Planning & Transportation Regulatory Panel

PLANNING & TRANSPORTATION REGULATORY PANEL

Dear Member,

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

Miranda Carruthers-Watt Proper Officer

DATE: Thursday, 6th October, 2016.

TIME: 9.30 a.m.

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

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

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

Please note that there will be a break for Members at approximately 11.15 a.m. until 11.30 a.m. ______

AGENDA

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

2. Apologies for absence.

3. Declarations of interest.

4. To approve, as a correct record, the minutes of the meeting held on 15th September 2016 – Page 3.

5. Planning applications and related development control matters:

REFERENCE LOCATION PAGE NO. 15/67415/COU Weaste Hotel, Edward Avenue, Salford M6 8DA 15 16/67648/FUL Cross Keys Hotel, 31 Church Road, Eccles M30 0DL 74 16/68126/FUL Land To The South Of Holyoake Road, Walkden, Worsley M28 3DL 47 16/68223/FUL Whitehead Landfill Site, Vicars Hall Lane, Worsley 24 16/68537/REM Burgess Farm, Hilton Lane, Worsley M28 3TL 40 16/68199/REM Plot B5/B6, Land East Of Irwell Street And North Of Stanley Street 112 16/68325/OUT Land Surrounding Stanley Street Bound By Trinity Way, Irwell 122 Street And River Irwell M3 5DA 16/68333/FUL Land At Boysnope Wharf, Liverpool Road, Barton M30 7RH 88

Merged Agenda and Reports 061016.doc

6. Planning applications determined under delegated authority – Page 150.

7. Planning and enforcement appeals – Page 185.

8. URGENT BUSINESS

Business which, due to special circumstances, the Chair of the meeting is of the opinion should be considered as a matter of urgency.

9. EXCLUSION OF THE PUBLIC

Officers consider that the following items contain exempt information as provided for in the Local Government Access to Information Act and that the public interest in maintaining the exemption outweighs the public interest in disclosing the information. Members are recommended to agree the necessary resolutions excluding the public from the meeting during consideration of these items.

10. PART 2 – CLOSED TO THE PUBLIC

No items.

11. URGENT BUSINESS

Business which, due to special circumstances, the Chair of the meeting is of the opinion should be considered as a matter of urgency.

Access to Information A copy of this agenda, the reports and the background documents shown in those reports (except those in Part 2) are open to inspection by members of the public. Further information is available from the contact officer named below.

NOTE: At the conclusion of the Panel, Members will convene in a briefing session to reflect on any issues arising during the meeting, the notes of which will be submitted at a future Chair’s Briefing.

Contact Officer: Claire Edwards Title: Senior Democratic Services Officer Phone: 0161 793 2602 Email: [email protected]

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PLANNING AND TRANSPORTATION REGULATORY PANEL

15th September, 2016

Meeting commenced: 9.30 a.m. “ ended: 11.20 a.m.

PRESENT: Councillor Mashiter - in the Chair Councillors Burch, Clarke, Dawson, Hunt, Lea, McIntyre, Turner, P. Wheeler and R. Wilson

Councillor Morris during consideration of all applications with the exception of 16/68405/REM (5 Hulme Street, Salford M5 4PX).

Please note that a list of persons in attendance (including any Ward Councillors) in respect of matters referred to in Minute 38 is included at Appendix A.

35. WELCOME AND APOLOGIES FOR ABSENCE

The Chair welcomed those present and outlined the procedure for the meeting.

Apologies for absence were submitted on behalf of Councillors Antrobus, Barnes, Hamilton, Lewis and Mr. Jim Wheelton.

36. DECLARATION OF INTEREST

There were no declarations of interest.

37. MINUTES OF PROCEEDINGS

RESOLVED: THAT the minutes of the meeting held on 1st September 2016 be agreed as a correct record.

38. APPLICATIONS FOR PLANNING PERMISSION

(Full details of the matters referred to in this Minute are contained in the report of the Strategic Director for Environment & Community Safety (Main Report), as amended, in the case of the applications marked * in the Amendment Report).

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

Application Number/ Site Development Decision Applicant

*16/68126/FUL Land To The South Of Erection of 123 dwellings Deferred, by a unanimous Holyoake Road together with associated roads vote, in order to allow time Countryside Properties Walkden and footpaths for the applicant to consider (UK) Limited and M2A Worsley revising the scheme in light Developments M28 3DL of the significant concerns raised by Members of the Panel in respect of the location, design and materials of the apartment building.

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*16/68131/OUT Walkden Sixth Form Outline planning permission Please refer to Minute 39 Centre with all matters reserved below Mr John Walls Edge Fold Road except for access for Worsley demolition of the existing M28 7QD Salford City College sports hall, arts block and teaching building to the rear of the existing campus and construction of up to 24 new homes, accessed from Edge Fold Road

16/68349/FUL Metroplex Business Replacement of street lighting Granted Park and installation of new bollard The Royal London Broadway lights, replacement bin stores Mutual Insurance Salford and installation of 1.8m high Society Ltd M50 2UE fence and gates, erection of cycle shelters together with overhauling of soft landscaping

*16/68405/REM 5 Hulme Street Application for the approval of The Panel noted that Salford reserved matters for the agreement had been Outwood M5 4PX Appearance, Landscaping, in reached between the Developments Limited pursuant of planning applicant and Cemex in permission 15/66823/OUT for respect of the elevations the erection of three residential treatment (i.e. balcony blocks of 6, 8 and 18 storeys design/size), as detailed in to provide 246 no. residential the Amendment Report. units with associated car parking The Panel granted planning permission subject to it being ensured that the decision notice relates to the correct amended drawings, with the matter being delegated to the Chair of the Panel in conjunction with the Assistant Director for Planning & Housing for determination should the above-mentioned situation between the parties change.

*16/68513/FUL 258 East Lancashire Change of use from C3 Granted Road (dwelling) to C2 (Residential Shazad Imran Swinton Institution) children’s M27 5ZR residential care home

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39. *16/68131/OUT – WALKDEN SIXTH FORM CENTRE, EDGE FOLD ROAD, WORSLEY M28 7QD – OUTLINE PLANNING PERMISSION WITH ALL MATTERS RESERVED EXCEPT FOR ACCESS FOR DEMOLITION OF THE EXISTING SALFORD CITY COLLEGE SPORTS HALL, ARTS BLOCK AND TEACHING BUILDING TO THE REAR OF THE EXISTING CAMPUS AND CONSTRUCTION OF UP TO 24 NEW HOMES, ACCESSED FROM EDGE FOLD ROAD

RESOLVED: THAT planning permission be granted subject to the planning conditions listed in the reports and that:

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

- Open Space Improvements - Public Realm - Education

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

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

40. PLANNING APPLICATIONS DETERMINED UNDER DELEGATED AUTHORITY

The Strategic Director for Environment & Community Safety submitted a report containing details of planning applications which he had determined under delegated authority during August and September 2016 and were not, therefore, for consideration by the Panel.

RESOLVED: THAT the content of the report be noted.

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APPENDIX A – LIST OF ATTENDEES

APPLICATION REF. & OBJECTING IN FAVOUR WARD ADDRESS COUNCILLORS / MPs 16/68126/FUL Anita Woodward* Nigel Smith* Councillor Critchley* Land To The South Of Ian Ross* John Jones Councillor Lindley* Holyoake Road Geoffrey Twiss* Justin Cove Emma Wilson* Walkden Elizabeth Twiss (representing Barbara Worsley John Ramage Keeley, MP) M28 3DL Marlene Ramage Kathleen Openshaw Veronica Broadhurst

16/68131/OUT Saf Arfan* Councillor Critchley Walkden Sixth Form Ruth Jackson Councillor Lindley Centre Paul Westhead Edge Fold Road Worsley M28 7QD

16/68405/REM Rob Mardsen* Jonny Gwynne* 5 Hulme Street James Brown* Salford Guy Pearson M5 4PX Andrew Jameson

16/68513/FUL Councillor Balkind* 258 East Lancashire Councillor Fletcher* Road Swinton M27 5ZR

* Indicates those who made representations to the Panel.

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REPORT

Strategic Director for Environment and Community Safety

To the

Planning & Transportation Regulatory Panel

6th October 2016

Planning Applications and Related Development Control Matters

(Not considered to contain exempt information)

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

MAIN REPORT

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PLANNING AND TRANSPORTATION REGULATORY PANEL

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

LIST OF BACKGROUND PAPERS

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

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

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

(b) Correspondence with statutory and other consultees;

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

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

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

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

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

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

Publications

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

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

The following Local Authority publications are available for inspection at Emerson House, Albert Street, Eccles , they can also be viewed on the Council’s web site http://www.salford.gov.uk/planning-policy.htm

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

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

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

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

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

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

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PLANNING & TRANSPORTATION REGULATORY PANEL

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

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

INDEX REPORT

DATE: 06.10.2016

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

Weaste And Seedley

15/67415/COU RECOMMENDATION: APPROVE PAGE 15

TIME OF MEETING: 09.30am

PROPOSAL: Change of use from Drinking Establishment (A4) to 24 Bedroom Hotel (C1) (retrospective)

LOCATION: Weaste Hotel Edward Avenue Salford M6 8DA

APPLICANT: Mr Tariq Aziz

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Eccles

16/67648/FUL RECOMMENDATION: APPROVE PAGE 74

TIME OF MEETING: 09.30am

PROPOSAL: Change of use of vacant Public House (A4) to 11 apartments (C3) including refuse store and alterations to elevations.

LOCATION: Cross Keys Hotel 31 Church Road Eccles M30 0DL

APPLICANT: Mr Jack Knight

Walkden South

16/68126/FUL RECOMMENDATION: APPROVE PAGE 47

TIME OF MEETING: 09.30am

PROPOSAL: Erection of 123 dwellings together with associated roads and footpaths.

LOCATION: Land To The South Of Holyoake Road Walkden Worsley M28 3DL

APPLICANT: Countryside Properties (UK) Limited And M2A Developments ...

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Boothstown And Ellenbrook

16/68223/FUL RECOMMENDATION: APPROVE PAGE 24

TIME OF MEETING: 09.30am

PROPOSAL: Variation of conditions 1, 2, 12, 15, 16, 20, 21, and 22 attached to application reference 14/64382/FUL to extend the period of operations for the disposal of non-hazardous household, commercial and industrial waste until 31st October 2023 and for restoration of the site to agriculture and /or amenity use (including nature conservation and woodland planting) by 30th June 2024, including provision for the early restoration of the site should landfill operations not recommence within 5 years of approval

LOCATION: Whitehead Landfill Site Vicars Hall Lane Worsley

APPLICANT: Mr Arran Cameron

Walkden South

16/68537/REM RECOMMENDATION: APPROVE PAGE 40

TIME OF MEETING: 09.30am

PROPOSAL: Variation of Condition 2 (Approved Plans) attached to planning permission 15/66739/REM for the re-plan of house types to plots 96, 112-113 and 116-120, 126 and minor alteration to the road layout

LOCATION: Burgess Farm Hilton Lane Worsley M28 3TL

APPLICANT: Mr Michael Cayton

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Ordsall

16/68199/REM RECOMMENDATION: APPROVE PAGE 112

TIME OF MEETING: 11.30am

PROPOSAL: Reserved matters application for the access, appearance, landscaping, layout and scale for the development of Plot B5/B6 for erection of an 11 storey building to provide circa 24,400sqm of B1 office floorspace and 833sqm of flexible commercial floorspace with associated ancillary facilities, servicing, access, landscaping and public realm, pursuant to outline planning permission 09/57950/EIAHYB

LOCATION: Plot B5/B6 Of The Salford Central Masterplan Regeneration Area Approved Under Permission 09/57950/EIAHYB. Land East Of Irwell Street And North Of Stanley Street, Situated With The New Bailey Multi- storey Car Park To The North West

APPLICANT: Mr Phil Marsden

Ordsall

16/68325/OUT RECOMMENDATION: APPROVE PAGE 122

TIME OF MEETING: 11.30am

PROPOSAL: Outline application for the comprehensive phased regeneration of Zone A/C of the Salford Central masterplan area for a residential led (maximum 843 dwellings) mixed use development including tall building (up to 100 metres / 33 storeys) and ground floor commercial units with potential for offices, retail, food and drink, entertainment and leisure uses (Use Classes A1, A2, A3, A4, A5, B1 and D1) together with associated car parking, landscaping and infrastructure.

LOCATION: Land Surrounding Stanley Street Bound By Trinity Way, Irwell Street And River Irwell M3 5DA

APPLICANT: Mr Phil Mayall

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Irlam

16/68333/FUL RECOMMENDATION: APPROVE PAGE 88

TIME OF MEETING: 11.30am

PROPOSAL: Erection of a 4698 sq m logistics warehouse/industrial unit (use classes B8/B2) together with associated ancillary offices (940 sq m), lorry parking and servicing areas, car parking, internal access road, footpath improvements and landscaping and erection of 2.4m high fencing

LOCATION: Land At Boysnope Wharf Liverpool Road Barton Salford Port Salford M30 7RH

APPLICANT: Port Salford Developments (Rhenus)

Page 14 of 186 http://publicaccess.salford.gov.uk/publicaccess/applicationDetails.do?activeTab=summary&keyVal=NYRVPUN PHKM00 APPLICATION No: 15/67415/COU APPLICANT: Mr Tariq Aziz LOCATION: Weaste Hotel, Edward Avenue, Salford, M6 8DA, PROPOSAL: Change of use from Drinking Establishment (A4) to 24 Bedroom Hotel (C1) (retrospective) WARD: Weaste And Seedley

Description of Site and Surrounding Area

This application relates to a three storey detached building which is located at the junction of Edward Avenue and Hebdon Avenue. The property was previously utilised as public house but has recently been converted into a hotel without the benefit of planning permission. The property is brick built with a mansard style roof and is included on the Local List for its aesthetic value. The adjacent building to the east is also locally listed.

Access to the site is from Edward Avenue where there are two vehicle entrances and a parking area. There is an enclosed yard on the eastern side of the property with double gates facing Edward Avenue. To the west of the building is a second yard which appears to have been partially covered.

The surrounding area is predominantly residential in character with the exception of the two properties immediately to the east of the application site which are occupied by a hot food takeaway and general store. To the north is vacant land.

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Within the lifetime of this planning application The Weaste Hotel has been included on Salford City Council’s list of Assets of Community Value.

Description of Proposal

Retrospective planning permission is sought to change the use of the property from a public house (A4 use) to a 24 bedroom hotel (C1 use).

On the ground floor of the property the plans show a reception area with adjacent bar, 6 bedrooms and a dining room. The first floor contains a further 10 bedrooms with 8 bedrooms on the second floor.

No external alterations are proposed

Publicity

Earliest Decision Date: 10 March 2016 Revised Expiry Date: 2 September 2016

Site Notice: Not applicable.

Press Advert: Not applicable.

Relevant Site History

14/64839/FUL - Alterations to existing elevations including installation of new windows, construction of a disabled access ramp and creation of a new door opening – Approve 22.08.2014

14/65699/FUL - Erection of a two storey rear extension to provide associated office and meeting room in conjunction with existing pub and B ·& B. – Withdrawn

15/66884/FUL - Erection of 2m high fence to front and side elevation – Withdrawn

Neighbour Notification

The occupiers of 21 neighbouring properties were notified of the planning application.

Representations

423 letters of objection and a petition containing 334 signatures have been received. Below is a summary of the concerns raised.

- The hotel has been operating since June 2015. - The Council has allowed the property to be used by people with problems. There are already 3 similar places in the area. - Frequent police visits to the property. - Detrimental to local area and residential amenity. - Drug use. - Residents feel threatened. - Safety risk to children. - Increased crime and fear of crime. - The pub had a community value and there is no evidence that it is no longer viable. - Insufficient parking. - Increased traffic. - Noise and litter. - Inadequate waste disposal/recycling - Devaluation of property. - Not appropriate in a residential area.

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2no letters of support have been received and are summarised below.

- The public house probably generated more police and ambulance visits than the hotel. - Antisocial behavior and rubbish build is not caused by residents of the hotel. - Only the hotel owner and visitors park at the site. - The hotel premises is a credit to the owner.

Consultations

Highways There are no objections on highway grounds, subject to appropriate parking be secured.

Senior Engineer Flood Risk Management No comments received to date.

Urban Vision Environment (Air And Noise) I have no objection in principle to the proposed development. There are, however, dwellings in close proximity to the development site. In order to safeguard residents from any noisy activities associated with the operational phase of the hotel development, the following condition is recommended: The rating level (LAeq,T) from all commercial type activities, including fixed plant and machinery associated with the development, when operating simultaneously, shall not exceed the background noise level (LA90,T) by more than -5 dB at any time when measured at the boundary of the nearest noise sensitive premises. Noise measurements and assessments shall be carried out according to BS 4142:2014 "Methods for rating and assessing industrial and commercial sound". ‘T’ refers to any 1 hour period between 07.00hrs and 23.00hrs and any 15 minute period between 23.00hrs and 07.00hrs. Design For Security Having looked the proposals we would recommend the following: - Access control systems should be operable by swipe card or fob, and not numeric key pads. The main entrances, external doors, staff only areas, dining area (out of hours), serving area (bar) should operate on access control: - CCTV should be installed to put cover in areas of exit/entry from the car parking area, also covering the reception desk and office area - External doors must be compliant with and certified to BS PAS 24, WCL2, or LPS 1175 SR2. - Sliding/revolving doors should be tested and certified to ENV 1627-30 (WK2+). - All individual hotel bedroom doors must be compliant with and certified to BS PAS 24 (with door viewers and chain limiters), operable by Vingcard or similar. Each bedroom should have a small wall or floor safe, operated by a personal identification number (PIN) selected by each new guest. - External escape-only doors (as with external doors in general) should be certified to BS PAS 24, or LPS 1175 SR2. It is crucial that the door ironmongery is permitted for use on these doors under the security certification of the product. - All doors/frames to staff areas/stores/offices should be robust/solid core (minimum 44mm thick) and fitted with auditable access controls. Staff should only be allowed access to areas required for their work. Keys/passes should only be carried if required for duties and should be accounted for at all times. - Windows must be compliant with and certified to BS PAS 24 or BS 7950. - Ground floor and easily accessible opening lights (escape requirements permitting) must be key-lockable, and have fixed/lockable opening restrictors (not releasable from the outside) limited to 100mm. - Any curtain walling panels should include laminated glazing (see below) and should be securely fixed directly to the floor slabs where possible, rather than to perimeter columns. - Glazing to a height of 2400mm (or if otherwise accessible) must incorporate at least one pane of glass with a 1.5mm PVB interlayer (e.g. 7.5mm laminated glass), or a glass rated as P4A under EN 356. The remaining pane in a double glazed unit may be toughened glass. - Alarms should be installed to cover the offices, linked to contacts on all external doors and PIR detectors. It is strongly recommended that any alarm system is monitored, with a response facility (be that an alert to the key holder, or to a security patrol team). - External lighting must be provided to pedestrian routes within the site in accordance with BS 5489.

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- Dusk til dawn lights, operated by photoelectric cell/daylight sensor, should be installed to all external doors. - Lighting fixtures must not be positioned to provide climbing aids over boundary treatments. Electrical and architectural layouts should be developed together to avoid this. - Any bin stores should be secure, lockable, and fire resistant enclosures. A strategy should be defined to ensure waste collection can take place whilst retaining a secure development. - Any rainwater pipes should be square in profile and fixed back to the building fabric to prevent climbing to upper floor windows. - Bays and directional markings should be clearly demarcated, with pedestrian routes/directions clearly signed. - Lighting to car parks should be in accordance with BS 5489, and display an average lux level of 10 (rural areas) or 20 (urban areas) with a uniformity level of no less than 25%. These figures should be evidenced by a lighting layout/lux plan.

In summary, the application is supported subject to further consideration of the above matters.

Historic England Have advised that they do not wish to comment.

Planning Policy

Development Plan Policy

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 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 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 A6 - Taxis This policy states that major trip generating developments will be required to make satisfactory provision for hackney carriages and private hire taxis. Taxi booking offices will only be permitted where they would not have an unacceptable impact on residential amenity or highway safety.

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

Unitary Development Plan 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 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.

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

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

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

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.

Other Material Planning Considerations

National Planning Policy

National Planning Policy Framework

Local Planning Policy

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.

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

Appraisal

Principle

I) Proposed Use

The question has been raised whether the proposed use is more akin to hostel than hotel. Case law has shown that the difference between the two uses is not clear cut. Factors to be taken into account include the facilities provided for guests, whether the rooms are open to the general public, the typical length of stay and whether meals are provided for guests. The Weaste Hotel contains a bar, dining room, reception desk and a range of guest rooms. It has a website advertising rooms to the general public, which states that breakfasts are provided to guests. While some residents stay at the property on a longer term basis, the typical length of stay is between 1 day to 2 weeks. On balance and when taking the above factors into account, it is considered that the proposed use does fall within the definition of a hotel.

The National Planning Policy Framework highlights a hotel as being main town centre use. Main town centre uses are directed to locate within existing centres in the first instance in order to preserve the viability of existing centres. The application site lies within a predominantly residential area and is not located within a town centre. However, when assessing the principle of the proposed use regard should also be had to the previous lawful use of the property as a public house, which is also classed as a main town centre use under the definition set out in the NPPF. The existing and proposed uses are not dissimilar in character as the former public house contained guest bedrooms on the upper floors.

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While the proposal would intensify the use of the site it is not considered that this would result in harm to the vitality or viability of any town or neighbourhood centres.

It is also noted that the property was vacant for 36 months prior to it being purchased by the current owners and that the public bar was closed due to a decline in business. Through bringing a formally vacant building back into use the proposal would comply with the aims of the NPPF to support sustainable economic growth.

In terms of accessibility, although not within a town centre location the application site is accessible to numerous town centre locations and amenities within the wider area. The map below (Transport for Greater Manchester) indicates the proximity of the site to local transport routes and connections to the wider area.

Furthermore, the property is located adjacent to a hot food takeaway and local newsagents. The property is also located approximately 16 minutes on foot from Salford Royal Hospital and the services located along Eccles Old Road. These services include a post office, numerous takeaway uses, cafe and newsagents. On the whole it is considered that the site is in a sustainable location with access to local amenities.

ii) Loss of a Community Asset

The application property has been successfully listed on the council’s list of Assets of Community Value. The NPPF promotes for the provision and use of shared space, community facilities (such as local shops, meeting places, sports venues, cultural buildings, public houses and places of worship) and other local services to enhance the sustainability of communities and residential environments (paragraph 70)

It is acknowledged that the proposal would result in the loss of a recognised community facility. However there are a number of existing community facilities within less than 1km of Edward Avenue. As demonstrated on the map below, 3 public houses are located within less than 500 metres of the application property. The map below also indicates that a number of part council funded community centres and community organisations (church halls and social clubs) are located less than 1km from the application property.

As outlined above, in recent years the Weaste hotel has been closed for 36 months and although re-opened by the current applicant for a time, was eventually closed again. It is understood that prior to the relocation of

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Salford RLFC away from the Willows site, it was a popular pub for fans to visit but since that time in 2012 it has been in decline. Although this application would result in the continued loss of the pub it is not considered that this would significantly harm the availability of social and community facilities that local residents enjoy.

It is therefore considered that the change of use is acceptable in principle subject to compliance with other relevant local policies and the National Planning Policy Framework

Visual Impact

Given that no external changes are proposed to the building the impact on the character of the locally listed building and the wider area is considered to be acceptable and in accordance with Policies DES1 and CH8 of the UDP.

Design and Crime

A Crime Impact Statement has been submitted in support of this planning application. This statement notes several positive aspects of the proposal including bringing increased activity and the highly visible location of the site. It recommends a number of points to be addressed such as the need for a 24 hours staff presence, restricted access to certain areas of the hotel and for security measures within the bedrooms. An informative has been added to the recommendation to draw the applications attention to the advice of the police and the Design for Security Team as the recommendations for various physical security measures go beyond the control of the planning system.

Amenity

Local residents have raised concern in respect of who occupies the property, problems of anti-social behaviour and increased crime/fear of crime. It should be noted that the Local Planning Authority are unable to control such factors relating to who may occupy the premises and how the property is maintained, and these issues do not represent valid grounds for refusing planning permission. Case law has shown that antisocial behaviour and fear of crime can be material considerations. However there must be a reasonable evidence base for that fear. The fear must also be related to the land use itself, for example the use of land as a caravan site should not create inherently the real concern that could be associated with land uses such as a bail hostel.

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In this case the proposal is to change the use of the property to a hotel. Putting aside any issues connected to current occupants or management practices, the proposed use is not considered to be the type of land use likely to give rise to increase crime.

The closest residential dwellings neighbouring the application site are on the opposite sides of Edward Avenue and Hebden Avenue at a distance of 23m from the hotel. When taking into account the previous use of the site as a public house it is not considered that the proposed use would result in any significant increase in noise disturbance that would harm the amenity of neighbouring occupants.

The Air and Noise Consultant has commented and has no objections subject to the imposition of a condition to restrict noise from commercial activities within the premises.

In light of the above it is considered that the development would accord with UDP policies DES7 and EN17.

Highways and Car Parking

Limited information has been provided in respect of parking provision as there is no proposed layout or details of access and parking. The application form states that there are 15 car parking spaces and 5 for motorcycle spaces on the existing site, but these will not be retained, where as the supporting letter suggests that there would be no change in parking or access. Based on site observations there would not appear to be space for this number of parking spaces.

Notwithstanding the above, it is not considered that the proposed change of use would have a significant impact in terms of traffic generation or on highway safety, and it is noted that the site is located in a reasonably accessible location within walking distance of bus stops on Tootal Drive and Weaste Lane. Therefore in accordance with the Highway Officer’s recommendations it is considered reasonable to control the parking layout through the attachment of a planning condition.

Subject to these conditions the proposed development is considered to be acceptable and in accordance with policies A8 and A10 of the UDP.

Recommendation

Approve.

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

Ground floor TA-PP-01 First floor TA-PP-02 Existing second floor TA-PP-03 Elevations TA-PP-04 Elevations TA-PP-05 Elevations TA-PP-06

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

2. Notwithstanding condition 1, within 3 months of the date of this decision a scheme for parking (including three for disabled users, two for motorcycles and two for cycles) shall be submitted to the planning authority and agreed in writing. The car park must be laid out in accordance with the agreed scheme and made available for use within 2 months of the scheme being agreed, and retained as such thereafter.

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.

3. The rating level (LAeq,T) from all commercial activities, including fixed plant and machinery associated with the development, when operating simultaneously, shall not exceed a level 5dB below the background noise level (LA90,T) at any time when measured at the boundary of the nearest noise sensitive premises.

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Noise measurements and assessments shall be carried out according to BS 4142:2014 "Methods for rating and assessing industrial and commercial sound". ‘T’ refers to any 1 hour period between 07.00hrs and 23.00hrs and any 15 minute period between 23.00hrs and 07.00hrs. Reason: In the interest of the amenity of residents in accordance with policies DES7 and EN 17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

Informative

The development should be carried out in accordance with the recommendations contained within the submitted Crime Impact Statement (2013/0975/CIS/01) dated 20 January 2016, and Secured by Design Standards.

Page 23 of 186 http://publicaccess.salford.gov.uk/publicaccess/applicationDetails.do?activeTab=externalDocuments&keyVal=O 79WPLNP00B00

APPLICATION No: 16/68223/FUL APPLICANT: Mr Arran Cameron LOCATION: Whitehead Landfill Site, Vicars Hall Lane, Worsley PROPOSAL: Variation of conditions 1, 2, 12, 15, 16, 20, 21, and 22 attached to application reference 14/64382/FUL to extend the period of operations for the disposal of non-hazardous household, commercial and industrial waste until 31st October 2023 and for restoration of the site to agriculture and /or amenity use (including nature conservation and woodland planting) by 30th June 2024, including provision for the early restoration of the site should landfill operations not recommence within 5 years of approval WARD: Boothstown And Ellenbrook

Site Description

This application relates to a site comprising the former Astley Green Colliery spoil tip and adjoining areas of former industrial dereliction covering 128 hectares. Planning permission has been granted previously for landfilling with non-hazardous household, commercial and industrial waste and subsequent restoration.

The site comprises land within the administrative boundaries of both Wigan and Salford, with Wigan having by far the largest proportion of the site.

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The landfill use operations ceased in 2012 and since then significant portions of the site, primarily within Salford, have been restored to grassland.

The site is accessed along a temporary private road to the west of the site leading from the A580 at Morley's Hall in Wigan. The roadway has an extant temporary approval to remain in situ until 2024 in connection with quarrying operations on separate sites to the south of the application site.

Proposed development

The site has planning permission for the disposal of non-hazardous household, commercial and industrial waste and the restoration of the site to agricultural and/or amenity use (including nature conservation and woodland planting). The original planning permission ref. 96/34900/FUL was granted in 1997, and subsequently there have been a number of S73 approvals, the details of which are outlined within the ‘Planning History’ section of this Panel Report.

Over recent years, the quantities of waste for landfilling at the site have declined steadily. The anticipated rates of importation have not been achieved and the site has not been in use for landfill since early 2012. The applicant (WRL) has acquired the site from the previous site operator (Viridor) and wishes to restore the site to agriculture (including the production of bio-crops) and for amenity use. The applicant has indicated that the restoration scheme will also incorporate ecological habitats, woodland and public recreational space (footpaths and viewpoints).

The applicant has submitted a revised site restoration scheme which maintains or exceeds the approved percentage site area of ecological habitats, including tree planting to provide supplementary screening of the site and water bodies as per the extant consents. Public access and key vantage points will be retained, and leachate and landfill gas management will remain unchanged from that approved. There will be no changes to the approved timescale for the completion of the proposed site restoration works.

Section 73 allows applications to be made for permission to carry out a development without complying with a condition(s). It also allows applications to be made to vary condition(s) previously imposed on a planning permission. A Section 73 planning permission is the grant of a new planning consent. However, the original planning permission continues to exist whatever the outcome of the application made under Section 73. To secure the proposed works the applicant has submitted a Section 73 application to vary conditions 1, 2, 12, 15, 16, 20, 21, and 22 attached to application reference 14/64382/FUL.

For clarity, the original wording of the above conditions is outlined below, and a comment is provided which identifies the scope of the amendments which are necessary to secure the revised restoration plan.

Condition 1 (Submission documentation)

This permission incorporates the requirements and details set out in the submitted documents except in so far as they have been, or may be, modified by any of the other planning conditions in this notice. Accordingly, the site shall be worked, phased and restored in the manner on the following plan numbers. a) Drawing Number LE11446-001, Site Location Plan b) Drawing Number LE11446-008, Application Boundary and Land Ownership c) Plans 5031584/PLD/VWM4, Restoration Masterplan and 5031584/PLD/VWM5, Cross Sections, as subsequently amended to achieve lower level restoration details (item e) below d) Drawing Number LE11446-007 Scenario 1, Phasing Plan for Restoration to Original Agreed Levels as subsequently amended to achieve lower level restoration details (item f) below

Page 25 of 186 e) Plan LE11446-010 Scenario 2, Lower Level Restoration Masterplan and LE11446-011 Scenario 2, Lower Level restoration Sections, if the site does not recommence landfilling as specified under conditions 2 and 3 below f) Plan LE11446-012 Scenario 2, Lower Level Restoration Phasing, if the site does not recommence landfilling as specified under conditions 2 and 3 below. g) Drawing Number AG22A Surface Water Regulation System, or if site does not recommence landfilling as specified in conditions 2 and 3, Drawing Number LE11446-020 Indicative Surface Water Management Plan and Sketch LE11446-SK003.

This application seeks to amend the condition to list the new drawings / plans associated with this application

Condition 2 (Timing)

The landfilling operations and other development hereby permitted, other than the aftercare provisions required by condition 22 shall be completed not later than 30 June 2024. If the site fails to recommence landfilling (as specified under condition 3) it shall be completed not later than 30 June 2020. In either case the deposit of waste shall cease not later than 8 months prior to the landfill completion dates to allow for the restoration of all the land. At least seven day's notice shall be given in writing to the local planning authority of the date when it is supposed to recommence the landfilling of waste on the site.”

This application seeks to amend the wording to reflect that the recommencement of landfilling operations has not and will not now take place.

Condition 12 (Noise Monitoring of Restoration Phases)

Monitoring of noise from site operations shall be undertaken once a day for a period of 5 days upon the commencement of working on each of the restoration phases identified on plan LE11446-007 or LE11446-012 and thereafter at intervals of at least once every three months, or at more regular intervals as reasonably required by the local planning authority in response to identified noise impact concerns, while operations are continuing and until each phase is completed. The monitoring shall be for a 30 minute period on any working day and one of the quarterly recordings each calendar year shall be taken between 07.30 and 08.30 hours. The equivalent sound level (LAeq) measured over any 1 hour time period, attributable to the permitted operations shall not exceed a level of 58dB(A) measured 1 metre from the façade of any dwelling or 55 dB(A) free field and the information recorded shall include. a) The measured LAeq 1 hour level in dB(A) b) Date and time of measurements c) Description of site activities d) Details of measuring equipment e) Weather conditions, including wind speed and direction.

This application seeks to amend the condition to make reference to the revised phasing plan associated with this application.

Condition 15 (Surface Water Drainage)

“All water which needs to be discharged from the site workings during the period of the proposed mineral extraction, tipping and land reclamation operations shall be directed whether by pumping or gravity, through a settling lagoon or lagoons before it is discharged from the site. The settling lagoon(s) shall be cleared of mud or silt as may be necessary to keep them in good working order. This surface water regulation system shall be based upon the measure shown on plan AG22a as detailed in planning application 96/34900/FUL or if the site

Page 26 of 186 does not recommence landfilling as specified in conditions 2 and 3, in accordance with Drawing Number LE11446-020 Indicative Surface Water Management Plan and Sketch LE11446-SK003.”

This application seeks to amend the condition to make reference to the revised Indicative Surface Water Management Plan and to remove reference to Surface Water Regulation.

Condition 16 (Water Body / Water Voles)

“No development shall be commenced within 20 metres of the water body that is to be retained within Phase 3 (original agreed levels), or phase 5 (lower level restoration) of the development (plans LE11446-007 and LE11446-012) until a survey of water voles has been undertaken of that part of the site. The results of the survey shall be provided to the local planning authority together with a strategy for protecting any water voles identified by the survey. The strategy shall also include measures to mitigate the impact that the development would have on any water voles and their habitat. Any required works shall be undertaken before development starts within 20 metres of the water body.”

This application seeks to amend the condition to make reference to the revised phasing plan associated with this application.

Condition 20 (Wildlife Routes)

Before work starts on each phase or stage identified on approved plans LE11446-007 or LE11446-012, the developer shall submit for the written approval of the local planning authority, details of routes within the site to facilitate the movement or escape of wildlife which would otherwise be adversely affected by the operations, together with the fencing off to prevent accidental disturbance of areas which are to remain undisturbed and the length of time over which the measures shall be required.

This application seeks to amend the condition to make reference to the revised phasing plan associated with this application.

Condition 21 (Restoration)

“The following steps shall be undertaken prior to completion of the restoration (the re-spreading of soils and soil making materials of each phase and stage shown on plans LE11446-007 or LE11446-012). Soils and soil making material including clay, shall be analysed to determine permeability, clay content, alkalinity and acidity, together with nutrient requirements and a schedule shall be submitted for the written approval of the local planning authority detailing works to be undertaken in preparing a tilth or medium suitable for supporting the growth of plants and species required by the other conditions of this permission. No sewage sludge, treated or otherwise, shall be incorporated as part of the restoration proposals without the prior written approval of the local planning authority. The written approval of the local planning authority shall be obtained for the completion of restoration work on each phase and stage.”

This application seeks to amend the condition to make reference to the revised phasing plan associated with this application.

Condition 22 (Phased Aftercare)

A phased aftercare scheme shall be submitted for the written approval of the local planning authority within 12 months of the commencement of the development notified under planning condition 2. The aftercare scheme shall include a rolling 5 year programme to the effect that within 12 months of completion of the restoration of each of the phases or stages referred to on plans LE11446-007 or LE11446-012 as detailed in this planning

Page 27 of 186 permission the land shall be brought to a standard fit for agriculture and /or amenity (including nature conservation and woodland planting) use. The 5 year aftercare period shall commence after the completion of restoration of each phase or stage.

The scheme and programme shall take account of the need to provide the following as soon as practicable after the completion of the restoration operations: a) Fences, hedgerows, gates, field drains and water supplies; b) Cultivation of the land to establish a seed bed suitable for the growing of grass seed and to facilitate the planting of trees and hedgerows; c) Fertilising and treating the various parts of the restored site in accordance with requirements of the land as determined by the analysis referred to in the aftercare statement; d) Any agriculture/grassland shall be sown with grass seed of suitable mixture and adequate quantity to establish a long-term lay; e) The identification and provision of areas of colliery shale and/or other suitable substrate to provide a habitat for the Little Ringed Plover; f) The provision of additional, small ponds; g) The identification of the levels/ outfall for the main proposed ponds shown on the restoration plans; h) Treatment of existing ponds to be retained as part of the restoration and aftercare proposals; and i) The translocation of existing species, such as orchids, from one part of the site to another.

This application seeks to amend the condition to make reference to the revised phasing plan associated with this application and to the revised Restoration and Aftercare Management Plan dated August 2016.

The revised restoration scheme will be carried out in five phases:

 Phase 1 – Soil importation, spreading and planting;  Phase 2 – Engineering, re-contouring of existing levels, soil importation, spreading and planting;  Phase 3 – Soil remediation, re-contouring of existing levels, soil importation, spreading and planting;  Phase 4 - Engineering, re-contouring of existing levels, soil importation, spreading and planting; and  Phase 5 - Soil remediation, re-contouring of existing levels, soil importation, spreading and planting

Phasing plan 2016

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Phase 1 and part of phase 2&4 of the restoration works will take place within Salford whilst the remaining phases 3-5 relate solely to Wigan’s administrative boundaries and as such fall outside the scope of consideration for this Planning Authority. There are no changes proposed to the approved site restoration programme, with Phase 1 planned to be completed by 2017 and the remaining phases to be finalised by 2020. The land levels across the whole site will be reconfigured, but they will not exceed the heights previously approved under Scenario 1 of application reference 14/64382/FUL.

The proposed drainage regime will be altered to suit the revised restoration of the site, whilst both leachate and landfill gas management systems would remain the same as previously approved.

A corresponding application has also been submitted to Wigan and it is anticipated that the decision will be made on this proposal by Wigan Council by delegated powers at the end of September 2016.

Publicity

Site Notice: Non HH Article 15 Date Displayed: 8 July 2016 Reason: Wider Publicity

Press Advert: Manchester Weekly News Salford Edition Date Published: 14 July 2016 Reason: Article 13 Standard Press Notice

Relevant Site History

14/64382/FUL - Variation of conditions to application reference 09/57699/FUL to extend the period of operations for the disposal of non-hazardous household, commercial and industrial waste until 31st October 2023 and for restoration of the site to agriculture and /or amenity use (including nature conservation and woodland planting) by 30th June 2024, including provision for the early restoration of the site should landfill operations not recommence within 5 years of approval. - Application approved - 17 July 2014

09/57699/FUL - Variation of condition 6 of planning permission 08/57217/FUL relating to phasing of works - Application approved - 5 August 2009

08/57217/FUL - Continued use of Reclamation of part of the former Astley Green Colliery tip involving clay extraction and landfill, with afteruse as community forest and open space with public access without complying with condition 3 (operations to end within twelve years of commencement) on planning application. Application approved 16.03.2009

96/34900/FUL - Reclamation of part of the former Astley Green Colliery tip involving clay extraction and landfill, with afteruse as community forest and open space with public access. - Application approve - 25 June 1997

Neighbour Notification

2 properties were notified of the application

Representations

None received in relation to the current proposal.

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Consultations

Environment Agency - No objections

Greater Manchester Ecological Unit - No objections subject to the amended plans and previously approved conditions

Lancashire Wildlife Trust - No comments received to date. Any comments received following publication of the Panel Agenda will be included in the Amendment Report

The Coal Authority - No objections, standing advice informative to be added.

Manchester Ship Canal Company - No comments received to date. Any comments received following publication of the Panel Agenda will be included in the Amendment Report

Wigan Metro - No comments received. Any comments received following publication of the Panel Agenda will be included in the Amendment Report

Highways - No objections

Senior Engineer Flood Risk Management - No comments received to date

Urban Vision Environment (Land Contam) - No comments to make

Urban Vision Environment (Air And Noise) - No objections

Minerals And Waste Planning Unit - No objections

Urban Vision Landscape Design - No objections based on Restoration and Aftercare Management Plan (RAMP) and revised plans

Planning Policy

Development Plan Policy

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.

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

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

Greater Manchester Joint Waste Development Plan Document The overarching aim of the DPD is to ensure sustainable waste management facilities are developed across Greater Manchester, to meet an identified capacity gap between 2012-2027. The document identifies existing waste infrastructure, allocates suitable sites and areas new waste facilities (including landfill) and includes Development Management Policies specific to facilitate sustainable waste developments.

Other Material Planning Considerations

National Planning Policy

National Planning Policy Framework

Local Planning Policy

Salford City Council Supplementary Planning Document - Nature Conservation and Biodiversity

Other material considerations

Greater Manchester Biodiversity Action Plan (2009)

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

Appraisal

Members will be aware that the approval of a Section 73 application grants a new planning permission in its own right. In terms of decision making, regard should be had to any changes on site or in the surrounding area and any changes to planning policy.

The main planning issues considered under the original application were:-

 Principle of Development  Access Issues  Residential Amenity  Landscape and Visual Amenity  Ecology

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The applicant has submitted a Landscape and Visual Impact Appraisal, Restoration and Aftercare Management Plan, Restoration Phasing Plan, Surface Water Management Plan, Land Ownership details, and a Planning Statement in support of the planning application. Information submitted in support of the previous planning application remains relevant to the determination of this application through the determination of this application, save where matters are pertinent to its determination. The following matters are the key considerations in the determination of this S73 application:

 Landscape and Visual Amenity  Ecology  Drainage  Highways and access  Planning conditions  S106 – Planning Obligations

Landscape and Visual Amenity

The application is accompanied by a Landscape and Visual Impact Appraisal which assesses the impacts of the proposed scheme from a number of viewpoints within Wigan and Salford. The proposed restoration scheme will retain vantage points and visual screening as per the extant permission, whilst the restoration profile will be at a lower level than that of the approved restoration scheme approved under Scenario1 of 14/64382/FUL. It was concluded previously that the restoration of the site would not have a discernible impact on landscape character.

The plans below show the previously approved restoration plan compared to the proposed.

Areas of Biocrop Fields

The proposed Restoration and Aftercare Management Plan is similar2016 toPlan that which was approved previously in that 2014it incorporates (Scenario a2) mixturePlan of woodland planting and wetland areas. However, a bio-crop comprising Willow trees will be planted to the east of the site and this will replace the previously proposed area of grassland. Willow can grow up to 7m in height, however it is noted that these would be screened by higher land levels to the edges of the site together with woodland planting to the east, south and north of the site within Salford and therefore it is not considered that the proposed bio-crops would have a detrimental impact on the visual amenity of the immediate vicinity.

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The character of the local area is one of restored landscapes and undulating enclosed farmland and it is not considered that the resultant landform, including bio-crops, woodland and water features would appear incongruous in this locality.

Ecology

The previous submission and current application were supported by an ecological appraisal including surveys for great crested newt, which have proven negative. A number of conditions in respect of specific provision for ensuring wildlife corridors were provided and protection measures to protect valuable bird species were included on the previous approvals and will be updated as appropriate. Existing habitats of ecological value (for example woodland and waterbodies) will be retained or enhanced. The proposed areas of ecological habitat will be equal to or greater than those approved within previous permissions. Greater Manchester Ecology Unit (GMEU) has assessed the scheme and following the receipt of amended plans to address concerns within Wigan, no objections were raised subject to the inclusion of ecological conditions.

Drainage

The majority of the site is located within Flood Zone 1 according to the Environment Agency’s Flood Map. There is, however, a small extent of flood plain associated with Whitehead Brook that extends into the site boundary. The proposed restoration scheme will not significantly change levels in this area of the site, so the floodplain will continue to function as existing

Flood risk management measures will be put in place to ensure that the risk of flooding to areas downstream of the site is not increased as a result of the proposals. This will include a restriction on surface water runoff rates to ‘greenfield runoff’ in accordance with Environment Agency requirements. Surface water runoff will be managed in a sustainable manner. On-site attenuation will be provided to accommodate flows up to and including the 1 in 100 year storm event, including an appropriate allowance for climate change and will be regulated by a system of flow controls and Sustainable Drainage Systems (SuDS) features such as ponds, detention basins, and open swales. The design and construction of the drainage systems will provide effective collection of surface water and ensure that surface water run-off will not accumulate in sufficient quantity on site and pose a risk of uncontrollable flooding during rainfall events. Furthermore, the drainage scheme will ensure that there is no increase in flood risk to areas downstream of the site. The potential effect of the revised restoration scheme on hydrology and surface water runoff for the site has been assessed and mitigation measures proposed where appropriate. Thus, it is considered there will be no risk to the water environment as a result of the revised restoration scheme.

Highways and access

HGV access to the site will remain as previously approved. The previous S106 included provisions to ensure that vehicles accessing the site use the ‘tip road’ and ‘preferable routes’ to access and egress the site. These matters will continue to be controlled through the use of conditions. The proposed scheme includes the provision of bio-crops. These crops will be harvested approximately every 3 years and as such it is not considered that the volume of traffic associated with this would significantly increase as a result of the proposal nor will it adversely impact upon the highway network. Highways have been consulted and considered there will be no further impact on highway matters and therefore they raised no objections on highways grounds. Thus, the proposal is in accordance with Policy A8 of the Unitary Development Plan.

Public access and recreational areas have been incorporated into the revised restoration proposals. There will be a number of public footpaths proposed within the site that form linkages to viewpoints and other established

Page 33 of 186 routes including two linkages to Vicars Hall Lane to the north-east and south-east of the site. The routes will be surfaced with a variety of surface options, including bound gravel, shale or grass. The wider, hard surfaced tracks will also act as service routes for maintenance vehicles. Whilst the site remains operational, public access, (both pedestrian and cycle) will be limited, until areas of the site are deemed safe for public access.

Water bodies will be maintained fish free in order to benefit species diversity. Ponds will be periodically monitored for fish and removed as necessary, thus there would be no fishing taking at the site. Subject to operational, ecological, and health and safety constraints, consideration might be given to pond access for fishing in the future.

Following restoration, public access to the site will be enhanced through the provision of footpaths which includes 1.78km (compared to previously approved 2.78km) of primary access suitable for maintenance vehicles and 6.45km (compared to previously approved 1.95km) of secondary access suitable for pedestrian usage together with bridleways and elevated vantage points which would improve vehicular and pedestrian circulation movement throughout the site.

Planning conditions

When considering a Section 73 application it is important when considering an application to vary conditions that a Local Planning Authority is mindful of the six tests for the use of planning conditions, i.e. whether they are necessary, relevant to planning and the development to be permitted, enforceable, precise and reasonable in all other respects. When assessing this application to vary conditions 1, 2, 12, 15, 16, 20, 21, and 22 on planning permission ref. 14/64382/FUL the Local Planning Authority should take note, in particular, of whether the remaining conditions as currently worded are necessary and reasonable. Taking these matters into consideration the following amendments will be made to the list of proposed conditions:-

Approved plans references within conditions 1, 2, 15, 16, 20 and 21 will be changed to include the new revised plans; Condition 2 (timing) will be amended to reflect that the recommencement of landfilling operations has not and will not now take place; Condition 3 (Scenario 1/2) and 9 (No tipping above agreed levels) will be removed as they both relate to landfilling operations which are no longer relevant; Condition 5 (No vehicular access Vicars Hall Lane) will be re-worded to reflect the vehicle routing plan as outlined in s106 agreement; Conditions 6, 10 to14, 17 to 21 and 23 will be retained; and Condition 7 (Soil materials kept on site) and 8 (Storage of topsoil / subsoil) will be combined into one as they both relate to top soil operations; and Condition 22 (Phased Aftercare) will be replaced by the revised Restoration and Aftercare Management Plan and amended plans.

All the above conditions are listed in full at the end of the report and re-numbered accordingly.

S106 – Planning Obligations

The previous approvals in relation to landfilling at the site were subject to a Section 106 agreement which superseded the original agreement and to subsequent deeds of variation.

The 2006 agreement covered the implementation of a Restoration and Aftercare Management Plan, including provision of a bond as surety against non-implementation; and the implementation of steps to ensure vehicles use the ‘tip road’ to access and egress the site. The Deed of Variation entered into 2015 removed the requirement for a bond subject to Whitehead Restoration Limited entering into a performance agreement with the Environment Agency. That agreement is now in place. Similarly, approval of this application will entail the introduction of a revised Restoration and Aftercare Management Plan.

In view of the above as the bond against non-implementation was removed from s106 agreement and is now secured by license from Environment Agency, it is considered that matters previously secured by s106

Page 34 of 186 agreements with Salford City Council and Wigan Council can be now addressed through planning conditions instead of further deed of variation. Thus, conditions 5 and 20 of the previous consent will be re-worded to secure these matters through conditions. Details of these conditions are outlined at the end of the report.

Recommendation

Approve

1. This permission incorporates the requirements and details set out in the submitted documents except in so far as they have been, or may be, modified by any of the other planning conditions in this notice. Accordingly, the site shall be worked, phased and restored in the manner on the following plan numbers:  LE12757 - 001 (Site Location)  LE12757-007 (Restoration Phasing Plan)  LE12757-010 Rev B (Indicative Surface Water Management Plan)  LE12757-011 (Land Ownership Plan)  LE12757-020 (Indicative Surface Water Management Plan)  LE12757 - 006 Rev D (Landscape Restoration Plan) received 26.09.2016  LE12757-013 Vehicles Routing Plan received 27.09.2016

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

2. With the exception of restoration materials, no further importation of waste shall take place at the site; and other than the aftercare provisions required by Condition 19, all works involving the importation and remediation of soils; re-contouring of existing levels; and spreading and planting, shall be completed no later than 30th June 2020.

Reason: To ensure that if landfilling operations do not recommence, the site can be restored in a timely manner pursuant to Policy 9 (Restoration and Aftercare) of the Greater Manchester Joint Waste Development Plan Document.

3. Details of the following shall be submitted for the prior approval of the local planning authority if, other than approved under this permission, there are any further material changes to planning permissions A/08/72330,A/05/64734 and A/14/79017 - Wigan and 09/57699 and 14/64382/FUL Salford in respect of those details already submitted and approved under these permissions. a) The routing of any foul sewer needed to discharge leachate or other polluted water from the site; b) The location, size and design of any surface water drainage works, settling lagoons and associated ditches and culverts and a programme for carrying out the work; c) The location, depth and design and monitoring boreholes for leachate and landfill gas within and outside the landfill area including any on adjoining land within the control of the developer; d) The location and design of any landfill gas and leachate collection wells and associated pipework; e) The design of the dewatering operations of the proposed clay excavation area together with the monitoring and analysis of the effects of such operations and any measures required for the mitigation of any adverse effects identified by this investigation. These details shall be agreed by the local planning authority in consultation with the Environment Agency; f) Details of any buildings, structures and location of permanent plant required on the site.

Reason: In the interests of the protection of the environment, pursuant to policy EN17 of the UDP.

4. For the duration of the operations hereby approved, there shall be no vehicular access to/from the site off Vicars Hall Lane. All the vehicles accessing and/or leaving the application site shall only use the preferred

Page 35 of 186 routes shown on the approved Vehicles Routing Plan (drawing LE12757-013). The operator shall take all necessary steps as outlined in the Traffic Management Rules (ref. NPLWM/WL/04, dated 26th September 2016) to ensure the use of the preferable routes.

Reason: In the interests of highway safety and the amenities of neighbouring residents pursuant to policy A8 and EN17 of the UDP.

5.No plant, machinery, buildings, temporary culverts or other works introduced for the purposes of the development shall remain on the site after the completion of any reclamation and restoration operations as agreed under planning condition 1 other than that required for the longer term control of leachate and landfill gas after the completion of waste disposal at the site.

Reason: In order to secure the satisfactory restoration and aftercare of the site pursuant to Policy 9 (Restoration and Aftercare) of the Greater Manchester Joint Waste Development Plan Document.

6. All topsoil, subsoil, clay and other materials originating on site shall be retained on site and none shall be sold off or removed from the site. Surplus soils and recycled aggregate materials recovered from imported materials shall not be taken off site unless prior details have been submitted to and approved in writing by the local planning authority. Topsoil and subsoil shall be stored separately in storage mounds in accordance with a scheme which has been submitted to and approved in writing by the local planning authority prior to the commencement of landfilling within any phase.

Reason: In order to foster the successful restoration of the site pursuant to Policy 9 (Restoration and Aftercare) of the Greater Manchester Joint Waste Development Plan Document.

7. Recycling, storage or processing of imported waste material at the site shall take place only with the prior written consent of the local planning authority under a scheme specifying the location, duration, nature, plant and equipment to be employed, the quantities involved, and the purpose of the proposals, including the location of any screening or crushing plant required for the reclamation and recovery of soils and aggregate from construction and demolition wastes.

Reason: To safeguard the amenity of the neighbouring residents in accordance with policy EN17 of the City of Salford Unitary Development Plan.

8. No works hereby approved, including site preparation, the operation of plant and machinery, and the movement of lorries involved in transporting waste, shall take place other than between 07:30 and 17:00 hours on Monday to Friday and between 07:30 and 13:00 hours on Saturday, and at no times on Sundays, Bank or Public Holidays, except in cases of emergency involving situations which could be prejudicial to safety or public health, or for the servicing, maintenance and testing of plant or pumping equipment where the prior written approval of the local planning authority for such works has been obtained.

Reason: To safeguard the amenity of the neighbouring residents in accordance with policy EN17 of the City of Salford Unitary Development Plan.

9. Monitoring of noise from site operations shall be undertaken once a day for a period of 5 days upon the commencement of working on each of the restoration phases identified on plan LE12757-007 (Restoration Phasing Plan) and thereafter at intervals of at least once every three months, or at more regular intervals as reasonably required by the local planning authority in response to identified noise impact concerns, while operations are continuing and until each phase is completed. The monitoring shall be for a 1 hour period on any working day and one of the three monthly recordings shall be taken between 07.30 and 08.30 hours. The

Page 36 of 186 equivalent sound level (LAeq) measured over any 1 hour time period, attributable to the permitted operations shall not exceed a level of 58dB(A) measured 1 metre from the façade of any dwelling or 55 dB(A) free field and the information recorded shall include.

a) The measured LAeq 1 hour level in dB(A)

b) Date and time of measurements

c) Description of site activities

d) Details of measuring equipment

e) Weather conditions, including wind speed and direction.

Reason: To safeguard the amenity of the neighbouring residents in accordance with policy EN17 of the City of Salford Unitary Development Plan.

10. Any fuel, oil, lubricant, or chemical required to be used in connection with the permitted operations shall be stored in an enclosure that would prevent such material from contaminating soil, soil making materials or reaching any water.

Reason: In order to prevent pollution to groundwater and open watercourses pursuant to policy EN17 of the City of Salford Unitary Development Plan.

11. Throughout the period of working, restoration and aftercare, measures shall be taken to ensure that any ditch, stream, watercourse or culvert passing through or arising within the site are protected or diverted so as not to impair or render less effective, drainage onto, and from, adjoining land.

Reason: In order to maintain an effective drainage regime in the area pursuant to policy EN18 of the City of Salford Unitary Development Plan.

12 All water which needs to be discharged from the site workings during the reclamation operations shall be directed whether by pumping or gravity, through a settling lagoon or lagoons before it is discharged from the site. The settling lagoon(s) shall be cleared of mud or silt as may be necessary to keep them in good working order. This surface water regulation system shall operate in full accordance with the measures shown on plans LE12757 - 010 Rev B and LE12757 – 020

Reason: In order to prevent pollution to groundwater and open watercourses pursuant to policy EN17 of the City of Salford Unitary Development Plan

13. No development shall be commenced within 20 metres of the water body that is to be retained within Phase 5 (LE12757 - 007) until a survey of water voles has been undertaken of that part of the site. The results of the survey shall be provided to the local planning authority together with a strategy for protecting any water voles identified by the survey. The strategy shall also include measures to mitigate the impact that the development would have on any water voles and their habitat. Any required works shall be undertaken before development starts within 20 metres of the water body.

Reason: The site contains valuable wildlife which should be protected and conserved, in accordance with the Nature Conservation and Biodiversity SPD.

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14. All hedgerows and trees along the boundary of the site and within that part of the site boundary next to the proposed access road, not directly affected by the operations, shall be retained, maintained and protected from damage for the duration of the operations. No stripping of soils, excavation or deposition of material shall be carried out within 3 metres of such hedgerows or beneath the canopies of trees. Any such hedgerow or tree that may be seriously damaged, removed or died during the course of, and as a result of, the operations hereby permitted, shall be replaced with a plant or plants of similar type during the next planting season.

Reason: In order to ecology and landscape features of the site pursuant to the Nature Conservation and Biodiversity SPD and policy EN12 of the UDP.

15. The clearance of vegetation or preparation of bare ground for the development hereby permitted shall take place outside the bird breeding season of March to July inclusive, unless otherwise checked by a suitably qualified ecologist in consultation with the local planning authority. If the Little Ringed Plover is found to be nesting on part of the site during the operations, work shall cease within a 20 metre radius of the nest until the young have hatched and have left the nest. During the period of nesting, the area shall be fenced off and protected from the machinery.

Reason: In order to protect the ecology of the site pursuant to Nature Conservation and Biodiversity SPD.

16. The Barn Owl is known to breed in the vicinity of the site. Any baits used for rodent control at the proposed landfill shall have an active ingredient of Dishocinone, Coumatetralyl or Chlorphacinone all of which are Warfarin based. If these are shown to be ineffective in the control of rodents then the developer shall agree with the local planning authority, in consultation with English Nature, another method or methods which can be used.

Reason: In order to protect the ecology of the site pursuant to Nature Conservation and Biodiversity SPD.

17. Before work starts on each phase or stage identified on approved plan LE11446-007, the developer shall submit for the written approval of the local planning authority, details of routes within the site to facilitate the movement or escape of wildlife which would otherwise be adversely affected by the operations, together with the fencing off to prevent accidental disturbance of areas which are to remain undisturbed and the length of time over which the measures shall be required.

Reason: In order to protect the ecology of the site pursuant to Nature Conservation and Biodiversity SPD.

18. The following steps shall be undertaken prior to completion of the restoration (the re-spreading of soils and soil making materials of each phase and stage shown on plan LE11446-007. Soils and soil making material including clay, shall be analysed to determine permeability, clay content, alkalinity and acidity, together with nutrient requirements and a schedule shall be submitted for the written approval of the local planning authority detailing works to be undertaken in preparing a tilth or medium suitable for supporting the growth of plants and species required by the other conditions of this permission. No sewage sludge, treated or otherwise, shall be incorporated as part of the restoration proposals without the prior written approval of the local planning authority. The written approval of the local planning authority shall be obtained for the completion of restoration work on each phase and stage.

Reason: In order to secure the satisfactory restoration of the site pursuant to Policy 9 (Restoration and Aftercare) of the Greater Manchester Joint Waste DPD.

19. The development shall be implemented in full accordance with the measures as detailed in the Restoration and Aftercare Management Plan (LE12757 Report 001) prepared by Wardell Armstrong and dated August 2016.

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Reason: In order to secure the satisfactory restoration and aftercare of the site pursuant to Policy 9 (Restoration and Aftercare) of the Greater Manchester Joint Waste Development Plan Document.

20. No soil shall be stripped except during dry conditions.

Reason: In order to secure the satisfactory restoration of the site pursuant to Policy 9 (Restoration and Aftercare) of the Greater Manchester Joint Waste DPD.

Notes to Applicant

1. The proposed development lies within a coal mining area which may contain unrecorded coal mining related hazards. If any coal mining feature is encountered during development, this should be reported immediately to The Coal Authority on 0845 762 6848. Further information is also available on The Coal Authority website at www.coal.decc.gov.uk Property specific summary information on past, current and future coal mining activity can be obtained from The Coal Authority’s Property Search Service on 0845 762 6848 or at www.groundstability.com

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

Page 39 of 186 http://publicaccess.salford.gov.uk/publicaccess/applicationDetails.do?activeTab=externalDocuments&keyVal=O AAMANNPINR00

APPLICATION No: 16/68537/REM APPLICANT: Mr Michael Cayton LOCATION: Burgess Farm, Hilton Lane, Worsley, M28 3TL PROPOSAL: Variation of Condition 2 (Approved Plans) attached to planning permission 15/66739/REM for the re-plan of house types to plots 96, 112-113 and 116-120, 126 and minor alteration to the road layout WARD: Walkden South

Description of Site and Surrounding Area

The application site forms the eastern parcel of the wider Burgess Farm site approved under planning reference 10/58745/OUTEIA, with reserved matters approval granted (via various approvals) in relation to the appearance, landscaping, layout and scale for the erection of 147 dwellings. .This application relates specifically to plots 96, 112 - 113, 116 - 120, and 126 and to minor alterations to the road layout. Plots 112 – 113 and 116 - 120 are located primarily within the south western corner of the site along a new access road known as Avoncliffe Road leading to the neighbouring Bloor Homes development. Plot 126 is located on the western edge of the site with the main outlook facing towards the Bloor Homes development. Plot 96 is located on the corner of Yarningdale Avenue and Slateford Drive.

The previously approved reserved matters application submitted via Redrow Homes is currently under construction.

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Description of Proposal

This application has been made under Section 73 of the Town and Country Planning Act 1990. Section 73 allows applications to be made for permission to carry out a development without complying with a condition(s). It also allows applications to be made to vary condition(s) previously imposed on a planning permission. A Section 73 planning permission is the grant of a new planning consent. However, the original planning permission continues to exist whatever the outcome of the application made under Section 73.

Planning consent is sought to vary condition 2 (Approved Plans) attached to planning application15/66739/REM for the re-plan of house types to plots 96, 112-113 and 116-120, 126 and minor alterations to the road layout.

The proposal would introduce one new house type (The Marlow) and the relocation of a number of single garages. The proposed new house type would incorporate 4 bedrooms. It would be constructed in part chalk render and Ibstock – western red multi stock. This house type would be introduced to plots 126, 120, 113, 96.

The proposal would also introduce a permanent vehicle turning area located adjacent to plot 112, which is located on the western edge of the site and will facilitate the turning of emergency and refuse vehicles prior to the adjacent Bloor Homes development being completed. Plot 112 would be replaced with The Warwick, EF series house type and a detached single garage would be introduced.

The applicant has also submitted drawings to change the plan numbers regarding the affordable housing units. There is no difference in the design, size or tenure of the dwellings. The plan numbers have been changed for the developer’s records to coincide with the previous non-material amendment application to accommodate minor elevation changes to the exterior of the dwellings.

Publicity

Site Notice: Non HH Article 15 Reason: Wider Publicity

Press Advert: Manchester Weekly News Salford Edition Date Published: 4 July 2016 Reason: Article 13 Standard Press Notice

Relevant Site History

10/58745/OUTEIA - Outline application including means of access for the erection of a maximum of 350 houses a nature park and areas of public open space together with associated access highway infrastructure works, recreational ecological works and landscaping - Refuse - 7 July 2011 – Approved at appeal.

14/64634/REM - Details of reserved matters for appearance, landscaping, layout and scale in relation to the erection of 147 dwellings pursuant to outline planning permission 10/58745/OUTEIA - Approve - 17 July 2014

14/65588/REM - Details of reserved matters for the slight relocation of plot 1 and addition of a detached double garage for plots 1 _ 2, pursuant to outline 10/58745/OUTEIA - Approve - 17 December 2014

15/65976/REM - Details of reserved matters for the substitution of house-types to 9no. plots pursuant to outline 10/58745/OUTEIA - Approve - 10 April 2015

15/66263/NMA - Application for non-material amendment to planning permission 14/64634/REM to amend the revision to the affordable homes drawing as stipulated within condition 2. the revision as stated within consent ref 14/64634/REM Revision 'H' is incorrect and should be revision 'J' - Approve - 17 April 2015

15/66369/NMA - Application for a non-material amendment to planning permission 15/65976/REM to change the roof tiles on plots 24-32, 60-65, 90-95, 99-105 and 149 (29) plots. - Approve - 28 May 2015

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15/66739/REM - Variation of Condition 2 (Approved Plans) attached to planning permission 14/64634/REM details of reserved matters for appearance, landscaping, layout and scale in relation to the erection of 147 dwellings pursuant to outline planning permission 10/58745/OUTEIA. - Approve - 8 October 2015

15/67421/NMA – Application for a non material amendment to planning application 10/58745/OUTEIA for a variation of condition 19 to at least 10% of the energy supply of the development shall be secured from decentralised and renewable or low carbon energy sources via the redrow standard construction specification as it exceeds the fabric performance of the building regulations – Approve – 12 February 2016

16/67992/NMA – Application for a non material amendment to planning permission 14/64634/REM for seeking amendments to update our heritage range house types to their latest F series designs which include slight amendments to their elevations and roof designs. – Approve – 27 April 2016

Representations

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

Consultations

Senior Engineer Flood Risk Management - No comments received to date

Walkden South Ward Councillors - No comments received to date

Highways – No objection

Planning Policy

Development Plan Policy

Page 42 of 186

Other Material Planning Considerations

National Planning Policy

National Planning Policy Framework

Local Planning Policy

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

Appraisal

Background

Members will be aware that the approval of a Section 73 application grants a new planning permission in its own right. The principle of the proposed development has been established through the granting of outline planning permission 10/58745/OUTEIA, whilst matters of appearance, scale, layout and landscaping have been approved under reserved matters applications 14/64634/REM, 14/65588/REM, 15/65976/REM and 15/66739/REM.

When considering a Section 73 application regard should be had to any changes on site or within the surrounding area and any changes to planning policy since the previous planning permission was granted. The site is currently under construction and is being developed by two house builders (Redow and Bloor Homes). There has however been no significant changes on or around the site since the previous planning application (15/66739/REM) was assessed and approved. The application was determined previously in accordance with the saved policies of the City of Salford Unitary Development Plan, relevant supplementary planning documents, all of which are still part of the Development Plan for the City and the National Planning Policy Framework.

There is no requirement to revisit all issues considered under the original application through the determination of this application other than where they are pertinent to the determination of this application. The key issues in the determination of this application relate to the following matters outlined below:-

 Design and visual amenity  Residential amenity  Highways

The proposed amendments do not increase the number of dwellings on site over and above that previously approved.

Design and Visual Amenity

The new house type for plot 112 and garage designs have all previously been approved under the various reserved matters applications for the site.

The new house type and the amendments to the layout are considered to be a minor change. The new ‘Marlow’ house type would be introduced to plots 96, 113, 120 and 126 and would be of a traditional design which would complement the existing housing types previously approved within the development. The new house type would have a maximum height of 7.9 metres and would incorporate a footprint of approximately 79.7 sq metres. It would incorporate 4 bedrooms, three bathrooms and an integrated garage on the ground floor. The property

Page 43 of 186 would incorporate a gable feature to the front elevation which would be partly rendered. The remainder of the property would incorporate a hipped roof structure.

It is not considered that the proposal would result in a detrimental impact of the appearance of character of the area.

Residential Amenity

The new house type and the position of the dwellings would be located no closer to habitable room windows or gable elevations than the previously approved scheme. All properties would be provided with adequate outdoor amenity space to the rear of the properties. It is not considered that the changes to the proposal would result in a loss of residential amenity for any future occupiers.

Highways

The proposal intends to introduce a turning head adjacent to plot 112. The developer has stated that due to the wider site being constructed by two separate house builders the build sequences are different. In this instance, it is anticipated that the Redrow site would be completed before the adjacent Bloor Homes development. The proposal would provide a turning facility for emergency and refuse vehicles to facilitate the Redrow side of the development, prior to completion of the Bloor Homes phase of development.

The Council’s Highways officer originally raised concerns regarding the position of the driveway of plot 112 and the position to the bend of the turning facility. Amended plans have since been received to relocate the driveway to the southern corner of plot 112. On the basis of the revised plans it is considered that the proposed scheme would be acceptable in terms of highway safety and visibility splays and no objections are raised in this regard.

Recommendation

Approve

1. The landscape scheme hereby approved shall be carried out within the first available planting scheme following substantial completion of the relevant phase of the development. Any trees or shrubs dying within five years of planting shall be replaced.

Reason: To safeguard the amenity, appearance and character of the area in accordance with policy DES 1 of the City of Salford Unitary Development Plan.

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

Dwg. No. 4331 DSL-01 Rev X - Detailed Site Layout Dwg. No. 4331 DSL-02 Rev P - Waste Management Layout Dwg. No. 4331 DSL-03 Rev R - Boundary Details Layout Dwg. No. 4331 DSL-04 Rev N - Land Disposal Layout Dwg. No. 4331 DSL-05 Rev S - Materials Layout Dwg. No. 4331 DSL-07 Rev K - Detail Site Layout with finished floor levels Dwg. No. 4331 DSL-06 Rev O - Affordable Homes Layout Dwg. No. 4331 PSS-01 Rev G - Proposed Site Sections Sheet 1 of 2 Dwg. No. 4331 PSS-01 Rev F - Proposed Site Sections Sheet 2 of 2 Dwg. No. 4331 STDB-01 - Burgess Farm Standard Details Plan Dwg. No. 4331EAD-01 Rev F - E.A. Dimensions Dwg. No. 4331/ENG220-1 Rev B - EA Cross Sections Dwg. No. Q-06466-R9M1-C Rev 2 - LEAP Design Proposal Dwg. No. 4710.05 Rev K - Landscape proposal - Whole Site

E Series Dwg. No. E41-1138 (rev B) Cambridge type (brick) Dwg. No. E41-1138 (rev B) Cambridge type (render) Dwg. No. E4H117 (rev B) Stratford type

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Dwg. No. E4H118 (Rev B) Windsor type (brick) Dwg. No. E4H118 (Rev B) Windsor type (Render) Dwg. No. E4H130 (rev A) 0xford type (brick) Dwg. No. E4H130 (rev A) 0xford type (render) Dwg. No. E4H153 (Rev B) Welwyn type (plans) Dwg. No. E4H153 (Rev B) Welwyn type (brick) Dwg. No. E4H153 (Rev B) Welwyn type (render) Dwg. No. E3HO96 (rev A) Letchworth type (plans) Dwg. No. E3HO96 Letchworth type (brick / eles) Dwg. No. E3HO96 Letchworth type (render / eles) Dwg. No. E4H151 (brick) Harrogate type (brick) Dwg. No. E4H113 (rev B) Shrewsbury type (brick) Dwg. No. E4H113 (rev B) Shrewsbury type (render)

F Series

Dwg. No. EF_TAVY_EM.1.0, EF_TAVY_MM.1.0 Proposed Elevations The Tavy EF Series Render (A1/A2) Dwg. No. EF_ TAVY_EM.1.0, EF_TAVY_MM.1.0 Proposed Elevations The Tavy EF Series Brick (B1/B2) Dwg. No. D2AF083 D Series The Tavy Floorplan Dwg. No. EF_DART_ EM. 1.0, EF_DART_ MM. 1.0 Proposed Elevations The Dart EF Series Brick (B1) Dwg. No. E3AF090 E Series Proposed Floorplans The Dart Dwg. No. EF_TWED_SM.1.0 The Tweed EF series Brick (B1) Elevations and Floorplans Dwg. No. EF_TAV3_MM.1.0 The Tavy 3 EF series Brick (B1) Elevations and Floorplans

Dwg.No. C-SG01 001 Rev B Proposed Single Garage The New Heritage Collection Double Garage Type 10

Dwg. No. EF_LETC_SM.3 Rev A Proposed Floor Plan Letchworth Dwg. No. EF_LETC_SM.3 Rev A Proposed Elevations Letchworth EF Series Render (A1) Dwg. No. EF_LETC_SM.3 Rev A Proposed Elevations Letchworth EF Series Brick (B1) Dwg. No. EF_WARW_DM.3 EF Proposed Elevations The Warwick Series Brick (B1) Dwg. No. EF_SHRW_DM.3 Rev A Proposed Elevations and Floor Plan Shrewsbury EF Series Render (A1) Dwg. No. EF_SHRW_DM.3 Rev A Proposed Elevations and Floor Plan Shrewsbury EF Series Brick (B1) Dwg. No. EF_STRA_DM.4 Proposed Elevations and Floor Plan Stratford EF Series Render (A1) Dwg. No. EF_STRA_DM.4 Proposed Elevations and Floor Plan Stratford EF Series Brick (B1) Dwg. No. EF_WINS_DM.3 Proposed Elevation and Floor Plan Windsor EF Series Render (A1) Dwg. No. EF_WINS_DM.3 Proposed Elevations and Floor Plan Windsor EF Series Brick (B1) Dwg.No. EF_MARW_DM.3 Proposed Elevations and Floor Plans Marlow EF Series Render (A1) Dwg. No. EF_OXFD_DM.3 Rev A Proposed Elevations and Floor Plan Oxford EF Series Render (A1) Dwg. No. EF_OXFD_DM.3 Rev B Proposed Elevations and Floor Plan EF Oxford EF Series Brick (B1) Dwg. No. EF_CAMB_DM.4 Rev A Proposed Elevations and Floor Plans Cambridge EF Series Render (A1) Dwg. No. EF_CAMB_DM.4 Rev A Proposed Elevations and Floor Plans Cambridge EF Series Brick (B1) Dwg. No. EF_CANT_DM.4 Rev A Proposed Elevations Canterbury EF Series Brick (B1) Dwg. No. EF_CANT_DM.4 Rev A Proposed Floor Plans Canterbury Dwg. No. EF_WELN_DM.3 Rev A Proposed Elevations Welwyn EF Series Render (A1) Dwg. No. EF_WELN_DM.3 Rev A Proposed Elevations Welwyn EF Series Brick (B1) Dwg. No. EF_WELN_DM.3 Rev A Proposed Floor Plan Welwyn

E and F series Site Plan Received by the Local Planning Authority 23.09.2016

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

Notes to Applicant

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1. In line with Section 11 of the NPPF, we would also recommend that opportunities for biodiversity enhancement be incorporated into the development. These could include:

o Native planting o Bat bricks and/or tubes within the new development o Bat boxes (a variety should be used ie hibernation/summer)  Bird boxes (these should also include a variety of boxes and could include swallow/house martin boxes on the houses)  2. Should a temporary or permanent obstruction be unavoidable, then no development should take place until a Diversion Order has been confirmed and the diversion route, with a satisfactory surface and adequate width and way marking, is available for public use

Page 46 of 186 http://publicaccess.salford.gov.uk/publicaccess/applicationDetails.do?activeTab=externalDocuments&keyVal=O 6A66HNPI9Q00

APPLICATION No: 16/68126/FUL APPLICANT: Countryside Properties (UK) Ltd, M2A Developments LLP and Stuart Jones (Savills) LOCATION: Land To The South Of Holyoake Road, Walkden, Worsley, M28 3DL PROPOSAL: Erection of 123 dwellings together with associated roads and footpaths WARD: Walkden South

Additional observations

Members will be aware that the application was considered by the Planning and Transportation Regulatory Panel on the 15th September 2016. The officer recommendation for the scheme was to grant consent, however a decision was taken by Members to defer the application for the following reason:

 In order to allow time for the applicant to consider revising the scheme in light of the significant concerns raised by Members of the Panel in respect of the location, design and materials of the apartment building.

Following the resolution of the Panel, the applicant met with officers and a revised scheme was submitted. The City Council notified 90 neighbouring households, Ward Councillors and Barbara Keeley MP on the 26th September 2016, to ensure that they were engaged in the consultation process.

To date no additional comments have been received. Any additional comments that are received prior to the Panel meeting on the 6th October will either be reported to the Panel through the Amendment Report or verbally at the Panel meeting.

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Deferred Matters

The following section of the report deals with those issues raised by Members at the Panel. Each matter is dealt with in the updated assessment section that follows.

1) The apartment block comprising Plots 1-28 has been rotated through 90 degrees and the parking layout reconfigured to accommodate this change.

2) The size and style of the windows in the apartment blocks have been increased and amended.

3) Deeper cornice and coping to the roof of the apartment blocks has been introduced.

4) A canopy has been added over the front door to each apartment block.

5) Amended materials are now proposed to achieve a higher degree of contrast between architectural features.

6) Enhanced landscaping around the apartment buildings has been included.

Other matters

The previous Panel Report identified the main planning issues to be as follows

 Principal of Development;  Housing Mix;  Site Layout, Design and Appearance;  Amenity Impacts;  Highways, Parking and Access;  Ecology and trees;  Flood risk and drainage;  Contaminated land; and  Planning Obligations.

The following section of this report updates, where necessary, the relevant sections of the previous Panel Report to reflect the amendments to the proposed layout.

Site Layout, Design and Appearance

The proposed re-orientation of the apartment block responds directly to the concerns raised by Members and local residents by improving the relationship with surrounding properties in terms of massing and separation distances. The massing of the block fronting onto Holyoake Road is reduced. Instead of a 3- and 4-storey elevation 40metres wide fronting Holyoake Road, the revised plans now propose a 3-storey elevation only 13metres wide.

The separation distance between the 4-storey element of the apartment block is now 35metres and 35.4metres to the gable ends of 2 Chilham Road and 1 Blantyre Avenue respectively. The distance between the 3-storey gable end of the apartment block and these properties is approximately 25metres and 25.4metres respectively.

To the east of the application site, the apartment block achieves a separation distance of approximately 29metres between the nearest adjacent property 1 Old Oake Close. The revised position of the block ensures that the privacy and amenity of the existing and new residents will be preserved.

The amended elevations achieve a better balance between the proposed glazing to wall ratio of the apartments

Deeper cornice and coping now proposed which will add interest and break up the roof of the buildings.

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Greater interest and variation to the elevations is also achieved through the inclusion of canopies over the front doors. Although full details of materials has been reserved by condition, the use of two different brick types will ensure greater contrast between the proposed panels around the windows and the main brick, and an increased level of detailing on the gable of the block facing Holyoake Road.

The revised plans also propose increased landscaping, particularly to Holyoake Road where a landscape strip now sits between Holyoake Road and a row of car parking.

In having regard to the above it is considered that the layout, design, scale, and landscaping of the proposed development is acceptable and fully in accordance with saved UDP Policies DES1, 2, 4 and 9.

Amenity Impacts

The revised layout will result in less harm to the amenity of residents on Chilham Road and Blantyre Avenue through the re-orientation and re-siting of apartment block 1-28. The impacts on the amenity of residents on Holyoake Road (particularly number 50) and Old Oak Close have also been carefully reviewed and this is also considered to be acceptable.

Highways, Parking and Access

The revised layout will result in the same number of car parking spaces (60) for the apartments that was previously proposed and is considered acceptable. The 11 spaces adjacent to Holyoake Road will now be accessed from within the site itself via the main entrance to the apartments (west of the bollards). None of the apartment car parking will be accessed directly from Holyoake Road and this is considered to be an improvement.

Ecology and trees

The revised landscaping and tree planting strategy for the proposal will result in more tree planting and an increased area of landscaping to the front of Holyoake Road and therefore the revised proposals will result in a betterment to ecology and trees than the previous layout.

Conditions

For clarity the proposed conditions have been amended to reflect the changes to the plan reference numbers following the submission of the revised plans and also those amendments that were made to the conditions in the Amendment Report for the 15th September Panel.

Recommendation

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

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

A financial contribution of £100,000 towards improvements to Walkden Railway Station and associated supporting infrastructure, including works to improve access to the station.

2) That the applicant be informed that the Council is minded to grant planning permission, subject to the conditions stated below, on completion of such a legal agreement; and

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

Conditions

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

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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:

SK317-LP-01 revision A - Location Plan SK317-PL-01 revision G - Planning Layout & Colour Layout SK317-BP-01 revision A - Boundary Plan WEAV-01 - The Weaver Floor Plans WEAV-6.0-SEMI - The Weaver Elevations 6.0 Brick (Semi) WEAV(UP)-01 - The Weaver UP Floor Plans WEAV(UP)-6.0-3Blk - The Weaver UP Elevations 6.0 - Brick (3Block) WEAV(UP)-6.0-4Blk - The Weaver UP Elevations 6.0 Brick (4Block) GRWE-01 - The Grantham Weaver Ground Floor Plan GRWE-02 - The Grantham Weaver Second Floor Plan GRANT-01 - The Grantham Floor Plans GRANT-6.0-DET - The Weaver Elevations 6.0 DET ELLE-01 - The Ellesmere - Floor Plans ELLE-6.0-SEMI(A) - The Ellesmere Elevations 6.0 Brick (Semi) Alt ELLE(UP)-01 - The Ellesmere UP Floor Plans ELLE(UP)-6.0-4Blk - The Ellesmere UP Elevations 6.0 Brick (4Block) DEE-01 - The Dee Floor Plans DEE-6.0-SEMI(A) - The Dee Elevations 6.0 Brick (Semi) Alt DEE-6.0-DET - The Dee Elevations 6.0 DET STAM-01 - The Stamford Floor Plans STAM-6.0-SEMI - The Stamford Elevations 6.0 Brick (Semi) STAM(UP)-01 -The Stamford UP Floor Plans STAM(UP)-6.0-3Blk - The Stanford UP Elevations 6.0 Brick (3Block) SK317 APT-01 revision A - Floor Plans & Elevations Plots 1-28 SK317 APT-02-1 revision A - Floor Plans Plots 29-60 SK317 APT-02-2 revision A – Floor Plans & Elevations Plots 29-60 SK317 DET-01 - Bin Store Details SK317 DET-02 - Cycle Store Details NSD 9001 - Wall Types 1 to 4 NSD 9002 - Fence Types A to D NSD 9202- Hooped Railings Detail

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

3. Notwithstanding any information submitted with the application, no development shall take place until an investigation and risk assessment has been submitted to and approved in writing by the Local Planning Authority. The assessment shall investigate the nature and extent of any contamination on the site (whether or not it originates on the site). The assessment shall be undertaken by competent persons and a written report of the findings submitted to and approved in writing by the Local Planning Authority before any development takes place. The submitted report shall include:

i) a survey of the extent, scale and nature of contamination ii) an assessment of the potential risks to: * human health, * property (existing or proposed) including buildings, crops, livestock, pets, woodland, and service lines and pipes, * adjoining land, * groundwaters and surface waters, * ecological systems, * archaeological sites and ancient monuments; iii) where unacceptable risks are identified, an appraisal of remedial options and proposal of the preferred option(s) to form a remediation strategy for the site.

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The development shall thereafter be carried out in full accordance with the duly approved remediation strategy.

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.

4. Persuant to condition 3; 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.

5. 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.

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

6. The following noise standards shall be attained with respect to residential accommodation on the site as stipulated in BS8233:2014 - Guidance on Sound Insulation and Noise Reduction for Buildings:

(i) internal noise levels of less than 30 dB LAeq,8hour within bedrooms between 23.00 hours and 07.00 hours (ii) internal noise levels of less than 35 dB LAeq,16 hour within living rooms between 07.00 hours and 23:00 hours (iii) internal noise levels of less than 40 dB LAeq,16hour within other living areas (e.g. dining rooms) between 07.00 and 23.00 hours (iv) typical individual noise events from passing road traffic and trains, shall not be in excess of 45 dB LAmax in bedrooms between 23.00 and 07.00 hours (v) external noise levels of less than 55 dB LAeq,16 hour in gardens, patios and communal garden areas between 07:00 and 23:00 hours

The use of ventilation measures which removes the need for future residents to open windows for general ventilation shall be identified and submitted to the Local Planning Authority for approval. The ventilation measures identified shall ensure the above standards are not compromised.

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Planning Authority for approval. The Site Completion Report shall validate that all works undertaken on site were completed in accordance with those agreed by the Local Planning Authority. All mitigation measures shall thereafter be retained.

Reason: To safeguard the amenity of existing, neighbouring and/or future occupants of the development hereby approved in accordance with policy EN17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

7. (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, 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.

8. Prior to first occupation of the development, a scheme to renew the footway surfacing and kerbing along the northern boundary of the site, to include the provision of tactile paving on Holyoake Road at access road crossings, shall be agreed in writing with the Local Planning Authority. Such scheme as is agreed shall be implemented prior to first occupation of 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.

9. Prior to first occupation of the development, a scheme for highway works to upgrade Mullineux Street to adoptable standards including appropriate junction improvements shall be submitted to and agreed in writing with the Local Planning Authority. Such scheme as is agreed shall be implemented on site in accordance with the approved drawings prior to first occupation of the development.

10. Prior to first occupation of the development a scheme of Traffic Regulation Orders to mitigate the potential impact of parking and servicing around the site shall be submitted to and agreed in writing with the Local Planning Authority. Such scheme as is agreed shall be implemented by the highway authority at the cost of the developer. For the avoidance of doubt such schemes may include schemes for residents' parking and prohibition of waiting at or around junctions. Such scheme as is agreed shall be implemented 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.

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11. Notwithstanding the submitted proposals for cycle parking, prior to first occupation of the development, a revised cycle parking scheme for the apartments shall be submitted to and agreed in writing with the Local Planning Authority. Such scheme as is agreed shall be implemented in accordance with the approved drawings prior to first occupation of the development and retained thereafter.

12. Notwithstanding the submitted Travel Plan, within 6 months of first occupation of the development, a Full Travel Plan shall be submitted to and agreed in writing with the Local Planning Authority. The agreed Travel Plan shall be implemented in accordance with the approved timetable set out within the Action Plan and reviewed annually thereafter.

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

(i) the times of construction activities on site which, unless agreed otherwise as part of the approved Statement, shall be limited to between 8am-6pm Monday to Friday and 9am-2pm Saturday only (no working on Sundays or Bank Holidays). 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.

14. 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.

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15. Prior to occupation of the development, details of appropriate vehicle safety protection measures along the boundary with the railway shall be submitted to the Local Planning Authority for written approval. The scheme shall be implemented prior to first occupation of the development and retained in accordance with the approved details.

Reason: To prevent the design and layout of the road and parking spaces from impacting the adjacent operational railway with accidental vehicle incursion.

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.

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

Reason: It is an offence under the Wildlife & Countryside Act 1981 to introduce, plant or cause to grow wild any plant listed in Schedule 9 part 2 of the Act.

18. No development shall commence until a risk assessment and method statement (RAMS) for construction works associated with the development within 10m of the boundary with the railway line hereby approved is submitted to and approved by the Local Planning Authority. The development shall be carried out in strict accordance with the approved details.

Reason: To prevent any on site works and vibration from de-stabilising or impacting the adjacent railway in accordance with the National Planning Policy Framework.

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. It should also be noted that this site may lie in an area where a current licence exists for underground coal mining.

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

Property specific summary information on past, current and future coal mining activity can be obtained from: www.groundstability.com

This Informative Note is valid from 1st January 2015 until 31st December 2016

2. If, during any works on site, contamination is suspected or found, or contamination is caused, the Local Planning Authority shall be notified immediately. Where required, a suitable risk assessment shall be carried out and/or any remedial action shall be carried out in accordance to an agreed process and within agreed timescales in agreement with the Local Planning Authority.

3. The applicant's attention is drawn to the contents of the attached letter from the Environment Agency.

4. In accordance with Policy TD 6 'Replacement Tree Planting' and UDP Policies EN12 and EN13, the proposals will replace trees on a two for one basis, with 32 trees for removal, to be replaced with 64 trees. The detailed landscape plan (required by Condition 7) shall include details of: tree species; tree sizes (including the minimum height and circumference of stem at 1m from the ground level); plan indicating the location of the replacement trees, a timetable for tree planting and details of aftercare.

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5. The applicant's attention is drawn to the contents of the attached letter from the Greater Manchester Police Crime Prevention Team.

6. The applicant's attention is drawn to the contents of the attached letter from Network Rail.

7. The applicant's attention is drawn to the contents of the attached letter from Environment Agency

Previous assessment reported to panel 15th September 2016:

Description of Site and Surrounding Area

The site covers an area of 1.8 hectares and is bounded by the rear of terraced houses on Walkden Road to the west, by two- and three-storey residential development to the north beyond Holyoake Road, by residential development to the east and by railway lines and Walkden station to the south.

The site is generally flat but is approximately 2.5m lower than Holyoake Road with the surrounding land generally falling from north to south. The railway lies on a slight embankment above the site.

The site was formerly in employment use but has been vacant and cleared for some years.

There are a number of trees on the northern and eastern boundaries of the site but the main site is devoid of vegetation.

Description of Proposal

Full planning permission is sought for the erection of 123 dwellings at the site. The dwellings will be delivered in the form of 63 houses and 60 apartments. The 63 houses will be provided to the western and central sections of the site and the apartments will be delivered in the eastern section.

All of the dwellings proposed will be available for private rent.

The apartments will be provided in 2 separate, detached blocks. One block provides 28 apartments and fronts Holyoake Road. It is orientated east-west and is 3- and 4-storey in height with the central element being one storey higher. The second block, which is orientated north-south, will provide 32 apartments and is 4-storeys in height. This block is separated from Holyoake Road by two dwellings. The apartments will be served by 60 car parking spaces, including 2 for disabled motorists. Dedicated bin storage and cycle storage facilities will be provided within the car parking area. All 60 apartments are 2-bedroom.

The materials palette proposed for the apartments consists of red brick elevations with white uPVC windows. It is considered that this combination is not appropriate and a higher specification of materials for the apartments has been sought.

The proposed homes will comprise of 52 three bedroom, 2-storey dwellings and 11 four-bedroom, 2-storey dwellings.

The materials palette proposed for the homes comprises two types of red brick together with a grey roof tile.

The development will be served by 5 vehicular access points, 1 to Mullineux Street which connects to Walkden Road, and 4 to Holyoake Road.

The application is accompanied by the following documents and reports:

 Planning Application Form and Certificates;  Plans and Drawings;

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 Design and Access Statement;  Crime Impact Statement;  Air Quality Assessment;  Phase 1 Geo-Environmental Investigation including Coal Mining Risk Assessment;  Phase 2 Geo-Environmental Investigation  Transport Assessment;  Travel Plan Framework;  Flood Risk Assessment and Drainage Strategy;  Noise Report;  Ecology Phase 1 Survey;  Tree Survey Report; and  Residential Viability Appraisal.

Relevant Site History

12/62679/OUT - Outline application including access for the erection of up to 87 dwellings, re-submission of 11/61257/OUT. Application approved 11th November 2013 and remains extant.

11/61257/OUT - Outline application including access and layout for the erection of 151 dwellings comprising a mix of houses and apartments. Application withdrawn.

07/55252/REM - Reserved Matters Application for the appearance, landscaping layout and scale for 151 dwellings and associated environmental improvements pursuant to outline consent 04/49784. Application approved 16th November 2007.

04/49784/OUT Outline planning application for residential development together with alteration to existing vehicular access. Application approved 3rd March 2005.

Publicity

Site Notice: Non HH Article 15. Date Displayed: 22 July 2016 Reason: Wider publicity

Press Advert: Manchester Weekly News Salford Edition. Date Published: 21 July 2016 Reason: Article 13 Affect Public right of Way

Neighbour Notification

The occupiers of 93 neighbouring properties have been notified of the application.

Representations

Responses have been received from 22 separate neighbouring households. Of these responses, all are in objection to the scheme on the following grounds:

. Overlooking from 3-4 storey blocks of flats; . Intrude on privacy; . Height of buildings at Holyoake Road; . Affect legal right to light; . Lack of car parking provision for proposed apartments; . Proposed "social housing" will reduce property values in the area; . Development will require a significant amount of bin storage; . Development will exacerbate existing local traffic issues; . Bollards at the bottom of Chilham Road and Holyoake Road need to remain; . Overdevelopment of the site; . Increased noise and nuisance to existing residents; . Lack of transport infrastructure in the area; . Insufficient doctors places;

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. Insufficient school places; . Development not in keeping with surrounding area; . Lack of adequate amenity space for new residents; . Proposed alleyways would result in an increase in anti-social behavior and crime; . Reduce ability for existing residents to park outside their home; . Increased air pollution; . Revised plans would still cause harm to privacy and overlooking; . Homes to front of apartment block would reduce existing ability to park on the road; and . Bin collection areas for apartments will provide an unattractive environment.

Councillor Critchley, Walkden South Ward Councillor – objects to the scheme on the following grounds:

. Accepts that area is suitable for housing but objects to the design, layout and location of the apartments; . Apartments would cause overlooking to existing gardens on Chilham Road and Blantyre Avenue, . Location of bin storage; . Design of apartments is extremely poor and lacking imagination; . Development would exacerbate traffic issues on Holyoake Road, and . Lack of planning obligations.

Councillor Lindley, Walkden South Ward Councillor – objects to the scheme on the following grounds:

. Accepts that area is suitable for housing but objects to the design, layout and location of the apartments; . Design of apartments is imposing and ugly; . An inappropriate housing mix has been proposed. Private rented nature of the dwellings does not contribute to an appropriate housing mix; . Lack of planning obligations; and . Concerned about the multiple accesses to Holyoake Road.

Barbara Keeley MP, Labour Member of Parliament for Worsley and Eccles South – objects to the scheme on the following grounds:

. Development must be in keeping with the character of Walden; . Should not put any undue pressure on local services and infrastructure; . Development would exacerbate traffic issues on Holyoake Road; . Location of apartments is inappropriate; . Apartments are too tall; and . Design of apartments is poor.

Consultations

Network Rail (LNW) – No objections. Detailed comments provided to ensure that the development does not affect the safety, operation or integrity of the operational railway, Network Rail land or their infrastructure. Have requested a condition relating to the submission of details of appropriate vehicle safety protection measures along the boundary with the railway and the submission of a risk assessment and method statement (RAMS) for construction works associated with the development within 10m of the boundary with the railway line.

Design For Security – No objections. Recommend that the proposed development should be designed and constructed in accordance with the recommendations contained within the submitted Crime Impact Statement.

Landscape Design Group – Content with the submitted Landscape Masterplan for the site, subject to the submission of a detailed Landscape Masterplan within two months of commencement of development.

Highways - No objection subject to conditions requiring the submission of the following:

. Revised access arrangements;

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. A scheme to renew the footway surfacing and kerbing along the whole northern boundary of the site, to include the provision of tactile paving on Holyoake Road at access road crossing; . A scheme for highway works to upgrade Mullineux Street to adoptable standards including appropriate junction improvements; . A scheme of Traffic Regulation Orders to mitigate the potential impact of parking and servicing around the site; . A revised cycle parking scheme; . A full Travel Plan; . A Construction Traffic Management Plan; and . Request a contribution to improved cycle infrastructure along Walkden Road

Environment Agency - No objection.

Greater Manchester Ecological Unit - No objection subject to a condition to secure the eradication of Japanese Knotweed from the site.

Transport For Greater Manchester (TFGM) - No objection subject to securing the delivery of a number of measures to promote active travel and sustainability (the latter through the submission of a Residential Travel Plan).

Urban Vision Environment (Air And Noise) - No objection subject to a condition to secure the installation of the recommended glazing and ventilation specifications to secure appropriate internal and external noise standards.

Urban Vision Environment (Land Contamination) - No objection subject to a condition to secure the submission of further work to confirm the presence and distribution of potential onsite contamination. As a precaution hazardous gas from potential shallow worked coal seams should also be taken into account during the design of any future site investigation and this is to be secured by condition.

Little Hulton, Walkden North And South Neighbourhood Manager - No comments received to date. .Any comments received will be provided as part of the Additional Information Report

Drainage Engineer – No objection subject to conditions to secure the submission of a strategy of surface water drainage for the site using sustainable drainage methods and to ensure that the surface water discharge rate is restricted to 50% of the existing discharge rate as per Salford City Council's SFRA.

United Utilities - No objections subject to conditions regarding surface water drainage and foul water.

Arboriculture – No objection subject to the planting of 64 trees on site to replace and mitigate the loss of the 32 trees that will be lost.

Planning Policy

Development Plan Policy

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Load Routes.

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

Unitary Development Plan 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 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.

Page 59 of 186 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 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 ST1 - Sustainable Urban Neighbourhoods This policy states that development will be required to contribute towards the creation and maintenance of sustainable urban neighbourhoods.

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

Other Material Planning Considerations

National Planning Policy

National Planning Policy Framework

National Planning Practice Guidance

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 - 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.

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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.

Appraisal

The issues for consideration in the determination of this application are:

Principle of Development

UDP Policy ST1 seeks to ensure that new development contributes to the creation of sustainable urban neighbourhoods, Paragraph 9 of the NPPF identifies that sustainable development includes widening the choice of high quality homes. To help achieve this, paragraph 47 of the NPPF requires local planning authorities to identify and update annually a supply of deliverable sites sufficient to provide five years worth of housing against their housing requirements. The City Council has a five year housing land supply. When assessing proposals for new housing developments, this is a material consideration with reasonable weight attached to it.

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.

The principle of the proposed development is established by the extant planning permission at the site (12/62679/OUT). There have been no significant changes on or around the site or in planning policy which would warrant a different view being reached at this time. Therefore the principle of providing residential development at the application site is considered acceptable.

Housing Mix

UDP policy H1 requires that all new housing developments will be required to contribute towards the provision of a balanced mix of dwellings within the local area in terms of type and size. In determining whether the proposed mix and density of dwellings on a site is appropriate and acceptable, regard will be had to criteria A to H of UDP policy H1.

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

Page 61 of 186 at least 80-90% of dwellings on individual sites being in the form of houses rather than apartments. Alternative approaches on individual sites may be permitted where it can be clearly demonstrated by the applicant that there are specific circumstances that justify this, particularly having regard to criteria A-H of UDP policyH1.

A total of 123 dwellings are proposed, comprised of 63 houses and 60 apartments. Given only 51% of the proposed dwellings would be houses, this is significantly below the 80-90% that would normally be expected in this part of the city. Part of the reasoned justification of Policy HOU1 is to ‘reflect the generally lower levels of accessibility’ in this western part of the Borough. This characterisation is not applicable to the application site which is in a highly accessible location, immediately adjacent to Walkden Train Station, within 800m walking distance from Walkden Town Centre and next to a key bus route.

The other justification for Policy HOU1 is to protect the ‘mainly suburban character’ and ‘predominantly low-rise development’ of these parts of the city. Again, this context does not apply to the application site. The site is located within an area of mixed character, with the surrounding built form being of a predominantly urban rather than suburban character by virtue of the uses, density and massing of the surrounding buildings. The Wigan to Manchester railway line borders the site to the south and beyond this this are the industrial buildings of the Chestnut Avenue Maintenance Depot. Walkden Road lies to the west of the site with a mix of residential and commercial properties. There are two-storey properties to the east, north-east and north of the site, however there are also a large number of buildings that are over two stories in height – with industrial buildings located on land to the north west, and a complex of three storey residential apartments to the north east (Coniston House and Rydal House).

It is therefore confirmed that the application site is not in an area of “suburban character‟ and “predominantly low-rise development‟ and so the proposed apartments will not be out of keeping with or damage the existing character of the area.

Policy HOU2 of the housing planning guidance requires that where apartments are proposed they should provide a broad mix of dwelling sizes, both in terms of the number of bedrooms and the net residential floorspace. Small dwellings (i.e. studios and 1 bed apartments) should not predominate, and a significant proportion of 3 bedroom apartments should be provided wherever practicable. Paragraph 4.31 of the reasoned justification clarifies that the majority of apartments should have two or three bedrooms, with a floorspace typically 57m2 or above. An alternative approach may be acceptable having regard to criteria A to H of UDP policy H1.

The proposed development would provide 63 houses, comprised of 52 x 3-bed and 11 x 4-bed properties. In this regard the development complies with policy HOU2. In relation to the proposed apartments all 60 of them would have 2 bedrooms and would be 57m2 in size. The development is therefore in compliance with policy HOU2, although it is acknowledged that there are not a significant proportion of 3 bedroom apartments. The lack of 3 bedroom apartments in this instance does not raise concerns, particularly given that 52 x 3-bed houses are being provided on the site therefore providing a good mix of property sizes to meet different needs and help to contribute towards the creation of a sustainable community.

It is therefore considered that the proposed development will provide dwellings of an appropriate type and size and that the overall mix of dwellings is acceptable.

Site Layout, Design & Appearance

UDP policy DES1 states that when assessing new development regard should be had to the scale of the proposed development in relationship to its surroundings and the relationship to existing buildings and other features that contribute to townscape quality.

The extant permission on the site is for a development of 87 2-storey dwellings. The main difference between that extant permission and the development now proposed is the inclusion of 2 apartment blocks. The 2 apartment blocks are up to 4-storeys in height and flat roofed.

The scale and massing of the dwellings is considered to be appropriate. The dwellings would be either two storey with a mix of hipped and gabled roofs which is not considered to be out of keeping with the built form in the immediate area.

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The dwellings are traditional in appearance constructed from brick with pitched roofs. The dwellings would be simple in appearance with some contemporary features which include windows and canopies over the front door. Dwellings located on corner plots have been designed to include additional windows on gable elevations to add interest.

In respect of the apartments it is considered that the height is appropriate given their siting and orientation. The original design that was submitted with the application sited the apartments immediately adjacent to the pavement of Holyoake Road. This provided a separation distance of only 19m between the apartments and the existing adjacent properties. This was considered to be unacceptable and would result in a level of harm to existing properties that could not be mitigated.

Accordingly the Local Planning Authority requested that the applicants reconsider this element of the proposal and apartment block 1-28 has now been repositioned and specifically located back from Holyoake Road with a large strip of landscaping and a row of 9 car parking spaces acting a buffer between the apartment block and Holyoake Road. This ensures that the apartment block is located 25m and 26.5m from the gable ends of 2 Chilham Road and 1 Blantyre Avenue respectively. This is considered to be an appropriate distance, particularly as this apartment block is 3- and 4-storey in height with a flat roof (and not completely 4-storey like the other block).

Apartment block 29-60 is orientated north-west and anchored by the railway line to the south. This block is 4- storey throughout but given that is set back from Holyoake Road and orientated this way it will not have an adverse impact on the streetscene.

The proposed apartments would have a flat roof which is considered to be acceptable from a design perspective. The elevations of the apartments include central projecting elements which help to provide definition to the elevations. The proposed materials have been submitted with the planning application and it is considered that these materials are of poor quality and would not respect the palette of materials found in the immediate area. A different palette of materials have been requested for the apartments and a condition is included to ensure that this is agreed prior to any above ground development is commenced.

A landscaping scheme has been submitted with the application and provides an indication of hard and soft landscape areas within the site. The scheme is considered to provide residents with a good balance that not only caters for residents parking needs but also provides sufficient access and circulation within the site.

Adequate refuse provision has been incorporated into the scheme with each dwelling having space within the rear garden for bin storage and direct access to the street for collection days. The apartments have communal bin storage areas in the car park with dedicated areas for leaving bins on collection days.

The Greater Manchester Police Crime Prevention Team has insisted that the proposed development should be designed and constructed in accordance with the recommendations contained within section 3.3 of the submitted Crime Impact Statement dated (20/07/2016 – URN: 2005/0099/CIS/03 Version A) and a planning condition should be added to reflect the physical security specification listed within sections 4 & 5 of the appendices within the submitted Crime Impact Statement. In a response a number of these recommendations (boundary details, landscaping, pathways, enclosure of spaces, etc) have been incorporated into the submitted plans. Other recommendations cannot or have not been included, such as an access controlled, automated, (vehicle) entry gate to the car park, and this has been justified.

In lieu of the access controlled, automated, (vehicle) entry gate to the car park, brick entrance pillars to the car park behind plot 62 have been introduced to define and emphasise that entry is to a private area. This point of entry will also be particularly well surveyed / overlooked by residents, particularly in apartment block 29-60.

Other measures such as secure mailboxes and audio/visual links for the apartments are not planning matters and cannot be enforced through the planning process.

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Amenity Impacts

The potential impact of the development on the amenity and privacy of neighboring properties has been carefully considered. In particular the impact on the following three properties has required very careful consideration:

 2 Chilham Road;  1 Blantyre Avenue; and  50 Holyoake Road.

2 Chilham Road and 1 Blantyre Avenue are corner plots located on the northern side of Holyoake Road and both properties have habitable room windows within their gable ends. When the application was first submitted apartment block 1-28 was sited within 1m of Holyoake Road with only a small strip of landscaping separating the block from the road. Given the height of the central element of the apartment block is 4-storey, this was considered too close to these properties and would have resulted in having an adverse impact on them. To resolve this issue the apartment block has been re-sited away from Holyoake Road and is separated by a 3m wide strip of landscaping and a row of car parking; which are also punctured by landscaped elements to break up the amount of hardstanding to the streetscene. The 25m and 26.5m separation distances between apartment block 1-28 and 2 Chilham Road and 1 Blantyre Avenue respectively are considered appropriate and will not give rise to an unacceptable level of harm to the privacy or amenity of those occupiers.

50 Holyoake Road is located to the east of the application site and it does not have any habitable room windows in its western elevation. However, its garden abuts the application site and at this location the eastern gable of apartment block 1-28 is sited. This eastern end of the apartment block is 3-storey with a flat roof and does not feature any windows. It is also sited off the boundary with a wide strip of landscaping and tree planting separating the proposed development from the garden of 50 Holyoake Road. As the proposed development is 3-storey at this location and separated from the neighbouring property with a densely planted landscaping strip, it is not considered that it will give rise to any significant harm to the amenity or privacy of the occupiers of 50 Holyoake Road.

Highways, Parking & Access

There are no objections on highway grounds. Capacity assessments for local junctions have been undertaken and these have been assessed by TfGM. The assessments conclude that the junctions will operate within capacity and there would be no material harm.

The proposed access to Mullineux Street is acceptable for the number of dwellings it will serve. The extant permission at the site included an access at this location and, if implemented, would serve more dwellings. It will be upgraded to adoptable standards including appropriate junction improvements prior to occupation of the development.

Four additional accesses are proposed to Holyoake Road. The Council’s Highways Officer has raised some minor concerns to this element, stating that this number of accesses is excessive. Importantly, however, this number of accesses is safe and will not result in severe harm to the local highway network. The development has been designed with multiple access roads off Holyoake Road to enable the most efficient use of this narrow site in a design which reflects the existing Victorian terrace street pattern in the local area. The multiple access points also mean there is permeability for all road users, particularly pedestrians

There has been some suggestion that Holyoake Road and Sandwich Street are being used as a ‘rat run’ by drivers heading to and from the A6 Manchester Road. The traffic flows presented in Figure 2.1 of the submitted Transport Assessment show that only small volumes of traffic are undertaking the two movements which could be associated with potential rat running.

The westbound flow on Holyoake Road is only 15 vehicles in the morning peak and 17 vehicles in the evening. At about 1 vehicle every four minutes there is no indication in these flows that traffic is using these roads as a rat run.

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The eastbound flow is 56 vehicles in the morning and 45 vehicles in the evening. The only movement which could realistically be made up of through traffic is the ahead movement from Rushton Street to Holyoake Road which drivers could be using to avoid the traffic signals at the junction between Memorial Road and the A6. This flow is just 45 vehicles in the morning and 26 in the evening, notably less than one vehicle every minute in both peaks. While there may some through traffic in these figures it is clear that the difficulties drivers will have to turn right at the north end of Sandwich Street onto the A6 is deterring many from making this manoeuvre.

The private access to the flats represents the most efficient way of developing this end of the site and allows the car park to be located where it will have minimal visual impact.

A number of conditions are proposed to ensure highways safety. Some conditions have been requested relating to improvements to cycle infrastructure but this is not required to make the development acceptable in planning terms and as such cannot therefore be enforced.

The proposed development is in compliance with UPD Policies A8 and A2 and will not have a severe impact on the local highway network in accordance with the NPPF.

Ecology and Trees

The NPPF incorporates measures to conserve and enhance the natural and local environment, including 'Biodiversity and Geological Conservation'. Paragraph 118 of the NPPF requires that in determining planning applications the following principles are applied to conserve and enhance biodiversity:

 Significant harm resulting from a development should be avoided, adequately mitigated, or, as a last resort compensated for; and  Opportunities to incorporate biodiversity in and around developments should be encouraged.

The application site is not of substantive nature conservation value.

There are stands of the invasive plant Japanese Knotweed growing on and close to the application site and under the terms of the Wildlife and Countryside Act 1981 (as amended) it is an offence to cause this plant to spread in the wild. GMEU have recommended a condition to ensure that it is eradicated.

The applicant has submitted an Arboriculture Report in support of the planning application. The Report identifies 32 trees on the application site that will be lost as a consequence of the proposed development. The Council’s Arborist has assessed the submitted report and indicates that the majority of the tree stock is rated as category C and as such this should not be allowed to constrain the development. It is noted that T19 (Sycamore x 3) and G24 (Ash, Birch, Goat Willow, and Sycamore) located to the eastern boundary of the site and T13 located to the site frontage adjacent to Hollyoake Road are category B trees and will also be lost as a consequence of the development. The Council’s Arborist however notes that these trees are not without their defects and there location on the site boundary means that this will have a limiting factor on the mid to long-term retention of these trees in any case.

As the site has been neglected over a number of years, the Arborist indicates that the trees which have established are typical of pioneer species (birch and willow with sycamore and ash) which have begun the early process of afforestation. These trees have occurred naturally and as such have grown closely in thickets. This has led to the trees having negative defects (included unions, multi-stemmed, asymmetric crowns, loss of apical dominance, etc), and this is evident across the site with poor form being the norm rather than the exception.

The Arborist indicates, due to a change in levels it is not expected that the trees can be realistically retained; the disturbance would entail a significant amount of root loss leading to the decline of the tree stock in the short- term. Removing the existing tree stock and replacing with new trees is considered the practicable option. The planting of a replacement 64 trees is included within the submitted Landscape Masterplan for the site. This Landscape Masterplan will be secured via condition, in addition to which there is a landscape condition for the site which will secure the provision of replacement trees lost. An informative will be added to ensure that replacement trees are provided on a 2 for 1 basis therefore addressing the policy requirement set out in Policy TD6 of the Trees and Development SPD.

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Subject to the inclusion of the proposed condition and informative it is considered that the development is acceptable in respect of its ecological and arboricultural impacts.

Flood Risk & Drainage

Policy EN19 of the UDP 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.

A Flood Risk Assessment (FRA) has been submitted with the application that includes a drainage strategy. The FRA identifies the need to comply with the Strategic Flood Risk Assessment (SFRA) requirement for a 50% reduction in surface water runoff. The FRA indicates that the ground is likely to be suitable for infiltration, subject to percolation tests.

The drainage strategy proposes connection to United Utiltiies surface water system via oversize sewers to provide attenuation and the restricted runoff rate. If the ground is suitable for infiltration, porous paving will be used to reduce the runoff and hence attenuation volumes. The drainage strategy will be developed during the design phase taking cognizance of the above. Subject to the inclusion of the proposed conditions relating to surface water runoff and discharge and foul water

The proposal therefore complies with policy EN19 of the UDP and relevant paragraphs of the NPPF.

Contaminated Land

NPPF paragraph 121 states that planning decisions should ensure that the proposed site is suitable for its new use taking account of ground conditions, including pollution arising from previous uses and any proposals for mitigation including land remediation or impacts on the natural environment arising from that remediation.

The site has historically been utilised as a railway sidings, a concrete works and then an unspecified works. The former site uses mean there is likely to be varying levels of made ground which may be sources of heavy metals, PAH’s, petroleum hydrocarbons, asbestos and ground gas impact to the sub surface. Urban Vision Environment team has assessed the development and they raise no objections to the application subject to conditions requiring the subsequent submission of a Site Investigation report, details of Remedial Works and a Verification Report.

The proposal therefore complies with paragraph 121 of the NPPF.

Planning Obligations

The application proposes the redevelopment of the site to provide 123 dwellings. Given the scale of the development an assessment of its impact on transport infrastructure, public realm and open space is required. Policy DEV5 and the Planning Obligations SPD set out that, if considered necessary, planning obligations will be sought to mitigate the impact of the development.

It is noted that, in accordance with the NPPF, planning obligations should only be sought where they are considered necessary to make a development acceptable in planning terms, directly related to the development, and fairly and reasonably related in scale and kind to the development.

The construction of 123 dwellings is likely to result in an increased use of the local highway network, local public transport infrastructure, of the public realm and of open space in the local area. Planning obligations have therefore been sought to mitigate these impacts in accordance with the Planning Obligations SPD. Also in accordance with the Planning Obligations SPD the development should be providing an element of affordable housing contribution.

The applicant considers that the council should be flexible in seeking levels of planning obligations and refers to paragraph 111 of the NPPF which states that decisions should encourage the effective use of land by re-using land that has been previously developed and paragraph 173 which seeks to ensure viability and deliverability of

Page 66 of 186 sustainable development. As the applicant is not providing any affordable housing or contributing the full amount considered by the city council as necessary to mitigate the impacts of the development, a viability appraisal has been submitted in support of their position.

The applicant’s viability appraisal has been assessed by the council’s surveyors. This assessment has concluded that a guaranteed S106 contribution of £100,000 can be payable without impacting upon the viability and deliverability of the scheme. This approach has been accepted. It is considered that this should be directed towards improvements to Walkden Railway Station and associated supporting infrastructure, including works to improve access to the station.

It has been agreed that no clawback mechanism shall be enforced should the development commence within 12 months of the date of the decision being issued. The payment of the £100,000 shall be phased, with the timing of said payments to be agreed within the S106 agreement.

It is considered that the above guaranteed contribution is acceptable taking into account the benefits of the proposed scheme and the requirements of the NPPF.

Planning Balance & Conclusions

Section 38(6) of the Planning and Compulsory Purchase Act (2004) requires the determination of this application to be made in accordance with the development plan, unless material considerations indicate otherwise.

In having regard to paragraph 49 of the NPPF, it is necessary to consider housing applications in the context of the presumption in favour of sustainable development. Paragraph 7 of the NPPF sets out the three dimensions to sustainable development as being:

 Economic  Social  Environmental

The NPPF advises that these roles should not be undertaken in isolation as they are mutually dependent. Furthermore, to achieve sustainable development economic, social, and environmental gains should be sought jointly and simultaneously.

The proposal represents a sustainable form of development which would contribute towards the provision of housing in the area. The redevelopment of this site will make an important contribution towards the delivery of dwellings within the city and will result in the delivery of significant social, economic and environmental benefits.

The application site has a checkered planning history of stalled residential developments and remains a vacant, unattractive, underutilised brownfield site. It is hoped that with the grant of this permission a viable, appropriate development will finally be delivered at the site. For the reasons set out in the appraisal section above, it is considered that the proposed development represents a sustainable form of development and that the adverse impacts of the development would not significantly and demonstrably outweigh the benefits of the development and as such it is considered that planning permission should be granted in accordance with the thrust of the NPPF and the saved policies within the City of Salford Unitary Development Plan.

Recommendation

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

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

A financial contribution of £100,000 towards improvements to Walkden Railway Station and associated supporting infrastructure, including works to improve access to the station.

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5) That the applicant be informed that the Council is minded to grant planning permission, subject to the conditions stated below, on completion of such a legal agreement; and

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

Conditions

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

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

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

SK317-LP-01 - Location Plan SK317-PL-01 revision F - Planning Layout SK317-SS-01 - Proposed Street Scenes J80001-PL-L01 rev PL5 - Landscape Strategy Layout SK317-BP-01 - Boundary Plan WEAV-01 - The Weaver Floor Plans WEAV-6.0-SEMI - The Weaver Elevations 6.0 Brick (Semi) WEAV(UP)-01 - The Weaver UP Floor Plans WEAV(UP)-6.0-3Blk - The Weaver UP Elevations 6.0 - Brick (3Block) WEAV(UP)-6.0-4Blk - The Weaver UP Elevations 6.0 Brick (4Block) GRWE-01 - The Grantham Weaver Ground Floor Plan GRWE-02 - The Grantham Weaver Second Floor Plan GRANT-01 - The Grantham Floor Plans GRANT-6.0-DET - The Weaver Elevations 6.0 DET ELLE-01 - The Ellesmere - Floor Plans ELLE-6.0-SEMI(A) - The Ellesmere Elevations 6.0 Brick (Semi) Alt ELLE(UP)-01 - The Ellesmere UP Floor Plans ELLE(UP)-6.0-4Blk - The Ellesmere UP Elevations 6.0 Brick (4Block) DEE-01 - The Dee Floor Plans DEE-6.0-SEMI(A) - The Dee Elevations 6.0 Brick (Semi) Alt DEE-6.0-DET - The Dee Elevations 6.0 DET STAM-01 - The Stamford Floor Plans STAM-6.0-SEMI - The Stamford Elevations 6.0 Brick (Semi) STAM(UP)-01 -The Stamford UP Floor Plans STAM(UP)-6.0-3Blk - The Stanford UP Elevations 6.0 Brick (3Block) SK317 APT-01 - Apartment Floor Plans & Elevations Plots 1-28 SK317 APT-02 - Apartment Floor Plans & Elevations Plots 29-60 SK317 DET-01 - Bin Store Details SK317 DET-02 - Cycle Store Details NSD 9001 - Wall Types 1 to 4 NSD 9002 - Fence Types A to D NSD 9202- Hooped Railings Detail

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

i) a survey of the extent, scale and nature of contamination

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ii) an assessment of the potential risks to: * human health, * property (existing or proposed) including buildings, crops, livestock, pets, woodland, and service lines and pipes, * adjoining land, * groundwaters and surface waters, * ecological systems, * archaeological sites and ancient monuments; iii) where unacceptable risks are identified, an appraisal of remedial options and proposal of the preferred option(s) to form a remediation strategy for the site.

The development shall thereafter be carried out in full accordance with the duly approved remediation strategy.

6. The following noise standards shall be attained with respect to residential accommodation on the site as stipulated in BS8233:2014 - Guidance on Sound Insulation and Noise Reduction for Buildings:

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(v) external noise levels of less than 55 dB LAeq,16 hour in gardens, patios and communal garden areas between 07:00 and 23:00 hours

The mitigation measures to achieve the above standards shall be approved in writing by the Local Planning Authority and installed prior to the occupation of each phase of the development. Prior to occupation of each phase of the development a Site Completion Report shall be submitted to the Local Planning Authority for approval. The Site Completion Report shall validate that all works undertaken on site were completed in accordance with those agreed by the Local Planning Authority. All mitigation measures shall thereafter be retained.

7. 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.

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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.

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15. Prior to occupation of the development, details of appropriate vehicle safety protection measures along the boundary with the railway shall be submitted to the Local Planning Authority for written approval. The scheme shall be implemented and retained in accordance with the approved details

Reason: To prevent the design and layout of the road and parking spaces from impacting the adjacent operational railway with accidental vehicle incursion.

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.

Reason: It is an offence under the Wildlife & Countryside Act 1981 to introduce, plant or cause to grow wild any plant listed in Schedule 9 part 2 of the Act.

Reason: To prevent any on site works and vibration from de-stabilising or impacting the adjacent railway in accordance with the National Planning Policy Framework.

Notes to Applicant

1. STANDING ADVICE - DEVELOPMENT LOW RISK AREA

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

Property specific summary information on past, current and future coal mining activity can be obtained from: www.groundstability.com

This Informative Note is valid from 1st January 2015 until 31st December 2016

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carried out and/or any remedial action shall be carried out in accordance to an agreed process and within agreed timescales in agreement with the Local Planning Authority.

3. The applicant's attention is drawn to the contents of the attached letter from the Environment Agency.

4. In accordance with Policy TD 6 'Replacement Tree Planting' and UDP Policies EN12 and EN13, the proposals will replace trees on a two for one basis, with 32 trees for removal, to be replaced with 64 trees. The detailed landscape plan (required by Condition 9) shall include details of: tree species; tree sizes (including the minimum height and circumference of stem at 1m from the ground level); plan indicating the location of the replacement trees, a timetable for tree planting and details of aftercare.

5. The applicant's attention is drawn to the contents of the attached letter from the Greater Manchester Police Crime Prevention Team.

6. The applicant's attention is drawn to the contents of the attached letter from Network Rail.

7. The applicant's attention is drawn to the contents of the attached letter from Environment Agency

Page 73 of 186 http://publicaccess.salford.gov.uk/publicaccess/applicationDetails.do?activeTab=externalDocuments&keyVal=O 1LQAYNPHT900

APPLICATION No: 16/67648/FUL APPLICANT: Mr Jack Knight LOCATION: Cross Keys Hotel, 31 Church Road, Eccles, M30 0DL, PROPOSAL: Change of use of vacant Public House (A4) to 11 apartments (C3) including refuse store and alterations to elevations. WARD: Eccles

Description of Site and Surrounding Area

The application property is the former Cross Keys public house, which is a detached part two / part three storey building situated on Church Road. The property lies within Eccles town centre as defined under UDP Policy S1/2. The property formerly operated as a public house (A4 use class), however it has remained vacant since the closure of the pub in October 2013.

The property lies at the eastern edge of the town centre boundary as defined on the Proposals Map. Being on the periphery of the town centre, the property lies within an area comprising a mix of uses. To the west, the property faces the rear elevations of commercial premises on Church Street which include a number of retail and food and drink uses. Directly to the south of the property lies the Church of St Mary the Virgin, whilst to the east lies the churchyard, an electricity substation and a single storey building currently in use as a community enterprise facility. Beyond this lies a high rise residential tower block. To the north of the property are a range of commercial and residential uses on Church Road.

The application property is identified as a local heritage asset. Parts of the building date from the 17th century, and it was subject to extensive extension and alteration during the 19th century. It has an L-shaped plan and is built of brick which has been whitewashed, and has a steep Welsh slate roof.

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The Church of St Mary the Virgin which lies directly to the south of the application property is a Grade I listed building. In addition, directly to the west of the application property across Church Road the property faces the rear elevations of 19 – 23a (odd numbers only) Church Street, which comprises a late Victorian shopping arcade and are also identified as local heritage assets.

Description of Proposal

The application proposes the change of use of the former public house and its conversion to 11no. residential apartments. The proposal would create five apartments at ground floor, five apartments at first floor, and one apartment in the second floor / attic level. The basement would be utilised for cycle storage, and a bin store would be formed within the building’s existing envelope with external access via the eastern elevation. The Church Road entrance to the former public house would be re-utilised as the principal entrance to the building, giving access to the shared lobby space which would serve the apartments. A secondary access to the shared lobby would be provided via an existing doorway on the building’s eastern elevation in order to provide convenient access for residents to the externally accessed bin store. The proposed mix of apartments would comprise 1no. three bedroom apartment, 2no. two bedroom apartments, and 8no. one bedroom apartments.

The conversion would be achieved with a limited number of external alterations. These would comprise the insertion of two new windows in the building’s eastern elevation, one at ground floor and one at first floor level. It would also involve the insertion of one rooflight in an existing flat roofed element to allow light in to the ground floor shared lobby, and the insertion of seven rooflights in the building’s attic roof planes to serve the second floor / attic level apartment. The application proposal would also involve the replacement of all existing windows with PVC-u units and the replacement of existing external doors with new units.

Publicity

Site Notice: Non HH setting of listed building Date Displayed: 3 August 2016 Reason: Affecting setting of Listed Building

Press Advert: Manchester Weekly News Salford Edition Date Published: 11 August 2016 Reason: Affecting setting of Listed Building, and Article 13 Standard Press Notice

Relevant Site History

No relevant site history.

Neighbour Notification

16 neighbouring properties were notified of the planning application:  St Mary’s Church, Church Street  St Mary’s Centre, St Mary’s Road  Nos. 1 – 3, 5, 7 – 9, 11, 13 – 15, 17, 19, 21, 21A, 23 and 23A Church Street

Representations

Three representations have been received.

One representation expresses support for the re-occupation of the building, but highlights that the church bells at the adjacent St Mary’s Church are regularly rung and that this should be taken into account in the design of the apartments to avoid residents of the development lodging complaints about the noise of the bell ringing.

One representation from a local resident objects to the application proposal. This representation highlights that the Cross Keys is the oldest public house in Eccles dating back to the 1600s and has historical association with the adjacent church. They object to the proposal to convert the building to apartments and consider that our old buildings and heritage should be retained.

Councillor Stone, Eccles Ward Councillor - objects to the application and raises the following concerns:

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 This building sits along the boundary of the Grade I listed building, Eccles Parish Church. To convert the building into eleven predominantly one bedroom flats would have a negative impact on this local amenity, where many events such as weddings, festival activities, children’s playgroups and community events are held on a regular basis.  The building is of historic importance and I understand that an application for the building to become an asset of community value is due to be submitted shortly.  The area this building is situated in is within Eccles town centre. As well as the church, there is a very busy cafe immediately adjacent to the building. The road in front is used for deliveries, wedding cars etc and the highway has a licence for the cafe to use the area for seating. The area in the immediate vicinity is clearly a bustling part of the town centre and of business use, therefore in my opinion, not appropriate for residential use.  I have concerns over the amount of proposed dwellings at the property – the floor space seems too small and eleven dwellings seems too ambitious. The plans give more the impression of bedsits than apartments.

In response to the point raised about bell ringing at St Mary’s Church, it is not considered that the bell ringing would result in an unacceptable impact for future occupiers of the development due to its intermittent frequency and the period of time during which the bells are rung. The application proposal would introduce double glazing to all windows and therefore this would afford some noise reduction for occupiers of the development.

In response to the point raised about the application for the building to become an asset of community value, this will be considered upon submission of such an application.

The other issues raised within the two objections are addressed within the appraisal section of this report.

Consultations

Design For Security -

Having looked at the proposals we would recommend the following:  The proposed development should be designed and constructed in accordance with the recommendations contained within section 2.2 of the submitted Crime Impact Statement dated (19/11/2015 – URN: 2015/0833/CIS/01 Version A) and a planning condition should be added to reflect the physical security specification listed within section 2 of the appendices within the submitted Crime Impact Statement.

In summary, our support for this application is dependent on the recommendations made within the Crime Impact Statement being incorporated into this proposal.

Senior Engineer Flood Risk Management -

No objections. I would advise that all drainage works are undertaken in accordance with Building Regulations Approved Document H. I would advise that any drainage in the basement should not be connected directly to the sewers in order to prevent a backflow.

Highways -

It is considered that the site is located within a very accessible location with adjacent amenities and close to a train and bus station.

11 apartments would ordinarily be expected to generate around four vehicle movements in a typical peak hour, but given that there is no parking provision proposed, and the area is subject to waiting (parking) restrictions, there is almost zero potential for any traffic impact.

The accompanying documents make reference to parking in the city council’s car park. It is not clear if there is an intention to provide contract parking, but as stated above the impact would still be negligible. Clarification is sought in respect of parking, however given the nature of the development and the highly accessible location, standard car parking is not considered essential. The lack of provision would be clear to prospective residents and if a car is a priority the development would not appeal to them. We would however encourage provision for disabled drivers that may potentially be future residents.

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With respect to cycle parking, Salford’s UDP requires one secure locker per five apartments. The proposal does not refer to lockers but proposes secure basement parking for 11 cycles. This is welcomed in principle, however there are no details of how these would be accessed. It would not be considered appropriate to carry cycles up/down stairs to gain access. Further information is required to clarify this and alternative provision may be appropriate if access is difficult.

In view of the above, no highway objections are raised in respect of the proposals, subject to appropriate conditions being attached to any grant of consent.

Historic England -

Eccles is an ancient settlement which developed around Church Street before the textile industry brought expansion in the mid-19th century. The Church of St Mary has its roots in these early origins, and its outstanding national interest for architectural quality and illustration of church building from the 13th century is reflected in its Grade I listed status. The history of the Cross Keys public house dates back to the 17th century, when it was one of three alehouses registered in the area. While the complex plan form may be indicative of older layers of history, much of the external fabric appears to date to the late 18th or 19th century. While this is not explored in detail within the application, the long history of a public house on site, its name (Cross Keys being a reference to St Peter) and the very close proximity of the two buildings suggests that it shares a close historic relationship with the Church of St Mary.

The current application seeks permission to convert the former Cross Keys public house to residential use, involving internal alterations, the introduction of 2 new windows to the east elevation, rooflights and replacement of windows. The principal remit of Historic England in this case lies within the impact of the proposal upon the setting and significance of the Church of St Mary. This reflects the scope and emphasis of our comments below, and we would advise you to engage the expertise of your Conservation Officer to inform the wider heritage impacts of the proposal.

The proposal to bring the historic Cross Keys back into a sustainable use is welcomed as an important part of its long term maintenance and conservation, and the contribution it makes to the setting of the Church of St Mary. As a result, we consider the proposal to have a positive impact on the setting and significance of the Church of St Mary.

We note the positive intention to maintain the external architectural qualities of the building made clear within the application. Windows are highly visible architectural elements of historic buildings and decisions around their repair or replacement can have a notable impact on the overall appearance of the completed scheme in such cases. This is reflected well in the Design and Access Statement which states a desire to replicate the existing aesthetic. We would bring to your attention that the detailing and thickness of PVC-u windows makes them unable to achieve the same aesthetic as traditional windows - examples and more detailed advice can be found in our advice note on ‘Traditional Windows’. We would therefore encourage the enhancement of the proposal by introducing timber framed windows where replacement is necessary. We fully appreciate potential concerns around thermal efficiency, and there are many ways to repair and adapt, or introduce new timber windows to achieve good u-values available in our webpages.

Recommendation The introduction of a sustainable use to the Cross Keys is welcomed from a national heritage perspective, and there is no objection in principle to the proposal in its current form. We would encourage the enhancement of the scheme by the introduction of timber framed windows where replacement is necessary.

Greater Manchester Ecology Unit -

While the bat survey carried out in support of the application did not find any bats or signs of bats, the building was assessed as having moderate potential to support bats. The survey was a day-time survey only, no bat emergence or activity surveys were undertaken.

I would recommend that further bat survey work is needed before commencing any work on the building which may have the potential to disturb bats. Bat emergence surveys should therefore be undertaken at an

Page 77 of 186 appropriate time of year when bats are most active (May to September inclusive). Should bats be found to be present a Method Statement will need to be prepared giving details of measures to be taken to avoid any possible harm to bats during the course of work.

Urban Vision Environment (Air And Noise) -

No objections. Given that there are no significant air quality or noise issues regarding the proposed development I have no comments to make.

Planning Policy

Development Plan Policy

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

Unitary Development Plan H5 - Provision of Residential Accommodation within Existing Buildings This policy states that the sub-division of dwellings into smaller units of accommodation, and the conversion of non-residential property into residential use, will only be permitted where regard is given to; the amenity of surrounding neighbours; the character of the area; noise disturbance; loss of privacy and servicing arrangements

Unitary Development Plan EHC4 - Reuse of Existing Health, Community Fac This policy states that planning permission for the reuse or redevelopment of existing or former health or community facilities will be granted where there is a clear lack of demand for the existing use, or alternative provision is made and where the development is consistent with the other policies and proposals of the UDP.

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

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

Other Material Planning Considerations

National Planning Policy

National Planning Policy Framework

Local Planning Policy

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

Appraisal

Principle

The application property is a former public house and as such would be considered to be a community facility. Paragraph 70 of the NPPF seeks positive planning for the provision and use of shared space, community facilities (including inter alia public houses) and other local services to enhance the sustainability of communities and residential environments. In addition to this, UDP Policy EHC4 states that permission for the reuse or redevelopment of community facilities will be granted where there is a clear lack of demand or where appropriate alternative provision is made.

The information submitted alongside the application identifies that the applicant has given consideration to retaining an active ground floor use within the building. The statement identifies that retail was discounted as an option due to a lack of demand for the ground floor of the building for retail purposes, and that this would also compromise the ability to secure a successful residential conversion of the upper floors given the constraints of the existing building. The statement also identifies that reinstating a public house use was considered, but that this was also discounted due to a lack of market demand, exemplified by the closure of a number of other pubs within Eccles. It identifies that a proposal to operate the premises as a Pound Pub was met with resistance from a local elected member on the basis that this is not what Eccles needs.

At the time of the last town centre survey in November 2015, there were nine public houses trading within Eccles town centre. The Cross Keys public house closed in October 2013 and was recorded as being vacant at the time of the last survey. There are a wide range of alternative drinking establishments available within close proximity of the application site within Eccles town centre. In this context and having regard to the period over which the building has remained vacant, it is not considered that the loss of this former use would result in any unacceptable impact in relation to UDP Policy EHC4.

As a former public house, the previous use constituted a main town centre use. Whilst UDP Policy S3 only applies to the loss of shops, in the context of the guidance within the NPPF to promote competitive town centre environments, it is necessary to consider the impact of the loss of this main town centre use within Eccles town centre.

The town centre survey which was undertaken in November 2015 identified 29 vacant properties within Eccles town centre (19% of all units within the centre), including the application property. On this basis, it is considered that there are still sufficient opportunities remaining within the centre for prospective main town centre uses to locate. Given the location of the application property at the eastern extent of the designated town centre, it is not considered that its conversion to residential use would be to the detriment of the vitality and viability of the centre.

On this basis, the principle of the residential conversion of this building which was formerly occupied by a main town centre use is considered to be acceptable.

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Housing

UDP Policy H1 states that the provision of new housing will be required to meet a set of criteria including; contributing towards a balanced mix of dwellings within the local area in terms of size, type, tenure and affordability; be built at an appropriate density; and provide a high quality residential environment and adequate levels of amenity.

Policy HOU2 of the Housing Planning Guidance requires that where apartments are provided, they should provide a broad mix of dwelling sizes, both in terms of the number of bedrooms and the net residential floorspace of the apartments, and that small dwellings (i.e. studios and one-bedroom apartments) should not predominate. Paragraph 4.31 of the reasoned justification to Policy HOU2 identifies that the majority of apartments should have two or three bedrooms, with a floorspace typically 57 square metres or above. Policy HOU2 confirms that alternative approaches on individual sites may be permitted where it can be clearly demonstrated that there are specific circumstances that justify this, particularly having regard to criteria A - H of UDP Policy H1.

The application proposes the conversion of the building to eleven apartments, with the mix of apartments comprising 1no. three bedroom apartment, 2no. two bedroom apartments, and 8no. one bedroom apartments. The proposed mix of dwellings in terms of the number of bedrooms and the internal floorspace of each apartment is set out in the table below:

No. of Internal bedrooms floorspace Apartment 1 1 36.4sqm Apartment 2 2 56.6sqm Apartment 3 1 36.3sqm Apartment 4 1 37.4sqm Apartment 5 1 45.9sqm Apartment 6 2 58.6sqm Apartment 7 1 47.6sqm Apartment 8 1 35.3sqm Apartment 9 1 38.8sqm Apartment 10 1 46.6sqm Apartment 11 3 87.7sqm

The proposed mix of dwellings would not be in accordance with the guidance set out in Policy HOU2 of the Housing Planning Guidance, as the majority of the apartments would have one bedroom, with only three apartments having two or more bedrooms and meeting the minimum floorspace identified in the reasoned justification.

However, having regard to criterion B of UDP Policy H1 it is recognised that the particular characteristics of the site and building necessarily constrain the nature of any proposed conversion scheme. The application property has an L-shaped form with a complex internal arrangement and associated external treatment in terms of the positioning and proportion of windows. The application property is a local heritage asset reflecting its historic significance dating back in part to the 17th century with a series of later extensions and alterations which have resulted in its present complex form. In addition, the Grade I Church of St Mary the Virgin lies directly to the south of the application property and unsympathetic external alterations to the building could have the potential to impact on the setting of the church. In this context, the applicant has sought to keep external alterations to a minimum, in order to respect the building’s historic character and the setting of the adjacent Grade I listed church. External alterations would be limited to the installation of two additional windows on the building’s eastern elevation together with the installation of eight rooflights. In addition, the building has remained vacant since the closure of the public house in October 2013 and evidence submitted alongside the application demonstrates that its condition is deteriorating. The application proposal would result in the positive re-use of the building that would bring it back in to active use.

In addition, the applicant has submitted a Marketing Appraisal alongside the application which suggests that the demand for accommodation within this location would be for values in the range of £85,000 to £130,000, which would reflect the proposed provision of smaller apartments. It is also noted that whilst the internal floor area of

Page 81 of 186 some of the apartments would clearly be below the 57sqm identified in the reasoned justification to Policy HOU2, the majority of apartments would benefit from high ceiling heights and large windows associated with the proportions of the existing building, which will provide an attractive living environment in terms of light and a sense of space, notwithstanding that the internal floor area would be below the level identified in the Housing Planning Guidance.

In this context, it is considered that the proposed development would not conflict with UDP Policy H1 in terms of the provision of a balanced mix of dwellings, notwithstanding that the proposed mix of apartment sizes would not be in accordance with Policy HOU2 of the Housing Planning Guidance.

UDP Policy H5 is also a relevant consideration as it relates to the conversion of non-residential properties in to residential use. The policy identifies that conversion will be permitted where: i) the proposal would not have an unacceptable impact on the amenity of neighbouring properties, or on the character of the surrounding area by reason of: a. noise and disturbance; b. loss of privacy; c. the siting, design and appearance of any external alterations or extensions; d. the cumulative effects of the concentration of such uses and the intensity of occupation; or e. parking and servicing arrangements; ii) the development makes satisfactory provision of amenity and open space; iii) the development would not have an unacceptable impact on highway safety as a result of traffic generation, access, parking and servicing; and iv) the development would not have an unacceptable impact on the regeneration of the local area.

In terms of points i) (a) – (c), and ii), these are addressed below in relation to amenity. In terms of point i) (e) and iii), these is addressed below in terms of highways and parking.

In terms of i) (d) and iv), the surrounding area comprises a range of uses, with some residential accommodation on upper storeys. For the reasons set out above, it is not considered that the conversion of this property to residential use would have a detrimental impact on the vitality and viability of the town centre or result in an overconcentration of residential uses within this location. It is considered that the proposal would have a positive impact on the regeneration of the surrounding area through bringing back in to use a building that has been vacant since October 2013, and ensuring a long term use to secure the future of this valued heritage asset which is currently experiencing deterioration in terms of its condition.

Heritage

The application property is identified as a local heritage asset – the Cross Keys Public House (Reference: HE_LLEC06). The description is as follows: “Public House (1877, originally built in 1629 and extended in the 1820s). ‘L’ shaped plan, two storeys with attic. Whitewashed brickwork with steep Welsh slate roof over, with deep soffits. The early vernacular and unplanned origins of the building are carried through to the later extensions, with a mix of windows styles and designs”. The significance of the building is described as follows: “This building is the oldest public house in Eccles and has an interesting design due to its evolution over 400 years, comprising timber framed elements. The larger extended wing of the building (into St Mary’s churchyard) follows the angle of the street and gives a rare impression of the early character of Eccles, with narrow streets” and the building is identified as a local heritage asset for its aesthetic value, and its social or communal value.

In addition, the Church of St Mary the Virgin which lies directly to the south of the application property is a Grade I listed building.

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

Page 82 of 186 goes beyond that and treats the preservation of the setting of a listed building as presumptively desirable. The effect of the statutory requirement is to impose a duty on decision-makers to give “considerable importance and weight” or “high priority” to the desirability of preserving listed buildings and their settings.

Paragraph 132 of the NPPF states that when considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation. It then continues to say that significance can be harmed or lost through alteration or destruction of the heritage asset or development within its setting and that as heritage assets are irreplaceable any harm or loss “should require clear and convincing justification”.

In terms of impact on the Grade I listed Church of St Mary the Virgin, due to the limited nature of the proposed external alterations, it is not considered that the proposed development would result in any negative impact on the setting of the church. The application property is currently in a poor state of repair with its ground floor windows boarded, and this detracts from the setting of the adjacent church. The application proposal therefore has the potential to result in a positive impact on the setting of the church. Historic England has confirmed that it welcomes the proposal to bring the historic Cross Keys Public House back into a sustainable use as an important part of its long term maintenance and conservation, and the contribution it makes to the setting of the Church of St Mary. In this context, Historic England considers that the application proposal would have a positive impact on the setting and significance of the Church of St Mary. On this basis it is considered that the proposed conversion would result in a positive impact on the setting of the church by bringing this vacant building back in to use, renovating its external appearance, and preventing its further deterioration. As such the application proposal is considered to comply with UDP Policy CH2 and the requirements of the NPPF in this regard.

In terms of the application property’s status as a local heritage asset, NPPF paragraph 135 identifies that the effect of an application on the significance of a non-designated heritage asset should be taken into account in determining an application. In weighing applications that affect directly or indirectly non-designated heritage assets, a balanced judgement will be required having regard to the scale of any harm or loss and the significance of the heritage asset.

UDP Policy CH8 identifies that the impact of development on any building, structure or feature that is identified as a local heritage asset will be a material planning consideration.

The proposal would bring back in to use this local heritage asset which has been vacant since October 2013, thereby preventing further deterioration in its condition and securing its long term future. The proposed conversion scheme has been designed in a way that is sensitive to the building’s historic character and significance, and has sought to minimise the number of external alterations to the installation of two additional windows on the building’s eastern elevation together with the installation of eight rooflights. The two additional windows in the eastern elevation would replicate the size and proportion of existing windows in this elevation, and the proposed velux rooflights would be limited in scale having regard to the proportions of the building’s roof planes and are therefore considered to be sensitively designed.

The Design and Access Statement identifies that the building’s existing timber windows would be replaced with new white PVC-u windows. It identifies that windows would be replaced in a style in-keeping with the existing windows such that existing vertical sliding sash windows would be replaced with new PVC-u windows that mimic the sliding sash style, and that all other replacement windows would reflect the style of the existing windows.

In its response, Historic England has commented that the detailing and thickness of PVC-u windows makes them unable to achieve the same aesthetic as traditional windows and therefore encourages the enhancement of the application proposal by introducing timber framed windows where replacement is necessary. This has been raised with the applicant’s agent who has confirmed that utilising replacement timber framed windows would undermine the financial viability of the scheme. On balance, it is considered that PVC-u windows would be an appropriate solution having regard to the building’s context and the nature of the surrounding area, subject to the replacement windows being of a suitable style and appearance, particularly in terms of the width of the surrounds and glazing bars. As such, the application proposal for PVC-u windows is considered to be acceptable, subject to a condition requiring details of the replacement windows to be submitted for approval in

Page 83 of 186 order to ensure the replacement windows are sensitive to the building’s historic character and having regard to its status as a local heritage asset.

As such, it is considered that the application proposal would be in accordance with UDP Policy CH8 and the relevant provisions of the NPPF.

Design

UDP Policy DES1 requires development to respond to its physical context and respect the positive character of the local area in which it is situated. UDP Policy DES7 requires alterations and extensions to existing buildings to respect the general scale, character, rhythm, proportions, details and materials of the original structure and complement the general character of the surrounding area.

As identified above, the proposed conversion scheme has been designed in way that is sensitive to the building’s historic character and significance, and has sought to minimise the number of external alterations to the installation of two additional windows on the building’s eastern elevation together with the installation of eight rooflights.

The application is accompanied by a Crime Impact Statement. The application property has no defensible outside space and therefore the ground floor windows are located directly adjacent to the highway footpath / areas of public realm which surround the building on all sides. In response to this and to protect the residential amenity of future occupiers of the ground floor units, Design for Crime recommended that all ground floor windows to the building be fitted with externally mounted security grilles. In response to this the applicant proposed the installation of grilles on all of the ground floor windows. The installation of externally mounted grilles is however considered to represent an over-defensive approach to design that would create a fortress like appearance and could serve to undermine perceptions of safety within the surrounding area, conflicting with Policy DC14 of the Design and Crime SPD. It is considered that the installation of externally mounted grilles could also conflict with the building’s status as a local heritage asset. As such, the applicant has amended the proposed scheme to remove the window grilles. The installation of security glass and the installation of window boxes to the ground floor windows is proposed as a less obtrusive solution that will introduce the perception of some defensible space outside each of the ground floor windows. This would be secured by condition.

The Crime Impact Statement includes a number of other requirements including restricting access to the building to residents, security standards relating to communal entrance doors, and the provision of post boxes for each apartment so that postal workers do not need to access the building.

Design for Security have advised that the requirements of the Crime Impact Statement should be conditioned as part of any grant of consent. For the reasons set out above, the installation of externally mounted grilles to the ground floor windows is not considered to be an appropriate solution in design terms and an alternative treatment has been secured through negotiation with the applicant. It is not considered necessary to secure the Crime Impact Statement requirements via condition, as the other requirements relate to issues that are outside the scope of planning control.

In this context, it is considered that the application proposal is in accordance with UDP Policies DES1, DES7 and DES10, and the Design and Crime SPD.

Amenity

The application proposal would involve the utilisation of the building’s existing window openings. The majority of windows in the building’s eastern and southern elevations overlook the adjoining churchyard and there are no issues of overlooking. To the building’s northern elevation, the outlook northwards is along the line of Church Road and therefore again there are no issues of overlooking. The building’s western elevation faces the rear of commercial properties on Church Street. At its narrowest, there would be a distance of approximately 6.2m between the habitable room windows in Apartment 3 (on the ground floor) and the 1.5 storey rear extension of the facing commercial property on Church Street. This would include two windows serving the open plan living room / kitchen, and two windows serving the bedroom. In the context of the building’s location within the town centre, having regard to the context of the character of this part of the centre with narrow distances between facing buildings reflecting the historic street pattern, and having regard to the size of these existing windows in

Page 84 of 186 relation to the room sizes, it is not considered that this would result in an unacceptable impact on the amenity of future occupiers of this apartment.

It is not considered that the application would result in any unacceptable impact of the amenity of surrounding properties. The application site lies on the edge of the town centre in an area comprising a mix of uses. It is not considered that the conversion of the building to residential use would detract from any of the surrounding uses or their associated activities, including those activities associated with the church in terms of bell ringing, religious ceremonies and the hosting of community events.

The application property has no outside space and therefore there would be no private amenity space serving the apartments. The property’s town centre location means that the provision of outdoor amenity space is not necessarily out of context with the nature of surrounding properties. Where the upper floors of buildings have been converted to residential use, these typically provide no outdoor amenity space and this is therefore in part reflective of the context of the property’s town centre location. The churchyard and grounds surrounding St Mary’s Church lie adjacent to the building and provide a green space with mature trees for quiet contemplation and relaxation in immediate proximity to the application property. More formal recreation facilities lie to the west of Eccles Town Centre at Eccles Recreation Ground. Whilst the development would comprise no outdoor amenity space, this is therefore not considered to be unacceptable having regard to the town centre context of the application properties and the availability of alternative green spaces within the surrounding area.

In terms of noise and disturbance, the city council’s Air and Noise Consultant has reviewed the application and raises no objections.

On this basis, it is considered that the proposal will achieve a satisfactory level of amenity for future occupiers and will not result in any unacceptable impact on the amenity of surrounding properties, and therefore is in accordance with UDP Policies DES7 and EN17.

Highways and parking

The application property lies within Eccles town centre and the nature of the building’s site with no external space means that there is no potential to provide parking associated with its residential conversion. The application property does however occupy a highly sustainable location, with Eccles rail station lying approximately 100m to the north along Church Road, the Eccles Metrolink interchange located approximately 200m to the south, and a range of bus services serving Eccles town centre and the surrounding area. In addition, Eccles town centre provides a range of amenities and shopping facilities locally. A pay and display car park operated by Salford City Council lies to the north east of the application property at St Mary’s Road which provides the opportunity for visitor parking if required.

The city council’s Highways Engineer has confirmed that there are no highways objections as the site lies within a highly accessible location and there would be no highway impacts in terms of traffic generation as no parking provision is proposed and the area is subject to parking restrictions.

The application proposal would provide secure cycle storage in the basement of the building. The application proposal has been amended during the course of the application, such that the scheme would now include the provision of a platform lift giving access from the entrance lobby to the basement for cycle parking. An internal staircase would also be provided as an alternative access to the basement. A condition is attached requiring the platform lift to be operational prior to first occupation of the development and for the provision of means to secure cycles within the basement.

In this context the proposal is considered to be in accordance with UDP Policies A8 and A10.

Ecology

The application is accompanied by a Bat Survey Report (June 2016) which involved an internal and external inspection of the property to assess the potential for roosting bats and to search for bats and signs of the presence of bats. Whilst no bats or signs of bats were found during the inspection, the report concludes that the building is considered to have moderate potential for bats as it supports external features with potential to support roosting bats including lifted roof slates, missing ridge tiles and cracks behind the fascia, and that as

Page 85 of 186 such the proposals to convert the building and repair the roof may therefore impact upon bats and their roosts. On this basis the report recommends further survey work to determine the presence / absence of bat roosts.

Greater Manchester Ecology Unit has reviewed the submitted report. They concur with the recommendations of the report and recommend that further bat survey work is needed before commencing any work on the building which may have the potential to disturb bats. A condition will therefore be attached to require the submission of bat emergence surveys prior to the commencement of development, together with the requirement for a Bat Method Statement should the presence of bats be found.

Planning obligations

The application property would involve the conversion of the building to eleven apartments, which is the threshold for seeking planning obligation contributions towards open space, and public realm and transport infrastructure as identified in the Planning Obligations SPD. However, the application property lies within the mid value area as defined within the Planning Obligations SPD, and the document confirms that for schemes comprising apartments in the mid value area no planning obligation requirement applies.

It is therefore considered that the proposal would be in accordance with UDP Policy DEV5.

Recommendation

Planning permission be granted subject to the following planning conditions.

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

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

2 The development hereby permitted shall be carried out in accordance with the following approved plans: Site Location Plan – Drawing Number NK.383.00A Proposed Site Plan – Drawing Number 383.05 Proposed Floor Plans – Drawing Number 383.02D (submitted on 2 September 2016) Proposed Elevations – Drawing Number NK.383.04D (submitted on 23 September 2016)

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

3 Prior to the commencement of development, the report of a bat emergence and activity survey shall be submitted to and approved in writing by the Local Planning Authority. The survey shall be undertaken during the period May – September (inclusive) and shall be undertaken by a suitably licensed individual. Should this survey identify the presence of bats or bat roosts, a Bat Method Statement setting out full details of the measures to be taken to avoid any possible harm to bats shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. The approved scheme shall be implemented in full prior to any development taking place.

Reason: In the interests of the protection of protected species (Bats), pursuant to the Salford Nature Conservation and Biodiversity SPD and the National Planning Policy Framework.

4 Prior to the commencement of development, a Construction Traffic Management Plan shall be submitted to and approved in writing by the Local Planning Authority and the development shall be carried out as then approved.

Reason: In the interests of highway safety in accordance with Policy A8 of the City of Salford Development Plan.

5 Prior to the removal of existing windows and notwithstanding the details shown on the drawings hereby approved, detailed drawing and samples of the proposed replacement windows and shall be submitted

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to and approved in writing by the Local Planning Authority, which shall reflect the installation of security glass to the ground floor windows. The replacement windows shall be installed 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 having regard to the building’s status as a locally designated heritage asset in accordance with Policy CH8 of the City of Salford Unitary Development Plan and the requirements of the National Planning Policy Framework, and in the interests of security in accordance with the Design and Crime SPD.

6 Prior to first occupation and notwithstanding the details shown on the drawings hereby approved, details of the proposed window boxes to all ground floor windows shall be submitted to and approved in writing by the Local Planning Authority. The window boxes shall be installed in accordance with any terms of such approval.

7 Prior to first occupation, the platform lift providing access to the basement cycle storage shall be operational and the basement shall be fitted out with hoops or rails to which cycles can be secured (in accordance with the Proposed Floor Plans – Drawing Number 383.02D (submitted on 2 September 2016), and retained as such thereafter unless otherwise agreed in writing with the Local Planning Authority.

Reason: To ensure the provision of cycle parking in accordance with policy A10 of the City of Salford Unitary Development Plan.

Notes to Applicant

1. All drainage works should be undertaken in accordance with Building Regulations Approved Document H, and it should be noted any drainage in the basement should not be connected directly to sewers as this may result in a backflow. 2. The applicant should liaise with John Horrocks and Rob Smith on (0161 603 4046 and 0161 977 6165 respectively) with regard to the Construction Traffic Management Plan. 3. All species of bats found in the UK receive a high level of legal protection under the terms of the Wildlife and Countryside Act 1981 and the Conservation of Habitats and Species Regulations 2010. If bats are found at any time during works, then work should cease immediately and advice be sought from Natural England or a suitably qualified bat worker.

Page 87 of 186 http://publicaccess.salford.gov.uk/publicaccess/applicationDetails.do?activeTab=externalDocuments&keyVal=O 8E3HUNPIGT00

APPLICATION No: 16/68333/FUL APPLICANT: Port Salford Developments (Rhenus) LOCATION: Land At Boysnope Wharf, Liverpool Road, Barton, M30 7RH PROPOSAL: Erection of a 4,698sqm logistics warehouse/industrial unit (use classes B8/B2) together with associated ancillary offices (940sqm), lorry parking and servicing areas, car parking, internal access road, footpath improvements and landscaping and erection of 2.4m high fencing WARD: Irlam

Description of Site and Surrounding Area

The application site (1.73 hectares) lies to the south / east of the A57 Liverpool Road at Barton and lies to the north east of the built up area of Irlam. To the north of the site lies the clubhouse and parking area for Boysnope Park Golf Club together with a number of former agricultural buildings. There are also three residential properties located to the north of the site; a detached property known as The Bungalow, and a pair of semi- detached properties known as 1 & 2 Boysnope Cottages. To the west of the site across the A57 Liverpool Road lies Boysnope Park Golf Club’s course, which lies within the Green Belt. None of the application site lies within the designated Green Belt. A public right of way runs adjacent to the site’s southern boundary, providing access to the Hulmes Bridge Ferry which provides a foot passenger service crossing the Manchester Ship Canal from Irlam jetty to Flixton jetty. To the south of the public right of way lie a number of industrial units in a range of commercial uses. A public right of way also runs along the site’s western boundary adjacent to Liverpool Road.

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The site is vacant and grassed, having been leveled associated with the implementation of a previous grant of planning consent on the site which remains extant (outlined below under ‘Planning History’).

The total site area comprises 1.73 hectares which includes highway land which will be subject to highway junction works and foot / cycle path improvements. The developable area of the site is 1.29 hectares. The boundary of the application site has been extended following the submission of the application. The extension to the application boundary comprises a narrow strip of land extending from the site towards the Manchester Ship Canal (comprising an area of approximately 0.19 hectares) which has been incorporated in to the application site boundary in order to facilitate the installation of a drainage pipe to facilitate an outflow to the Ship Canal in order to provide site drainage.

The site lies to the south west of the consented Port Salford tri-modal logistics site, the first phase of which has recently been developed out for a warehouse / logistics unit that is occupied by the Culina Group (planning application reference 14/65735/REM).

Description of Proposal

The application seeks full planning permission for the erection of a logistics warehouse / industrial unit (use classes B8 / B2) comprising a gross external area of 4,698 square metres. Within the unit would be ancillary office accommodation at ground and first floor levels (comprising a total gross internal floor area of 940 square metres). The gross internal floor area of the warehouse element would be 3,553 square metres.

The proposed building would be rectangular and measure approximately 104m in length by 41m in width. The elevations of the building would rise to approximately 12m in height to the top of a parapet which would screen a dual pitch hipped roof. The roof would rise to a maximum height of approximately 13.8m at its ridge, however the parapet wall structure would largely serve to obscure the roof of the building from view at ground level.

Access to the site would be taken via the existing road which forms the site’s northern boundary and provides access to Boysnope Park Golf Club. The application proposes the redesign of the existing junction with the A57 Liverpool Road, to incorporate a traffic island and white lining to delineate turning to and from the highway. This junction redesign would facilitate the access and egress of heavy goods vehicles (HGVs) serving the site. It would also involve the widening of the access road to provide a minimum width of 7.3m where two-way articulated vehicle movements need to be accommodated. A number of associated highway works are proposed to improve connectivity for pedestrians and cyclists, including the installation of a signalised Toucan crossing with associated pedestrian refuge island on the A57 to the north east of the site access road, together with the provision of a new footway on the eastern side of the A57 on land which is currently a grass verge in order to provide a continuous footway link between the site and the southbound A57 bus stop.

There would be two vehicular access points to the site from the access road to the north, in order to segregate access for HGVs from access for pedestrians and cars. The eastern vehicular access point would serve the lorry park, service yard and loading bays. There would be 16no. parking bays provided within the site for HGV trailers. The western access point to the site would provide pedestrian access to the site and vehicular access to the car parking area for staff and visitors. This would provide 81no. car parking spaces, of which 7no. would be disabled parking spaces. The disabled parking spaces are located adjacent to the warehouse/office entrance for easy access to the building. Parking spaces for motorcycles and secure sheltered parking for cycles would also be provided.

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Proposed site layout

The office accommodation would be located at the western end of the building, with the main entrance located on the west elevation where it would be accessible from the adjoining staff and visitor car park. The building’s west elevation to the A57 Liverpool Road would incorporate glazing at both ground and first floor levels serving the office accommodation, with glazing also turning the corners on to the western extent of the building’s north and south elevations. The building’s north elevation would comprise 16 loading bays with an additional large access door beneath a canopy to allow external loading in a protected environment. The building’s south and east elevations would be largely blank.

The warehouse elevations would comprise trapezoidal built up insulated cladding laid vertically and horizontally including a precast concrete twin wall to the vehicle docking area. The elevations to the office element would comprise composite metal cladding panels with a microrib profile. The elevation treatment adopts a consistent colour scheme, architectural style and materials as used at Port Salford.

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Proposed northern elevation

Proposed western elevation to A57 Liverpool Road

The site would be enclosed with a 2.4m high paladin fence that would be colour treated green, with vehicle and pedestrian entrance gates. The proposal would also involve landscaping of the site with particular emphasis on the A57 Liverpool Road frontage.

The proposal would also involve the installation of a surface water drainage pipe which would be sunk below ground level and extend from the site approximately 185m in an easterly direction where it would outflow to the Manchester Ship Canal. A headwall would be constructed at the outflow to prevent backflow in a flood event.

The Planning Statement which accompanies the application identifies that the occupier for the proposed facility would be Rhenus Logistics, an established international freight logistics company. Rhenus proposes to relocate its regional headquarters to the site which would involve the transfer of approximately 50 posts from its current site at Trafford Park. Rhenus requires to be operational at the Boysnope site from the end of March 2017 due to the forthcoming expiry of the lease on its current premises.

The application seeks unrestricted hours of operation, such that the facility could operate 24 hours per day and 7 days per week.

Publicity

Site Notice: Non HH Affecting public right of way Date Displayed: 22 August 2016 Reason: Article 13 affect public right of way

Press Advert: Manchester Weekly News Salford Edition Date Published: 1 September 2016 Reason: Article 13 Standard Press Notice

Neighbour Notification

Letters were sent to the following neighbouring properties:  The Bungalow, Boysnope Farm  1 & 2 Boysnope Cottages  Boysnope Farm

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 Boysnope Park Golf Club

Letters were also sent to the following commercial premises to the south of the application site at Boysnope Wharf:  Autobase, Boysnope Wharf  AFI Aerial Platforms, Boysnope Wharf  Allenby Transport, Boysnope Wharf  Barton Diesel Servies, Boysnope Wharf  JDA Pallets, Boysnope Wharf  JL House Security, Boysnope Wharf  L for Leather, Boysnope Wharf

Representations

One representation has been received from an adjoining landowner. The representation raises no objection to the proposed development, but questions the implications of the proposed development on an existing drainage ditch which lies within the site. The representation states that following the land raising and reprofiling of the application site in September / October 2009, the commercial properties to the south of the site were subject to a surface water flooding incident. In response to this, in November 2009 the site contractor excavated a drainage ditch along the site’s southern boundary to connect to an existing drain in the south west corner of the site. The representation states that this drainage ditch has prevented any subsequent flooding of the commercial properties and therefore seeks clarification that if this ditch is to be infilled, that there will be suitable measures in place to control surface water run-off from the proposed development and prevent surface water flooding of the commercial premises which lie at a lower level than the application site.

Relevant Site History

02/43848/OUT - Erection of industrial/warehouse units (9,012sqm) (Class B1, B2 and B8) together with associated car parking and alteration to existing vehicular access. Approved – 7 April 2005.

06/53196/FUL - Land raising and erection of an industrial/warehousing unit (B2/B8) and five office units (Class B1) together with associated landscaping, car parking and construction of new vehicular access. Approved – 21 December 2006.

10/58852/FUL - Variation of condition 6 and 8 on planning permission 06/53196/FUL land raising and erection of an industrial/warehousing unit (B2/B8) and five office units (Class B1) together with associated landscaping, car parking and construction of new vehicular access. Approved – 2 September 2010. This allowed for a variation of conditions to require the submission of details of an external lighting scheme and cycle storage prior to commencement of construction of the approved warehouse and office buildings, in order to allow the works to proceed to infill and level the site to create a development platform.

Commentary

The permission granted in December 2006 for land raising and the erection of an industrial/warehousing unit and five office units with associated works (06/53196/FUL) has been partially implemented, as the land raising operation was carried out in 2009 in order to create a level development platform across the site. As such, this consent remains extant and capable of implementation, notwithstanding that the built development permitted under this consent has not been implemented to date. This extant consent is therefore a material consideration in the determination of this application.

The extant consent reflects a larger site area (1.9 hectares), and allows for the following:  1no. warehouse unit comprising 4,180m2 of warehouse floorspace with 468m2 of ancillary office space)  5no. stand-alone office units (comprising a total of 4,403 m2 of floorspace)  181 car parking spaces  16 HGV trailer parking spaces  The warehouse unit would rise to maximum height of 14m and the office units would be two-storeys with a pitched roof  Vehicular access to the site would be via the access road to Boysnope Park Golf Club

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 The office units would be located at the western part of the site alongside Liverpool Road, with the warehouse unit located on the eastern part of the site

The application proposal relates to a scale of development that is less than that permitted under the extant consent. For ease of reference, a comparison of the key elements of the extant consent and the application proposal is summarised below:

Extant consent (06/53196/FUL) Current application (16/68333/FUL)

Site area 1.9 hectares 1.73 hectares

Internal floor area  Warehouse – 4,180sqm  Warehouse – 3,553sqm  Ancillary office – 468sqm  Ancillary office – 940sqm  Standalone office units – 4,043sqm

Parking provision  Car parking – 181 spaces  Car parking – 81 spaces  HGV trailer parking – 16 spaces  HGV trailer parking – 16 spaces

Maximum height to ridge of Approx 14m Approx 13.8m warehouse building

Access arrangements One access point from the existing Two access points from existing access road to Boysnope Park Golf access road to Boysnope Park Golf Club, with junction redesign to A57 Club, with junction redesign to A57 Liverpool Road Liverpool Road

Consultations

City Airport and Heliport (Manchester Barton) - No objection, but request that the contractors liaise with City Airport and Heliport prior to construction regarding any proposed crane activity.

Design For Security – No objections, subject to the proposed development being designed and constructed in accordance with the recommendations contained within section 3.3 of the submitted Crime Impact Statement dated (16/08/2016 – URN: 2006/0947/CIS/01 Version A) and recommend that a planning condition be added to reflect the physical security specification listed within sections 4 & 5 of the appendices of the submitted Crime Impact Statement.

Environment Agency – No objections subject to conditions in respect of the disposal of foul and surface water and the submission of a Preliminary Risk Assessment

Highways – No objections, subject to conditions being attached requiring the applicant to enter in to a S278 Agreement to secure the identified highway works, provide details of cycle parking provision for detailed approval, submit a full travel plan, and submit a construction method statement detailing how construction traffic will be managed.

The current proposal has a significantly lower floorspace than consented and the proposed trip generations are therefore considered acceptable and no significant impact safe movement of traffic on the adjacent A57 is anticipated. The proposed highway works will help to better connect to the existing footway/cycleway provision linking the site to the residential area of Irlam and provides genuine opportunities for pedestrian and cycle trips to and from the site.

Irlam Ward Councillors - No comments received to date. Any comments received following the publication of the agenda will be reported through the Amendment Report.

Irlam and Cadishead Neighbourhood Manager - No comments received to date. Any comments received following the publication of the agenda will be reported through the Amendment Report.

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Manchester Airport - No objection.

Senior Engineer Flood Risk Management - No objections subject to conditions being attached to any grant of consent to ensure the development is implemented in accordance with the submitted Flood Risk Assessment, that a strategy for surface water drainage is submitted for approval, and that the site drainage arrangements operate in accordance with a number of detailed requirements.

Transport For Greater Manchester (TFGM) – TfGM considers that the trip generation of the proposed development will be negligible in comparison to the permitted use of the site and as such no significant highway impacts are anticipated.

In terms of the proposed highway works, TfGM considers that these works will help to better connect to the existing footway/cycleway provision linking the site to the residential area of Irlam and provides genuine opportunities for pedestrian and cycle trips to and from the site.

In terms of public transport accessibility, TfGM considers that the nearby location of public transport facilities to the development provides employees with genuine alternatives to car journeys, which has the potential to encourage sustainable travel journeys and reduce reliance upon the car. They recommend that the proposals include adequate provision for cycle parking in accordance with the adopted parking standards.

TfGM recommend that within 6 months of first occupation of the warehouse, the operator submits a Staff Travel Plan with the objective of reducing reliance on the private car, particularly single occupancy use. They recommend that this be secured via condition to any grant of planning consent.

United Utilities – No comments in relation to drainage as the application proposes that both foul and surface water would be drained on a private basis with no proposed connection to the public sewer network, and foul water would be dealt with by a private treatment plant.

Identify that there are United Utilities assets within and adjacent to the application site and that the applicant must comply with its standard conditions in this regard.

Urban Vision Environment (Air And Noise) – No objections in respect of air quality. The operational phase of the development will result in a ‘not significant’ impact on air quality and no specific mitigation measures are necessary. The construction phase of the development should be controlled via a Construction Method Statement to ensure no unacceptable impact on surrounding properties and a condition is recommended in this regard.

In respect of noise a Noise Assessment has been submitted and no objections are raised in this regard subject to three conditions in respect of noise levels at the nearest sensitive premises, restricting hours of deliveries; and submission of a Delivery Yard Management Plan. I will update the report in DCM

Urban Vision Environment (Land Contamination) – No objections subject to conditions being attached requiring a Preliminary Risk Assessment report to assess the potential risk of land contamination, and the submission of further reports should a potential risk be identified.

Planning Policy

Development Plan Policy

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

Unitary Development Plan ST5 - Transport Networks This policy states that transport networks will be maintained and improved through a combination of measures including the extension of the network of pedestrian and cycling routes; the expansion and improvement of the public transport system and the enhancement of support facilities; the maintenance and improvement of the

Page 94 of 186 highway network; the provision of new road infrastructure where this will support the city's economic regeneration; requiring development proposals, highway improvement schemes and traffic management measures to make adequate provision for the needs of the disabled, pedestrians and cyclists, and, wherever appropriate, maximise the use of public transport; and the protection and enhancement of rail and water-based infrastructure to support the movement of freight and passengers.

Unitary Development Plan ST14 - Global Environmental This policy states that development will be required to minimise its impact on the global environment. Major development proposals will be required to demonstrate how they will minimise greenhouse gas emissions.

Unitary Development Plan E4 - Sites for Employment Development This policy allocates various sites for employment development in accordance with Policy ST3 ‘Employment Supply’.

Unitary Development Plan E5 - Develop. in Established Employment Areas This policy states that planning permission will only be granted for the reuse or redevelopment of sites or buildings within an established employment area for non-employment uses where the development would not compromise the operating conditions of other adjoining employment uses, and where one or more of the following apply: a) The developer can demonstrate there is no current or likely future demand for the site for employment purposes b) There is a strong case for rationalising land uses or creating open space c) The development would contribute to the implementation of an approved regeneration strategy or plan for the area d) The site is allocated for another use in the UDP.

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Unitary Development Plan A10 - Provision of Car, Cycle and Motorcycle Parking This policy states that there should be adequate provision for disabled drivers, cyclists and motorcyclists, in accordance with the Council’s minimum standards; maximum car parking standards should not be exceeded; and parking facilities should be provided consistent with the provision and maintenance of adequate standards of safety and security.

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

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

Unitary Development Plan EN23 - Environmental Improvement Corridors This policy states that development along any of the city’s major road, rail and water corridors will be required to preserve, or make a positive contribution to the corridor’s environment and appearance.

Other Material Planning Considerations

National Planning Policy

National Planning Policy Framework

Local Planning Policy

Supplementary Planning Document - Design

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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 - Established Employment Areas This document contains a number of polices that promotes sustainable economic growth, which both enhances prosperity and reduces inequalities. The document encourages the provision of a wide range of employment opportunities, having regard to evidence based conclusions on need and demand.

Planning Guidance - Flood Risk and Development The overarching aim of the planning guidance is to ensure that new development in areas at risk of flooding in the city, is adequately protected from flooding and that the risks of flooding are not increased elsewhere as a result of new development.

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

Appraisal

The key issues for consideration in the determination of this application are:  Principle of the development  Design  Highways, accessibility and parking  Amenity  Flood risk and drainage  Land contamination  Sustainability credentials  Planning obligations

Principle of the development

The NPPF sets out the Government’s commitment to building a strong and competitive economy and that the planning system does everything it can to support sustainable economic growth, “Planning should operate to encourage and not act as an impediment to sustainable growth. Therefore significant weight should be placed on the need to support economic growth through the planning system” (NPPF, paragraph 19). The document sets out that to help achieve economic growth, “local planning authorities should plan proactively to meet the development needs of business and support an economy fit for the 21st century

The application site forms part of a wider site which is allocated for employment purposes in the Unitary Development Plan (UDP). UDP Policy E4/9 allocates a 14.8 hectare site known as Boysnope Wharf (Irlam) for employment development. The reasoned justification to the policy identifies that a range of employment uses would be appropriate on the site.

The site also forms part of an established employment area for the purposes of UDP Policy E5 – Development Within Established Employment Areas. This identifies that within established employment areas, planning

Page 97 of 186 permission will be granted for the following types of development where they are consistent with other relevant policies and proposals of the UDP: i. the modernisation and refurbishment of existing buildings; ii. the redevelopment of land and buildings for employment purposes; iii. improvements to access, circulation, parking and servicing, particularly where this would foster sustainable transport choices; iv. the environmental improvement of the area including, where appropriate, the landscaping of vacant sites; and v. improvements to property and personal security, where this is consistent with the need to maintain high standards of design.

The application proposal would involve the redevelopment of the site for employment purposes, in accordance with criterion (ii) of the policy. Through the redesign of the junction with the A57, the installation of a signalised Toucan crossing, and the creation of a new footway on the eastern side of the A57 providing a continuous link between the site and the southbound bus stop on the A57, the proposal would improve access and circulation and encourage the use of sustainable transport choices.

It must also be recognised that the principle of warehouse and office development on this site has been established by the extant consent which is capable of implementation.

It is therefore considered that the principle of the development would be in accordance with UDP Policies E4/9 and E5, and the relevant provisions of the NPPF in this regard.

Design

UDP Policy DES1 states that development will be required to respond to its physical context, respect the positive character of the local area in which it is situated, and contribute towards local identify and distinctiveness.

The application proposes the erection of a single large unit which would accommodate the logistics warehouse together with associated office accommodation. The proposed building would be rectangular and measure approximately 104m in length by 41m in width. The elevations of the building would rise to approximately 12m in height to the top of a parapet which would screen a dual pitch hipped roof. The roof would rise to a maximum height of approximately 13.8m at its ridge, however the parapet wall structure would largely serve to obscure the roof of the building from view at ground level.

In terms of scale, the proposed building is of a similar scale to the warehouse building that was approved as part of the extant consent, which would measure 86m in length by 51m in width, and rise to a maximum height of 14m at its ridge.

The proposed building has been designed so that the office accommodation is located at the western extent of the building so that the building’s west elevation would incorporate a significant proportion of glazing and positively address the Liverpool Road frontage. The main entrance to the building for staff and visitors would also be located on the western elevation.

The building’s elevations would comprise of trapezoidal cladding laid vertically and horizontally to the warehouse element, with composite metal cladding panels to the office element. The elevation treatment would adopt a consistent colour scheme, architectural style and materiality as used at Port Salford, exemplified by the recently completed logistics warehouse / office unit occupied by the Culina Group that was approved in March 2015 under the reserved matters application 14/65735/REM for the first phase of Port Salford.

The site layout has been designed to position the surface car parking area to the western side of the site. This allows the building to be set back from Liverpool Road, with a distance of approximately 30m being maintained at the unit’s north western corner where it would be closest to the highway. The site layout would incorporate landscaping along the site’s western boundary with Liverpool Road in order to afford screening of the car parking area from the highway. Approval of the details of a landscaping scheme for the site would be secured by condition.

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The surrounding context of the site comprises existing industrial / commercial units to the south. The nearest residential property to the site is the detached property known as ‘The Bungalow’ to the north, and the application proposal would maintain a distance of approximately 100m between the proposed building and this property. Beyond the cluster of three dwellings to the north, lies the clubhouse and parking area for Boysnope Park Golf Club, and beyond this lies the large commercial unit occupied by Makro. As the Port Salford site is developed out to the north, the application proposal would be read in the context of the large scale industrial and warehousing units that will be developed to the east of the A57 Liverpool Road along this stretch between Irlam and Peel Green.

In this context, it is considered that the design of the scheme would be appropriate having regard to its context, in accordance with UDP Policy DES1.

Design and crime

UDP Policy DES10 states that development will not be permitted unless it is designed to discourage crime, antisocial behaviour and the fear of crime. This approach is fully in accordance with NPPF paragraphs 58 and 69 which indicate that planning decisions should aim to ensure that developments “create safe and accessible environments where crime and disorder, and the fear of crime, do not undermine quality of life or community cohesion.” Further policy guidance is outlined in the council’s Design and Crime Supplementary Planning Document.

A Crime Impact Statement has been submitted as part of the planning application, prepared by Design for Security which is part of Greater Manchester Police. The statement concludes that the layout of the proposed scheme is considered acceptable from a design and crime perspective, and recommends a number of minor changes to the design and the incorporation of physical security measures. These include the introduction of raised kerbs or barriers to prevent HGVs damaging the site’s perimeter boundary and allowing opportunities for unauthorised entry, the installation of signage within the site to direct people to the appropriate service areas and building entry points, and that staff cycle parking provision be located within a part of the site with restricted access. The detail of the cycle storage facilities will be secured by condition and in relation to the other identified measures, it is considered that these can be readily implemented as part of the scheme and are not matters for planning control. As such, it is considered that the application would be in accordance with UDP Policy DES10 and the Design and Crime SPD.

Highways, accessibility and parking

Accessibility

The submitted Transport Statement describes the accessibility of the application site by sustainable travel modes including pedestrians, cyclists and by public transport. The site lies approximately 350m to the north east of the built up residential area of Irlam. There is currently a footway / cycleway which runs along the western side of the A57 Liverpool Road connecting Irlam and Peel Green, however there are currently no crossing facilities to enable pedestrians or cyclists to cross the A57 at this stretch. There are bus stops on both sides of the A57 situated approximately 250m to the north of the site. These stops are served by a number of routes (bus services 67 and 100) which call at stops including Irlam rail station, Eccles interchange, and Salford Crescent rail station allowing interchange to other public transport modes. These routes provide 11 buses during peak hours and around 180 buses daily. Again however, there is currently no footway on the eastern side of the A57 to connect the southbound bus stop with the site and the lack of crossing facilities on this stretch of the A57 limits the potential for use of the northbound bus stop.

In order to address these issues, the application proposes a number of works including the installation of a signalised Toucan crossing with associated pedestrian refuge island on the A57 to the north of the application site, together with the provision of a new footway on the eastern side of the A57 on land which is currently grass verge (outside the detached property known as ‘The Bungalow’) in order to provide a continuous footway link between the site and the southbound A57 bus stop. This will provide connection to the site from both the northbound and southbound bus stops and facilitate improved access to the site by public transport, walking, and cycling, and thereby encourage future employees to travel to their place of work by sustainable transport modes. These works will be secured via a S278 Agreement.

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TfGM has reviewed the submitted Transport Statement and considers that the proposed improvements will help to better connect to the existing footway/cycleway provision linking the site to the residential area of Irlam and that this will provide genuine opportunities for pedestrian and cycle trips to and from the site. TfGM considers that the existing bus routes on the A57, when coupled with the proposed improvements to better connect the site to the nearest bus stops, would provide employees with genuine alternatives to car journeys and have the potential to encourage sustainable travel journeys and reduce reliance upon the car.

Highway impact

In terms of the trip generation of the proposed development, the forecast of the site’s peak hour trip generation is set out in the table below:

This identifies that the development is anticipated to generate approximately 53 vehicle movements during the AM Peak (of which 10 would be HGVs), and approximately 58 vehicle movements during the PM Peak (of which 5 would be HGVs).

By means of comparison, the Transport Statement identifies the forecast peak hour trip generation for the extant consent scheme. This would be anticipated to generate approximately 147 vehicle movements during the AM Peak, and approximately 150 vehicle movements during the PM peak. As such, it is clear that the impact of the proposed development in highway terms would be less than that permitted under the extant consent.

The application proposes the redesign of the A57 Liverpool Road junction with the site access road. This would involve the provision of a designated right turn lane to facilitate vehicles turning in to the access road from the northbound A57 without impeding the flow of traffic. This would provide access in to the site from vehicles travelling both north and southbound on the A57. In terms of egress from the site on to the A57, this would be limited to southbound egress due to highway safety issues. The site access road would comprise a central splitter island, which orientates vehicles to the left to prevent right turns. This would be further reinforced by a line of cylindrical flexible bollards preventing vehicles turning right from the access road on to the northbound A57. Traffic which seeks to travel towards Peel Green and the M60 would therefore be directed southbound in the first instance towards the existing traffic circulation island (the Irlam Gyratory) which lies approximately 300m to the south west of the application site, and which would enable traffic to then head northbound on the A57. The application would also involve the widening of part of the access road to maintain a minimum width of 7.3m where two-way articulated vehicle movements need to be accommodated.

TfGM has reviewed the submitted Transport Statement and considers that the trip generation of the proposed development will be negligible in comparison to the extant consent and as such no significant highway impacts are anticipated.

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Proposed redesign of A57 Liverpool Road junction

Parking

The development would provide 81no. car parking spaces, of which 7no. would be disabled car parking spaces located close to the building entrance for ease of access. Secure, sheltered parking would also be provided for cycles and motorcycles. These levels of parking provision would be in accordance with the parking standards defined in Appendix C of the UDP, and with the minimum disabled cycle and motorcycle parking standards defined in Appendix B of the UDP.

Summary

The city council’s Highways Engineer has reviewed the submitted Transport Statement. They consider that the application proposal has a significantly lower floorspace than has previously been consented and the proposed trip generations are therefore considered acceptable with no significant impact on the safe movement of traffic on the adjacent A57 Liverpool Road. They consider that the proposed highway works will help to better connect to the existing footway/cycleway provision linking the site to the residential area of Irlam and provides genuine opportunities for pedestrian and cycle trips to and from the site. On this basis they raise no objections, subject to conditions being attached requiring the applicant to enter in to a S278 Agreement to secure the identified highway works, provide details of cycle parking provision for detailed approval, submit a full travel plan, and submit a construction method statement detailing how construction traffic will be managed. Conditions have been recommended in this regard.

As such, it is considered that the application proposal would be in accordance with UDP Policies A2, A8 and A10.

Amenity

UDP Policy DES7 states that development will not be permitted where it would have an unacceptable impact on the amenity of the occupiers or users of other developments. In addition, UDP Policy EN17 seeks to ensure that development does not have a detrimental impact on environmentally sensitive uses such as housing by way of an increase in pollution to the air (including dust pollution), water or soil, or by reason of noise, odour, artificial light or vibration.

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The nearest neighbouring residential property, known as ‘The Bungalow’, is located to the north of the site and would lie approximately 100m from the proposed building and approximately 40m from the HGV trailer parking area and service yard.

The proposed building would be a maximum height of 13.8m to its ridge and given its distance to the nearest neighbouring residential property, it is not considered that the proposed development would result in an unacceptable loss of daylight or sunlight to this property.

Noise pollution

NPPF paragraph 123 states that Local Planning Authorities should avoid granting consent for development which would give rise to significant adverse impacts on health and quality of life and should mitigate and reduce any impacts to a minimum other adverse impacts on health and quality of life arising from noise from new development, including through the use of conditions.

The applicant has submitted a Noise Assessment in support of the planning application which has been reviewed by Urban Vision Air and Noise. This document provides the results of a noise survey undertaken at a single position on the development site. The report assesses the impact of proposed delivery and staff vehicle movements to the nearest noise sensitive receptor and comments upon the acceptability.

The nearest noise sensitive receptor is a bungalow about 40m to the north of the site, and it is located adjacent to the busy Liverpool Road (A57). Anticipated vehicle movements per vehicle type have been provided by the future site operator and this detail is provided in the noise report.

The noise survey and assessment shows that during the daytime activity noise levels due to vehicle movements and deliveries will be at least 5 dB below the background noise level at the bungalow. However, any deliveries outside the hours of 06:00 and 23:00 may lead to an exceedence of the City Council’s planning and noise criteria at the bungalow. The report goes onto say it is understood from the information provided by the future operator of the site that delivery’s are not typically expected to occur outside the hours of 06:00 to 23:00.

The report concludes that specific noise mitigation measures are not required but a number of management and control measures should be employed in order to ensure that noise levels due to operational activities are minimised. A number of examples are detailed in the report, including advice on the use of vehicle reversing alarms, avoiding the use of speed bumps, playing of radios, vehicle engine switch-off etc.

The report highlights the fact that at weekends, in particular Sundays, there is the potential for background noise levels to be lower. Urban Vision Air and Noise have therefore recommended that site management should aim to avoid late-night/early morning deliveries at weekends.

Urban Vision Air and Noise have considered the report and while they are of the view that daytime on-site activities and deliveries are not likely to be an issue for the occupiers of the bungalow to the north of the development site, they do raise concerns that should deliveries take place late at night and/or during the early hours noise issues could arise. The noise assessment report gives warning to this potential. Notwithstanding this, no objections area raised in this regard subject to three conditions in respect of noise levels at the nearest sensitive premises, restricting hours of deliveries; and submission of a Delivery Yard Management Plan. Details of these conditions are outlined at the end of the report.

Air quality

NPPF paragraph 120 states that to prevent unacceptable risks from pollution, planning decisions should ensure that new development is appropriate for its location and that the effects of pollution on health, the natural environment or general amenity, should be taken into account.

The applicant has submitted an Air Quality Assessment (AQA) in support of the planning application. This was at the request of Urban Vision’s Air and Noise Consultant on the basis that the proposed development would lie partially within the council’s Air Quality Management Area due to its proximity to the heavily trafficked A57 Liverpool Road, and that due to the scale of the operational aspects of the development the site could have an impact on future air quality.

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The Air Quality Assessment has assessed impacts on air quality during both the construction phase and the operational phase. In terms of the construction phase, the assessment concludes that through good practice and the implementation of appropriate mitigation measures, the release of dust would be effectively controlled and mitigated, with resulting impacts considered to be ‘not significant’. All dust impacts would be temporary and short-term in nature. Similarly, the impact of construction vehicle movements and plant on site during the construction phase is predicted to be a ‘not significant’ impact on air quality. In terms of the operational phase, the potential air quality impact of additional development trips is also considered to be ‘not significant’ in accordance with the stated guidance.

Urban Vision’s Air and Noise Consultant has reviewed the submitted information and is satisfied with the conclusions drawn. They consider that air quality impacts would not be a constraint to the operational phase of development and that no specific mitigation measures are necessary in this regard. In terms of the construction phase they consider that mitigation measures will need to be employed to mitigate the impact of activities on surrounding properties and recommend that this be secured by requiring submission and approval of a Construction Method Statement. A condition is recommended in this regard.

As such, it is not considered that air quality represents a material constraint to the development proposal, which is considered to accord with the requirements of UDP Policy EN17 and the relevant provision of the National Planning Policy Framework.

Flood risk and drainage

NPPF paragraph 103 indicates that local planning authorities, when determining planning applications, should ensure flood risk is not increased elsewhere and only consider development appropriate in areas at risk of flooding where it can be demonstrated that the most vulnerable development is located in areas of lowest flood risk, and where development is appropriately flood resilient and resistant.

The applicant has submitted a Flood Risk Assessment (FRA) in support of the planning application. This identifies that the developable area of the site lies entirely within Flood Zone 2 (Medium Probability) associated with the risk of fluvial flooding from the Manchester Ship Canal. The proposed development use is categorized as a ‘less vulnerable’ use on the basis of the Flood Risk Vulnerability Classification set out within the Planning Practice Guidance, and the proposed uses are identified as being appropriate within Flood Zone 2.

Pluvial mapping identifies an area of the site to have a high susceptibility to surface water flooding. Prior to the land being raised and levelled associated with the partial implementation of the extant consent, a large pond was present within the site. The raising and levelling of the site mean that the risk posed from the pluvial source is considered to have been reduced. Other sources of flood risk such as sewer and groundwater have been assessed and identified to pose a low risk to the site. As part of the application proposal, mitigation is proposed to protect the site from the various flood risk sources.

The FRA identifies a series of mitigation measures which would form part of the scheme from a flood risk and drainage perspective:

 The development would achieve a finished floor level of 18.73m AOD  External levels would be designed to direct overland flows away from buildings and towards drainage points  The use of flood resilient construction

The application site boundary has been extended during the course of the application in order to facilitate the installation of a new surface water drainage pipe and outfall into the Manchester Ship Canal which would provide surface water drainage for the site.

The FRA has been reviewed by the Environment Agency, United Utilities and Urban Vision’s Drainage Engineer. The Environment Agency has confirmed that it has no objection in relation to the proposed drainage arrangements. United Utilities has confirmed that it has no objection as the proposal would be to drain both foul and surface water on a private basis with no intention to connect to the public sewer network. Urban Vision’s Drainage Engineer has also confirmed that they have no objections subject to conditions being attached to any grant of consent relating to ensure the development is implemented in accordance with the mitigation measures

Page 103 of 186 identified in the submitted Flood Risk Assessment, that a strategy for surface water drainage is submitted for approval, and that the site drainage arrangements operate in accordance with a number of detailed requirements. It is recommended that, if planning permission is granted, conditions be attached to reflect these requirements.

In relation to the issue raised within the representation from an adjoining landowner of the commercial properties to the south of the application site, the applicant’s drainage consultants have undertaken a further site visit in order to assess and respond to the issues raised. The applicant’s drainage consultants have confirmed that at some point an informal connection has been made from the low lying strip of land which runs along the site’s southern boundary to an existing manhole chamber on the site. They consider it likely that this was undertaken as a temporary measure in order to drain any standing water from the low lying strip of land and thereby afford some protection to the neighbouring land owners from overland flows until such time as the site was developed. In response to the concerns raised in the representation of the adjoining landowner, the applicant’s drainage consultants have confirmed that the proposed development would itself prevent any overland flows as the building would be located at the southern extent of the site and therefore when taken together with the proposed site drainage arrangements, would serve to prevent any such flows. Urban Vision’s drainage engineer has reviewed the submitted information and supports the conclusions of the applicant’s drainage consultant in this regard.

Land contamination and water pollution

NPPF paragraph 109 states that the planning system should contribute to and enhance the natural and local environment by preventing both new and existing development from contributing to or being put at unacceptable risk from, or being adversely affected by unacceptable levels of water pollution. Paragraph 120 states that local policies and decisions should ensure that new development is appropriate for its location, having regard to the effects of pollution on health or the natural environment, taking account of the potential sensitivity of the area or proposed development to adverse effects from pollution.

Urban Vision’s Land Contamination Officer and the Environment Agency have reviewed the proposed scheme and raise no objections subject to the submission of a Preliminary Risk Assessment to assess the potential risk of land contamination and to ensure that the development poses no unacceptable risk of pollution to controlled waters.

Sustainability credentials

The Sustainable Design & Construction SPD seeks to encourage new development to improve its impact on the environment and to build into proposals a design that maximizes the sites potential, utilizes green technologies and ensures the users employ a sustainable pattern of travel. The applicant has submitted

The submission documents confirm that the building will be designed to achieve BREEAM ‘Very Good’ rating. It is considered that the development would meet the Council's aspirations in terms of sustainability and the requirements of the SPD. It is recommended that, if planning permission is granted, a condition be attached to ensure the development is constructed to achieve BREEAM ‘Very Good’.

Planning obligations

UDP Policy DEV5 identifies that development that would result in a material increase in the need or demand for infrastructure, services, facilities and/or maintenance will only be granted planning permission subject to planning conditions or planning obligations that would ensure adequate mitigation measures are put in place.

The Planning Obligations SPD identifies that for development comprising 1,000 square metres or more of non- residential floorspace, the city council will seek a transport contribution (Policy OB5) and a public realm contribution (Policy OB6) having regard to site specific circumstances. In the context of the series of proposed highway works including the installation of a signalised Toucan crossing on the A57 Liverpool Road and the

Page 104 of 186 introduction of new footway on the eastern side of the A57 at this stretch, it is not considered necessary to seek an additional transport contribution. In terms of the public realm contribution, the applicant has agreed to deliver works to improve the public footpath which adjoins the site’s southern boundary and provides access to the Hulmes Ferry crossing point on the Manchester Ship Canal. The public footpath currently comprises an unmade track which is bounded to the north by the application site and to the south by the commercial premises at Boysnope Wharf. The applicant has agreed to make a financial contribution of £10,000 towards the improvement of this footpath and any grant of planning permission would be subject to a requirement that a legal agreement is entered in to in order to secure these works.

Recommendation

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

- a financial contribution of £10,000 towards public realm improvements to the public footpath which adjoins the site’s southern boundary and connects Liverpool Road to the Hulmes Ferry crossing point

2) That the applicant be informed that the Council is minded to grant planning permission, subject to the conditions stated below, on completion of such a legal agreement;

3) The authority be given for the decision notice relating to the application be issued (subject to the conditions and reasons stated below) on completion of the above-mentioned legal agreement;

Conditions

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

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

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

Extended Redline Boundary – Drawing Number SK10 Rev P2 Proposed Site Plan – Drawing Number MH960-102 Rev K Proposed Ground Floor Plan, First Floor Plan & Roof Plan – Drawing Number MH960-103 Rev C Proposed Elevations – Drawing Number MH960-104 Rev B Proposed Sections – Drawing Number MH960-105 Rev A Proposed Foul and Surface Water Drainage Layout Sheet 1 – Drawing Number CL(19)01 Rev T1 Proposed Foul and Surface Water Drainage Layout Sheet 2 – Drawing Number CL(19)02 Rev T1 Headwall Construction Details – Drawing Number CL(19)03 Rev T2

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

3 Prior to the commencement of the development hereby permitted, a Preliminary Risk Assessment report, including a conceptual model and a site walk over, to assess the potential risk of land contamination, shall be submitted to and approved in writing by the Local Planning Authority. Should a potential risk be identified then: i. A 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 ii. 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.

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Reason: In the interests of public safety in accordance with Policy EN17 of the City of Salford Unitary Development Plan.

4 Prior to first occupation of the development hereby permitted, 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: In the interests of public safety in accordance with Policy EN17 of the City of Salford Unitary Development Plan.

5 No development shall take place until the full design and construction details for the highway works listed below have been submitted to and approved in writing by the Local Planning Authority. Prior to the commencement of the development hereby permitted, the applicant will enter into an agreement with Salford City Council under S278 of the Highways Act 1980 to secure the required highway works. The works shall be implemented prior to the development being brought into first occupation of the development hereby permitted. The highway works are: i) Redesign of the A57 Liverpool Road junction with the access road to incorporate a traffic island and white lining to delineate turning to and from the highway ii) Widening of the access road to provide a minimum width of 7.3m where two-way articulated vehicle movements need to be accommodated iii) A signalised Toucan crossing with associated pedestrian refuge island on the A57 to the north-east of the site access road iv) A new footway along the eastern side of the A57 Liverpool Road, on land which is currently grass verge, providing a continuous footway link between the site and the southbound A57 bus stop and serving the new crossing. v) Installation of dropped kerb crossings where appropriate

Reason: To ensure the safe operation of the highway network in accordance with Policies ST5, A2 and A8 of the City of Salford Unitary Development Plan.

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

7 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

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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.

8 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 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 the terms of such approval.

9 Prior to first occupation of the development hereby permitted an external lighting scheme shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented in full prior to first occupation of the development.

Reason: To safeguard the amenity of existing residents in accordance with Policies DES7 and EN17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

10 Prior to first occupation of the development hereby permitted, details of the on-site cycle parking facilities shall be submitted to and approved in writing by the Local Planning Authority. The cycle parking shall be provided in accordance with the approved details prior to first occupation and retained thereafter.

Reason: To ensure sufficient cycle parking is provided for the development in accordance with Policy A10 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

11 Notwithstanding any details shown on the drawings hereby approved, the development shall be implemented in accordance with a landscape scheme, details of which shall be submitted to and approved in writing by the Local Planning Authority prior to first occupation of the development hereby permitted. The scheme shall include full details of trees and shrubs to be planted, a timetable for implementation and a maintenance plan. The approved scheme shall be fully implemented and maintained in accordance with the agreed timetable for implementation and any trees or shrubs dying within five years of planting shall be replaced with the same species within twelve months.

Reason: To safeguard the amenity of the area in accordance with Policy DES9 of the City of Salford

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Unitary Development Plan and the National Planning Policy Framework.

12 The vehicle parking, servicing and other vehicular access arrangements shown on the approved plans to serve the development hereby permitted shall be made available for use prior to the development being brought into first use and shall be retained thereafter for their intended purpose.

Reason: In the interests 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.

13 Within six months of first occupation of the development hereby permitted, a Staff Travel Plan shall be submitted to and approved in writing by the Local Planning Authority. The Staff Travel Plan should be designed to raise awareness of opportunities for reducing staff travel by car and should feature a range of measures and initiatives promoting a choice of transport mode, and a clear monitoring regime with agreed targets. The agreed Staff Travel Plan shall be implemented and reviewed in accordance with the timetable set out within the Staff Travel Plan.

Reason: To ensure that the travel arrangements to the development are appropriate and to limit the effects of the increase in travel movements in accordance with Policy A8 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

14 The finished floor level of the development hereby permitted shall be not less than 18.73m AOD in accordance with the recommended mitigation measures set out within the submitted Flood Risk Assessment (BWB Consulting Ltd), Revision P2 (05/08/2016).

Reason: To reduce the risk of flooding in accordance with Policies EN18 and EN19 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

15 The development hereby permitted shall be implemented in accordance with the mitigation measures identified in table 4.1 of the submitted Flood Risk Assessment (BWB Consulting Ltd), Revision P2 (05/08/2016), and the car park and trailer park hardstanding must drain through oil separation facilities and/or a sustainable drainage system. Effluent from the Klargester must not pass through the oil separator.

Reason: To reduce the risk of flooding in accordance with Policies EN18 and EN19 of the City of Salford Unitary Development Plan and the National Planning Policy Framework and to ensure a satisfactory method of surface water disposal and reduce the risk of environmental pollution in accordance with Policies EN17, EN18 and EN19 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

16 The development shall be constructed to achieve BREEAM ‘Very Good’ rating.

Reason: To ensure sustainable design and construction measures are integrated into the development in accordance with the Sustainable Design and Construction SPD.

17 Prior to the commencement of development a scheme for the disposal of foul waters within the site shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved scheme.

Reason: To ensure a satisfactory form of development and to provide an appropriate means of disposing if foul waters

18 The rating level (LAeq,T) from all activities, including plant and machinery, associated with the development, when operating simultaneously, shall not exceed the background noise level (LA90,T) by more than -5 dB at any time when measured at the boundary of the nearest noise sensitive premises. Noise measurements and assessments shall be carried out according to BS 4142:2014 "Methods for rating and assessing industrial and commercial sound". ‘T’ refers to any 1 hour period between 07.00hrs and 23.00hrs and any 15 minute period between 23.00hrs and 07.00hrs.

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Reason: To safeguard the amenity of neighbouring residents in accordance with policy EN17 of the City of Salford Unitary Development Plan

19 No deliveries shall take place outside the hours of 06:00 – 23:00 on any day

Reason: To safeguard the amenity of neighbouring residents in accordance with policy EN17 of the City of Salford Unitary Development Plan

20 Prior to first occupation, a Delivery Yard Management Plan shall be submitted for the written approval of the Local Planning Authority. The Plan shall identify the delivery operations and activities which generate noise and further identify the control measures to mitigate that noise. The approved management plan shall be implemented in full prior to first occupation and shall be adhered to at all times.

Reason: To safeguard the amenity of neighbouring residents in accordance with policy EN17 of the City of Salford Unitary Development Plan

Notes to Applicant

1. If, during any works on site, contamination is suspected or found, or contamination is caused, the LPA shall be notified immediately. Where required, a suitable risk assessment shall be carried out and/or any remedial action shall be carried out in accordance to an agreed process and within agreed timescales in agreement with the LPA.

2. The applicant should liaise with City Airport and Heliport (Manchester Barton) to obtain authorisation for the erection of a crane on the site in order to protect the safety of aircraft operating from the airport. An application for an Obstacle Authorisation should be completed at http://cityairportandheliport.com/contact-us/obstaclerequest and a request should be made at least one month before the crane is raised.

3. The application site lies adjacent to Public Rights of Way and a Public Right of Way crosses part of the site boundary. Should a temporary obstruction be unavoidable during construction, then no development should take place until a Diversion Order has been confirmed and the diversion route, with a satisfactory surface and adequate width and way marking, is available for public use.

4. The applicant should liaise with the Environment Agency as to whether a permit is required to discharge Klargester effluent into the Manchester Ship Canal.

5. 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. The applicant should contact United Utilities on 03456 723 723 regarding connection to the water mains or public sewers. 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 recommends the applicant contact its property searches team on 03707 510 101 to obtain maps of the site. Due to the public sewer transfer, not all sewers are currently shown on the statutory sewer records, and therefore if a sewer is discovered during construction, please contact a building control body to discuss the matter further.

6. The applicant should be aware that there is a pressurised sludge main adjacent to the Manchester Ship Canal which is covered by easement. Details for the easement (reference 13272) can be obtained from Peter Gill within the Property Services team at United Utilities (email: [email protected]) The proposed surface water drainage pipe serving the development crosses both the above mentioned sludge main and a water trunk main, both of which are pressurized assets. The proposed highway works also lie over two water mains, one of which is a trunk main. Both of these are also pressurized assets. Given the dangers associated with working near these pressurized assets, it is extremely important that the applicant contacts United Utilities so that a method of working near these assets and any protection measures can be agreed to ensure the integrity of these assets is protected. The

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applicant is advised to contact [email protected] to discuss and agree the approach and protection measures.

7. Land Contamination

Where deep foundations are proposed we recommend the developer follows the guidance set out within our document ‘Piling and Penetrative Ground Improvement Methods on Land Affected by Contamination’ which is available on our website at the following address: http://webarchive.nationalarchives.gov.uk/20140328084622/http://cdn.environment- agency.gov.uk/scho0501bitt-e-e.pdf

We recommend that the developer undertakes any further works in line with the guidance provided within ‘CLR11 Model Procedures’, ‘Guiding Principles for Land Contamination’ and ‘Groundwater Protection: Principles and Practice’ which are available on our website at the following addresses: https://www.gov.uk/government/collections/land-contamination-technical-guidance

Waste to be reused on site

Excavated materials that are recovered via a treatment operation can be re-used on-site under the CL:AIRE Definition of Waste: Development Industry Code of Practice. This voluntary Code of Practice provides a framework for determining whether or not excavated material arising from site during remediation and/or land development works are waste.

Developers should ensure that all contaminated materials are adequately characterised both chemically and physically, and that the permitting status of any proposed on site operations are clear. If in doubt, we should be contacted for advice at an early stage to avoid any delays.

We recommend that developers should refer to our:

· Position statement on the Definition of Waste: Development Industry Code of Practice and; · website at https://www.gov.uk/government/organisations/environment-agency for further guidance.

Waste to be taken off site

Contaminated soil that is, or must be disposed of, is waste. Therefore, its handling, transport, treatment and disposal is subject to waste management legislation, which includes: Duty of Care Regulations 1991 Hazardous Waste (England and Wales) Regulations 2005 Environmental Permitting (England and Wales) Regulations 2010 The Waste (England and Wales) Regulations 2011

Developers should ensure that all contaminated materials are adequately characterised both chemically and physically in line with British Standards BS EN 14899:2005 'Characterisation of Waste - Sampling of Waste Materials - Framework for the Preparation and Application of a Sampling Plan' and that the permitting status of any proposed treatment or disposal activity is clear.

Where infiltration techniques are to be used for surface water disposal the appropriate levels of treatment must be applied.

Any car park surface should be impermeable and there should be a suitable series of treatment to prevent the pollution of groundwater. Please see CIRIA SUDS Manual (C697) for guidance on drainage attenuation, storage and treatment.

We would like to refer the applicant/enquirer to our groundwater policies in Groundwater Protection: Policy and Practice (GP3). This sets out our position for a wide range of activities and developments including: Land contamination

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Drainage

Further information on SUDS can be found in; the CIRIA C697 document SUDS manual HR Wallingford SR 666 Use of SuDs in high density developments CIRIA C635 Designing for exceedance in urban drainage – good practice the Interim Code of Practice for Sustainable Drainage Systems. The Interim Code ofPractice provides advice on design, adoption and maintenance issues and a full overview of other technical guidance on SUDS. The Interim Code of Practice is available on the following website: www.ciria.org.uk

Approved Document Part H of the Building Regulations 2000 establishes a hierarchy for surface water disposal, which encourages a SUDS approach. Under Approved Document Part H the first option for surface water disposal should be the use of SUDS, which encourage infiltration such as soakaways or infiltration trenches. In all cases, it should be established that these options are feasible, can be adopted and properly maintained and would not lead to any other environmental problems. For example, using soakaways or other infiltration methods on contaminated land carries groundwater pollution risks and may not work in areas with a high water table. Where the intention is to dispose to soakaway, these should be shown to work through an appropriate assessment carried out under Building Research Establishment (BRE) Digest 365.

Page 111 of 186 http://www.salford.gov.uk/planning-building-and-regeneration/planning-advice/do-i-need-planning-permission/

APPLICATION No: 16/68199/REM APPLICANT: Mr Phil Marsden LOCATION: Plot B5/B6 Of The Salford Central Masterplan Regeneration Area Approved Under Permission 09/57950/EIAHYB. Land East Of Irwell Street And North Of Stanley Street, Situated With The New Bailey Multi-storey Car Park To The North West PROPOSAL: Reserved matters application for the access, appearance, landscaping, layout and scale for the development of Plot B5/B6 for erection of an 11 storey building to provide circa 24,400sqm of B1 office floorspace and 833sqm of flexible commercial floorspace with associated ancillary facilities, servicing, access, landscaping and public realm, pursuant to outline planning permission 09/57950/EIAHYB WARD: Ordsall

Description of Site and Surrounding Area

This application relates to one of the English Cities Fund development plots approved under application 09/57950/EIAHYB. As the proposed development sits within the parameters approved under the outline application (as amended under application 16/68136/NMA to adjust the Development Framework to allow for an increase in height to 11 storeys rather than 10) this application is for the approval of all reserved matters

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(access, appearance, landscaping, layout and scale). The site is located to the east of the masterplan area and is bounded by the New Bailey multi storey car park to the north, the road junction and the former vacant plot within zone A of the masterplan to the west (an application on this site appears elsewhere on this agenda – reference number 16/68325/OUT) existing offices to the south beyond Stanley Street and the One New Bailey offices that have been recently completed awaiting occupation. A new restaurant and bar is already open at ground floor level.

The site is generally level and is cleared.

Access to the site is via the existing road access to the adjacent multi-storey car park.

The site does not lie within a conservation area but there are heritage assets within the vicinity of the site. These are:  Irwell Street bridge (grade II)  Railway viaducts (grade II and II*)  Riverside House (locally listed)

Description of Proposal

This reserved matters application seeks approval for the scale, layout, access, appearance and landscaping of an eleven storey office building providing 24,400sq.m of B1 office floorspace with 833sq.m of flexible commercial and ancillary uses (A1, A2, A3, A4, A5, B1, D1) including retail, eating/drinking and creche at ground floor. The building has a basement car park for up to 48 cars, three of which are for disabled motorists and 5 motorcycles whilst the ground floor has bicycle storage for up to 100 bikes with ancillary changing and showering facilities for employees.

The main entrance to the building faces north east towards the new square at One New Bailey.

With regard to materials the building is predominantly glass and metal panels with an expressed steel structural grid that sits in front of the glazing and metal panels. The balconies will be formed in precast concrete.

Servicing is accommodated on the service road that provides access to the car park.

Tree planting is proposed to Irwell Street and to the new square between this building and One New Bailey.

The Panel was briefed on the proposals on 15 September 2016.

The application is accompanied by the following reports:

 Design and Access Statement  Planning Statement  Landscape Statement  Soft Landscape Specifications  Archaeological Excavation Report  Ecological Management Plan  Wind Deflection Statement  Drainage Strategy  Air Quality Report  Environmental Statement Review  Flood Risk Assessment  Contaminated Land Report  Sustainability and Energy Statement  Transport Assessment  Interim Travel Plan  Structural Strategy Report  Crime Impact Statement

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Relevant Site History

09/57950/EIAHYB - Outline application for a comprehensive phased regeneration of Salford Central, including selective demolition, for a mixed-use development of new, improved, altered and replacement buildings, for offices/commercial use (use classes A2 and B1, maximum 197,010sq.m), retail, food and drink and entertainment (use classes A1, A3, A4 and A5, maximum 24,255sq.m), leisure (class D1), hotels (class C1 maximum 140 and 250 bedrooms) and residential use (maximum 849 dwellings) together with associated car parking, landscaping and infrastructure. Detailed application for highway and associated works to Chapel Street (between Oldfield Rd and Trinity Way) and the laying out of public space at Stanley Street. Approved 21 January 2010.

13/63453/NMA - Application for a non-material amendment to planning permission 09/57950/EIAHYB for amendments to the wording of the following conditions - Condition 10 (car parking), Condition 57 (development within Zones A, B or C), Condition 65 (wind deflection). Approved July 2013. The effect of this amendment was to remove the need to submit details of riverside buffer zones on plots that were not adjacent to the river.

15/65945/NMA - Application for non-material amendment to planning permission 09/57950/EIAHYB for amendment to the Development Schedule (document 18) to permit as part of the mix uses within zone A residential use specifically for plots A5 and A6 (outline permission). Amendment to substitute approved plan 37 for submitted drawing plan 37A revision which is over laid to drawing HED.1062.200 General Arrangement (full permission). Approved March 2015

16/68136/NMA - Application for a non-material amendment to planning permission 09/57950/EIAHYB for - Substitute of Document 18 Development Schedule Version 7 with Version 8 (Condition 5). Approved May 2016. The effect of this amendment was to allow 11 storeys rather than 10 on this site.

Publicity

Site Notice: Non HH setting of listed building Date Displayed: 4 August 2016 Reason: Affecting setting of Listed Building

Press Advert: Manchester Weekly News Salford Edition Date Published: 26 May 2016 Reason: Affecting setting of Listed Building

Neighbour Notification

The occupiers of three neighbouring properties have been notified of the application.

Representations

No representations have been received to date

Consultations

Highways - No objections.

Senior Engineer Flood Risk Management - No objections subject to a condition regarding surface water drainage.

Design For Security – Recommends that a full crime impact statement report should be submitted in order to show how crime has been considered for the proposal and the surrounding area.

PSSC Canal And River Trust - No comments to make in this instance.

Historic England – Does not wish to offer any comments.

Environment Agency – No objections in principle.

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Greater Manchester Archaeological Advisory Service - No comments received to date. Any comments received following the publication of the agenda will be included as part of the Amendment Report

Greater Manchester Ecological Unit - No comments received to date. Any comments received following the publication of the agenda will be included as part of the Amendment Report

City of Manchester - No comments received to date. Any comments received following the publication of the agenda will be included as part of the Amendment Report

Urban Vision Environment (Air and Noise) – The application is supported by air quality and noise reports. Neither report identifies issues that are a constraint to development or matters that can’t be controlled through existing noise or air quality related conditions attached to 09/57950/EIAHYB

Urban Vision Environment (Land Contamination) – Insufficient information has been submitted and therefore a condition is required.

Manchester Airport - No objections

Planning Policy

Development Plan Policy

Unitary Development Plan CH5 - Archaeology and Ancient Monuments This policy states that planning permission will not be granted for development that would have an unacceptable impact on an ancient monument, site or feature of archaeological importance, or its setting. Planning conditions will be imposed to record and evaluate, excavate and preserve remains of local archaeological value, prior to the commencement of the development.

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

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

Unitary Development Plan EN19 - Flood Risk and Surface Water

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

Unitary Development Plan MX1 - Development in Mixed-use Areas This policy states that a wide range of uses and activities (housing, offices, tourism, leisure, culture, education, community facilities, retail, infrastructure, knowledge-based employment) are permitted within the identified mixed use areas (Chapel Street East. Chapel Street West, Salford Quays, Ordsall Lane Riverside Corridor).

Unitary Development Plan ST7 - Mixed-use Development This policy states that mixed use development schemes that minimise the need to travel will be focused towards specific areas including Lower Broughton.

Other Material Planning Considerations

National Planning Policy

National Planning Policy Framework

Local Planning Policy

Planning Guidance - Salford Central Salford Central Planning Guidance explains how UDP policies apply to the Salford Central area and sets out guidance to ensure that new development, public realm and infrastructure in Salford central is not ionly fully planned, connected and of an exceptional design quality but also that it is integrated with the surrounding area and that linkages between other regeneration initiatives in the Regional Centre are successfully achieved.

Planning Guidance - Salford Central Development Framework This Development Framework promotes a comprehensive approach to regenerating Salford Central to ensure that the vision is delivered and that Salford is indeed transformed from the ‘World’s first industrial city to city beautiful’.

Planning Guidance - Flood Risk and Development

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The overarching aim of the planning guidance is to ensure that new development in areas at risk of flooding in the city, is adequately protected from flooding and that the risks of flooding are not increased elsewhere as a result of new development.

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

Appraisal

As this is a reserved matters application the principle of development has been established by the previous outline permission 09/57950/EIAHYB. It is considered that the main matters to be considered are the details of the application;  whether the design is of sufficiently high quality,  whether the quality of the public realm is acceptable,  whether the effect on the setting of heritage assets in the area is acceptable;  whether the access arrangements are acceptable and  whether parking arrangements are acceptable.

Design

The buildings is designed to provide high quality office floorspace and maximise active frontages. The scheme also seeks to create a unique identity for the building. Floor to ceiling heights, open floorplates, natural light and views out are all maximised. Another feature of the design is the external balconies that provide space for a variety of uses.

The key design feature of the proposed building is the expressed steel structure. This steel framework has a 12m by 4m grid which is doubled in height at ground floor level and increased to 5m in height at the top floor. In this way there is a clearly defined bottom, middle and top to the building. Behind this external expressed steel framework sits a curtain walling system that is 50% glazing and 50% solid insulated metal panels.

The building is designed to not compete with One New Bailey, which features masonry in its elevations. An important linking feature between the two buildings is the use of a deep red colour – at One New Bailey on the window reveals and here on the painted steel structure. This coloured steelwork also reflects the painted metalwork of the bridges and railway structures that are found in the vicinity of the site.

It is considered that the development has been designed to high standards. The detailed design is simple but contemporary, it is also innovative and the materials proposed are of a high quality and have a connection to Salford. The scheme continues the high standard of design established by One New Bailey and will maintain an appropriately high bar for future developments within the area.

It is considered that the design of the proposed development is of a sufficiently high quality in accordance with local and national planning policy requirements.

Public Realm

The landscape design for the public realm associated with this plot and the wider scheme utilizes the directional and functional use for the proposed streets and squares. In particular providing pedestrian and cycle links to the wider landscape which includes the multi-storey car park, Salford Central station and Chapel Street as well as to the partially completed Spinningfields pedestrian bridge landing square to the south of One New Bailey and beyond that to Spinningfields, the regional centre and the wider Irwell River park.

The public realm the proposed development sits within a recently established context provided by the revised highway layout to the west, the approach to the multi-storey car park to the north and the new public realm around One New Bailey to the east.

The public realm associated with the proposed building can be divided into two main parts:

 The public square between this building and One New Bailey. This was in part dealt with under the application for One New Bailey. This new square creates a new central event space. It features

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Yorkshire paving and raised seating planters with feature trees and ornamental planting – in part dealt with under this application  York paving, raised seating planter and tree planting to the Irwell St frontage

Both these spaces are both directional and functional. People are encouraged to stop as well as move between the two. The public square between the two buildings has been designed to accommodate pop up functions as well as a being a place to sit and relax. Spill out space for ground floor food and drink uses is also accommodated. Other potential uses of the square include as a market place, exhibition space and space for performance. A key principle with regard to landscaping is to integrate the movement of pedestrians with the active frontages of the proposed and future buildings whilst at the same time encouraging the use of public spaces. York paving is proposed on all sides of the building with smaller paving units used to indicate a route through the space

Soft planted areas are maximised and vertical structure and seasonal interest is provided through the careful placement of a number of specimen trees. It is proposed that a total of nine fastigate hornbeam trees and four northern red oak trees are planted and three raised grass/bulb/ornamental planted areas that provide seating at the edges.

Litter bins will also be provided within the public realm.

It is considered that the landscape proposals for the site are appropriate and of manifestly high quality in accordance with the requirements of policy DES9 of the UDP.

Effect on Heritage Assets

There are three heritage assets within the vicinity of the site:  Irwell Street bridge (grade II) – 52m from the proposed building  Railway viaduct (grade II*) – 67m from the proposed building  Riverside House (locally listed) – 18m from the proposed building

With regard to the two listed structures planning permission 09/57950/EIAHYB permits buildings of similar heights closer to each of these listed structures. With regard to the bridge, the Spinningfield apartments are located directly adjacent and the setting of bridges by their natures is one of taller development which does not detract. Rather it is an established principle of good urban design that taller buildings will signal crossing points on rivers. As such, it is considered that the proposed building will not result in any harm to the setting of the listed bridge.

With regard to the railway viaduct this comprises three distinct listed structures, the closest of which is the grade II* element. The existing multi-storey car park lies directly between the application site and the listed structure and therefore it is not considered that there is any harm to the setting of the listed structure.

With regard to the locally listed Riverside House the elements that render the building of note relate to its detailed elevation rather than any wider setting. The space between the proposed building and the heritage asset will be significantly improved through the improvement of Stanley Street as a pedestrian only route at this point. Therefore it is not considered that the proposed building would harm this non-designated heritage asset. It is considered that the improvements to the public realm in this location would enhance its setting.

Access

Vehicular access is taken from the existing new section of road constructed as part of the permission for the multi-storey car park. It is considered that this access is acceptable and appropriate with regard to both vehicle and pedestrian safety.

There are no objections on highway grounds to the proposed development.

Parking and Servicing

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The servicing strategy currently proposed for the building will see service vehicles access the site via the new access road to the multi-storey car park.

Spaces for 48 cars (three of which are for disabled motorists), 5 motorcycles and 100 bicycles are provided for the development. These numbers accord with the wider parameters on outline permission 09/57950/EIAHYB.

The level of disabled parking meets the minimum standards set out in the UDP. The number of bicycle storage spaces exceeds the minimum requirement by 39 spaces. With regard to motorcycle parking though only five spaces are provided and this represents a shortfall of 12 spaces.

In response the applicant points out that paragraph 39 of the NPPF states that in setting local parking standards authorities should take into account five factors:  The accessibility of the development;  The type, mix and use of development;  The availability of an opportunities for public transport;  Local car ownership levels; and  An overall need to reduce the use of high emission vehicles.

The applicant considers that the key factors here are site accessibility and public transport availability. As a city centre location there is excellent public transport accessibility that will be further improved at Salford Central station with the completion of the Ordsall Chord and new platforms, which will broadly coincide with the anticipated opening these new offices. Such accessibility is a significant planning benefit and sustainable travel choices should be encouraged rather than requiring a minimum parking standard.

The existing multi-storey car park also caters for the wider needs of the area and is now well used.

The outline permission requires that the development is subject to an ongoing travel plan. This sets out that the aim of the travel plan is to maximise the potential of achieving and maintaining the lowest level of single occupancy car trips made by employees to the site, while encouraging the highest level of sustainable and active travel on as many journeys as possible, and facilitating this wherever possible.

Given the above it is considered that the level of parking for all modes of transport is acceptable.

Wind

In accordance with condition 65 of planning application 09/57950/EIAHYB, as amended by application 13/63453/NMA, the statement submitted with the application concludes that the proposed development on plot B5/B6 does not change the conclusions of the original wind assessment undertaken for the outline application 09/57950/EIAHYB and that the scheme is appropriate for the intended pedestrian uses.

Contamination

The environmental report submitted with the application states that the intrusive investigation and subsequent chemical testing has concluded that the proposed development poses a very low risk to human health and controlled waters however there is the potential for undetected pockets of contamination on site.

Condition 48 of planning permission 09/57950/EIAHYB requires a contaminated land report to be submitted and approved before development commences.

Ecology

Given that the site was formerly a car park and has since been fully excavated for archaeological research before being leveled there is no existing ecological value to the site. The ecological value of the site will be considerably enhanced through the provision of tree and shrub planting and a green roof.

Flood Risk

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The site lies within flood zone 2. The Flood Risk Assessment (FRA) submitted with the application states that the levels are such that it is not at risk of flooding during the 1 in 1000 year flood event and thus there is a low risk of fluvial flooding. The FRA also found the site to be at low to no risk of flooding from other sources. Mitigation measures will further reduce the risk of flooding.

In terms of surface water run-off the drainage strategy for the site reduces it to less than 50% of the existing runoff level.

Therefore the proposed development will not increase flood risk to the site or to third party land providing that the suggested mitigation measures are implemented. Implementation of the proposed development in line with the recommendations and findings of the FRA will bring the development into compliance with condition 54 on outline permission 09/57950/EIAHYB, which requires a scheme to be submitted for the approval of the local planning authority before development commences.

Air Quality

The air quality report submitted with the application concludes that there is no adverse impact on local air quality and will not give rise to long-term residual effects on air quality.

TV Reception

In accordance with condition 67 of planning permission 09/57950/EIAHYB the survey submitted with the application concludes that there is no impact to television reception envisaged. This condition also controls any mitigation measures that might be required post completion.

Sustainability

The building has a green roof and incorporates air source heat pumps and waste heat recovery. A design stage BREEAM pre-assessment indicates that the building will achieve an ‘excellent’ rating.

Response to matters raised by consultees

With regard to the comments of the Environment Agency and the Urban Vision Environment land contamination team, condition 48 on outline permission 09/57950/EIAHYB adequately covers this issue by requiring that any contamination issues are appropriated mitigated in agreement with the Council.

With regard to the comments of the senior engineer regarding drainage condition 54 on outline permission 09/57950/EIAHYB adequately covers this issue by requiring the submission and implementation of a surface water drainage scheme, based on sustainable drainage principles and an assessment of the hydrological and hydro-geological context of the development.

Given the nature of the proposed development and the need for adequate security measures it is not considered necessary that further crime impact information is submitted.

Conclusions

The outline permission was subject to 78 separate conditions. As this is a reserved matters application all of these conditions will relate to this application as well. Therefore there is just a single condition that relates to the approved plans.

Recommendation

Approve

1. The development hereby permitted shall be carried out in accordance with the DPP drawing schedule dated 30 August 2016.

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

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APPLICATION No: 16/68325/OUT

APPLICANT: Mr Phil Mayall LOCATION: Land Surrounding , Stanley Street Bound By Trinity Way, Irwell Street And , River Irwell, M3 5DA, , PROPOSAL: Outline application for the comprehensive phased regeneration of Zone A/C of the Salford Central masterplan area for a residential led (maximum 843 dwellings) mixed use development including tall building (up to 100 metres / 33 storeys) and ground floor commercial units with potential for offices, retail, food and drink, entertainment and leisure uses (Use Classes A1, A2, A3, A4, A5, B1 and D1) together with associated car parking, landscaping and infrastructure. WARD: Ordsall

Description of Site and Surrounding Area

Zones A and C of the English Cities Fund masterplan approved under application 09/57950/EIAHYB are the most southerly zones and alongside zone B, which lies to the north east, are the closest to the regional centre. Zones A and C cover an area of approximately 1.55 hectares, excluding the already built Premier Inn on plot A5 and the approved and under construction residential buildings on plots A5 and A6. The site comprises approximately 14% of the approved wider masterplan area.

The site is bound by Trinity Way to the west, Irwell Street and Stanley Street to the north and east, by the River Irwell to the south east and by the construction site for the new Ordsall Chord rail link and the Bury, Bolton and Manchester Canal junction with the river to the south west. Beyond the river to the south is the St John’s redevelopment area.

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The site is generally flat and drops to the river.

The site is currently being used as one of several construction compounds for the Ordsall Chord.

There are a number of heritage assets in the vicinity of the site:  Southern Railway viaduct (Grade II*)  Riverside House (Locally listed)  Irwell Street bridge (Grade II)  Stephenson’s bridge (Grade I)  Castlefield Conservation Area in Manchester  Victoria and Albert Warehouse (now the Marriott Hotel) in Manchester (Grade II)

Description of Proposal

The application is submitted to enable a variation of the approved mix of development and a reconfiguration of the plots caused, in part, by Network Rail’s Ordsall Chord development that affects zone C.

Zones A and C, including the buildings on plots A5 and A6, aims to provide:  Up to 1068 dwellings  502 one bed units (47%), 489 two bed units (45.8%), 77 three bed units (7.2%)  Leisure and retail floorspace at ground floor  Up to 755 car parking spaces with 637 located in a new multi-storey car park  New pedestrian and cycle routes and connections to Irwell River Park  Enhanced public realm and landscaping  Allows for a possible new footbridge over the River Irwell

In addition to the existing hotel and the two residential buildings currently under construction, six new blocks are proposed. Five of these are residential buildings and the sixth a multi-storey car park. In detail these are as follows:

Plot A7 – up to 21 storeys. An apartment building comprising up to 220 dwellings designed to form a group of three towers with the two blocks that are under construction. Commercial units at ground floor. These two existing blocks are 11 and 16 storeys in height.

Plot C1 – up to 16 storeys. A residential block that shares a two storey podium with the adjacent plot C2. It provides 165 apartments and fronts the public open space adjacent to the river. It has a commercial unit at ground floor.

Plot C2 – up to 22 storeys. The block comprises up to 162 apartments located at the most southerly part of the site with its gable facing Ordsall Chord.

Plot A1 – up to 11 storeys. A residential block providing up to 60 apartments and a commercial unit at ground floor and located adjacent to Trinity Way to the north of Stanley Street.

Plot A2 – a multi-storey car park of up to 10 levels with a capacity for up to 637 cars.

Plot A3 – up to 33 storeys. The tower provides up to 236 apartments and has a commercial unit at ground floor. It is located at the northernmost corner of the site at the junction of Trinity Way and Irwell Street.

Each building has a maximum height and in addition the number of dwellings and number of storeys are upper parameters. A schedule of development sets out a degree of flexibility with regard to the amount of floorspace and the uses. This same flexibility is a feature of the existing permission. This is set out in the conditions below.

The application is accompanied by the following documents:  Design and Access Statement  Planning Statement

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 Air Quality Assessment  Geo-Environmental Report  Crime Impact Statement  Drainage Strategy  Flood Risk Assessment  Heritage Statement  Noise Impact Assessment  Preliminary Ecological Appraisal  Sustainability and Energy Statement  Transport Assessment  Tree Survey  Waste Management Strategy  Wind deflation Assessment  Archaeological Excavation Reports  Environmental Statement Review  Heads of Terms

Publicity

Site Notice: Non HH setting of listed building Date Displayed: 4 August 2016 Reason: Affecting setting of Listed Building

Press Advert: Manchester Weekly News Salford Edition Date Published: 23 June 2016 Reason: Affecting setting of Listed Building, Article 13 Standard Press Notice

Relevant Site History

12/62269/NMA – Application for non-material amendment to planning permission 09/57950/EIAHYB for the approved hotel use (C1) within Zone D, to be permitted as an alternative use within Zone A, Plot A4. Approved September 2012

14./65542/NMA - Application for a non-material amendment to planning permission 09/57950/EIAHYB for amendments to the wording of the following conditions: 5 (parameters), 14 (Zone G) and 15 (Zone H) and deleting condition 75. Approved November 2014

15/65945/NMA – Application for non-material amendment to planning permission 09/57950/EIAHYB for amendment to the Development Schedule (document 18) to permit as part of the mix uses with zone 4 residential use specifically for plots A5 and A6 (outline permission). Amendment to substitute approved plan 37 for submitted drawing plan 37A revision which is over laid to drawing HED.1062.200 General Arrangement (full permission). Approved March 2015

15/67002/NMA - Application for a non-material amendment to planning permission 09/57950/EIAHYB for substitution of document 18 Development Schedule Version 6 with Version 7 in condition 5 and to replace 15 storeys (residential use) with 16 storeys (residential use) in condition 9 (point k). Approved September 2015

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Neighbour Notification

In addition to the press and site notices the occupiers of ten neighbouring properties have been notified of the application.

Representations

One objection has been received from a resident of the Leftbank apartments in Spinningfields. The grounds of objection are as follows:  The increase in height will increase the population of the area and the road infrastructure cannot cope.  Unacceptable loss of light and direct sunlight  Loss of privacy  The tall building is not in keeping with the area and does not add to the industrial heritage of the area

Consultations

United Utilities - No objections subject to conditions regarding drainage.

Design For Security - No comments received to date

Highways - No comments received to date.

Senior Engineer Flood Risk Management – A flood risk assessment has been provided. It identifies that the local ground is not suitable for infiltration. A drainage strategy has been provided which is appropriate to outline approval but will require development before construction begins. Therefore conditions regarding surface water drainage and flood resilient construction are needed.

Canal And River Trust – The submitted Design and Access Statement makes reference to the landscape design principles and offers an ‘alternative route’ to the narrow towpath. It is considered that the applicant should also examine opportunities to widen or improve the riverside path as part of the overall scheme consistent with saved policy DES6 of the UDP, which requires all new waterside development to facilitate pedestrian access to, along and where appropriate across the waterway and states in the reasoned justification that where there is an existing walkway, any new development adjacent to it will be expected to bring it up to a suitable standard. It is considered that the proposed development has the potential to increase the number of people using the existing path and pedestrian bridge over the entrance to the Manchester Bolton and Bury Canal and as such the Trust would ask that the applicant be requested to give consideration to improvements in this location.

Environment Agency - No objections in principle. Conditions are recommended with regard to contaminated land and piling methods.

Greater Manchester Ecological Unit – The site is generally of low ecological value. The ecological assessment has identified a number of potential ecological constraints including invasive species, nesting birds, commuting and foraging bats and the proximity of the development to the River Irwell. All these issues can at this stage be resolved via condition and or informative. No further ecological information is required prior to determination. Further information may however be required as part of the reserved matters.

City of Manchester - No comments received to date

Manchester Airport - No objections but an informative is requested with regard to crane operations

Transport For Greater Manchester (TFGM) - No comments received to date

Urban Vision Environment (Air and Noise) – No objection in principle but there are air quality and noise issues to consider.

With regard to air quality the submitted report assesses existing and future air quality both with and without the development. While the site lies within the council’s air quality management area (AQMA) the report concludes

Page 125 of 186 that the overall impact on air quality would be negligible and that no mitigation measures are required. With regard to the construction phase the report states that mitigation measures should be deployed. The findings of the report are agreed and conditions are required.

In terms of future A3, A4 and A5 uses a condition is required to safeguard existing and future residents from fumes and odours.

With regard to noise the submitted report builds on an acoustic assessment that supported application 09/57950/EIAHYB and it considers the proposed changes under the current application. The report also takes into account the Ordsall Chord railway link that traverses the south west corner of the site.

The report finds that appropriate internal noise levels could be achieved using a high standard of double glazing to the lounges and a high standard of triple glazing to the bedrooms and the building envelope of any future residential blocks would be designed to incorporate this. A mechanical ventilation system would ensure that future residents could leave windows closed. Even allowing for future increases in rail traffic from the Ordsall chord, appropriate internal noise levels would still be achieved using the above glazing systems.

The findings of the report are agreed and conditions are required.

Urban Vision Environment (Land Contamination) – We agree with the findings of the submitted desk study and concur that a site investigation is required.

Historic England – The application site primarily developed in the early 19th century as a residential and, with the coming of the railway, increasingly industrial canal-side character. Today, the site is primarily dominated by surface car parking and lies within some proximity to a number of highly designated heritage assets, including the southern railway viaduct and colonnade (grade II*), Stephenson’s Bridge over the River Irwell (grade I), former Liverpool Road railway station (grade I), and the adjacent warehouse (grade I) and associated heritage assets.

The illustrative drawings provide some idea of what form the final development could potentially take. However, given the outline manner of the application, with all matters reserved and no apparent parameters defined, it is not possible to give a firm view on the heritage impacts of the proposal. We would encourage some defined parameters to be established with respect to the location and height of any tall buildings. At reserved matters stage it will be important to ensure that the heritage impacts of the proposal are fully understood and we welcome consultation at that stage. We do not wish to object to the current proposal.

Planning Policy

Development Plan Policy

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Unitary Development Plan CH7 - Manchester, Bolton and Bury Canal This policy states that planning permission will be granted for the restoration of the Manchester, Bolton and Bury Canal. Development that would prejudice the reinstatement of the canal and its towpath will not be permitted. Developer contributions will be sought where the restoration or improvement of the canal or towpath is necessary to enable development.

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

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

Unitary Development Plan EN5 - Irwell Valley This policy states that development within the Irwell Valley will not be permitted where it would result in the fragmentation of the open land resource; reduce the public accessibility existing and proposed routes within the valley; have an unacceptable impact on the landscape or wildlife; result in the unacceptable loss of land of acknowledged existing or potential recreation value; have an unacceptable impact on important views; have an unacceptable effect on water quality; have an unacceptable impact on the visual quality of the river frontage; or have an unacceptable impact on the amenity of other valley users.

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 ST7 - Mixed-use Development

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This policy states that mixed use development schemes that minimise the need to travel will be focused towards specific areas including Lower Broughton.

Other Material Planning Considerations

National Planning Policy

National Planning Policy Framework

Local Planning Policy

Planning Guidance - Shaping Central Salfords Spaces The handbook builds on the principles set out in the Salford City Council urban design guide, Shaping Salford and defines the standards for those working with the built environment. This handbook should be used to set a benchmark for public realm improvements across the city. By adopting these standards this guide contributes to creating public spaces that are appealing and become well-loved and used spaces at the heart of the community.

Planning Guidance – Salford Central This guidance sets out policies aimed at achieving the vision for the Salford central area to be comprehensively regenerated in order to transform it into a distinctive new part of the city centre. The focus for this site is on a mix of development led by commercial floorspace.

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Planning Guidance – Salford Central Development Framework This Development Framework promotes a comprehensive approach to regenerating Salford Central to ensure that the vision is delivered and that Salford is indeed transformed from the ‘world’s first industrial city to city beautiful’.

Planning Guidance – Irwell River Park The guidance has been prepared to support the development of a natural, accessible and attractive city park providing green space, walkways and cycle routes along the River Irwell. It is a joint venture between Salford Manchester and Trafford council’s

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

Appraisal

The main issues to be considered in the determination of the application are as follows:  Whether the principle of development is acceptable  Whether the scale and massing is acceptable  Whether the mix of dwellings is acceptable  Whether sufficient car and cycle parking is provided  Whether the effect on the adjacent conservation area and listed buildings is acceptable  Whether the impact on neighbours is acceptable  Whether the impact on the local highway network is acceptable  Whether the development sufficiently mitigates its impacts in accordance with the Planning Obligations SPD

Principle of Development

The site is previously developed land in an accessible location within easy walking distance of the regional centre and Salford Central station. The previous permission remains extant and the application is therefore welcomed in principle. In the most recently published version of Salford’s Strategic Housing and Economic Land Availability Assessment 2015, the site is considered capable of development for a mix of housing and economic uses. This is consistent with the previous permission that envisaged such a mix.

The issue of principle to be addressed is whether a residential led development as opposed to an office space led development is now acceptable.

The previous permission approved residential use on zone C and office use on zone A. The applicant has stated that the principal reason for the change in mix is current market conditions, which are markedly different from when the outline permission was granted. Demand for residential buildings has significantly outstripped other land uses due to the national shortage of housing. In particular the demand for city centre and edge of centre apartment schemes has grown significantly whilst more city centre residents are choosing to rent than in the past, thus driving the demand and viability for private rented sector schemes. Therefore this change in use is seen as an effective way of ensuring viability and deliverability across the masterplan regeneration.

At the same time as these changes in the housing market the office market has also altered. Zone B to the north is seen as a direct extension of Spinningfields. The St Johns scheme though, to the south of Spinningfields, is a residential and leisure led scheme. At the same time large scale office development has come forward around St Peters Square towards the more traditional core of the regional centre. Zone A is not considered to be a natural extension of the commercial heart of the regional centre.

The comments of the applicant are noted. The council has recently allowed a shift in emphasis on the Middlewood site away from offices to residential. A significant amount of commercial space is still proposed.

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The site lies within the area covered by policy MX1 where housing is considered to be an acceptable use. General industrial use is not a use considered to be appropriate. The development of the site for residential development is appropriate given that the site has no main road frontage.

The Salford Central Planning Guidance was adopted in March 2008. Policy SC14 of the guidance states that a mix of commercial and residential developments will be included in this area with the commercial uses located closer to Salford Central station with smaller floorplates than those in zone B. It states that residential developments in the remainder of the site are expected to be of a smaller scale than commercial developments. The policy also states that there will be a new pedestrian bridge connecting this site to the Manchester bank at Water Street.

The reasoned justification to the policy states that the strategic location of the Salford Central station area close to the heart of the regional centre provides a good opportunity to develop it as a new commercial hub and corporate centre in the heart of Salford, complementing the Spinningfields development.

Salford Central Development Framework was approved in May 2009. It establishes this site, and the existing hotel and two residential buildings under construction, as an area distinct from the corporate centre around Salford Central station to the north east. It sets out that the proposals for the area include a mix of commercial and residential development with commercial located to the north as an extension of the corporate centre with residential to the south. This is consistent with policy SC14 of the planning guidance.

However, the Framework also points out, at paragraph 4.3 that the uses proposed are supported by recent demand studies and that commercial uses may also extend into this area.

It is clear that the requirement for a sustainable mix of uses and the need for new commercial floorspace is focused on the area within the immediate vicinity of Salford Central station. Indeed an application for a second new office building also appears on this agenda. The framework sets out that the proposed distribution of uses was influenced at the time by demand studies. The current application is similarly influenced by market demand. While members of the Panel will be mindful that a residential led scheme has been approved on the Gore Street site to the north of Salford Central station and that the Panel has recently approved residential schemes at Trinity Riverside in close proximity to the station the concentration of office floorspace in zone B between the River Irwell and Salford Central station will ensure that there is a true mix of uses in the area and that a sizeable quantum of commercial floorspace is delivered.

It is also considered that if the city is to continue to meet its housing targets then high density residential development will be required in sustainable locations such as this in order to relieve pressure on greenfield sites in more suburban locations.

One of the core principles of the NPPF is that planning should proactively drive and support economic development to deliver homes that the country needs (paragraph 12). The proposed development will contribute significantly to boosting the supply of housing in accordance with the requirements of paragraph 47 of the NPPF.

It is considered that the proposed development is acceptable in principle.

Scale and Massing

In addition to those policies that relate to design within the UDP and the Design SPD it is also important to bear in mid the Guidance on tall Buildings originally issued by the Commission for Architecture and the Built Environment (CABE – now part of the Design Council) and English Heritage (now Historic England). It states that in the right place, tall buildings can make positive contributions to city life and can serve as beacons of regeneration and stimulate further investment. In contrast though it also points out that by virtue of their size and prominence, such buildings can also harm the qualities that people value about a place and that in many cases one of the principal failings is that many were designed with a lack of appreciation about the context in which they were to sit.

The Development Framework points out that the height of development is an important determinant of the character of a place and needs to respond both to the existing context, the land uses proposed and the desired

Page 131 of 186 future image. It points out that particular sensitivity is applied within the historic core and Chapel Street neighbourhoods where taller development would impact on the setting of the existing built heritage. The Framework promotes a number of height and massing principles for this River Irwell Quays area:  Development that provides a consistent built edge to Trinity Way and therefore maximises the opportunity to create open space to the southern riverside.  Heights generally ranging from eight to ten stories within large floorplate commercial buildings to the south of the railway viaduct and six to seven stories with potential for an additional set back storey, for residential.  Potential for a taller landmark building at the western end of the area.

It is considered that the scale and massing of the proposed development must be considered in the context of the St Johns area where the masterplan proposes two residential towers of 30 and 40 storeys directly adjacent to the site across the River Irwell. There has been a marked change in the context since the Development Framework was adopted and the original outline permission was granted. There has been significant shift towards greater building heights within the wider area.

As such it is considered that the increase in building heights within the area is appropriate and acceptable.

Landscaping

The open space that is proposed adjacent to the River Irwell does not form part of the Irwell River Park proposals. Instead the requirement for open space is set out in the Salford Central Development Framework, which states, regarding this site, that the linear riverside walkway and cycle route will “widen to form a small park at the heart of the River Irwell Quays.”

The application is in outline though and therefore relates to the buildings only. The application does set out a clear overarching landscape plan setting out the key principles to be used across the site to maintain the cohesive approach to landscaping across the masterplan area.

The key landscaping area will be the riverside park, Stanley Street and its secondary lanes and ginnels, courtyard gardens and the transition space to Trinity Way. This transition space links to the new pedestrian crossing of Trinity Way that will be installed at the same time as the Ordsall Chord works are being undertaken. This will then link through to the central pedestrian route of three through the Middlewood viaduct to the Middlewood locks site.

The key design principles are that these spaces are bright, safe, high quality spaces that are enhanced and benefit from their riverside setting. The riverside park and transition space to Trinity Way are designed to facilitate both movement through them and as places to stop and rest. Space would also be available for small scale community events. The park will feature both amenity lawn space and wildflower planting on the banks that deal with the areas of steepest gradient.

A comparison of the approximate areas of open space provided in the previously approved application shows that there is a reduction of approximately 5%. The size of the site has also reduced by more than 5% as a result of the impact of the Ordsall Chord. Pedestrian movement through the park is intended to be unrestricted.

While detailed landscaping will be dealt with at reserved matters stage it is considered that the approach outlined will create a high quality landscaped environment that accords with the requirements of policy DES9 of the UDP.

Dwelling Mix

Paragraph 50 of the NPPF sets out that local planning authorities should deliver a wide choice of high quality homes and create sustainable, inclusive and mixed communities. Policy H1 of the UDP states that all new housing developments will be required to contribute towards the provision of a balanced mix of dwellings within the local area in terms of size, type, tenure and affordability. This policy is supplemented by policies in the Housing Supplementary Planning Guidance. Policy HOU1 of the Housing SPG states that within the Regional Centre, the very high level of accessibility, the scale of the existing buildings, and the need to support that areas development as a vibrant city centre location means that apartments will normally be the most appropriate form

Page 132 of 186 of housing provision. Policy HOU2 of the Guidance seeks to ensure that where apartments are considered appropriate they should provide a broad mix of dwelling sizes, both in terms of number of bedrooms and the net residential floorspace. Studios and one bed apartments should not predominate and a significant proportion of three bedroom apartments should be provided. The reasoned justification clarifies that the majority of apartments should have two or three bedrooms with a floorspace of 57sq.m or more.

The proposal includes 47% one bed dwellings and 7.2% three bed dwellings. It is considered that the proposed mix of dwellings accords with the requirements of policy HOU2 of Housing Planning Guidance.

Highways and Parking

The site lies within an accessible location close to the regional centre and within walking distance of major public transport routes where frequent bus services serve Blackfriars Road and Chapel Street. Given the site’s previous use as surface car parking it remains a feature of this application that the proposals include a multi- storey car park. This car park will serve a number of functions including additional capacity for the office developments to the north east within zone B and additional capacity for the hotel and residential uses within the remainder of the site as well as a partial replacement of the former parking on the site.

Given the above the level of parking proposed is considered appropriate and acceptable in accordance with Council standards.

There are no objections on highway grounds.

Heritage Issues

Section 66(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 states, “In considering whether to grant planning permission for development which affects a listed building or its setting, the local planning authority or, as the case may be, the Secretary of State shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.”

In terms of conservation areas, there is a similar statutory duty under the terms of Section 72(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 requires Local Planning Authorities to pay, “special attention in the exercise of planning functions to the desirability of preserving or enhancing the character or appearance of a conservation area.”

The effect of these sections is that decision-makers considering harm to heritage assets cannot simply treat the desirability of preserving the setting of a listed building as a mere material consideration to which they can simply attach the weight they see fit in their judgment. The statutory duty provided by section 66(1) of the Act goes beyond that and treats the preservation of the setting of a listed building as presumptively desirable. The effect of the statutory requirement is to impose a duty on decision-makers to give “considerable importance and weight” or “high priority” to the desirability of preserving listed buildings and their settings.

Paragraph 131 of the National Planning Policy Framework states that in determining planning applications, local planning authorities should take account of:  The desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation;  The positive contribution that conservation of heritage assets can make to sustainable communities including their economic vitality; and  The desirability of new development making a positive contribution to local character and distinctiveness.

Paragraph 132 states that when considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the assets conservation. It goes on to point out that significance can be harmed or lost through development within its setting and that substantial harm to a grade II listed building should be exceptional

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Paragraph 133 states that where substantial harm occurs permission should be refused, unless it can be demonstrated that the substantial harm is necessary to achieve substantial public benefits that outweigh the harm or where a number of criteria apply that includes where the harm is outweighed by the benefit of bringing the site back into use.

Paragraph 134 states there where a development proposal leads to less than substantial harm to the significance of a designated heritage asset, this harm should against the public benefits of the proposal, including securing its optimum viable use.

Paragraph 135 points out that the effect of an application on the significance of a non-designated heritage asset should be taken into account in determining the application.

In the annex to the NPPF the setting of a heritage asset is described as “the surroundings in which a heritage asset is experienced. Its extent is not fixed and may change as the asset and its surroundings evolve. Elements of a setting may make a positive or negative contribution to the significance of an asset, may affect the ability to appreciate that significance or may be neutral.”

“The Setting of Heritage Assets” published by English Heritage in June 2012 establishes a five step methodology for assessing the process by which development proposals affecting the setting of a proposal can be assessed. This identifies that the numbers and proximity of heritage assets in urban areas mean that setting is intimately linked to considerations of townscape and urban design. Those steps of relevance here are:  Step 1 - Identifying the heritage assets and settings affected  Step 2 - Establishing the degree to which the settings make a contribution to the significance of the heritage asset  Step 3 - Determining the effect of the development on the proposed heritage asset  Step 4 - Maximising enhancement and minimising harm.

Policy CH2 of the UDP states that permission will not be granted for development that would have an unacceptable impact on the setting of any listed building.

There are three heritage assets within the vicinity of the site:  Stephenson’s bridge (grade I) – 120m from the closest proposed building  Irwell Street bridge (grade II) – 50m from the closest proposed building  Southern railway viaduct and colonnade (grade II*) – 65m from the closest proposed building  Riverside House (locally listed) – 27m from the closest proposed building  Victoria and Albert Hotel (grade II) – 40m from the closest proposed building  Liverpool Road railway station (grade I) – 180m from the closest listed building  Warehouse adjacent to the railway station (grade I) – 120m from the closest proposed building  Castlefield Conservation Area – 40m from the closest proposed building

With regard to the railway viaduct and the Irwell Street bridge planning permission 09/57950/EIAHYB permits buildings of similar heights closer to each of these listed structures.

Both of these structures have significance on a number of levels. The bridge is a good example of late 19th century bridge construction and engineering incorporating both stone and metal work, which remains as original and which incorporates the Arms of both Salford and Manchester. The railway viaduct and colonnade is of earlier construction and features massive cast-iron columns with Egyptian lotus flower capitals. It is a good example of railway construction and engineering incorporating highly decorative elements. Both therefore have high material, design and social significance within its structure retaining 19th century design and decoration that allows an interpretation of its significance and role in bringing the communities of Salford and Manchester together through better communication.

With regard to the Irwell Street bridge the Spinningfield apartments are located directly adjacent and the setting of bridges by their nature is one of taller development which does not detract but rather is seen as a natural juxtaposition given the urban setting. It is an established principle of good urban design that taller buildings will signal crossing points on rivers. In this instance the closest proposed building is the 33 storey tower at the junction of Irwell Street and Trinity Way. The lower and existing hotel lies directly between the two and as such the proposed development is not considered to have any substantial harm on the setting of this listed bridge.

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With regard to the Southern railway viaduct and colonnade the tall tower is located diagonally across the major road junction that forms the intersection of Trinity Way and Irwell Street. The existing multi-storey car park lies directly adjacent to the listed structure. Given the distance between the heritage asset and the tower and the road alignments it is not considered that there is any substantial harm on the setting of the listed structure.

With regard to the locally listed Riverside House the elements that render the building of significance relate to its detailed elevation rather than any wider setting. Irwell Street separates the proposed development from the locally listed building and therefore it is not considered that the proposed building would harm this non- designated heritage asset. It is considered that the improvements to the public realm in this location would enhance its setting.

Stephenson’s bridge, the former Liverpool Road railway station and the adjacent warehouse are of the highest architectural and historic significance due to their early date, intactness and in the case of the bridge, the design by George Stephenson. They form integral parts of the world’s first passenger railway station and are of national importance and significance.

The setting of these three grade I listed structures is dominated by their immediate surroundings. As railway structures the relationship between them remains intact albeit that the new rail structure, the Ordsall Chord, will separate the bridge from the two buildings. Given the urban setting the wider setting has changed considerably and the St Johns development will see further change. It is considered that while these assets are of the highest heritage significance the contribution that setting makes is comparatively low. Given the distance involved it is considered that the effect on the setting of these heritage assets is negligible.

The listed former warehouses are now the Victoria and Albert hotel and have therefore been considerably altered. They are good examples of early to mid 19 century warehouses illustrating the historic relationship between commerce and the river. They are of medium significance.

The Castlefield Conservation Area extends over a large area and centres on the Roman remains of Mancunium. Of more relevance to this site, the River Irwell was made navigable in the 1720s and the first quay constructed in 1734. At the turn of the 19 century the Castlefield area was the hub of the canal network in Manchester. The world’s first railway station was opened in 1830. The wider Conservation Area is of the highest significance on both physical and social levels.

It is considered that the transformation of the site from surface car parking to provide a significantly enhanced public realm and residential development will, as set out in paragraph 137 of the NPPF, make a positive contribution to the setting of the heritage assets listed above and will better reveal their significance to a wider public.

For the reasons set out above it is considered that the proposed development will not cause detriment to the heritage assets in the vicinity of the site and the significance of the assets will be preserved in accordance with the requirements of the NPPF.

Impact on Neighbours

There are no residential neighbours in close proximity of the site, the nearest being on the opposite bank of the Irwell in Spinningfields. These neighbours are approximately 90m from the proposed development

It is therefore considered that there is no detrimental effect on any existing residential neighbour in accordance with the requirements of policy DES7 of the UDP.

The development will have a far closer relationship with the two residential buildings currently under construction but given the fact that these form part of the same wider development and the relationship between the third of the three towers fronting the River Irwell will be the same as exists between the first two consented buildings it is not considered that there will be any detrimental effect on any future residential neighbour or occupier in accordance with the requirements of policy DES7 of the UDP.

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The existing neighbouring uses are commercial in nature with good interface distances, being separated from the application site by major highways or the River Irwell.

Sustainability

The City Council’s Sustainable Design and Construction SPD seeks to ensure that sustainable design and construction measures are integrated into new developments. Compliance with this SPD is demonstrated through submission of a sustainability checklist. The applicant has provided details of how the design and construction of the scheme would minimise energy consumption and maximise sustainability. It is noted that the application is submitted in outline though and that much of the detail around specific sustainability measures will come at detailed design stage, albeit that experience on plots A5 and A6 has shown that the use of photovoltaic cells is the most effective means of clean energy power generation. Given this experience it is considered that the development is likely to meet the City Council's aspirations in terms of sustainability and the requirements of the SPD and a suitably worded condition is attached.

Planning Obligations

The applicant has already entered into a S106 Agreement that has set up a Development Trust account for the wider Salford Central site covered by application 09/57950/EIAHYB.

Policy SC3 of the Salford Central Planning Guidance states that the City Council will use planning obligations to secure contributions from developments in Salford Central to achieve the successful and sustainable comprehensive regeneration of the whole of the area.

The Salford Central Planning Guidance states that the City Council is keen to support regeneration efforts within Salford, particularly in parts of the City where market conditions mean that development is difficult to achieve or it is important to promote wider regeneration efforts within that area. In these circumstances the City Council may be prepared to accept obligation sums at a lower level that the Planning Obligations SPD indicates would usually be the case. Equally, there will be situations where the value of the obligation may need to be higher, and potentially significantly so. The Guidance confirms that the City Council considers that these special circumstances exist in Salford Central and that some developments will be required to contribute more than others.

The Planning Guidance goes on to state that applicants will be expected to demonstrate how their proposals address the principles covered in the Guidance, i.e. how they will contribute towards the comprehensive regeneration of the area. Normally this would have required the applicant to make significant contributions towards improving the area in line with the Planning Obligations SPD.

The Panel previously agreed that such an approach at Salford Central would not result in all of the area being developed to a high standard, and would not achieve redevelopment and the significant improvement of the Chapel Street corridor. Such an approach would have been likely to result in only some parts of the area being developed, with other sites remaining untouched and unlikely to be developed in compliance with the Planning Guidance. The Panel previously accepted a Section 106 package, the main thrust of which is to achieve the comprehensive holistic, high quality regeneration of Salford Central. Cross-subsidy from more viable commercial development is required to deliver the significant intervention in the Chapel Street corridor and other areas to deliver the wider regeneration on the ground. This cross-subsidy was clearly important during the recession but will also potentially achieve future development that failed to take place over the recent years of a strong property market.

The Development Trust Account, established via the existing Section 106 obligation, is controlled by the City Council and captures value created by the development of the commercial core and other viable sites and uses that value to enable development along Chapel Street, such as Vimto Gardens, to take place and to deliver high quality public realm and infrastructure needed to stimulate development adjoining the application site. The details of the mechanism are set out below.

It is also important to recognise that the applicant also entered into a Development Agreement with the City Council to deliver the comprehensive regeneration of Salford Central. The Agreement caters for the redevelopment of the application site on a phased basis, recognising that some sites within the application

Page 136 of 186 boundary are more viable than others, with some sites and their associated infrastructure being non-viable. This principle is reflected in the Salford Central Planning Guidance outlined above.

It is considered that the continued use of the Development Trust Account within the S106 Agreement is acceptable as an appropriate response to the circumstances presented by the original permission and the current proposals The mechanism for the agreement is detailed, and the following attributes are outlined to explain simply the mechanism and how developer contribution and value is secured as a substitute for the normal policy provisions:

• Presently ECF does not have full ownership or control of the whole of the wider area covered by application 09/57950/EIAHYB. The S106 includes an obligation to require the applicant to enter into supplemental S106 agreements binding all subsequently acquired land within the area. In this manner the City Council can ensure that all redeveloped areas are bound into the agreement’s provisions; • The Development Trust Account is set up in a form approved by the City Council and when each phase or plot of development is proposed by the applicant, such proposals (including proposals for development, the securing of funds for the Account, and for how those funds shall be used) has to be approved by the City Council before the development of that phase or stage can begin; • The Development Trust Account operates on the basis of collection of value from each development or phase. The account is operated through a steering group comprising the City Council and the applicant. The applicant will then have to submit its proposals to the City Council as local planning authority at each phase or stage of the development; • Funds in the Development Trust Account will be used in a manner that enables non-viable development to take place or to deliver infrastructure. For example, an office in Zone B may release X funds into the account, permitting Y funds to be drawn down to improve Islington Park in Zone J; and • It is understood and accepted that bringing forward what would otherwise be non-viable development will probably be the largest call for funds in line with expectation of the Salford Central Planning Guidance. The other areas of spend are drawn from a specified list of matters related to normal developer contributions, i.e. improved public realm, infrastructure and affordable housing.

Alongside the Development Trust Account provisions in the existing Section 106 Agreement include the following obligations:

• The establishment of a Transport Forum to coordinate the transport interests, such as Highway Agency, GMPTE, City Council, URC and other regulatory and statutory bodies. The Forum would be consulted on transport matters related to the development, including travel plans, which will operate alongside planning condition requirements; • Related to the above, a Salford Central Travel Plan Framework has been prepared by the applicant’s transport consultants WSP. The S106 will outline the objectives to assist the framing of individual travel plans as detailed proposals come forward for development and first use. • Highway works improvement payment to assist the setting up and running of the Transport Forum and to monitor and measure impacts of the development. • Payment towards necessary Traffic Regulation Orders for traffic management connected to the development • Establish a Construction Transport Forum to coordinate interests during construction. • Local Employment and Skills partnership to work with the City Council and local groups to maximise potential for local people to benefit from construction jobs and long term employment opportunities including education and training.

Subject to entering into the Section 106 Agreement and relevant planning conditions it is considered that given the unique nature and scale of the applicant’s proposals across the wider area, the Development Trust Account, alongside the separate Development Agreement between the applicant, ECf, and the City Council, remains the appropriate way forward. Indeed, it should be pointed out that, in the right market conditions, the value of the S106 obligations will exceed what would be achieved by a ‘normal’ approach. As such it is considered that the S106 proposals satisfy the key thrust and requirements of the Planning Guidance and provide an exceptional approach allowed for in policies DEV5 and H8 and in the Planning Obligations SPD that enables the City Council to depart from the usual approach of seeking developer contributions.

Value Added

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The public realm areas, siting of buildings and location of commercial units has been improved through pre- application discussions.

Conclusions

The proposal is in accordance with the NPPF and is fully supported by the aims and objectives of the adopted Unitary Development Plan. The change in emphasis from commercial development to residential development is justified in the context of the Salford Central Planning Guidance and the Salford Central Development Framework which were adopted giving consideration to the market conditions of the time. It is accordingly recommended that the application be approved.

Recommendation

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

1) The Strategic Director of Environment and Community Safety be authorised to enter into a legal agreement under Section 106 of the Town and Country Planning Act to secure a variation to the existing S106 Agreement

2) That the applicant be informed that the Council is minded to grant planning permission, subject to the conditions stated below, on completion of such a legal agreement;

3) The authority be given for the decision notice relating to the application be issued (subject to the conditions and reasons stated below) on completion of the above-mentioned legal agreement;

Conditions

1. Application for approval of reserved matters must be made not later than the expiration of seven years beginning with the date of this permission and the development must be begun not later than whichever is the later of the following dates: (a)The expiration of seven years from the date of this permission; or (b)The expiration of two years from the final approval of the reserved matters, or in the case of approval on different dates, the final approval of the last such matter to be approved.

Reason: To comply with the requirements of Section 92 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

2. The development hereby permitted shall be carried out in accordance with the following approved plans and the Schedule of Development ACM v1

NBM-AHR-AC-XX-DR-A-90-001 Location Plan revision B NBM-AHR-AC-LG-DR-A-20-001 Lower Ground Floor Plan revision D NBM-AHR-AC-00-DR-A-20-002 Ground Floor Plan revision D NBM-AHR-AC-XX-DR-A-90-005 Zonal Masterplan revision A

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

3. The approval of the Local Planning Authority shall be sought in respect of the following matters before development on a phase or plot takes place - the access; appearance; landscaping; layout; and scale.

Reason: The application is granted in outline only under the provisions of Article 5 of the Town and Country Planning (Development Management Procedure) (England) Order 2015 and details of the matters referred to in the condition have not been submitted for consideration.

4. No application for reserved matters shall be made until a scheme for the phasing of development across the whole development site has been submitted to and agreed in writing by the Local Planning Authority. The phasing scheme shall include the following matters:

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a) a plan demarcating the development phases; b) details of development plots, uses and floorspaces by development phase; and c) a programme of delivery of development phases.

All reserved matters applications and consequent development shall be made in accordance with the approved phasing scheme, or any subsequent submitted and approved amendments to the scheme.

Reason: To ensure the satisfactory development of the site in a phased manner and that phasing details were not submitted as part of the application.

5. No retail unit (class A1 use) shall exceed 500sq.m gross floorspace throughout the development site.

Reason: To ensure that the level of retail development is consistent with the ancillary and local need for retail development in accordance with policy MX1 of the City of Salford Unitary Development Plan.

6. Unless otherwise agreed in writing by the Local Planning Authority no more than 755 car parking spaces, to include a minimum of 10% spaces for disabled drivers, cycle and motorcycle parking spaces, shall be provided across the site. Such disabled, cycle and motorcycle spaces shall be retained and kept available for use thereafter.

Reason: To ensure that an adequate amount of car parking is available for occupants and visitors to the development in accordance with policy A10 of the City of Salford Unitary Development Plan.

7. Any development within Zone A as shown on hereby approved Zonal Masterplan, shall be brought forward for reserved matters approval in accordance with the approved Schedule of Development ACM v1 and the following parameters: a) the approved uses shall be for residential, retail/leisure, food & drink, commercial, financial & professional, office, studios, workshop space, crèche, day nursery, public open space, car parking and ancillary uses; b) the maximum new gross floorspace shall be 86,920m2; c) the maximum gross retail use (Class A1) floorspace shall be 680m2 and shall be located on ground floor including mezzanine level; d) the maximum gross commercial, financial & professional uses (Class A2/B1) floorspace shall be 680m2; e) the maximum gross restaurant and cafe use (Class A3) floorspace shall be 680m2 and shall be located on ground floor including mezzanine level and any river terrace; f) the maximum gross drinking establishment use (Class A4) floorspace shall be 680m2 and shall be located on ground floor including mezzanine level and any river terrace; g) the maximum gross takeaway use (Class A5) floorspace shall be 200m2 and shall be located on ground floor only; h) the maximum hotel use (Class C1) floorspace including ancillary uses to the hotel operation shall be 5,775m2; i) the maximum residential use (Class C3) floorspace including ancillary uses; j) the maximum crèche/day nursery uses (Class D1) floorspace shall be 680m2 and shall be located on ground floor only; k) the maximum number of car parking spaces shall be 658 spaces, with no greater than 637 spaces formed within a multi-storey car park; l) the maximum height of any building shall be 33 storeys (not higher than 100 metres above ground level excluding plant); m) the footprint of all new buildings at ground level shall not exceed 6,080m2; n) no more than 7 buildings or plots shall be formed within the zone; and o) incorporate the requirements of Irwell River Park through the zone.

Reason: To ensure an appropriate mixed use development in accordance with policies ST1, ST7, DES1 and MX1 of the City of Salford Unitary Development Plan and to ensure the development accords with the scheme that was subject to environmental impact assessment.

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8. Any development within Zone C as shown on hereby approved Zonal Masterplan, shall be brought forward for reserved matters approval in accordance with the approved Development Schedule (Document 18) and the following parameters: a) the approved uses shall be for residential, retail/leisure, food and drink, commercial, financial and professional, office, creche, day nursery, car parking, public open space and ancillary uses; b) the maximum new gross floorspace shall be 32,200m2; c) the maximum number of residential apartments shall be limited to 327 units with a maximum gross floorspace of 27,610m2; d) the residential uses shall be arranged in up to 2 blocks on a podium with parking, servicing and access at ground levels (2 levels) beneath; e) the maximum number of car parking spaces shall be 97 spaces located at ground levels (2 levels) in an undercroft/surface arrangement; f) the maximum height of any building shall be 22 storeys (not higher than 67 metres from ground level excluding plant); g) the footprint of the buildings at ground level shall not exceed 1,720m2; and h) incorporate the requirements of Irwell River Park through the zone and linkage to the Manchester Bolton Bury Canal.

9. Any application for the approval of reserved matters for any phase or plot within the development site shall be accompanied by a Design and Access Statement for that phase or plot that shall set the design principles and concepts that have been applied to the proposals including the appearance, scale and landscaping of the development. In addition, the design element shall demonstrate how the proposals have had regard to the hereby approved layout in terms of the context of the phase or plot within its development zone and the overall development site. The access element shall explain how access arrangements to the relevant phase or plot will ensure that all users will have a convenient and safe means of access to buildings and spaces related to the phase or plot, its development zone, the overall development site and the public transport network. Development of each phase or plot shall be carried out in accordance with the approved details.

Reason: To ensure satisfactory standards of design and access for all users in accordance with policies DES1 and DES2 of the City of Salford Unitary Development Plan and the Design Supplementary Planning Document and to accord with the requirements of the Town and Country Planning (General Development Procedure) (Amendment) (England) Order 2006.

10. Any application for the approval of reserved matters for any phase or plot within the development site shall be accompanied by the following information, where relevant to the particular reserved matters, for approval in writing by the Local Planning Authority: a) floorplans for each level of any building including basement and mezzanine levels and roof plan; b) cross-sections in two planes for any building including basement levels; c) details of finished floor levels; d) details of total gross floorspace for any building, and gross floorspace for separate units or uses within; e) floorplans to demarcate different units/uses formed within any building; f) access and movement strategy for ingress and egress for pedestrians and vehicles for any building; g) details of internal circulation for buildings and units formed within, including emergency access; h) details of on-site waste management relevant to any building or use(s) therein, including waste recycling; i) elevations for all sides of buildings erected; j) details of shopfronts and location for signage; k) signage strategy for each building to inform future advertisement consent applications; l) details of external lighting; m) details and arrangement of any required external plant, extract ventilation and flues, including detailed specifications of proposed plant; and n) landscaping plan for all public and private areas (except private gardens) prepared in accordance with a Landscape Management Scheme.

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The development of any phase or plot shall be carried out in accordance with the approved details unless otherwise agreed in writing by the Local Planning Authority.

Reason: For the avoidance of doubt and to ensure satisfactory standards of design, scale, appearance, landscaping, layout and access are achieved in accordance with policies DES1 and DES2 of the City of Salford Unitary Development Plan and the Design Supplementary Planning Document.

11. Any relevant application for the approval of reserved matters for any phase or plot shall be accompanied by a Landscape Management Scheme for the relevant phase or plot within the development site covering all landscaped areas including associated public realm improvements, but excluding private gardens. Such scheme shall include full details of trees and shrubs to be planted, green infrastructure, walls, fences, boundary and surface treatments, details of proposed seating, lighting structures, public art, water features, bollards, bins, cycle racks, grilles, other associated street furniture or amenity features and details of the applicant's proposals for the future maintenance of the landscaping. The development of each phase or plot shall be carried out and maintained in accordance with the approved scheme.

Reason: To ensure the provision of an acceptable standard of public realm in accordance with policy DES3 of the City of Salford Unitary Development Plan.

12. Upon approval of the landscaping details pursuant to Condition 11 of this permission, the new planting shall be carried out during the planting season October/March inclusive, in accordance with the appropriate British Standard BS4428:1989 (as amended, revoked or re-enacted), immediately following start of works, unless otherwise agreed in writing by the Local Planning Authority. Any plants or trees found damaged, dead or dying in the first five years are to be duly replaced and the scheme thereafter retained.

Reason: To ensure a satisfactory standard of public realm in accordance with policy DES3 of the City of Salford Unitary Development Plan.

13. Any relevant application for the approval of reserved matters for any phase or plot within the development site shall be accompanied by a 'Crime Impact Statement' (CIS) which shall examine all aspects of site security including, site car parking, pedestrian footways, entrances, internal layout and external security measures for that phase or plot and which shall be capable of meeting 'Secured by Design' requirements. The CIS shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development of that phase or plot. Development of that phase or plot shall be carried out in accordance with the approved CIS and any approved site security measures shall be retained thereafter.

Reason: In the interests of public safety and in accordance with policy DES10 of the City of Salford Unitary Development Plan.

14. Any application for the approval of reserved matters (other than those relating to landscaping alone) for any phase or plot within the development site exceeding either 15 residential units or 1,000 sq m of non- residential floorspace shall be accompanied by a Sustainability and Energy Statement that will set out: a) the relevant standards for assessment and justification for the use of those standards; b) the performance of the proposed building or unit against those standards, including explanation of assessment methodology and workings out; c) a statement of compliance (or otherwise) with the prevailing planning policy requirements at local and national level for energy efficiency with reference to the standards achieved. Where standards are not achieved explanation must be provided; and d) an assessment of the viability and/or feasibility of incorporating 10% of their predicted energy requirements from decentralised and renewable or low-carbon sources.

The development of that phase or plot shall be carried out in accordance with the approved assessment and any approved measures retained thereafter unless otherwise agreed in writing by the Local Planning Authority.

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Reason: To ensure that opportunities for on-site decentralised and/or renewable energy sources are identified in accordance with policy EN21 of the City of Salford Unitary Development Plan.

15. Any application for reserved matters (other than those relating to landscaping alone) for any phase or plot within the development site shall be accompanied by details of waste management/servicing arrangements, servicing access and movements for each unit / use provided within a building within the relevant phase or plot within the development site for which reserved matters approval is sought, which for avoidance of doubt shall include details for the provision of bin storage, recycling facilities, separation of hazardous and non-hazardous wastes, bulky waste storage and hours of servicing for non-residential uses/units.

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

16. Prior to the first occupation of any building, or unit therein, within any phase or plot a verification report to demonstrate that waste management/servicing arrangements have been implemented in accordance with approved details under Condition 15 shall be submitted to and approved in writing by the Local Planning Authority. The waste management / servicing arrangement shall be retained thereafter.

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

17. Any application for the approval of reserved matters (other than those relating to landscaping alone) for any phase or plot within the development site shall be accompanied by a detailed assessment of wind deflection in relation to that phase or plot. The assessment shall demonstrate how matters of wind deflection have informed the detailed design of the buildings within the phase or plot. The development of that phase or plot shall proceed in accordance with proposed measures.

Reason: To safeguard the amenity of the future occupants of the development in accordance with policy DES 7 of the City of Salford Unitary Development Plan.

18. Any application for the approval of reserved matters (other than those relating to landscaping alone) for any phase or plot within the development site shall be accompanied by a statement that sets out potential impact on sunlight/daylight, shadow cast and light obtrusion as agreed in writing by the Local Planning Authority. The assessment shall demonstrate how such matters have informed the detail design of buildings and structures and has minimised impact on adjacent buildings and occupiers. The development of that phase or plot shall be completed in accordance with the agreed details.

Reason: To safeguard the amenity of the future occupants of the development in accordance with policy DES 7 of the City of Salford Unitary Development Plan.

19. Any application for the approval of reserved matters for any phase or plot within the development site shall be accompanied by an Ecological Management Plan including long-term design objectives, management responsibilities and maintenance schedules for all landscaped areas (except privately owned domestic gardens), which shall be submitted to and approved in writing by the Local Planning Authority. The Ecological Management Plan in respect of each phase or plot shall include the following elements;

a) details of maintenance regimes; b) details as to how the ecological, flood risk, surface water and wind deflection mitigation measures will be integrated at the detailed design stage, rather than dealt with as separate entities; c) details of any new habitat created on site, including brown/green roof systems, bat roosts and nesting habitats; d) details of treatment of site boundaries and/or buffers around water bodies; e) surveys for nesting birds or protected species as may be directed by the local planning authority to supplement or update existing information; f) a survey for Black Redstarts;

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g) a bat survey that addresses the detailed impact of the development, or any interim measures or uses approved, on the presence of bats on the site and any mitigation or compensation measures required.

Reason: To ensure the protection of wildlife and supporting habitat is properly considered in the preparation of reserved matters submissions and to secure the nature conservation objectives of policy EN23 of the City of Salford Unitary Development Plan.

The development of each phase or plot within the development site will be carried out and maintained in accordance with the approved details unless otherwise agreed in writing by the Local Planning Authority.

20. Demolition and construction shall be carried out in accordance with the Ecological Management Plan (EMP) as approved through Condition 19 or an interim EMP as approved in respect of each phase or plot and any subsequent variations shall be agreed in writing by the Local Planning Authority.

Reason: To ensure the protection of wildlife and supporting habitat and to secure opportunities for the enhancement of the nature conservation value of the site in accordance with policy EN23 of the City of Salford Unitary Development Plan.

21. Prior to the commencement of development on any phase or plot within the development site a detailed method statement for the removal or long-term management/eradication of Japanese Knotweed and Giant Hogweed on that phase or plot shall be submitted to and approved in writing by the Local Planning Authority. The method statement shall include proposed measures to prevent the spread of Japanese Knotweed and Giant Hogweed during any operations such as mowing, strimming or soil movement. It shall also contain measures to ensure that any soils brought to the site are free of the seeds/root/stem of any invasive plant covered under the Wildlife and Countryside Act 1981. Development shall proceed for each phase or plot in accordance with the approved method statement.

Reason: To prevent the spread of these invasive species within the site in accordance with the requirements of the Wildlife and Countryside Act 1981 as required by the Environment Agency.

22. Notwithstanding any description of materials in the application no above ground construction works shall take place on any phase or plot until samples or full details of materials to be used externally on that phase or plot 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.

23. No development shall commence on any phase or plot within the development site until the design and specification of all new or altered roads or footpaths and public realm works associated with that particular phase or plot shall have been submitted to and approved in writing by the Local Planning Authority. The development for each phase or plot will be carried out in accordance with the approved details and specifications.

Reason: To ensure that the development has an acceptable impact on the highway in accordance with policy A8 of the City of Salford Unitary Development Plan.

24. No building, or unit therein, within any phase or plot shall be first occupied unless and until its associated car, cycle and motorcycle parking provision has been completed and been made available for use. Such car, cycle and motorcycle spaces shall be retained and kept available for use thereafter.

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Reason: To ensure that adequate provision for parking of vehicles within each plot is made in accordance with policy A10 of the City of Salford Unitary Development Plan.

25. No development pursuant to this planning permission falling within Use classes C3 or B1 shall be occupied within a given phase or plot within the development site until a Travel Plan for that Use Class of development has been submitted to and approved in writing by the Local Planning Authority in consultation with the Secretary of State for Transport. Such Travel Plans shall be developed in accordance with the Travel Plan Framework document (prepared by WSP for planning permission 09/57950/EIAHYB) for that Use Class. The Travel Plans shall not be varied other than through agreement in writing from the Local Planning Authority.

Reason: To ensure that the trunk road network might continue to fulfil its purpose as a national system of routes for through traffic, in accordance with section 10 (2) of the Highways Act 1980, maintaining the safety of traffic on the road and in accordance with policy A8 of the City of Salford Unitary Development Plan.

26. No development on any phase or plot shall take place until a programme of archaeological works in accordance with a Written Scheme of Investigation (WSI) for that phase or plot has been submitted to and approved in writing by the local planning authority. The agreed programme of archaeological works shall be completed in accordance with the approved WSI. The WSI shall cover the following:

(a) A phased programme and methodology of site investigation and recording to include: - targeted field evaluation trenching - (depending upon the evaluation results) a strip map and record exercise - targeted open area excavation (b) A programme for post investigation assessment to include: - analysis of the site investigation records and finds - production of a final report on the significance of the archaeological and historical interest represented. (c) Provision for publication and dissemination of the analysis and report on the site investigation. (d) Provision for archive deposition of the report, finds and records of the site investigation. (e) Nomination of a competent person or persons/organisation to undertake the works set out within the approved WSI.

Reason: To protect the significance of any archaeological remains on the site in accordance with Policy CH5 of the city of Salford Unitary Development Plan and the National Planning Policy Framework.

27. Notwithstanding any information submitted with the application, no development shall take place on any phase or plot until an investigation and risk assessment relevant to that phaase or plot has been submitted to and approved in writing by the Local Planning Authority. The assessment shall investigate the nature and extent of any contamination on the phase or plot (whether or not it originates on the phase or plot). The assessment shall be undertaken by competent persons and a written report of the findings submitted to and approved in writing by the Local Planning Authority before any development takes place on the relevant phase or plot. The submitted report shall include:

i) a survey of the extent, scale and nature of contamination

iii) where unacceptable risks are identified, an appraisal of remedial options and proposal of the preferred option(s) to form a remediation strategy for the site.

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The development of the relevant phase or plot shall thereafter be carried out in full accordance with the duly approved remediation strategy.

28. Pursuant to condition 27 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.

29. No development shall take place on any phase or plot until a scheme for surface water drainage for the phase or plot using sustainable drainage methods and which includes details of how water quality will be improved, how the surface water discharge rate is to be reduced to 50% of the existing discharge rate in accordance with the council's Strategic Flood Risk Assessment, and how the disposal of surface water from the site will not exacerbate existing flooding, 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 relevant phase or plot 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)

30. No development shall commence on any phase or plot within the development site until details of the relevant existing and proposed ground levels and finished floor levels have been submitted to and approved in writing by the Local Planning Authority. The phase or plot shall be constructed and completed in accordance with the approved details.

Reason: To ensure that the development is subject to minimum risk of flooding in accordance with Policy EN19 of the City of Salford Unitary Development Plan.

31. 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.

32. Prior to the commencement of the development of any phase or plot a sustainable drainage management and maintenance plan for the lifetime of the development relevant to the phase or plot shall be submitted to the local planning authority and agreed in writing. The sustainable drainage management and maintenance plan shall include as a minimum:

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a. The arrangements for adoption by an appropriate public body or statutory undertaker, or, management and maintenance by a resident's management company; and b. Arrangements concerning appropriate funding mechanisms for its ongoing maintenance of all elements of the sustainable drainage system (including mechanical components) and will include elements such as ongoing inspections relating to performance and asset condition assessments, operation costs, regular maintenance, remedial woks and irregular maintenance caused by less sustainable limited life assets or any other arrangements to secure the operation of the surface water drainage scheme throughout its lifetime.

The development of the relevant phase or plot shall subsequently be completed, maintained and managed in accordance with the approved plan.

Reason: To manage flooding and pollution and to ensure that a managing body is in place for the sustainable drainage system and there is funding and maintenance mechanism for the lifetime of the development.

33. No development shall take place on any phase or plot until details of flood resilient construction up to the flood level predicted for the 1:1,000 year flood event for the relevant phase or plot have been submitted to and agreed in writing by the Local Planning Authority. The development of the phase or plot shall be implemented in accordance with the approved details.

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

34. The development hereby permitted shall not commence on any phase or plot within the development site until such time a scheme to identify and provide safe routes into and out of the relevant phase or plot to an appropriate safe haven in the circumstances of flooding has been submitted to and approved in writing by the Local Planning Authority. The development shall be completed and maintained in accordance with the approved scheme.

Reason: To ensure safe access and egress from and to the site in accordance with Policy EN19 of the City of Salford Unitary Development Plan.

35. Use of air extraction equipment shall not commence until detailed plans and specifications of the equipment, including measures to alleviate noise, vibration, fumes and odours (and incorporating active carbon filters, silencers and anti-vibration mountings where necessary), have been submitted to and approved in writing by the Local Planning Authority. The ventilation system shall be installed in accordance with the approved plans and specifications before the use of the equipment commences and shall be permanently retained thereafter in accordance with the approved specifications.

36. The following noise standards shall be attained with respect to residential accommodation on the site as stipulated in BS8233:2014 - Guidance on Sound Insulation and Noise Reduction for Buildings: (i) internal noise levels of less than 30 dB LAeq,8hour within bedrooms between 23.00 hours and 07.00 hours (ii) internal noise levels of less than 35 dB LAeq,16 hour within living rooms between 07.00 hours and 23:00 hours (iii) internal noise levels of less than 40 dB LAeq,16hour within other living areas (e.g. dining rooms) between 07.00 and 23.00 hours (iv) typical individual noise events from road traffic, shall not be in excess of 45 dB LAmax in bedrooms between 23.00 and 07.00 hours

The mitigation measures to achieve the above standards on any phase or plot shall be approved in writing by the Local Planning Authority and installed prior to the occupation of the relevant phase or plot of the development. Prior to occupation of each phase or plot a Site Completion Report shall be

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submitted to the Local Planning Authority for approval. The Site Completion Report shall validate that all works undertaken were completed in accordance with those agreed by the Local Planning Authority. All mitigation measures shall thereafter be retained.

37. Prior to the commencement of development on any phase or plot 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 (36) above are not compromised and shall be implemented prior to the occupation of the relevant phase or plot and thereafter be retained.

38. The rating level (LAeq,T) from all commercial type activities, including fixed plant and machinery associated with the development, when operating simultaneously, shall not exceed the background noise level (LA90,T) by more than -5 dB at any time when measured at the boundary of the nearest noise sensitive premises. Noise measurements and assessments shall be carried out according to BS 4142:2014 "Methods for rating and assessing industrial and commercial sound". 'T' refers to any 1 hour period between 07.00hrs and 23.00hrs and any 15 minute period between 23.00hrs and 07.00hrs.

39. The level of noise (LAeq,5mins) from any live bands, amplified music or other forms of entertainment in any A3 or A4 use hereby permitted shall not exceed the background noise level L90 (without the entertainment noise) by more than 10dB in any octave band when measured at the nearest noise sensitive premises.

40. There shall be no amplified music played in the external areas to the A3 or A4 uses hereby permitted at any time.

41. No development shall take place on any phase or plot, including any works of excavation or demolition, until a Construction Method Statement for that phase or plot 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:

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(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.

42. Prior to the commencement of the development on any phase or plot, the developer shall submit to the Local Planning Authority a Dust Management Plan for the relevant phase or plot (the 'site') for written approval. The Dust Management Plan shall identify all areas of the site and site operations where dust may be generated and further identify control methods to ensure that dust does not travel beyond the site boundary. Once in place, all identified measures shall be implemented and maintained at all times. Should any equipment used to control dust fail, the site shall cease all material handling operations immediately until the dust control equipment has been repaired or replaced.

43. Piling or any other foundation designs using penetrative methods shall not be permitted other than with the express written consent of the local planning authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater. The development shall be carried out in accordance with the approved details.

Reason: To prevent pollution of controlled waters from potential contamination on site in accordance with policy EN18 of the City of Salford Unitary Development Plan.

44. Where vibro-compaction machinery is to be used in carrying out development on any phase or plot within the development site, details of the use of such machinery and a method statement should be submitted to and approved in writing by the Local Planning Authority acting in consultation with the railway undertaker prior to the commencement of development on that phase or plot. Work shall only be carried out in respect of that phase or plot in accordance with the approved method statement.

Reason: To protect the rail infrastructure as required by Network Rail.

45. Prior to the first occupation of any non-residential units formed within any phase or plot within the development site, details of the opening hours of each non-residential use within the relevant phase or plot shall be submitted to and approved in writing by the Local Planning Authority. The non-residential units shall operate in accordance with approved opening hours at all times.

Reason: The application proposals are submitted in outline and to safeguard the amenity of the area and future residents in accordance with policy EN17 of the City of Salford Unitary Development Plan.

46. Unless otherwise agreed in writing by the Local Planning Authority no development on any phase or plot within the development site shall be commenced unless and until all interests in the land comprised in that phase or plot are subject to and bound by the terms of a Section 106 agreement or undertaking in the form of the agreement appended to this planning permission.

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Reason: To ensure that none of the permitted development can be implemented without it being subject to the S106 obligations in accordance with policy DEV5 of the City of Salford Unitary Development Plan and the Planning Obligations Supplementary Planning Document.

Notes to Applicant

1. STANDING ADVICE - DEVELOPMENT LOW RISK AREA

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

Property specific summary information on past, current and future coal mining activity can be obtained from: www.groundstability.com

This Informative Note is valid from 1st January 2015 until 31st December 2016

2. The developer should contact Manchester Airport Airfield Safety and Compliance at least 21 days in advance of intending to erect a crane or other tall equipment on the site.

3. This development is subject to the planning obligation entered into by the applicant under Section 106 of the Town and Country Planning Act 1990, prior to the granting of planning permission.

4. The applicant's attention is drawn to the contents of the attached letter from United Utilities.

5. The applicant’s attention is drawn to the contents of the attached letter from the Canal and Rivers Trust. The applicant/developer is advised to contact the Trusts Third Party Works Team (01782 779909) in order to ensure that any necessary consents are obtained and that the works comply with the Canal & River Trust "Code of Practice for Works affecting the Canal & River Trust.

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

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ITEM NO. 6

REPORT OF THE Strategic Director for Environment and Community Safety

TO THE PLANNING AND TRANSPORTATION REGULATORY PANEL ON 6th October 2016

TITLE: PLANNING APPLICATIONS DETERMINED UNDER DELEGATED AUTHORITY

RECOMMENDATION: That the report be noted

EXECUTIVE SUMMARY: To set out details of applications determined by the Strategic Director for Environment and Community Safety in accordance with the Scheme of Delegation

BACKGROUND DOCUMENTS: (Available for public inspection) Details of the applications are available on the Council’s Public Access Website http://publicaccess.salford.gov.uk/publicaccess/default.aspx If you would like to access this information in an alternative format, please contact the planning office on 0161-779 6195 or e-mail [email protected]

KEY DECISION: NO

DETAILS: See attached schedule

KEY COUNCIL POLICIES: Performance Management

EQUALITY IMPACT ASSESSMENT AND IMPLICATIONS:N/A

ASSESSMENT OF RISK:N/A

SOURCE OF FUNDING: N/A

LEGAL IMPLICATIONS Supplied by N/A

FINANCIAL IMPLICATIONS Supplied by N/A

OTHER DIRECTORATES CONSULTED:N/A

CONTACT OFFICER: Viv Prytharch 0161 779 4852

WARD(S) TO WHICH REPORT RELATE(S): As specified in the attached schedule

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Recommendation

PER = Approve AUTH = Consent REF = Refuse NO OBJECTION = Allow the scheme as no objections have been received. An example would be used in response to consultations from neighbouring authorities or in relation to prior approvals when no objections have been received DISCON = Discharge of condition – an example would be that the submitted information is approved PDIS = Part discharge of conditions requested – an example of this would be that negotiations are still on-going with regard to some of the requested conditions or the condition is a multi staged condition and part is acceptable NDIS = Not Discharging condition requested – an example would be the submitted information is not acceptable and the decision is to refuse

Application Type

FUL = Full application ADV = Advert Application OUT = Outline Application HH = Householder Application REM = Reserved Matters COU = Change of use LBC = Listed Building Consent CON = Conservation Area Consent DISCON = Formal Discharge of Condition NMA = Non-Material Amendment MMA = Minor material Amendment DEMCON = Demolition Consultation TPO = Tree Application TEL56 = Telecommunication Notification ART16 = Art16 Notification PDE = General Permitted Development Extension

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DELEGATED DECISIONS BY DCM

APPLICATION No: 16/68802/ART16 DATE VALID: 05.09.2016 WARD:

APPLICANT:Julia Johnson

LOCATION: Article 16 Former Soreen Factory Taylor Road Trafford Park M41 7TF

PROPOSAL: Article 16 consultation received from Trafford Council (application reference 89070/FUL/16) for the installation of up to eight electricity generators with chimney stacks, ventilation flues, radiators and transformers together with an electricity sub station, gas meter cabinet and other ancillary development within a secure compound

DECISION: No Objections DATE DECISION ISSUED: 21 September 2016 ______

APPLICATION No: 16/68412/FUL DATE VALID: 11.07.2016 WARD: Barton APPLICANT:Mr David Butterworth

LOCATION: 94 Shakespeare Crescent Eccles M30 0PE

PROPOSAL: Conversion of 2 storey terrace house into 2 self contained flats, together with alterations to elevations

DECISION: Approve DATE DECISION ISSUED: 5 September 2016 ______

APPLICATION No: 16/68519/HH DATE VALID: 12.07.2016 WARD: Barton APPLICANT:Mrs Catherine Chavez

LOCATION: 19 Langland Drive Eccles M30 7NJ

PROPOSAL: Construction of side of dormer to accommodate a loft conversion, together with installation of Juliet balcony

DECISION: Approve DATE DECISION ISSUED: 5 September 2016 ______

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APPLICATION No: 16/68687/DISCON DATE VALID: 16.08.2016 WARD: Barton APPLICANT:Mr James Pirie

LOCATION: Land Adjacent To 375 Trafford Road Eccles Manchester

PROPOSAL: Request for confirmation of compliance of condition 2 (materials) attached to planning permission 16/67615/FUL

DECISION: Condition Request determined DATE DECISION ISSUED: 7 September 2016 ______

APPLICATION No: 16/68119/DISCON DATE VALID: 11.05.2016 WARD: Boothstown APPLICANT:Ms Wendy Perkins And Ellenbrook LOCATION: Land Opposite 2 To 10 Vicars Hall Lane Worsley M28 1HS

PROPOSAL: Request for confirmation of compliance of conditions 3 (Contaminated Land), 6 (Considerate Contractors), 10 (Archaeoligical Works), 11 (Noise), 13 (Landscape Scheme), And 17 (Window and Door Specs) attached to planning permission 12/61561/FUL

DECISION: Condition Request determined DATE DECISION ISSUED: 5 September 2016 ______

APPLICATION No: 16/68256/HH DATE VALID: 13.07.2016 WARD: Boothstown APPLICANT:Mr John Tattersall And Ellenbrook LOCATION: 6 Goodshaw Road Worsley M28 7GJ

PROPOSAL: Erection of a two storey side extension and a single storey rear extension together with garage conversion.

DECISION: Approve - unconditional DATE DECISION ISSUED: 5 September 2016 ______

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APPLICATION No: 16/68524/CLUDP DATE VALID: 13.07.2016 WARD: Boothstown APPLICANT:Mr Paul Nugent And Ellenbrook LOCATION: 126 Boothshall Way Worsley M28 1UX

PROPOSAL: Certificate of lawfulness for proposed construction of rear extension to property, no new access required proposed extension to be accessed from within existing property.

DECISION: Approve DATE DECISION ISSUED: 5 September 2016 ______

APPLICATION No: 16/68544/ADV DATE VALID: 15.07.2016 WARD: Boothstown APPLICANT:Co-op And Ellenbrook LOCATION: Ellenbrook Village Centre Morston Close Worsley M28 1PB

PROPOSAL: Display of two internally illuminated signs and five non-illuminated signs

DECISION: Approve DATE DECISION ISSUED: 7 September 2016 ______

APPLICATION No: 16/68668/PDE DATE VALID: 08.08.2016 WARD: Boothstown APPLICANT:Mrs J Martin C/O Mr C Ronson And Ellenbrook LOCATION: 7 Queen Anne Drive Worsley M28 1ZF

PROPOSAL: Erection of a rear extension

DECISION: No Objections DATE DECISION ISSUED: 16 September 2016 ______

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APPLICATION No: 14/64798/OUT DATE VALID: 22.05.2014 WARD: Broughton APPLICANT:Mr Barry Elliott - B W Elliott Ltd

LOCATION: Manchester Alloys & Metals Meadow Road Salford M7 1PA

PROPOSAL: Outline planning application with all matters reserved for the erection of a mixed use development comprising of 42 apartments, 206 sqm of D1 (non- residential institutions)

DECISION: Approve DATE DECISION ISSUED: 19 September 2016 ______

APPLICATION No: 16/68516/ADV DATE VALID: 12.07.2016 WARD: Broughton APPLICANT:Insite Poster Properties Ltd

LOCATION: Land Adjacent To 199-205 Bury New Road Salford M8 8DU

PROPOSAL: Replacement of 2no existing 48 sheet advertising displays with 2no 48 sheet digital LED displays

DECISION: Approve DATE DECISION ISSUED: 5 September 2016 ______

APPLICATION No: 16/68527/HH DATE VALID: 13.07.2016 WARD: Broughton APPLICANT:Mrs Mankoff

LOCATION: 10 Turner Street Salford M7 4PD

PROPOSAL: Erection of a single storey rear extension, ground floor front extension and construction of rear roof dormer to accommodate a loft conversion.

DECISION: Approve DATE DECISION ISSUED: 5 September 2016 ______

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APPLICATION No: 16/68645/TREECA DATE VALID: 18.07.2016 WARD: Broughton APPLICANT:Mr James Beswick

LOCATION: 466 And 444 Lower Broughton Road Salford M7 2FG

PROPOSAL: Crown lift to provide a 6m clearance from the surrounding ground level and 25% crown thin one beech tree (T1). Fell one sorbus tree (T3) and one lime tree (T6). Crown lift to provide a 5m clearance from the surrounding ground level one lime tree (T4). Crown lift to provide a 5m clearance from the surrounding ground level and 20% crown thin one sycamore tree (T5). Crown reduce to leave a 2m clearance from the property one sycamore tree (T7).

DECISION: No Objections DATE DECISION ISSUED: 16 September 2016 ______

APPLICATION No: 16/68574/HH DATE VALID: 21.07.2016 WARD: Broughton APPLICANT:Mrs R Pruim

LOCATION: 16 Wellington Street West Salford M7 2FH

PROPOSAL: Erection of a single storey rear extension.

DECISION: Approve DATE DECISION ISSUED: 7 September 2016 ______

APPLICATION No: 16/68608/HH DATE VALID: 29.07.2016 WARD: Broughton APPLICANT:Mr Y Leitner

LOCATION: 16 Howe Street Salford M7 2FS

PROPOSAL: Erection of porch to front entrance resubmission of application ref:15/67097/HH.

DECISION: Approve DATE DECISION ISSUED: 19 September 2016 ______

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APPLICATION No: 16/68636/DISCON DATE VALID: 11.08.2016 WARD: Cadishead APPLICANT:Mr Bernard Gallagher

LOCATION: Land Betwen 8 And 38 Bradburn Road Irlam Salford

PROPOSAL: Request for confirmation of compliance of condition 13 - (Noise Assesment) and 5 - (Verification Report) attached to planning permission 16/65426/FUL.

DECISION: Condition Request determined DATE DECISION ISSUED: 6 September 2016 ______

APPLICATION No: 16/68426/HH DATE VALID: 23.07.2016 WARD: Claremont APPLICANT:Mr Redshaw

LOCATION: 92 Radcliffe Park Road Salford M6 8LY

PROPOSAL: Demolition of existing porch and erection of a part two storey/part single storey side extension, a first floor rear extension and construction of new front porch re-submission of application 16/68020/HH.

DECISION: Approve DATE DECISION ISSUED: 9 September 2016 ______

APPLICATION No: 16/68454/HH DATE VALID: 14.07.2016 WARD: Claremont APPLICANT:Mr Andrew Camilleri

LOCATION: 71 Radcliffe Park Road Salford M6 8LY

PROPOSAL: Demolition of the existing garage and conservatory and erection of a part single/part two storey side extension and a two storey rear extension.

DECISION: Approve DATE DECISION ISSUED: 7 September 2016 ______

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APPLICATION No: 16/68543/HH DATE VALID: 18.07.2016 WARD: Claremont APPLICANT:Mr Craig Watts

LOCATION: 8 Runnymeade Swinton M6 7PJ

PROPOSAL: Erection of a two storey side extension.

DECISION: Approve DATE DECISION ISSUED: 7 September 2016 ______

APPLICATION No: 16/68589/HH DATE VALID: 18.07.2016 WARD: Claremont APPLICANT:Miss R McGillivray

LOCATION: 20 Orient Road Salford M6 8LE

PROPOSAL: Erection of a two storey side /rear extension and construction of front porch

DECISION: Approve DATE DECISION ISSUED: 7 September 2016 ______

APPLICATION No: 16/68562/TPO DATE VALID: 11.08.2016 WARD: Claremont APPLICANT:Mr David Ward

LOCATION: 1 Holden Drive Swinton M27 4FQ

PROPOSAL: Crown raise to leave a 5 metre clearance from ground level one sycamore tree (T1).

DECISION: Approve DATE DECISION ISSUED: 19 September 2016 ______

APPLICATION No: 16/68662/PDE DATE VALID: 10.08.2016 WARD: Claremont APPLICANT:Mr Robb C/O Mr S Mellor

LOCATION: 147 Claremont Road Salford M6 8PA

PROPOSAL: Erection of a single storey rear extension

DECISION: No Objections DATE DECISION ISSUED: 20 September 2016 ______

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APPLICATION No: 16/67980/TPO DATE VALID: 12.07.2016 WARD: Eccles APPLICANT:Mr & Mrs Andrew Knox

LOCATION: 2 Ellesmere Road Eccles Salford M30 9FH

PROPOSAL: Crown reduce to leave a height of 15m and a width spread of 13m one ash tree (T1)

DECISION: Approve DATE DECISION ISSUED: 16 September 2016 ______

APPLICATION No: 16/68111/DISCON DATE VALID: 21.04.2016 WARD: Eccles APPLICANT:Mr Kevin Coyne

LOCATION: Land Formerly Mitchell Shackleton Green Lane Eccles

PROPOSAL: Request for confirmation of compliance of condition 2 (Landscaping) and 3 (Materials) attached to planning permission 15/66990/REM

DECISION: Condition Request determined DATE DECISION ISSUED: 5 September 2016 ______

APPLICATION No: 16/68191/HH DATE VALID: 17.05.2016 WARD: Eccles APPLICANT:Mr Robin Cuffwright

LOCATION: 74 Cavendish Road Eccles M30 9EF

PROPOSAL: Demolition of existing attached garage and erection of single storey side extension, and erection of new porch.

DECISION: Refuse DATE DECISION ISSUED: 7 September 2016 ______

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APPLICATION No: 16/68309/HH DATE VALID: 11.07.2016 WARD: Eccles APPLICANT:Mr James Trinick

LOCATION: 19 Victoria Crescent Eccles M30 9AN

PROPOSAL: Partial demolition of rear outbuilding, construction of a raised decking area togather with access staircase and new bi-folding doors.

DECISION: Approve DATE DECISION ISSUED: 5 September 2016 ______

APPLICATION No: 16/68525/HH DATE VALID: 13.07.2016 WARD: Eccles APPLICANT:Mrs Carole Bateman

LOCATION: 28 Chatsworth Road Eccles M30 9DY

PROPOSAL: Erection of single storey rear and front porch extension, attic conversion to include installation of front and rear elevation roof lights and alterations to elevations

DECISION: Approve DATE DECISION ISSUED: 21 September 2016 ______

APPLICATION No: 16/68529/FUL DATE VALID: 13.07.2016 WARD: Eccles APPLICANT:Mr Paul Carrol

LOCATION: 29-35 Half Edge Lane Eccles M30 9AY

PROPOSAL: Demolition of existing rear outrigger and installation of infill to create new link/staircase structure between two buildings

DECISION: Approve DATE DECISION ISSUED: 21 September 2016 ______

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APPLICATION No: 16/68531/HH DATE VALID: 13.07.2016 WARD: Eccles APPLICANT:Mr B Hailey & Mrs C Keane-Hailey

LOCATION: 60 Pine Grove Eccles M30 9JN

PROPOSAL: Erection of a single storey side and rear extension, and part retrospective application for the alterations to detached garage roof from flat to sloping.

DECISION: Approve DATE DECISION ISSUED: 5 September 2016 ______

APPLICATION No: 16/68532/HH DATE VALID: 28.07.2016 WARD: Eccles APPLICANT:Dr Mustafa Abu Rabia

LOCATION: 31 Godolphin Close Eccles M30 9EW

PROPOSAL: Erection of a single storey rear extension, and erection of attached pergola

DECISION: Approve DATE DECISION ISSUED: 9 September 2016 ______

APPLICATION No: 16/68541/FUL DATE VALID: 18.07.2016 WARD: Eccles APPLICANT:Mr David Houghton

LOCATION: Former 36 Clifton Road Eccles M30 9GG

PROPOSAL: Variation of condition 2 (approved plans) for changes to elevations of approved application 16/67567/FUL

DECISION: Approve DATE DECISION ISSUED: 9 September 2016 ______

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APPLICATION No: 16/68546/P3JPA DATE VALID: 18.07.2016 WARD: Eccles APPLICANT:Andrea Savvidou

LOCATION: 49 - 51 Regent Street Eccles M30 0BP

PROPOSAL: Notification of a change of use from B1 (a) (offices) to C3 (dwellinghouses) living accommodation consisting of 9 bed sits

DECISION: Refuse DATE DECISION ISSUED: 7 September 2016 ______

APPLICATION No: 16/68616/HH DATE VALID: 20.07.2016 WARD: Eccles APPLICANT:Mr N Flowers

LOCATION: 2 Park Drive Eccles M30 9JR

PROPOSAL: Demolition of existing extension and erection of a single storey side/rear extension

DECISION: Approve DATE DECISION ISSUED: 7 September 2016 ______

APPLICATION No: 16/68696/PDE DATE VALID: 09.08.2016 WARD: Eccles APPLICANT:Ms Z Williams C/O Agent

LOCATION: 28 Monton Green Eccles M30 9LW

PROPOSAL: Erection of a single storey rear extension

DECISION: No Objections DATE DECISION ISSUED: 9 September 2016 ______

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APPLICATION No: 16/67882/DISCON DATE VALID: 28.08.2016 WARD: Irwell APPLICANT:Mr Nathan Cornish - Urban Splash Riverside

LOCATION: Land North Of Senior Street Springfield Lane Salford

PROPOSAL: Request for confirmation of compliance of conditions condition 13 (whole house ventilation scheme), condition 14 (acoustic fencing). condition 18 (proposed floor levels), condition 19 (flood resilient construction measures) attached to planning permission 15/66199/FUL

DECISION: Condition Request determined DATE DECISION ISSUED: 12 September 2016 ______

APPLICATION No: 16/68192/DISCON DATE VALID: 28.08.2016 WARD: Irwell APPLICANT:Mr Nathan Cornish - Urban Splash Riverside

LOCATION: Land North Of Senior Street Springfield Lane Salford

PROPOSAL: Request for confirmation of compliance of conditions condition 5 (protection of existing trees), condition 6 (arboricultural method statement). condition 7 (tree replacement scheme), condition 9 (landscape and ecological management plan), Condition 10 (invasive species removal method statement), Condition 11 (ecological enhancement plan, Condition 20 (buffer zone scheme) attached to planning permission 15/66199/FUL

DECISION: Condition Request determined DATE DECISION ISSUED: 12 September 2016 ______

APPLICATION No: 16/68193/DISCON DATE VALID: 28.08.2016 WARD: Irwell APPLICANT:Mr Nathan Cornish - Urban Splash Riverside

LOCATION: Land North Of Senior Street Springfield Lane Salford

PROPOSAL: Request for confirmation of compliance of conditions condition 16 (site remediation Strategy) attached to planning permission 15/66199/FUL

DECISION: Condition Request determined DATE DECISION ISSUED: 12 September 2016 ______

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APPLICATION No: 16/68310/DISCON DATE VALID: 28.08.2016 WARD: Irwell APPLICANT:Mr Nathan Cornish - Urban Splash Riverside

LOCATION: Land North Of Senior Street Springfield Lane Salford

PROPOSAL: Request for confirmation of compliance of conditions condition 8 (site clearance), 15 (construction method statement), 21 (surface water drainage) and 26 (construction traffic management plan) attached to planning permission 15/66199/FUL

DECISION: Condition Request determined DATE DECISION ISSUED: 12 September 2016 ______

APPLICATION No: 16/68558/DISCON DATE VALID: 19.07.2016 WARD: Irwell APPLICANT:Mr Gareth Morgan Riverside

LOCATION: Weir Site Adelphi Street Salford M3 6EN

PROPOSAL: Request for confirmation of compliance of conditions 8 (acoustic) and 13 (landscape management plan) attached to planning permission 15/66520/FUL

DECISION: Condition Request determined DATE DECISION ISSUED: 12 September 2016 ______

APPLICATION No: 16/68697/DEMCON DATE VALID: 22.08.2016 WARD: Irwell APPLICANT:Mr Peter Dentith Riverside

LOCATION: Castle Irwell Student Village Cromwell Road Salford M6 6DB

PROPOSAL: Prior notification for the demolition of The Castle Irwell Student Village

DECISION: No Objections DATE DECISION ISSUED: 23 September 2016 ______

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APPLICATION No: 16/68664/NMA DATE VALID: 10.08.2016 WARD: Irwell APPLICANT:Miss Kate Hopwood Riverside

LOCATION: Former Hyde Park Corner Public House 100 Silk Street Salford M3 6LZ

PROPOSAL: Application for a non-material amendment to planning permission 15/66953/FUL for minor elevation changes to approved plans

DECISION: Approve DATE DECISION ISSUED: 7 September 2016 ______

APPLICATION No: 16/68707/DISCON DATE VALID: 01.09.2016 WARD: Irwell APPLICANT:Mr Nathan Cornish - Urban Splash Riverside

LOCATION: Land North Of Senior Street Springfield Lane Salford

PROPOSAL: Request for confirmation of compliance of conditions condition 31 (materials) attached to planning permission 15/66199/FUL

DECISION: Condition Request determined DATE DECISION ISSUED: 12 September 2016 ______

APPLICATION No: 16/68359/HH DATE VALID: 21.07.2016 WARD: Kersal APPLICANT:Mr Jacob Cope

LOCATION: 80 Upper Park Road Salford M7 4JA

PROPOSAL: Erection of a single storey rear extension.

DECISION: Approve DATE DECISION ISSUED: 16 September 2016 ______

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APPLICATION No: 16/68450/HH DATE VALID: 11.07.2016 WARD: Kersal APPLICANT:Mr Gurwicz

LOCATION: 117 Leicester Road Salford M7 4HJ

PROPOSAL: Erection of a single storey rear extension, re-roof and construction of front and rear dormers, together with replacement of cement render on side elevation

DECISION: Approve DATE DECISION ISSUED: 5 September 2016 ______

APPLICATION No: 16/68511/FUL DATE VALID: 18.07.2016 WARD: Kersal APPLICANT:UKRANIAN CATHOLIC CHURCH OF G.B. FATHER VOLODYMYR SAMPARA

LOCATION: Dormition Of The Mother Of God Ukrainian Catholic Church Bury Old Road Salford M7 4PX

PROPOSAL: Construction of external access ramp to the West elevation

DECISION: Approve DATE DECISION ISSUED: 7 September 2016 ______

APPLICATION No: 16/68646/TPO DATE VALID: 12.07.2016 WARD: Kersal APPLICANT:

LOCATION: Land Adjacent To 12 Knightsbridge Close Salford

PROPOSAL: Crown reduce to leave a height of 10.5m one silver birch tree (T1) Crown reduce to leave a height of 7m one cherry tree (T2).

DECISION: Approve DATE DECISION ISSUED: 5 September 2016 ______

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APPLICATION No: 16/68455/DISCON DATE VALID: 30.06.2016 WARD: Langworthy APPLICANT:Mr Craig Monaghan

LOCATION: Lark Hill Community Primary School Liverpool Street Salford M5 4BJ

PROPOSAL: Request for confirmation of compliance of conditions 3 (Materials) .5a (Landscaping) 6 (Strategy of surface water drainage).7 (Car Parking) attached to planning permission 16/67687/FUL

DECISION: Condition Request determined DATE DECISION ISSUED: 16 September 2016 ______

APPLICATION No: 16/68504/FUL DATE VALID: 27.07.2016 WARD: Langworthy APPLICANT:Mr Nabiel Nasr

LOCATION: Surgery 23 Bolton Road Salford M6 7HL

PROPOSAL: Erection of a single storey extension to the existing pharmacy

DECISION: Approve DATE DECISION ISSUED: 21 September 2016 ______

APPLICATION No: 16/68559/FUL DATE VALID: 19.07.2016 WARD: Langworthy APPLICANT:Mr David Klein

LOCATION: 188A Langworthy Road Salford M6 5PP

PROPOSAL: Change of use of first floor only from A1 (shop) to 9 bed HMO (house in multiple occupation) Sui Generis, together with alterations to elevatons.

DECISION: Refuse DATE DECISION ISSUED: 14 September 2016 ______

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APPLICATION No: 16/68583/FUL DATE VALID: 22.07.2016 WARD: Langworthy APPLICANT:Baree

LOCATION: 61 Bolton Road Salford M6 7HN

PROPOSAL: Retrospective planning application for the change of use from C3 (dwellinghouse) to Sui Generis to 10 bed. HMO (House of Multiple Occupation), together with installation of front dormer to second floor bedroom and refurbishment works to basement.

DECISION: Approve DATE DECISION ISSUED: 21 September 2016 ______

APPLICATION No: 16/68601/FUL DATE VALID: 28.07.2016 WARD: Langworthy APPLICANT:EDWARD HOLT TRUST

LOCATION: 1 Paddington Close Salford M6 5PL

PROPOSAL: Erection of a single storey extension and alterations to elevations

DECISION: Approve DATE DECISION ISSUED: 9 September 2016 ______

APPLICATION No: 15/67117/DISCON DATE VALID: 13.10.2015 WARD: Ordsall APPLICANT:Mr Phil Mayall - ECF (General Partner) Ltd

LOCATION: Block A5 Stanley Street Salford M3 5JT

PROPOSAL: Request for confirmation of compliance of conditions 2 (Reserved Matters), 24 (Site Clearance), 25 (External Material Samples), 30 (Crime Prevention Plan), 31 (Energy Reduction Report), 36 (Archaeological Management Strategy), 38 (Highway Works), 42 (Travel Plan), 44 (Ecological Management Plan), 47 (Japanese Knotweed/Giant Hogweed), 48 (Ground Investigation Reports), 49 (Bat Survey), 50 (Nesting Bird Survey), 53 (Nesting Bird Survey), 54, 55 (Flood Levels), 56 (Flood Evacuation), 58, 59 and 60 (Surface Water and Drainage), 61 (Acoustic Report), 64 (Ventilation Strategy), 68 (Environmental Management Plan), 69 (Site Management Plan), 70 (Site Waste Management Plan), 71 (Dust Management Plan), 57 (Provision of Buffer Zone), 76 (Black Redstarts Survey) and 77 (Land Interests) attached to planning permission 09/57950/EIAHYB and relating to plot A5.

DECISION: Condition Request determined DATE DECISION ISSUED: 9 September 2016 ______

Page 168 of 186

APPLICATION No: 16/67601/DISCON DATE VALID: 25.01.2016 WARD: Ordsall APPLICANT:Network Rail Infrastructure Ltd

LOCATION: New Elevated Chord Railway Linking The Bolton Lines Railway Near The Castlefield Centre With The Chat Moss Lines Railway Near Salford Central Station In The Ordsall Area.

PROPOSAL: Request for confirmation of compliance of condition 2 TWA/13/APP/03 and conditions 3, 4, 5, 11, 13, and 14 for stage A attached to TWA/13/APP/03 and listed building consent condition 3 attached to Salford City Council 13/63827/LBC

DECISION: Condition Request determined DATE DECISION ISSUED: 12 September 2016 ______

APPLICATION No: 16/68048/DISCON DATE VALID: 11.04.2016 WARD: Ordsall APPLICANT:Mr Andy Bewell

LOCATION: Black Lion Hotel 65 Chapel Street Salford M3 5BZ

PROPOSAL: Request for confirmation of compliance of condition 3 (materials) attached to planning permission 15/67096/FUL

DECISION: Condition Request determined DATE DECISION ISSUED: 5 September 2016 ______

APPLICATION No: 16/68055/DISCON DATE VALID: 13.04.2016 WARD: Ordsall APPLICANT:Zach Thorp

LOCATION: Land At Chapel Street Bounded By Clowes Street, River Irwell And Dearmans Place Salford M3 5LH

PROPOSAL: Request for confirmation of compliance of conditions 4 (Evacuation), 16 (Noise), 19 (Flood), 25 (Foundation Design) And 26 (Drainage) attached to planning permission 14/65224/FUL

DECISION: Condition Request determined DATE DECISION ISSUED: 5 September 2016 ______

Page 169 of 186

APPLICATION No: 16/68380/FUL DATE VALID: 28.07.2016 WARD: Ordsall APPLICANT:Mrs Jeanette Millward

LOCATION: 100 Liverpool Street Salford M5 4LP

PROPOSAL: Siting of four 20ft steel containers for use as additional product storage.

DECISION: Approve DATE DECISION ISSUED: 21 September 2016 ______

APPLICATION No: 16/68474/FUL DATE VALID: 14.07.2016 WARD: Ordsall APPLICANT:Mrs Aida Mason

LOCATION: Capstan House 33-35 Broadway Salford M50 2UW

PROPOSAL: Retrospective planning application for the installation of 2 additional air conditioning condenser units to existing compound

DECISION: Approve - unconditional DATE DECISION ISSUED: 7 September 2016 ______

APPLICATION No: 16/68475/FUL DATE VALID: 13.07.2016 WARD: Ordsall APPLICANT:Reich Insurance Brokers Rachel Margeson

LOCATION: Griffin Court 197 - 203 Chapel Street Salford M3 5ET

PROPOSAL: Changes to external elevations to include bricking up and making good of existing archways/entrances, incorporating new windows to front elevation, formation of new archway/entrance to front elevation, bricking up of existing doorway and installation of window to rear elevation, formation of new central glazing and entrance doors over three floors to rear elevation

DECISION: Approve DATE DECISION ISSUED: 5 September 2016 ______

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APPLICATION No: 16/68485/FUL DATE VALID: 06.07.2016 WARD: Ordsall APPLICANT:McColl's Retail Group Limited

LOCATION: 8-9 Radclyffe Park Phoebe Street Salford M5 3PH

PROPOSAL: Installation of ATM

DECISION: Approve DATE DECISION ISSUED: 5 September 2016 ______

APPLICATION No: 16/68486/ADV DATE VALID: 06.07.2016 WARD: Ordsall APPLICANT:McColl's Retail Group Limited

LOCATION: 8-9 Radclyffe Park Phoebe Street Salford M5 3PH

PROPOSAL: Display of one externally illuminated fascia sign and 10 other non- illuminated signs

DECISION: Approve DATE DECISION ISSUED: 5 September 2016 ______

APPLICATION No: 16/68520/FUL DATE VALID: 12.07.2016 WARD: Ordsall APPLICANT:Dr Michael Goldsmith

LOCATION: Ground Floor Spinnaker Court 37 Broadway Salford M50 2UW

PROPOSAL: Change of Use of Ground Floor Office Premises from B1(a) (Business) to a Combined Use of B1(a) (Business) and D1 (Non Residential Institution)

DECISION: Approve DATE DECISION ISSUED: 23 September 2016 ______

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APPLICATION No: 16/68526/DISCON DATE VALID: 13.07.2016 WARD: Ordsall APPLICANT:Sir Robert McAlpine

LOCATION: Former Cinema Clippers Quay Salford M50 3XP

PROPOSAL: Request for confirmation of compliance of conditions 6 (Materials Full), 7 (Materials Outline), 34 (Surface Water Full) and 35 (Surface Water Outline) attached to planning permission 14/65413/HYB

DECISION: Condition Request determined DATE DECISION ISSUED: 5 September 2016 ______

APPLICATION No: 16/68631/DISCON DATE VALID: 28.07.2016 WARD: Ordsall APPLICANT:Mr Daren Whitaker

LOCATION: Land West Of David Bentley Building Greengate Salford

PROPOSAL: Request for confirmation of compliance of condition 11 - Construction Method Statement and 9 - Surface Water drainage, attached to planning permission 16/67809/FUL

DECISION: Condition Request determined DATE DECISION ISSUED: 9 September 2016 ______

APPLICATION No: 16/68674/NMA DATE VALID: 09.08.2016 WARD: Ordsall APPLICANT:City Suites (Manchester) Ltd

LOCATION: Land At 16 Chapel Street Salford M3 7NH

PROPOSAL: Application for a non-material amendment to planning permission 16/65048/FUL to incorporate no.4 new Super Suites located on the 11th and 16th floors together with additional services and plants at roof level (no.4 condensers and no.2 satellite dishes).

DECISION: Approve DATE DECISION ISSUED: 5 September 2016 ______

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APPLICATION No: 16/68679/DISCON DATE VALID: 12.08.2016 WARD: Ordsall APPLICANT:N/A

LOCATION: Land Off Worsley Street Riverside Estate Salford M3 5AA

PROPOSAL: Request for confirmation of compliance of conditions 5 (Archaeology), 9 (CEMP), 14 (surface Water 1), 15 (Surface Water 2), 26 (Noise) attached to planning permission 16/67780/FULEIA

DECISION: Condition Request determined DATE DECISION ISSUED: 21 September 2016 ______

APPLICATION No: 16/68700/DISCON DATE VALID: 18.08.2016 WARD: Ordsall APPLICANT:N/A

LOCATION: Land Off Worsley Street Riverside Estate Salford

PROPOSAL: Request for confirmation of compliance of condition 3 (land contamination) attached to planing permission 16/67780/FULEIA

DECISION: Condition Request determined DATE DECISION ISSUED: 19 September 2016 ______

APPLICATION No: 16/68338/FUL DATE VALID: 08.06.2016 WARD: Pendlebury APPLICANT:Nycomm Ltd

LOCATION: Nimans Tallyman Way Swinton M27 8BL

PROPOSAL: Variation of condition 7 (approved plans) attached to planning permission 12/61792/FUL for the erection of single storey extension and alterations to service yard, and relocation of containers

DECISION: Approve DATE DECISION ISSUED: 7 September 2016 ______

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APPLICATION No: 16/68572/FUL DATE VALID: 21.07.2016 WARD: Pendlebury APPLICANT:Mr Mehmood Islam

LOCATION: Krunchys 658 Bolton Road Pendlebury Swinton M27 8FH

PROPOSAL: Variation of condition 2 (hours of opening) attached to planning appeal ref 2077840

DECISION: Approve DATE DECISION ISSUED: 16 September 2016 ______

APPLICATION No: 16/68592/PDE DATE VALID: 26.07.2016 WARD: Pendlebury APPLICANT:Mrs Hilda Parkes

LOCATION: 14 Windsor Avenue Clifton Swinton M27 8QB

PROPOSAL: Erection of a ground floor rear extension

DECISION: No Objections DATE DECISION ISSUED: 5 September 2016 ______

APPLICATION No: 16/68600/DEMCON DATE VALID: 08.08.2016 WARD: Pendlebury APPLICANT:Mr Chris Beard

LOCATION: Clifton Technology Centre Wynne Avenue Clifton Swinton Manchester

PROPOSAL: Prior notification for the demolition of 8no. buildings at Clifton Technology Centre.

DECISION: No Objections DATE DECISION ISSUED: 5 September 2016 ______

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APPLICATION No: 16/68602/HH DATE VALID: 29.07.2016 WARD: Pendlebury APPLICANT:Mr Peter Simpson

LOCATION: 2 Church Walk Swinton M27 6PW

PROPOSAL: Erection of a first floor side extension on brick pillars.

DECISION: Approve DATE DECISION ISSUED: 21 September 2016 ______

APPLICATION No: 16/68291/FUL DATE VALID: 22.06.2016 WARD: Swinton APPLICANT:Mr JOHN JOHNSON North

LOCATION: 266 Chorley Road Swinton M27 6UN

PROPOSAL: Erection of part two/three storey block comprising of 8 no. apartments together with new vehicular access and landscaping

DECISION: Approve DATE DECISION ISSUED: 5 September 2016 ______

APPLICATION No: 16/68588/HH DATE VALID: 15.07.2016 WARD: Swinton APPLICANT:Mr Colin Ainscough North

LOCATION: 54 Clifton Drive Wardley Swinton M27 9QS

PROPOSAL: Demolition of existing garage and erection of an attached garage and porch

DECISION: Approve DATE DECISION ISSUED: 7 September 2016 ______

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APPLICATION No: 16/68561/HH DATE VALID: 19.07.2016 WARD: Swinton APPLICANT:Mr daniel woodward North

LOCATION: 546 Manchester Road Worsley M27 9GW

PROPOSAL: Erection of a single storey side and rear extension

DECISION: Approve DATE DECISION ISSUED: 14 September 2016 ______

APPLICATION No: 16/68437/HH DATE VALID: 28.07.2016 WARD: Swinton APPLICANT:Mr G Walker South

LOCATION: 89 Partington Lane Swinton M27 0NS

PROPOSAL: Erection of a single storey side and rear extension.

DECISION: Approve DATE DECISION ISSUED: 19 September 2016 ______

APPLICATION No: 16/68477/PDE DATE VALID: 30.06.2016 WARD: Swinton APPLICANT:Karen Rogers South

LOCATION: 1A West Drive Swinton M27 4ED

PROPOSAL: Erection of a rear extension

DECISION: No Objections DATE DECISION ISSUED: 23 September 2016 ______

APPLICATION No: 16/68547/HH DATE VALID: 15.07.2016 WARD: Swinton APPLICANT:Ms J Quinn South

LOCATION: 104 Overdale Swinton M27 5NZ

PROPOSAL: Demolition of existing conservatory and erection of a single storey rear extension

DECISION: Approve DATE DECISION ISSUED: 21 September 2016 ______

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APPLICATION No: 16/68528/FUL DATE VALID: 13.07.2016 WARD: Swinton APPLICANT:KFC (GB) Ltd South

LOCATION: Land At Station Road And Swinton Hall Road Swinton M27 6AF

PROPOSAL: Demolition of existing units 12- 14 Station Road, erection of a Drive Through Restaurant (Use Classes A3/A5) with associated access, car parking and landscaping Re-Submission of 15/67497/FUL

DECISION: Refuse DATE DECISION ISSUED: 5 September 2016 ______

APPLICATION No: 16/68534/HH DATE VALID: 14.07.2016 WARD: Swinton APPLICANT:Mrs Kate Antoniades South

LOCATION: 62 Stanwell Road Swinton M27 5TH

PROPOSAL: Demolition of exisitng conservatory and erection of 2 storey side and single storey rear extensions

DECISION: Approve DATE DECISION ISSUED: 7 September 2016 ______

APPLICATION No: 15/67354/DISCON DATE VALID: 19.11.2015 WARD: Weaste APPLICANT:Mr Paul Hallam - The Lighthouse And Seedley LOCATION: Lighthouse Christian Centre 12 Coronet Way Salford M50 1RE M50 1RE

PROPOSAL: Request for confirmation of compliance of conditions 2 (site access), 4 (travel plan), 5 (cycle facilities), 6 (surface Water) attached to planning perrmisison 14/64910/FUL

DECISION: Condition Request determined DATE DECISION ISSUED: 19 September 2016 ______

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APPLICATION No: 16/68432/FUL DATE VALID: 05.07.2016 WARD: Weaste APPLICANT:Mr Nadir Khan And Seedley LOCATION: 523 Eccles New Road Salford M50 1DN

PROPOSAL: Change of use from MOT garage to mixed use including MOT garage and hand car wash with erection of a canopy to the front

DECISION: Refuse DATE DECISION ISSUED: 14 September 2016 ______

APPLICATION No: 16/68586/DISON DATE VALID: 25.07.2016 WARD: Weaste APPLICANT:Mr Gareth Haslam And Seedley LOCATION: Former Weaste Cricket Club Edward Avenue Salford M6 8DA

PROPOSAL: Request for confirmation of compliance of conditions 5 (land contamination) and final sign off of all conditions attached to planning permission 13/63622/FUL

DECISION: Condition Request determined DATE DECISION ISSUED: 7 September 2016 ______

APPLICATION No: 16/68609/ADV DATE VALID: 29.07.2016 WARD: Weaste APPLICANT:Mr NIck Pollard And Seedley LOCATION: Unit 9B West One Retail Park West One Way Salford M50 1ZD

PROPOSAL: Display of internally illuminate fascia sign

DECISION: Approve DATE DECISION ISSUED: 19 September 2016 ______

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APPLICATION No: 16/68523/HH DATE VALID: 12.07.2016 WARD: Winton APPLICANT:Mr Arthur Corbett

LOCATION: 20 Gee Lane Eccles M30 8NH

PROPOSAL: Erection of a single storey rear extension.

DECISION: Approve DATE DECISION ISSUED: 5 September 2016 ______

APPLICATION No: 16/68521/HH DATE VALID: 12.07.2016 WARD: Winton APPLICANT:Miss Christine Willmott

LOCATION: 14 Garner Drive Eccles M30 8AQ

PROPOSAL: Part Demolition of an existing single storey rear extension and part removal of an existing roof to form a new single storey rear and side extension with the forming of a new roof to an existing garage

DECISION: Approve DATE DECISION ISSUED: 5 September 2016 ______

APPLICATION No: 15/66480/DISCON DATE VALID: 28.05.2015 WARD: Walkden APPLICANT:City West Housing Trust North

LOCATION: Land Adjacent To 52 Springside Avenue Worsley M28 3PB

PROPOSAL: Request for confirmation of compliance of conditions 3 (materials), 6 (remediation), 7 (footway), 10 (drainage), 12 (noise), 13 (sustainability) attached to planning permission 14/65425/FUL

DECISION: Condition Request determined DATE DECISION ISSUED: 16 September 2016 ______

Page 179 of 186

APPLICATION No: 15/67165/FUL DATE VALID: 22.04.2016 WARD: Worsley APPLICANT:Mr James Evans

LOCATION: 188 Chatsworth Road Swinton Salford M28 2GF

PROPOSAL: Demolition of existing four bedroom detached house and erection of a 5 bedroom detached house

DECISION: Approve DATE DECISION ISSUED: 21 September 2016 ______

APPLICATION No: 16/68478/TPO DATE VALID: 11.07.2016 WARD: Worsley APPLICANT:Mrs Ann Higham

LOCATION: 14/16 Trevor Road Swinton M27 0YH

PROPOSAL: Fell one ash tree (T1) and one ash tree (T4). 30% crown thin and crown reduce to leave a height of 10m and a width spread of 8m one sycamore tree (T2) and one ash tree (T3).

DECISION: Approve DATE DECISION ISSUED: 12 September 2016 ______

APPLICATION No: 16/68382/HH DATE VALID: 28.06.2016 WARD: Worsley APPLICANT:Mr Gary Bennetta

LOCATION: 3 Woodlands Close Worsley M28 2JP

PROPOSAL: Demolition of existing (x2) porch/conservatory, erection of a single storey side/rear extension, a part first floor side extension and alterations and extensions to the existing roof.

DECISION: Approve DATE DECISION ISSUED: 19 September 2016 ______

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APPLICATION No: 16/68509/CLUD DATE VALID: 14.07.2016 WARD: Worsley APPLICANT:Mrs Ruth Potter

LOCATION: 13 Egerton Park Worsley M28 2TR

PROPOSAL: Certificate of Lawfulness for existing use of land adjacent to dwelling house as a residential garden area (Re-Submission of 15/67379/CLUD)

DECISION: Authorise DATE DECISION ISSUED: 14 September 2016 ______

APPLICATION No: 16/68502/HH DATE VALID: 18.07.2016 WARD: Worsley APPLICANT:Mr Andy Marriott

LOCATION: 11 Summerfield Road Worsley M28 2JW

PROPOSAL: Proposed loft/roof extension over flat roof on existing house extension.

DECISION: Approve DATE DECISION ISSUED: 21 September 2016 ______

APPLICATION No: 16/68582/HH DATE VALID: 26.07.2016 WARD: Worsley APPLICANT:Mr Scott Buller

LOCATION: 430 Walkden Road Worsley M28 2NE

PROPOSAL: Demolition of existing conservatory, erection of single storey rear and first floor extensions

DECISION: Approve DATE DECISION ISSUED: 19 September 2016 ______

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APPLICATION No: 16/68045/DISCON DATE VALID: 13.04.2016 WARD: Walkden APPLICANT:Ian Hilliker South

LOCATION: Birch Road Worsley Salford

PROPOSAL: Request for confirmation of compliance of conditions 3 (site contamination), 6 (landscaping), 7 (materials), 9 and 10 (drainage), 11 (construction method statement), and 13 (noise) attached to planning permission 15/67235/FUL

DECISION: Condition Request determined DATE DECISION ISSUED: 9 September 2016 ______

APPLICATION No: 16/68397/REM DATE VALID: 17.06.2016 WARD: Walkden APPLICANT:Mr Lee Backhouse South

LOCATION: Land To The East Of Greylag Crescent Worsley

PROPOSAL: Details of reserved matters for appearance, landscaping, layout and scale for the construction of 24 dwelling houses in pursuant to reserved matters application 15/66517/REM for variation of condition 1 approved plans

DECISION: Approve DATE DECISION ISSUED: 16 September 2016 ______

APPLICATION No: 16/68453/NMA DATE VALID: 12.07.2016 WARD: Walkden APPLICANT:Mr Adrian Fabczak South

LOCATION: Burgess Farm Hilton Lane Worsley M28 3TL

PROPOSAL: Application for non-material amendment to planning permission 15/66358/REM for the materilas availabel as indicated on plan layout. HL_W_07_D

DECISION: Approve DATE DECISION ISSUED: 9 September 2016 ______

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APPLICATION No: 16/68494/DISCON DATE VALID: 29.06.2016 WARD: Walkden APPLICANT:Mr John Matthews South

LOCATION: Land Off Cranleigh Drive Worsley Salford

PROPOSAL: Request for confirmation of compliance of conditions 4 - Construction Environmental Plan, 7, 11 and 12 - Landscape Plan, 8 - Drainage, 9 - Floor Layout, 10 - Flood Risk, 13 - Site Investigation, 14 - Noise and 15 - Tree Protection, attached to planning permission 13/63859/OUT.

DECISION: Condition Request determined DATE DECISION ISSUED: 9 September 2016 ______

APPLICATION No: 16/68512/HH DATE VALID: 10.07.2016 WARD: Walkden APPLICANT:Miss W BEER South

LOCATION: 505 Hilton Lane Worsley M28 3TE

PROPOSAL: Erection of a single storey rear extension

DECISION: Approve DATE DECISION ISSUED: 5 September 2016 ______

APPLICATION No: 16/68522/FUL DATE VALID: 21.07.2016 WARD: Walkden APPLICANT:Mrs Tracey Traynor South

LOCATION: Alleyagtes To The Rear Of 229 - 239 Walkden Road And 2 Edge Fold Crescent Worsley M28 7QH

PROPOSAL: Erection of 2.2m high galvanised steel alley gates, with 2 m high galvanised steel railings.

DECISION: Approve DATE DECISION ISSUED: 7 September 2016 ______

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APPLICATION No: 16/68535/HH DATE VALID: 14.07.2016 WARD: Walkden APPLICANT:Mr & Mrs Tony Rodgers South

LOCATION: 10 Ellesmere Avenue Worsley M28 0AL

PROPOSAL: Erection of a first floor rear extension

DECISION: Approve DATE DECISION ISSUED: 7 September 2016 ______

APPLICATION No: 16/68536/HH DATE VALID: 14.07.2016 WARD: Walkden APPLICANT:Mr Mike Friend South

LOCATION: 131 Hilton Lane Worsley M28 0TB

PROPOSAL: Erection of a single storey rear/side extension

DECISION: Approve DATE DECISION ISSUED: 7 September 2016 ______

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ITEM NO. 7

REPORT OF The Strategic Director for Environment and Community safety

TO THE PLANNING AND TRANSPORTATION REGULATORY PANEL ON 6th October 2016

TITLE: PLANNING APPEALS

RECOMMENDATION: That the report be noted

EXECUTIVE SUMMARY: To set out details of appeals received and determined

KEY DECISION: NO

DETAILS: See attached schedule

KEY COUNCIL POLICIES: Performance Management

EQUALITY IMPACT ASSESSMENT AND IMPLICATIONS:N/A

ASSESSMENT OF RISK:N/A

SOURCE OF FUNDING: N/A

LEGAL IMPLICATIONS Supplied by N/A

FINANCIAL IMPLICATIONS Supplied by N/A

OTHER DIRECTORATES CONSULTED:N/A

CONTACT OFFICER: Viv Prytharch 0161-779-4852

WARD(S) TO WHICH REPORT RELATE(S): As indicated in the attached schedule.

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PLANNING AND TRANSPORTATION REGULATORY PANEL

REPORT OF NEW PLANNING AND ENFORCEMENT APPEALS RECEIVED

APPLICATION No: 16/68429/HH

APPLICATION DECISION LEVEL: Delegated to Officer

OFFICER Refuse RECOMMEND’N:

APPEAL SITE: 3 Chester Street Swinton M27 5TB

PROPOSAL: Erection of a two storey side extension together with construction of front canopy.

WARD: Swinton South

APPELLANT: Ms Amanda Barton

DATE RECEIVED: 13 September 2016

The applicant has appealed the decision. The reason for refusal states:

The proposed two storey side extension would not maintain an adequate distance between its two storey gable elevation and the windows on the rear elevations of properties located on Partington Lane contrary to Policies HE 3 and HE4. The extension will appear overbearing and will impact the light of neighbouring properties, resulting in significant harm to the occupiers amenity contrary to Policy DES 7 of the City of Salford Unitary Development Plan and NPPF.

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