Ryall Avenue, Ordsall, Salford, M5 3HX PROPOSAL: Erection of 6No

APPLICATION No: 20/75420/FUL APPLICANT: Salford City Council LOCATION: Ryall Avenue, Ordsall, Salford, M5 3HX PROPOSAL: Erection of 6no. houses and 2no. apartment blocks comprising of 35 apartments WARD: Ordsall

Description of Site and Surrounding Area This application relates to a 0.37ha plot of land located between Ryall Avenue South, Phoebe Street and Knowsley Avenue, Ordsall. The site formerly accommodated housing but since demolition, the site is vacant grassed and partially bound by knee rails.

To the south-west and north-west are Primrose Hill Primary School and St Joseph’s Primary School. Located to the north and east are terraced rows of two storey residential dwellings. The properties to the east turn their back to Phoebe Street. To the south is a relatively recent development of dwellings and commercial units, constructed as part of a larger regeneration project.

Description of Proposal Planning permission is sought for the erection of a part 3 storey/part 4 storey apartment block and a row of three pairs of two storey semi-detached dwellings. The proposed mix is as follows: • 14 x 1 bed apartments • 21 x 2 bed apartments (including 4 wheelchair accessible units) • 4 x 2 bed houses • 2 x 3 bed houses

It is proposed that all of the apartments and houses will be occupied as affordable housing in response to demand in this area.

Publicity Site Notice: Non HH Article 15 Date Displayed: 14 July 2020 Reason: Article 13

Site Notice: Non HH Affecting public right of way Date Displayed: 14 July 2020 Reason: Article 13 affect public right of way

Press Advert: Manchester Weekly News Salford Edition Date Published: 23 July 2020 Reason: Article 15 Affect Public right of Way

Press Advert: Manchester Weekly News Salford Edition Date Published: 9 July 2020 Reason: Article 15 Standard Press Notice

Neighbour Notification 62 neighbouring occupiers have been notified of the application.

Representations 4 letters of representation (3 objections and one general representation) have been received in response to the application publicity. The issues raised are summarised as follows: • It is not considered that a construction site next to a school is a good idea. • Why do the Council think it is acceptable to build houses and apartments facing a primary school? Nobody knows who the tenants will be. • The area is used daily for school drop-off and pick-up. • The traffic will be even worse during those times. • The site should be used for other purposes instead (extra parking spaces, a playground, a youth club, a library or a community centre).

A representative of Primrose Hill Primary School has objected on behalf of several parents who have raised concern in relation to the loss of privacy for pupils/playground and the impact on the school gates. There is a fear that access will be impeded by those who travel by car.

The general representation has come from a representative of the Governors of St Joseph’s Primary School in relation to the impact of the development on the route to the school. They have asked that the council ensures that the building work does not obstruct the paths, parking or visibility of children accessing or leaving the school. Additional measures may be required to ensure that there is no greater impact on the children crossing Phoebe Street at the bend, which is described as already being dangerous. They have asked whether there will be any additional assistance/traffic calming.

Relevant Site History 96/35134/DEEM3 – Outline application for the remodelling of estate including demolition of selective properties, external alterations to properties, alterations to highways, erection of new boundary walls/fences and erection of one house – Approved – 19 June 1996

00/41714/DEEM3 – Prior Notification for the demolition of dwellings – Approved – 1 February 2001

Consultations Highways – No objection subject to conditions.

Drainage – No objection subject to securing the submitted drainage scheme by condition.

Design For Security - No objection. Recommend that a condition to reflect the physical security specifications set out in the Crime Impact Statement be attached.

Air Quality, Noise, Contaminated Land - No objection subject to conditions relating to carrying out the recommended remediation strategy and verification.

Landscape Design – No landscaping proposals put forward at this stage. Full hard and soft landscape proposals including boundary treatments should be submitted for consideration (can be conditioned). Notes the absence of any arboricultural impact assessment or arboricultural method statement.

Enquired whether the large area of tarmac to the corner of Knowsley Avenue and Phoebe Street (outside of the red line) could be improved as part of the scheme as this is an important corner location and could make an improvement to the overall street scene if the option is there.

Enquired over future ownership and responsibility for management and maintenance.

Arboricultural Consultant – No objection subject to conditions.

City Airport And Heliport - No comments received to date

Greater Manchester Ecological Unit - No objection and no additional information required.

United Utilities Water Ltd – Have recommended a surface water drainage strategy and foul and surface water to be drained on separate systems.

Have also commented that there are water mains in the vicinity of the proposed development site. Whilst this infrastructure is located outside of the development area, the developer must comply with United Utilities’ ‘Standard Conditions for Works Adjacent to Pipelines’. Also, identified that a public sewer crosses this site and United Utilities’ may not permit building over it without suitable easements or a diversion of the affected public sewer may be necessary. All costs associated with sewer diversions must be borne by the developer. This information has been passed to the planning agent.

Planning Policy Development Plan Policy Unitary Development Plan ST1 - Sustainable Urban Neighbourhoods This policy states that development will be required to contribute towards the creation and maintenance of sustainable urban neighbourhoods.

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

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

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

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.

Other Material Planning Considerations National Planning Policy National Planning Policy Framework

Local 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 - 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.

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

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

The Revised Draft Greater Manchester Spatial Framework (‘GMSF’) was subject to public consultation at the start of 2019. The next version of the plan is expected to be published in for a period of representations in November 2020. In accordance with paragraph 48 of the National Planning Policy Framework it is considered that very limited weight can be given to the policies in the GMSF.

The Publication Salford Local Plan: Development Management Policies and Designations (‘Local Plan’) was published on 27 January 2020 and comments were invited until 20 March 2020. This is the version of the document that the city council would like to adopt and has been subject to a significant amount of public consultation in previous stages of its production. However, in accordance with paragraph 48 of the National Planning Policy Framework the weight that can be given to the Local Plan overall is currently limited. The city council is in the process of considering the comments made to determine the extent to which there are unresolved objections to the policies in the Plan. Those policies with less significant (or no) objections will be capable of carrying more weight than those with significant unresolved objections.

In addition, following the publication of the National Planning Policy Framework (NPPF) it is necessary to consider the weight which can be afforded to the policies of the Council's adopted Unitary Development Plan (paragraph 213 NPPF February 2019).

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

Appraisal The NPPF sets out a presumption in favour of sustainable development. Where there is an identified five-year supply of housing, the NPPF requires development proposals that accord with the development plan to be approved without delay, and development proposals that conflict should be refused unless other material considerations indicate otherwise. The NPPF also highlights that to support the Government’s objective of significantly boosting the supply of homes, it is important that a sufficient amount and variety of land can come forward where it is needed.

The NPPF promotes the development of previously developed sites and seeks to ensure that planning decisions promote the effective use of land in meeting the need for homes. Annex 2 of the NPPF provides a definition of what constitutes previously developed land stating that previously developed land “is or was occupied by a permanent structure, including the curtilage of the developed land (although it should not be assumed that the whole of the curtilage should be developed) and any associated fixed surface infrastructure. This excludes land that is or was last occupied by agricultural or forestry buildings; land that has been developed for minerals extraction or waste disposal by landfill, where provision for restoration has been made through development management procedures; land in built-up areas such as residential gardens, parks, recreation grounds and allotments; and land that was previously developed but where the remains of the permanent structure or fixed surface structure have blended into the landscape”.

The land is currently covered by grass enclosed by a knee rail. It could be argued that the site is not previously developed land as the remains of any former buildings on the land are not visible or obvious and the land has blended into the landscape. Notwithstanding this, the site is considered to be in a sustainable location in terms of accessibility to sustainable modes of transport, employment, services and infrastructure; located in close proximity to the Radclyffe Park development, Media City, Regent Road Neighbourhood Centre and businesses along Ordsall riverside and Regent Road.

The Council’s Spatial Planning team have reviewed the proposal and are satisfied that the land is not protected by UDP policy R1 (recreation land) as this is an historic residential site which has only been grassed whilst the Council considered future redevelopment options. It is not designated as formal recreation space, despite residents having the benefit of the land as such in the intervening period.

The site is unallocated and its redevelopment for residential purposes is acceptable in principle.

Housing Mix and Type Saved UDP Policy H1 sets out that all new housing development should contribute towards the provision of a balanced mix of dwellings within the local area. Policy HOU1 of the Housing Planning Guidance states that new development should provide a broad mix of dwelling types. Apartments should only be the predominant form of provision on sites in the most accessible locations within Central Salford. Policy HOU2 then sets out where apartments are proposed, they should provide a broad mix of dwelling sizes, both in terms of the number of bedrooms and the net residential floor space of the apartments. Small dwellings (i.e. studios and one bedroom apartments) should not predominate, and a significant proportion of three bedroom apartments should be provided wherever possible.

Given the sustainable location of the site, the broad principle of introducing apartments within the scheme is considered to be appropriate. The total mix across the development of 1 bedroom (34%), 2 bedroom (61%) and 3 bedroom (5%) units, with the apartment sizes ranging between 48m² (40%), 61m² and 73.7m² (60%) is in accordance with the guidance within policy HOU2.

This application is supported by the Council’s Housing Strategy team who have identified a demand for affordable homes in this area, reporting that there are 52 bids for every affordable home advertised.

In this area, the policy requirement would be for 20% of the houses and 10% of the apartments to be offered as affordable. The proposed scheme will provide a range of family homes including some wheelchair accessible. To create a mixed and balanced housing offer for the wider area this scheme is providing 100% social rent. This level of provision for affordable housing significantly exceeds policy requirements.

Policy H1 sets out eight factors that will help to inform whether the proposed mix and density of dwellings is considered to be appropriate and acceptable. These are: A. The size of the development; B. The physical characteristics of the site; C. The mix of dwellings in the surrounding area; D. Any special character of the surrounding area that is worthy of retention; E. The accessibility of the site, and its location in relation to jobs and facilities; F. Any specific need for, or oversupply of, residential accommodation that has been identified; G. The strategy and proposals of the Housing Market Renewal Initiative; and H. Any other relevant housing, planning or regeneration strategies approved by the City Council.

The homes meet many of these criteria with a particular emphasis on meeting need, and wheelchair accessible housing (criteria F). Furthermore, following engagement of the Housing Strategy and Enabling Team, Homes England Grant funding has been secured for all these homes. This means that all these homes will be for social rent (a Mayoral priority) and allocated to households on the housing register, with 100% Council nominations to those in need.

Breaking this down by size of unit, there are currently 46 bids for every 1 bed and 50 bids per 2 bed home. The majority of households on the housing register have an identified need for 1 and 2 bed accommodation. This clearly shows a strong need and demand.

It is the intention that the council will own the properties as a landlord. The homes will be managed to a high social housing regulatory compliant standard and they will be let and allocated in line with the existing council allocations and lettings policies that apply to all affordable homes in Salford, irrespective of the landlord.

Layout, Scale and Appearance The apartment building is a single, articulated block with two unconnected cores creating one three-storey block containing 15 apartments, stepping up to a four-storey block containing 20 apartments. Phoebe Street sweeps around a gentle curve at this point and the building steps back following this curve, returning in at the north and south with shorter elevations fronting, but set back from, Ryall Avenue South and Knowsley Avenue.

The proposed two storey semi-detached houses are situated to the north west of the site, fronting Ryall Avenue South and continuing the building line established by the northern return of the apartment block into this street, affording the opportunity for deep front gardens and in-curtilage vehicle parking, which is a characteristic of this part of Ordsall. The introduction of these houses here will improve the level of natural surveillance within this street.

Image: Proposed Site Plan (orientation shown)

The apartments form an enclosing perimeter block that addresses the surrounding streets and creates an internal courtyard, which provides a small amount of amenity space as well as parking for residents. The private parking areas situated to the rear of the apartments and houses is appropriate to keep the hard surfaced parking areas away from the Phoebe Street frontage and suitably screened from Knowsley Avenue, whilst affording levels of natural surveillance from the houses and apartments and avoiding a car dominated street scene.

The houses will sit underneath a pitched roof so that the overall building height reflects that of the three storey apartment block. The roof-scape to the apartments has been kept flat to reduce visual impact, but also reflects the form and massing of other apartment buildings in the area.

There is no particular strong building line on this side of Phoebe Street with the site located on the bend, described above. The apartment block, however, is suitably respectful of the building line established by the existing dwellings

to the north on the opposite side of Ryall Avenue South. The apartment building is separated from the back of the footpath with the opportunity to introduce soft landscaping in between the ground floor terrace and the highway, providing areas of defensible space. No landscaping proposals have been provided at this stage but can be secured by condition, this will include boundary treatments and terrace enclosures.

The built form rises from two, to three and then four storeys. In terms of the elevation detailing, the rhythm and proportions of the fenestration detailing on the apartments and the houses are well-designed with large openings and deep reveals, ensuring a suitable massing. In the areas where the internal layout does not afford the opportunity to introduce a large window, recessed brick blanks have been introduced which continue to break up any massing and continue the rhythm. The layout and elevations identify that each frontage will be addressed with active frontages. It is considered that the pedestrian entrances to the apartments need to include some greater detailing in order to create an obvious focal point within the elevations. There are a number of ways in which this can be achieved but at this time, as the construction methods have not been finalised, the method of doing so has not yet been decided. As a result, a condition has been recommended in order to secure this detail once the construction methods have been agreed.

Image: Ryall Street elevation showing the outline of the two storey houses, 3 storey apartments and 4 storey block in the background

Image: Phoebe Street elevation of the apartments

Image: elevations of the houses

UDP policies DES1 and DES5 seek to ensure that development respects its physical context and the character of the area. The contemporary form of housing is considered to suitably link the surrounding small scale housing to the larger redevelopment of the Radclyffe Park area to the south. The use of two contrasting materials is considered to be a positive approach, respecting the use of red brick in the area and the lighter, more contemporary bricks used within the developments to the south. The brick used for the lower elements will be taken around as a plinth to the taller block helping to unify the development. The materials will be traditional, masonry and tiled roofs to the houses; the exact colour, texture and products will be secured by condition.

Due to the flat roof nature of the apartment block and the presence of roof top plant (for the sprinkler system) on the 4 storey element, there may be a need to provide fall protection/guard railing. It is not yet confirmed whether the fall protection is required and this will be a decision for the contractor and client at a post-decision stage. There are ways in which such equipment can be installed without having any visual impact on the building (i.e. latchways mansafe system or similar). If more substantial guard railing is required, then the Local Planning Authority would need to assess and control the impact on the visual appearance of the building and so a condition has been recommended to ensure that if such equipment is required, it can be reviewed and agreed prior to installation.

Amenity All habitable spaces within the houses and apartments will be served by windows for light, outlook and ventilation.

Appropriate separation distances are maintained between facing habitable room windows to prevent a detrimental impact on the amenity of future occupiers and existing neighbours. These separation distances are also appropriate to prevent any overbearing impact on neighbouring windows and private rear garden spaces.

Within the site, a distance of approximately 15m will be maintained between the southern wing of the four storey apartment block and the rear boundary of the private gardens to the new houses. This is considered to be an acceptable separation distance. The layout of the three storey apartment block is such that there are no windows directly overlooking the private rear gardens of the new houses.

It is recognised that there is limited space for external private amenity but a small landscaped area is included between the apartments and the car park which can be utilised as external amenity space. The site is located in close proximity to amenities and Ordsall Park which provide opportunities for residents to enjoy external outdoor space. All of the houses include appropriately sized private rear gardens.

The site is not within the Greater Manchester Air Quality Management Area. The scale and nature of the development is not likely to have a significant impact on traffic and there are no objections to the development on air quality grounds. The development does not trigger the requirement for a noise assessment and report.

In order to ensure that the construction phase of the development does not unduly harm the amenity of neighbours, a Construction Environmental Management Plan will be secured by condition; the details of which are to be agreed prior to commencement of development.

Highways The development will be served from existing highways, with the houses being accessed from Ryall Avenue South and the apartments accessed from Knowsley Avenue.

The houses along Ryall Avenue South will be served by open plan private driveways of an appropriate width. Each two bedroom dwelling will be served by a driveway for one vehicle and the three bedroom dwellings will be served by a driveway to accommodate two vehicles, which is in accordance with the Council’s maximum parking standards. The driveways will be accessed via vehicle crossover points, the details of which shall be secured by condition. Each driveway will include one electric vehicle charging point.

Vehicular access to the apartment car park is proposed via a 6.6m wide access point at the end of Knowsley Avenue. In order to demarcate the private and public areas and to provide security to the apartments, the car park will be gated.

The proposal includes 18 parking spaces associated with the apartments, the dimensions of which are in accordance with the relevant guidance. Four of these spaces are appropriately marked out for disabled drivers (one per wheelchair accessible apartment). An additional 2 spaces serving the apartment building will incorporate an electrical charging point.

The cycle store will accommodate 22 spaces for resident’s bicycles (63% provision) in a designated secure store located within the secure car park, which enhances the sustainability of the development. In addition, six visitor cycle spaces in the form of Sheffield stands, are located close to the apartment entrances. No specific details have been provided to confirm the security measures that will ensure that only residents will have access to the cycle store facility. However, the ratio and locations of the storage areas are considered to be acceptable in principle and the details can be secured by condition.

Ryall Avenue South Recognising that Ryall Avenue South offers short term parking opportunities, the layout of the road will be rationalised as part of the proposal to ensure that it remains available in the future. The road layout will be improved and formalised and the design will not conflict with the new driveway locations, it will also better respect the alignment of Robert Hall Street, opposite. The rationalisation of the existing highway will consist of: • Removing the footway buildout on the southern side and introducing a new footway buildout on the northern side. • Relocating the parking spaces from the southern side and providing 8 spaces to the northern side. • Creating a turning head at the end of the cul-de-sac for service vehicles. • Narrowing the footway to the front of the new houses to 2m to further accommodate turning vehicles and service vehicles. • Installation of pedestrian crossing facilities at the junction of Ryall Avenue South and Phoebe Street in the form of dropped kerbs and tactile paving.

It is acknowledged that the turning head is not to modern standards but it is recognised that the site is constrained by the existing highway width. All large refuse vehicles will be required to reverse in from Phoebe Street to Ryall Avenue South. This is not ideal, however, this will only occur once per week. In order to assist with service vehicle manoeuvrability, the footway has been narrowed to 2m in the area opposite the turning head which affords suitable space for access, manoeuvrability and egress without detriment to other road users or pedestrians and is acceptable on this basis. Refuse collection for both the apartments and the houses is to be undertaken at kerb side along Ryall Avenue South which is acceptable in this instance.

The Council’s Highways Engineer has also requested the implementation of ‘limited waiting’ parking restrictions to ensure that these parking spaces do not become long term residential parking spaces. Also, to ensure the free flow of traffic, ‘no parking at any time’ restrictions in the form of double yellow lines will be introduced at the junction and carriageway of Knowsley Avenue and on Ryall Avenue South.

This required highway works can be secured by condition.

As detailed above, Construction Environmental Management Plan will be secured by condition, which shall also include a comprehensive Traffic Management Plan to minimise off-site disruption and to ensure no increased risk to pedestrians and road users during the construction period.

There are unadopted passages across the site, established through its former use and additional use over time. The developer will be applying for permanent stopping up orders under the Town and Country Planning Act 1990 to authorise the stopping up (removal of public rights of way).

Subject to the recommended conditions, there are no objections on highway grounds.

Bins and Servicing A communal refuse store is provided within the ground floor of the three storey apartment block to accommodate 8 general waste Eurobins and one 240l wheelie bin (garden waste). Its location is approximately mid-way from the furthest apartment of each building. In addition, a separate bin store for an additional 6 Eurobins for pulpable and mixed recycling will be situated just outside of the apartment block, close to the apartment access points. No details of the enclosure for the external store have been provided but this can be secured by condition.

It is recognised that there is no dedicated refuse collection point. In order to ensure that the waste bins are relocated for collection and returned once emptied to prevent bins being left out on the highway, a Waste Management Strategy will be secured by condition. The approved scheme shall be adhered to for the life time of the development.

Each house has a private rear garden with capacity to store four 240l wheelie bins, per dwelling, with direct access to the street for collection.

Trees, Landscaping and Ecology There are currently two large mature trees on the site as well as more juvenile tree planting along Phoebe Street. A BS 5837 Arboriculture Report and Arboricultural Method Statement (AMS) have been provided which details 8 individual trees, categorised as B (T7 and T8) and C (T1, T2, T3, T4, T5 and T6).

It is proposed that, in order to facilitate the development one category B tree (T8) and 3 category C trees (T1, T2 and T3) will be removed. Category C trees should not be allowed to constrain a development and the proposed removal of these category C trees to facilitate the development is considered acceptable.

Retention of the category B trees should be attempted, however, given the contribution to the overall amenity value of the area in the short, mid and long-term, the footprint of the proposal, the available space and the earthworks proposed, retention is not possible. Mitigation planting is alluded to within the report at section 5.0 however no landscaping plans have been presented at this time.

A replacement planting scheme will be secured by condition, to give details of proposed new tree species, tree sizes (including the minimum height and circumference of stem at 1m from the ground level), a plan indicating the location of the replacement trees, a timetable for tree planting and details of aftercare. Replacement on a 2 for 1 basis is considered practicable for this site given the space.

A Tree Constraints Plan has been supplied showing the layout of the surveyed trees and the proposed development layout. A Tree Protection Plan labelled as ‘Method Statement Plan’, has been supplied as part of the AMS, to show the layout of temporary protective fencing throughout the development phase, which also contains a depiction of the fence specification.

At this stage, no hard or soft landscaping proposals have been presented for consideration, however, this can be secured by condition. As well as replacement tree planting, the landscaping proposals shall include details of boundary treatments.

The Council’s Landscape Architect has enquired over future ownership and responsibility for management and maintenance of the landscaping. As the site will remain in Council ownership, the landscaping will be managed and maintained by the Council.

The plans have been reviewed by an ecologist from Greater Manchester Ecology Unit. The Ecologist has consulted the GMLRC (Greater Manchester Local Record Centre) for any known existing constraints and has provided the following advice:

• The site is not adjacent to, or in close proximity to any designated nature conservation sites (SSSI or SBI) and there are no likely pathways to any designated sites. • The site does not support any buildings which require bat roost assessment and, at the current time, the few trees on site are not of a size or age that would anticipate any tree roosting potential. • The likelihood of protected/principal species (Section 41 NERC 2006 [Natural Environment and Rural Communities Act]) being present is minimal and the habitat do not form Priority Biodiversity Action Plan habitats.

In the opinion of the ecologist, there is no merit in requiring any biodiversity surveys of the site. Government Guidance (Defra Circular 06/2005) indicates that surveys should only be requested where there is a reasonable likelihood of protected species being found. By inference this also applies to habitats which support protected species.

The NPPF guides decision makers to seek biodiversity enhancements within development proposals. This will be secured through the landscaping condition.

Contaminated Land The site has a number of historic uses including residential terraced housing, and a brick field in the west and south of the site. Such uses have the potential to leave legacy pollutants within soils or underlying groundwater. Where a pathway exists between a pollutant and a receptor (human health or the wider environment) a pollutant linkage may be created.

The proposed residential end use is considered to be a sensitive end use with respect to land contamination risk.

A desk study report (Phase 1 Desk Study, July 2019, Ref: 70238-P1 01, Capita) has been submitted with the application which assessed the potential for a pollution linkage between any identified source, and a receptor. The assessment considers there is a potential risk from ground contamination due to previous uses, including the potential for ground gasses due to made ground on site.

A site investigation (Phase 2 Site Investigation and Remediation Strategy, May 2020, Ref: LKC 20 1139, LK Consult) has been submitted, including results from 3 no. window samples, 2 no. cable percussion holes and 5 no. trial pits. Gas monitoring has been undertaken over 3 months.

Chemical sampling confirmed there were no elevated contaminants of concern across the site, and no further remediation is required. Ground gas monitoring showed elevated levels of carbon dioxide (CO2) and the report recommends gas protection measures in accordance with CS2 for the site.

The report includes a remediation strategy for the site which has been reviewed by the Council’s Environmental Consultant who agrees with the findings and recommendations. There is no objection to the proposal subject to the remediation strategy being implemented in accordance with the approved report and the submission of a verification report.

Drainage The application has been supported by a drainage strategy (Scott Hughes, 3699, dated July 2020, Rev 1 Ref: RAS- SHD-00-ZZ-RP-C-0001 which recommends a strategy to collect runoff from the roofs and other site areas and direct it to new below-ground surface water drainage pipework that will discharge into the existing surface water public sewer in Knowsley Avenue to the south. The discharge rate will be restricted to 5l/s using a vortex flow control system. In turn this will generate a surface water drainage volume which will be contained in geocellular storage. The drainage layout for the development will be designed in accordance with BS EN 752: 2008 and Building Regulations Part H guidance, i.e. up to the 30-year storm return period criterion and tested for the 1 in 100 year return period including a 40% increase to account for climate change to confirm that there is no flood risk to the properties. Silt is to be prevented from entering the drainage system by the use of trapped gullies, channels with silt traps or Sustainable Drainage Systems. The foul water drainage strategy is to connect to the existing foul/combined water sewer bounding the site to the north.

A review of sustainable drainage options found that infiltration to the ground was not viable due to the presence of cohesive clay and connection to a watercourse was not suitable as there are no watercourses in close proximity to the site.

The report has been reviewed by the Council’s Flood Risk and Drainage Engineer and United Utilities who are both satisfied with the proposal. A condition has been attached to ensure that the development is carried out in accordance with these details.

Relationship of the Development to the Ordsall Filtered Neighbourhood Project As part of the Ordsall Filtered Neighbourhood project, the Council are looking at proposals to create safer routes to the nearby schools and surrounding neighbourhood via active travel with the reconfiguration of the current highway arrangement at Phoebe Street, Knowsley Avenue and Colman Gardens, the introduction of a formal crossing and onwards pedestrian and cycle links from Phoebe Street to Ryall Ave South and onwards to St Joseph’s Primary school.

During the determination of this application, discussions have been undertaken between the applicant’s team and officers involved with the Ordsall Filtered Neighbourhood and Bee Network projects to ensure that the development proposed under this application and the Ordsall Filtered Neighbourhood Project can both be successfully implemented and both schemes delivered. The proposals are in early stages at this time but solutions can be achieved.

Sustainability Salford City Council’s Supplementary Planning Document, Sustainable Design and Construction (adopted 19 March 2008) sets out clear sustainability goals for new development.

The Council, as applicant, have advised that they are fully aware of their role in the climate emergency and the implications of Homes for the Future 2025, and are seeking to lead by reducing carbon dioxide emission rates within new developments where this is possible.

The development follows the ‘fabric first’ approach. All proposed external walls will be super insulated (circa 520mm thick), air tight and will utilise high-performance full height windows with a vertical emphasis to flood each property with natural light and allow them to take full advantage of the sun's warmth. This ‘fabric first approach’ will help reduce capital and operational costs, improve energy efficiency and reduce carbon emissions The properties will be on water meters and installed with water saving devices and eight electric vehicle charging points will be provided.

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

The refreshed Planning Obligations Supplementary Planning 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 Local Planning Authority’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 proposal will introduce additional people/families to the immediate area. Therefore, it would be appropriate for the development to contribute towards open space and public realm improvements, in addition to education contributions in respect of the houses. The open space and public realm contributions could be directed towards improvements at Ordsall Park and the Bee Network Ordsall Filtered Neighbourhood Scheme.

The applicant, whilst acknowledging the requirement to provide a financial contribution, has advised that for reasons of scheme viability the development cannot support the level of contribution considered by the Local Planning Authority as appropriate to mitigate its impacts, in accordance with the Refreshed Planning Obligations SPD. The applicant has submitted a viability appraisal in support of their position.

A review of the applicant’s viability appraisal, undertaken by an external, independent surveyor has concluded that the applicant’s assertions that the scheme cannot support the level of contribution sought is sound and has confirmed that the scheme is unviable with the properties being offered as 100% affordable (social rent).

The Refreshed Planning Obligations SPD outlines that the proportion of affordable housing required in each area is a minimum requirement. Therefore, it is appropriate to give weight to an enhanced offer. The application concerns 100% affordable housing at social rent, a Mayoral priority. Giving weight to this, and that the development would make a loss, it is considered unnecessary, on balance, to require a clawback mechanism be included in the Section 106 agreement.

Recommendation

Approve

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:

Existing Site and Location Plan, drawing number AA8926 2000 Rev / Proposed Ground Floor, drawing number AA8926 2100 Rev A Proposed First Floor, drawing number AA8926 2101 Rev A Proposed Second Floor, drawing number AA8926 2102 Rev A Proposed Third Floor, drawing number AA8926 2103 Rev A Proposed Roof Floor, drawing number AA8926 2105 B Proposed Site Plan, drawing number AA8926 2010 Rev B Proposed Elevations East and West, drawing number AA88926 2130 Rev B Proposed Elevations North and South, drawing number AA8926 2131 Rev C Proposed Elevs & Plans House Type 2B4P & 3B4P, drawing number AA8926 2200 Rev /

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. Notwithstanding the details on the approved plans, no above ground construction works shall take place until full details (including elevations and samples of materials) of the proposed apartment pedestrian entrance enhancements have been submitted to and approved in writing by the Local Planning Authority. The pedestrian entrance enhancements shall be implemented in accordance with the approved details prior to the first occupation of the dwellings hereby approved.

5. Prior to the installation of any guard railing, or other form of fall protection or safety system to the roof of the apartment block, that will extend above the roof, full details of the system to be used shall be submitted to and approved in writing by the Local Planning Authority. Only the system so approved shall be used, in accordance with any terms of such approval.

6. Notwithstanding the details on the approved plans, no above ground construction works shall take place until full details (including drawings at 1:20 scale and samples of materials, if appropriate) of the proposed eaves, coping, chimney and louvre details have been submitted to and approved in writing by the Local Planning Authority. The eaves, coping, chimney and louvre details shall be implemented in accordance with the approved details prior to the first occupation of the dwellings hereby approved.

7. Prior to first occupation of the dwellings hereby approved, a scheme for the provision of affordable housing within the development shall be submitted to and approved in writing by the Local Planning Authority. The

affordable housing shall be provided in accordance with the approved scheme and shall meet the definition of affordable housing in Annex 2 of the National Planning Policy Framework or any future guidance that replaces it. The scheme shall include: i) the numbers, type, and tenure of the affordable housing provision to be made which shall consist of not less than 100% of housing units/bed spaces; ii) the arrangements for the management of the affordable housing by an affordable housing provider; iii) the arrangements to ensure that such provision is affordable for both first and subsequent occupiers of the affordable housing; and iv) the occupancy criteria to be used for determining the identity of occupiers of the affordable housing and the means by which such occupancy criteria shall be enforced.

This condition shall not be binding on a mortgagee or chargee (or any receiver (including an administrative receiver) appointed by such mortgagee or chargee or any other person appointed under any security documentation to enable such mortgagee or chargee to realise its security or any administrator however appointed including a housing administrator (each a Receiver) of the whole or any part of the affordable dwellings or any persons or bodies deriving title through such mortgagee or chargee or Receiver.

Reason: To ensure that all of the units are delivered as affordable housing and retained as such, having regard to the fact that the affordable tenure of the units is justification for the proposed housing mix and the non- payment of planning obligations having regard to Policies H1 and DEV5 of the City of Salford Unitary Development Plan.

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

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

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

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

9. The development shall be carried out entirely in accordance with the approved remediation strategy detailed within the Phase 2 Site Investigation and Remediation Strategy, May 2020, Ref: LKC 20 1139, LK Consult.

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.

10. Pursuant to condition 9 and prior to first use or occupation a verification report, which validates that all remedial works undertaken on site were completed in accordance with those agreed with the Local Planning Authority, shall be submitted to and approved in writing by the Local Planning Authority.

11. Prior to the first occupation of the development hereby permitted a scheme detailing the works to the site access and highway outside of the application site (shown on Proposed Site Plan, drawing number‘AA8926 2010 Rev B) shall be submitted to and approved in writing by the Local Planning Authority.

The scheme shall include the full construction details of the proposed modifications to the site access and adjacent highway including: • The dropping of the footway that serves as a vehicular crossover points, designed in accordance with SCC standard detail drawings: SD0700-SCC-HKF-XX-DR-C-0001 – Residential Road Construction and SD1100-SCC-HKF-XX-DR-C-0008 - Standard Kerb Details. • Junction improvements to Ryall Avenue South/Phoebe Street to include the removal of the footway buildout on the southern side and the introduction of a new footway buildout on the northern side. • Installation of 8 formalised parking spaces and a service vehicles turning head. • The narrowing of the southern footway fronting house plots 2-6 to no less than 2m in order to ensure the substandard turning head can accommodate delivery and service vehicles. • Installation of pedestrian crossing facilities at the junction of Ryall Ave South and Phoebe Street in the form of dropped kerbs and tactile paving in accordance with SCC standard detail drawing: SD1100- SCC-HKF-XX-DR-C-0001 - Tactile Block Pavers. • Review of the street lighting along Ryall Avenue South and Knowsley Avenue including a design proposal for additional street lighting columns, if identified as necessary by the survey. Any additional street lighting columns shall be installed prior to the first occupation of the dwellings hereby approved. • Implementation of ‘limited waiting’ parking restrictions, by means of a Traffic Regulation Order, to manage the 8 proposed on-street parking bays on Ryall Avenue South, to ensure that these parking spaces refrain from becoming long term residential parking spaces. • Implementation of ‘no parking at any time’ restrictions, by means of a Traffic Regulation Order, in the form of double yellow lines to be introduced at the junction and carriageway of Knowsley Avenue/Phoebe Street and on the junction of Ryall Avenue South/Phoebe Street. • The closing up of the disused used access points along Phoebe Street and on Ryall Avenue South. The footway along Ryall Avenue South shall be made good where needed.

The works shall be completed prior to the first occupation of the development and entirely in accordance with the approved details and drawings.

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 Paragraph 108 of the National Planning Policy Framework.

12. Prior to first occupation of the development hereby approved, a Waste Management Strategy shall be submitted to and approved in writing by the Local Planning Authority. The development shall be managed in accordance with the approved strategy at all times unless otherwise agreed in writing by the Local Planning Authority.

13. Notwithstanding the details shown on the drawings hereby approved, details of the secure external bin store for 6 1100l Eurobins (to be provided in addition to the internal ground floor bin store) shall be submitted to and approved in writing by the Local Planning Authority. The approved bin store shall be implemented and made

available for its intended use prior to the occupation of the development hereby approved and shall be retained thereafter.

14. a) Notwithstanding the details shown on the approved plans, the development hereby permitted shall not be occupied until full details of both hard and soft landscaping works have been submitted to and approved in writing by the Local Planning Authority. The details shall include the formation of any banks, terraces or other earthworks, hard surfaced areas and materials, boundary treatments, external lighting, planting plans, specifications and schedules (including planting size, species and numbers/densities), existing plants / trees to be retained and a scheme for the timing / phasing of implementation works.

(b) The landscaping works shall be carried out in accordance with the approved scheme for timing / phasing of implementation or within 18 months of first occupation of the development hereby permitted, whichever is the later.

(c) Any trees or shrubs planted or retained in accordance with this condition which are removed, uprooted, destroyed, die or become severely damaged or become seriously diseased within 5 years of planting shall be replaced within the next planting season by trees or shrubs of similar size and species to those originally required to be planted.

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.

15. The development shall be carried out entirely in accordance with the recommendations within the submitted drainage strategy (Scott Hughes, 3699, dated July 202, Rev 1). 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. 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, Trafford Strategic Flood Risk Assessment (SFRA) (2011) and associated technical guidance o Environment Agency Pollution Prevention Guidelines (now withdrawn) o Flood Risk Assessment/SuDS Requirements for new developments (Salford's SuDS Checklist)

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

Reason: To secure proper drainage and to manage the risk of flooding and pollution in accordance with policy EN19 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

17. Notwithstanding the details shown on the drawings hereby approved, details of secure cycle parking shall be submitted to and approved in writing by the Local Planning Authority. The approved cycle parking shall be implemented and made available for its intended use prior to the occupation of the development hereby approved and shall be retained thereafter.

Reason: To encourage more sustainable modes of travel in accordance with policies ST14, A2 and A10 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

18. No development shall take place, including any works of excavation or demolition, all the retained trees within (or overhanging) the site as shown on the Method Statement Plan, drawing ref: RAS/MS/01, dated 22/09/2020; within report ref: TRE/RA, dated 22/09/2020, have been surrounded by substantial temporary protective fencing. Such temporary protective measures shall be installed in accordance with the specifications submitted at Appendix 2 of Report Ref: TRE/RA, in the positions as shown at Method Statement Plan, drawing ref: RAS/MS/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 existing trees and to ensure that adequate provision is made for their protection whilst the development is carried out in accordance with Policy EN12 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

Reason for pre-commencement condition: Tree protection measures must be implemented prior to works commencing on site as any work or delivery of materials could detrimentally impact the tree and/or root protection area without such protection.

19. The development hereby approved shall be carried out in strict accordance with the submitted and approved Arboricultural Method Statement, document ref: TRE/RA, dated 22/09/2020.

20. Prior to first occupation of the development hereby approved, a tree replacement scheme shall be submitted to and approved in writing by the Local Planning Authority. The tree replacement scheme shall include details to mitigate the loss of the felled trees (T1, T2, T3 and T8). The scheme shall include details of: tree species, tree sizes (including the minimum height and circumference of stem at 1m from the ground level), a plan indicating the location of the replacement trees, a timetable for tree planting and details of aftercare.

Replacement trees shall be planted in the period from November to March, following the written approval of the tree replacement scheme and this condition shall not be considered to have been complied with until the replacement tree(s) have been established to the satisfaction of the Local Planning Authority.

Notes to 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 2019 until 31st December 2020

2. The applicant is advised that they have a duty to adhere to the regulations of Part 2A of the Environmental Protection Act 1990, the National Planning Policy Framework 2018 and the current Building Control Regulations with regards to contaminated land. The responsibility to ensure the safe development of land affected by contamination rests primarily with the developer.

3. With respect to gas protection measures the applicant's attention is drawn to BRE 414, Protection Measures for Housing on Gas-Contaminated Sites. In addition the requirements of BS8845:2015 Code of Practice for the design of protective measures for methane and carbon dioxide ground gases for new buildings should be followed for installation and the verification requirements of CIRIA C735 Good Practice on the Testing and Verification of Protection Systems for Buildings against Hazardous Ground Gasses will need to be submitted.

Verification of gas protection systems needs to be undertaken during the construction process, or the applicant may not be able to discharge the condition. This can lead to issues with property searches and / or mortgage at a later time.

4. Please note that any works required on the adopted highway will require the applicant to enter into an S171 highway works agreement and Greater Manchester Roads Activities Permit Scheme (GMRAPS).

Highway Permits/Licensing: Applications for all forms of highway permits/licenses shall be made in advance 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 4046/4006.

The Developer shall contact Neil Ashmall to arrange for external highway works agreement: Neil Ashmall 0161 779 4883.

The Developer shall contact Rob Owen to arrange for the TRO element of the development: Rob Owen 0161 779 4848.

The Developer shall contact Rob Smith to arrange for the Temporary TRO and On-site Traffic Management element of the development: Rob Smith 0161 779 6165.

5. Dilapidation Survey: In accordance with condition 11 (highway works), the developer shall contact John Horrocks/Pam Docksey to arrange the full dilapidation/condition survey of all adopted highways surrounding the site. Tel: 0161 603 4046/4006.

For the full duration of the construction, the developer will be responsible for 'wear & tear'/accelerated deterioration of all existing highways, either adjacent to the site or highways used as access and egress to the site. Any necessary remedial works will be carried out under licence and at the developer's expense.

6. When preparing information to discharge condition 11 (highway works), the design shall take account of the following SCC standard drawings: SD1100-SCC-HKF-XX-DR-C-0001 - Tactile Block Pavers, SD0700-SCC-HKF-XX-DR-C-0001 - Resi Road Construction, and SD1100-SCC-HKF-XX-DR-C-0008 - Standard Kerb Details.

7. When preparing information for condition 14 (landscaping) any non-permeable boundary treatment adjacent to the any driveway must not exceed 0.6m high. Any boundary treatment that is higher than 0.6m must be visually permeable (i.e. decorative steel guard railings) to ensure sufficient visibility between pedestrians on the footway and vehicles accessing or exiting from the driveway.

The scheme shall also include details of the terrace enclosures.

In addition, the NPPF guides decision makers to seek biodiversity enhancements within development proposals. This should be taken into consideration with the landscaping proposals.

8. The applicant's attention is drawn to the comments submitted by United Utilities, dated 3 August 2020, ref DC/20/2560 in relation to the water mains in the vicinity of the site and the 'standard conditions' document associated with these comments, received on the same day.

9. As a result of the new highway layout to Ryall Avenue South, it is recommended that Road Safety Audits are undertaken at the relevant stages (completion of detailed design, completion of construction, following 12 months of completion of construction and following 36 months of completion of construction) to provide an opportunity to monitor the design of reconfiguration of the highway and private access points in order to ensure no increased risk to pedestrians and road users and to enhance the safety of the highway.