officer has advised that in order to ensure the safety to pedestrians and road users by mitigating the impact of potential on-street parking resulting from the development it will be necessary to introduce double yellow lines along the sites frontage with Walkden Road up to the junction with the East Lancs, as well as to introduce a bus clearway. This has been secured by condition.

In order to minimise off site disruption and ensure no increased risk to pedestrians and road users during the construction period the highways officer has recommended that a condition is attached that requires a construction management plan, which includes a comprehensive traffic management strategy, to be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development and subsequently adhered to.

For these reasons, subject to the attachment of the conditions recommended by the Council’s highway officer, the proposal is considered to be in accordance with policies A8 and A10 of the City of Salford UDP –it does not raise any issues from a highway safety perspective.

Trees

There are a number of trees on site, none of which are protected by a tree preservation order. The application has therefore been submitted with a tree report that contains a tree survey and an arboricultural impact assessment and a tree protection plan.

$n4pmyne4.rtf The submitted report identifies that all trees on site, bar two individual trees (T15 and T16) and two groups of trees (G21 and G22), will be removed to facilitate the proposal. Apart from two trees which are category B; an ash tree T1 and a beech tree T24, both located on the Walkden road frontage; all trees that will be removed are category C trees. The report has been reviewed by the Council’s consultant arborist who has advised that the removal of the two category B trees is deemed acceptable, subject to mitigation planting on a 2 for 1 basis being provided to compensate for their loss. The arborist has also confirmed that the category C trees on site should not be a constraint to development.

In respect of the loss of two category B trees the tree survey report notes that the ash tree has an asymmetrical crown and pruning wounds but despite this it is noted as having a 40+ year life expectancy, with the beech tree having similar features and a predicated life span of 40+ years. The loss of these trees is therefore regrettable but unavoidable given their siting.

In order to compensate for the loss of the two category B trees it is proposed to replant 12 standard trees at the site – 4 on the frontage, central to each pair of dwellings, with a further 8 trees being planted at the rear – 1 per plot. The proposed replanting has been reviewed by the Council’s arborist who has confirmed that it is acceptable, with the use of tree pits serving to assist with the mid-to long term establishment of the trees and reduce the root tracery problems with the hard surfaces.

On balance it is therefore considered that the loss of the two category B trees on site is acceptable – there would be a short term adverse impact upon the treescape of the area but this would be offset in the longer term by the proposed replanting, with the loss of the trees allowing for the creation of a development that best respects the character of the area where it is situated while also allowing for the frontage of the site to be opened up and improved with the scheme proposing to secure the frontage with a low boundary wall.

In order to ensure the successful retention of the remaining trees throughout the development phase the trees will need to be protected with temporary protective fencing. The Councils consultant arborist has confirmed that the submitted Tree Protection Plan provides appropriate details of the layout of the necessary temporary protective fencing along with a diagram of the specification to be used (HERAS style). A condition will be attached to ensure the protective fencing is installed in accordance with the submitted TPP and retained throughout the construction phase.

Ecology

The application has been submitted with a bat survey which has been reviewed by GMEU. They state that there was no evidence of bats found, with the report defining the building as being low risk. In the light of this they have confirmed that the proposal will not have an adverse impact upon bats subject to the attachment of a condition that requires the development to be carried out in accordance with the recommendations in section 6 of the submitted report.

GMEU note that the proposal will result in the loss of trees and shrubs and therefore they have advised that two conditions should be attached – one that prevents any works to trees and shrubs occurring within the bird nesting season which runs between 1st March and 31st August unless a detailed bird nest survey by a suitably experienced ecologist has been carried out immediately prior to clearance and written confirmation provided that no active bird nests are present and another that requires replacement landscaping to be introduced.

In respect of the condition GMEU recommend to ensure that the site is cleared outside the bird nesting season it is an offence under the Wildlife and Countryside Act 1981 (as amended) to intentionally damage or destroy the nest of any wild bird whilst in use or being built and consequently it is not considered necessary to attach this condition - it would duplicate that legislation. However, an informative will be added to remind the applicant of this.

For these reasons subject to the attachment of an appropriately worded informative to advise the developer on their responsibilities in relation to nesting birds together with conditions requiring the development to be undertaken in accordance with the recommendations of the submitted bat report and a landscape scheme that is submitted to the LPA for approval, it is not considered that the proposal would have a significant adverse impact upon ecology and as such the scheme is considered acceptable in this regard.

$n4pmyne4.rtf Flood risk and drainage

The application site is within Flood Zone 1 and therefore has a low risk of fluvial flooding. The site is located within the Core Conurbation Critical Drainage Area.

Although no comments have been received from the drainage engineer on this application a proposal was reviewed by the drainage engineers at the pre-app stage where they advised that in accordance with the Strategic Flood Risk Assessment a reduction in surface water run off to 50% of the existing (or to Greenfield runoff, whichever is greater) will be required, stating that a condition requiring the submission approval and subsequent implementation of a scheme for surface water drainage using sustainable drainage methods.

Subject to the attachment of the condition recommended by the drainage engineer together with the condition that United Utilities have requested re draining foul and surface water on separate systems it is not considered that the proposal raises any issues from a flood risk perspective.

Sustainability The proposal offers an opportunity to develop a site which is located within an accessible and sustainable location – the site is located within a 15 minute walk of Walkden Town Centre, which affords occupiers access to a range of goods and services. Furthermore the site is located within a 3 minute and 4 minute walk of a number of bus stops on the East Lancs Road that provide regular connections between Atherton, Leigh and Manchester City Centre with two local buses stopping outside the site, meaning that future occupiers are well served by public transport that provides easy access to sites across the City and beyond.

In addition, the agent for the application has submitted a sustainability statement with the application within which it is confirmed that they propose the adoption of a fabric first energy strategy which addressed the core policy goals of sustainable construction; i.e. reduced CO2 emissions and reduced energy consumption. Sustainability measures to be incorporated into the development include:  The minimization of glazing facing south in order to ensure that the risk of summertime over-heating is minimized, avoiding the need for active cooling/ventilation in summer  The use of materials with U-Values above the requirement of building regulations to provide high levels of insulation  The use of efficient condensing boilers  The use of low energy LED lighting featuring dedicated energy efficient fittings  Providing information on smart metering to occupiers, along with information on the EU Energy Efficiency Labeling Scheme and the Energy Start scheme, with occupiers being advised that smart metering technology should be employed along with fridges / freezers achieving at least an A+ rating, washing machines / dishwashers achieving at least an A rating, and washer dryer / tumble dryers achieving at least a B rating  Using sanitary ware that will favour compliance with the “optional Standards” set out in approved document G for domestic properties  The use of locally sourced materials where possible  The use of materials that achieve an A or A+ rating according to the Green Guide Specification  Requiring the approved contractor to operate according to a Construction Environmental Management Plan (CEMP), containing procedures for waste minimisation as well as optimisation of waste recovery and recycling, in accordance with the Waste Hierarchy  The incorporation of external waste storage areas at the rear of the properties that can accommodate general and recyclable waste containers.  The incorporation of trees and landscaping across the site

Other Issues

Neighbouring residents have stated that there are other sites that could be developed to provide housing rather than this one. Although there may be other suitable sites for housing development, the local planning authority’s duty here is to review the application as submitted and determine whether it is acceptable having regard to relevant local and national planning policy.

$n4pmyne4.rtf With regard to the issues neighbouring residents have expressed re the asbestos being present in the existing building and what health risks will be posed by its demolition this is not a matter for the Local Planning Authority, with such activities being the responsibility of other departments and agencies to control.

With regard to the issue raised regarding neighbour consultation neighbouring residents were notified in accordance with national requirements as set out in section 15 (5) of the Development Management Procedure Order 2015 - 15 neighbouring properties were notified by letter, with a site notice being posted. Adequate publicity has therefore been undertaken.

Neighbouring residents have expressed concerns over the ability of existing services such as schools and doctors to cope with the additional demand that would be generated by the proposal. The provision of such facilities is controlled outside of the planning process and although contributions are sometimes justified, due to the small scale of this development and the wider benefits offered by the scheme, no contribution is considered necessary to justify approval of the application.

Recommendation

Approve subject to conditions

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

Reason: Required to be imposed by Section 91 of the Town and Country Planning Act 1990 (as amended).

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

Proposed site plan - drawing 17018 02 received 17/4/18 Proposed floorplans - drawings 17018 03, 17018 04 and 17018 05 Proposed elevations - drawing 17018 06 Proposed section - drawing 17018 07 Proposed street scene - drawing 17018 08 received 17/4/18 Proposed landscape plan – drawing 17018 10 received 17/4/18

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

3. Notwithstanding any description of materials in the application no above ground construction works shall take place until samples or full details of materials to be used externally on the building(s) have been submitted to and approved in writing by the Local Planning Authority. Such details shall include the type, colour and texture of the materials. Only the materials so approved shall be used, in accordance with any terms of such approval.

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

4. The landscaping works shown on approved drawing 17018 10 (submitted 17/4/18) shall be carried out within 18 months of first occupation of the development hereby permitted.

Any trees or shrubs planted or retained in accordance with this condition which are removed, uprooted, destroyed, die or become severely damaged or become seriously diseased within 5 years of planting shall be replaced within the next planting season by trees or shrubs of similar size and species to those originally required to be planted, unless the Local Planning Authority gives its consent in writing to any variation.

Reason: To ensure that the site is satisfactorily landscaped having regard to its location and the nature of the proposed development and in accordance with Policies DES1 and DES9 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

$n4pmyne4.rtf 5. Prior to occupation the applicant shall provide a single electric vehicle charging point for all residential properties with off road parking. The charging point shall be capable of Type 2 "Fast" charging, and wired to a dedicated 30A spur to provide 7KV charging capacity.

Reason: In accordance with paragraph 35 and 124 of the NPPF, to encourage the uptake of ultra-low emission vehicles and ensure the development is sustainable and to safeguard residential amenity, public health and quality of life.

6. All glazing to habitable rooms (living, dining and bedrooms) shall be designed to achieve a minimum 32 dB Rw+Ctr sound reduction index, and shall be installed as per manufacturer's instructions and retained as such thereafter

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

7. Prior to the commencement of the development a scheme to demonstrate the use of ventilation measures which removes the need for future residents to open windows for cooling and ventilation shall be submitted to and approved in writing by the Local Planning Authority. The approved ventilation measures shall ensure the standards in condition 6 above are not compromised and shall be implemented prior to the occupation of the development and thereafter be retained

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

8. Prior to the first occupation of the dwellings hereby approved a site completion report confirming that the required uprated glazing and the agreed ventilation measures shall be submitted to and approved in writing by the Local Planning Authority

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

9. No development shall take place, including any works of excavation or demolition, until a Construction Method Statement has been submitted to, and approved in writing by, the local planning authority. The approved Statement shall be adhered to throughout the construction period. The Statement shall include:

(i) the times of construction activities on site which, unless agreed otherwise as part of the approved Statement, shall be limited to between 8am-6pm Monday to Friday and 9am-2pm Saturday only (no working on Sundays or Bank Holidays). Quieter activities which are carried out inside buildings such as electrical works, plumbing and plastering may take place outside of agreed working times so long as they do not result in significant disturbance to neighbouring occupiers; (ii) the spaces for and management of the parking of site operatives and visitors vehicles; (iii) the storage and management of plant and materials (including loading and unloading activities); (iv) the erection and maintenance of security hoardings including decorative displays and facilities for public viewing, where appropriate; (v) measures to prevent the deposition of dirt on the public highway; (vi) measures to control the emission of dust and dirt during demolition/construction; (vii) a scheme for recycling/disposing of waste resulting from demolition/construction works; (viii) measures to minimise disturbance to any neighbouring occupiers from noise and vibration, including from any piling activity; (ix) measures to prevent the pollution of watercourses; and (x) a community engagement strategy which explains how local neighbours will be kept updated on the construction process, key milestones, and how they can report to the site manager or other appropriate representative of the developer, instances of unneighbourly behaviour from construction operatives. The statement shall also detail the steps that will be taken when unneighbourly behaviour has been reported. A log of all reported instances shall be kept on record and made available for inspection by the local a planning authority upon request.

Reason: In the interests of the amenity of neighbours in accordance with policies DES7 and EN17 of the Salford Unitary Development Plan and the NPPF.

$n4pmyne4.rtf 10. Prior to the commencement of development (except for demolition and enabling works) a Phase 2 Site Investigation report shall be submitted to and approved in writing by the Local Planning Authority. The investigation shall address the nature, degree and distribution of land contamination on site and shall include an identification and assessment of the risk to receptors focusing primarily on risks to human health and the wider environment; and

The details of any proposed Remedial Works shall be submitted to, and approved in writing by the Local Planning Authority. Such Remedial Works shall be incorporated into the development during the course of construction and completed prior to occupation of the development; and

Prior to first occupation a Verification Report shall be submitted to, and approved in writing by, the Local Planning Authority. The Verification Report shall validate that all remedial works undertaken on site were completed in accordance with those agreed by the Local Planning Authority

Reason: To prevent pollution of the water environment and to ensure the safe development of the site in the interests of the amenity of future occupiers in accordance with Policy EN17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

11. Foul and surface water shall be drained on separate systems.

Reason: To secure proper drainage and to manage the risk of flooding and pollution

12. No development shall take place until a scheme for surface water drainage for the site using sustainable drainage methods and which includes details of how water quality will be improved, and how existing surface water discharge rates reduced, has been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented prior to first occupation or use of the development hereby approved unless alternative timescales have been agreed in writing as part of the strategy.

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

13. Prior to first occupation of the development a scheme for off-site highway improvements to mitigate the potential impact of parking around the site shall be submitted to and agreed in writing with the Local Planning Authority. The approved scheme shall be implemented in accordance with a timetable that shall also be agreed prior to first occupation of the development.

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

14. The vehicle parking and associated turning heads shown on the approved plans to serve the development hereby permitted shall be made available for use prior to the development being brought into use) and shall be retained thereafter for their intended purpose. The area to the front of the proposed dwellings, which provides the turning head, shall be maintained clear of obstruction at all times.

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.

$n4pmyne4.rtf 15. Any solid boundary wall/fence adjacent to Walkden Road should be no higher than 0.6m high, with railings being utilised for any boundary treatment that is higher than 0.6m

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

16. No gates shall be installed within 5.5m of the western boundary of the site, which runs along Walkden Road.

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

17. No development shall be started until all the retained trees within (or overhanging) the site [shown on TPP, Drawing No: TPP.12764 Rev. 01 dated: 21-12-2017] have been surrounded by substantial fences which shall extend to the extreme circumference of the spread of the branches of the trees (or such positions as may be agreed in writing by the Local Planning Authority). Such fences shall be erected in accordance with the specification submitted [shown at APPENDIX 4, within Report No: AIA.12764.01] and shall remain until all development is completed and no work, including any form of drainage or storage of materials, earth or topsoil shall take place within the perimeter of such fencing.

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

18. The development hereby approved shall be carried out in accordance with the recommendations set out in section 6 of the Gritstone Ecology Preliminary Roost Assessment for 352 Walkden Road.

Reason: To safeguard the habitat of protected species, and enhance the nature conservation value of the site in accordance with the National Planning Policy Framework.

Notes for Applicant:

1. STANDING ADVICE - DEVELOPMENT LOW RISK AREA

The proposed development lies within a coal mining area which may contain unrecorded coal mining related hazards. If any coal mining feature is encountered during development, this should be reported immediately to the Coal Authority on 0345 762 6848.

Further information is also available on the Coal Authority website at: www.gov.uk/government/organisations/the-coal-authority

This Standing Advice is valid from 1st January 2017 until 31st December 2018

2. United Utilities have offered the following advice - o The level of cover to the water mains and sewers must not be compromised either during or after construction. o A separate metered supply to each unit will be required at the applicant's expense and all internal pipe work must comply with current water supply (water fittings) regulations 1999. o Should this planning application be approved, the applicant should contact United Utilities on 03456 723 723 regarding connection to the water mains or public sewers. o It is the applicant's responsibility to demonstrate the exact relationship between any United Utilities' assets and the proposed development. United Utilities offers a fully supported mapping service and we recommend the applicant contact our Property Searches Team at [email protected] to obtain maps of the site. o Due to the public sewer transfer, not all sewers are currently shown on the statutory sewer records, if a sewer is discovered during construction; please contact a Building Control Body to discuss the matter further. o In accordance with the National Planning Policy Framework (NPPF) and the National Planning Practice Guidance (NPPG), the site should be drained on a separate system with foul water draining to the public sewer and surface water draining in the most sustainable way. The NPPG clearly outlines the hierarchy to

$n4pmyne4.rtf be investigated by the developer when considering a surface water drainage strategy. We would ask the developer to consider the following drainage options in the following order of priority: 1. into the ground (infiltration); 2. to a surface water body; 3. to a surface water sewer, highway drain, or another drainage system; 4. to a combined sewer. o If the applicant intends to offer wastewater assets forward for adoption by United Utilities, the proposed detailed design will be subject to a technical appraisal by an Adoptions Engineer as they need to be sure that the proposal meets the requirements of Sewers for adoption and United Utilities' Asset Standards. The proposed design should give consideration to long term operability and give United Utilities a cost effective proposal for the life of the assets. Therefore, should this application be approved and the applicant wishes to progress a Section 104 agreement, it is strongly recommend that no construction commences until the detailed drainage design, submitted as part of the Section 104 agreement, has been assessed and accepted in writing by United Utilities. Any works carried out prior to the technical assessment being approved is done entirely at the developers own risk and could be subject to change.

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

4. When preparing the CEMP required under condition 9 the highways officer has advised as follows - o All construction traffic should be marshalled on and off site by qualified vehicle banksman. o All heavy good vehicles shall be limited to between 8am-5:30pm Monday to Friday and 8am-2pm Saturday only (no working on Sundays or Bank Holidays). o Any traffic management measures required on the highway to be communicated with as much lead in time as possible; o There should be no parking of construction vehicles or operative vehicles on the adopted highway The spaces for and management of the parking of site operatives and visitors vehicle o 'Site entrance ahead' signs shall be displayed on all approaches during working hours; o If it is not proposed to install a wheel wash, efforts should be made to clean mud/debris off vehicles before they leave the site i.e. pressure washing; o If there are vehicle manoeuvres on and off site, that could potentially deposit mud and debris, it will be necessary to deploy a street cleansing vehicle/vehicles during the activity and not just at the end of the morning or afternoon shift; o There should be slippery road sign with 'Mud on Road' sub plates signs available on site with these being deployed at the first signs mud being deposited on the adopted highway

5. The highways officer has offered the following advice - o Existing adopted street lighting and existing services within the footway and carriageway should be either diverted or protected in agreement with relevant authorities. o Any amendments to the carriageway need to be re-instated using similar materials. o The developer should 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 o Applications for all forms of highway permits/licenses shall be made in advanced of any works being undertaken on the adopted highway. Please note no boundary fencing shall be erected or positioned on any part of the adopted highway with first seeking the relevant permits/licenses from the Local Highway Authority -John Horrocks- Tel: 0161 603 4046 o Requests for general Information regarding the adopted highway network shall be directed to the Local Highway Authority - John Horrocks- 0161 603 4046 o The works on the adopted highway will be delivered by a s50 agreement and Greater Manchester Roads Activities Permit Scheme (GMRAPS) and to funding to facilitate a vehicle crossover area.

$n4pmyne4.rtf