Planning and Transportation Regulatory Panel

Public Document Pack

Dear Member,

You are invited to attend the meeting of the Planning and Transportation Regulatory Panel to be held as follows for the transaction of the business indicated. Miranda Carruthers-Watt Proper Officer

DATE: Thursday, 5 July 2018

TIME: 9.30 am

VENUE: Salford Suite, Salford 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.

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 (Pages 1 - 4) on 7th June 2018.

5 Planning Applications and related Development Control Issues. (Pages 5 - 10)

5a 17/71158/FUL - 352 Walkden Road, Worsley, M28 7ER (Pages 11 - 32)

5b 18/71546/FUL - Land At Clarence Street, Lower Broughton, Salford, (Pages 33 - 58) M7 1AH

5c 18/71538/FUL - Canon Green Drive, Salford, M3 7DB (Pages 59 - 88)

6 Planning Applications determined under Delegated Authority. (Pages 89 - 134)

7 Planning Appeals. (Pages 135 - 140)

8 Urgent Business. 9 Exclusion of the Public.

10 Part 2 - Closed to the Public.

11 Urgent Business.

Contact Officer: Tel No: 0161 793 2602 Claire Edwards, Democratic Services E-Mail: [email protected] Agenda Item 4

PLANNING AND TRANSPORTATION REGULATORY PANEL

7th June, 2018

Meeting commenced: 9:30 a.m. “ adjourned: 11:50 a.m. “ re-convened: 12:05 p.m. “ ended: 12:25 p.m.

PRESENT: Councillor Mashiter - in the Chair

Councillors Burch, Clarke, Dawson, Dickman, Linden, and P. Wheeler

Councillors Hunt and McIntyre during consideration of all applications with the exception of application reference 18/71641/OUT (The Spinney, 482 Walkden Road, Worsley M28 2WH)

Councillor Morris during consideration of all applications with the exception of application reference 18/71330/FUL (Land North Of Senior Street, Springfield Lane M3 7GE)

Councillor Hamilton during consideration of all applications with the exception of application reference 18/71538/FUL (Canon Green Drive, Salford M3 7DB)

Please note that a list of persons in attendance in respect of matters referred to in Minute 4 is included at Appendix A.

1. WELCOME AND APOLOGIES FOR ABSENCE

The Chair welcomed Councillors Dickman and Linden to their first meeting of the Panel. He placed on record his thanks to Councillors Barnes, Sharpe, Turner and R. Wilson for their contributions as former Panel Members.

The Chair outlined the procedure for the meeting.

Apologies for absence were submitted on behalf of Councillors Antrobus and K. Garrido.

2. DECLARATIONS OF INTEREST

There were no declarations of interest.

3. MINUTES OF PROCEEDINGS

RESOLVED: THAT the minutes of the meeting held on 10th May 2018 be agreed as a correct record.

4. APPLICATIONS FOR PLANNING PERMISSION

(Full details of the matter referred to in this Minute are contained in the report of the Strategic Director Place (Main Report), as amended in the case of 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 reports, as indicated below –

Application Number/ Site Development Decision Applicant *17/70871/FUL Land West Of AJ Bell Construction of an outfall Granted Stadium And North Of structure into the United Utilities The Manchester Ship Manchester Ship Canal and Canal associated works including retaining wall, shaft, temporary access route and temporary construction

*17/71147/FUL The Old Fire Station PageConversion 1 of existing Granted, subject to the Clarendon Road building into 9 no. addition of an informative Mr Fuat Basil Irlam apartments, together with advising the applicant that M44 5ZA erection of a two-storey information submitted in rear extension, and respect of condition 7 shall alterations to elevations include details of visibility and car parking facilities splays for the vehicle exit onto Richbell Close as part of the landscaping scheme.

The applicant confirmed that he was happy to consult with local residents moving forward.

18/71330/FUL Land North Of Senior Erection of three residential Please refer to Minute 5 Street blocks, comprising of a total below Mr Nathan Cornish Springfield Lane of 156 apartments, together M3 7GE with car parking and landscaping

*18/71512/FUL Land Bound By Hulme Full application for the Please refer to Minute 6 Street, Gaythorn Street redevelopment of the site to below Outwood Developments And Upper Wharf Street create Phase 2 of Outwood 2 Ltd Salford Wharf. Erection of three M5 4PX interlinked blocks, of 8, 10 and 23 storeys, to provide 296 dwellings (Use Class C3) and 380sqm of supporting commercial floorspace (to be used flexibly within Use Classes A1, A2, A3 or B1), with associated car parking, landscaping and other associated works

18/71641/OUT The Spinney Outline planning application Granted 482 Walkden Road for the demolition of Mr & Mrs Plowright Worsley existing property and the M28 2WH construction of 3 detached properties with all matters reserved

*18/71538/FUL Canon Green Drive External refurbishment and Deferred in order for the Salford over-cladding of Panel to be provided with Mr Terry McBride M3 7DB Westminster House and (a) further information as to Canon Green Court and how the development erection of Part 9, part 11- meets the following Saved storey building to Policies of Salford’s Unitary accommodate 108 Development Plan - DES 1 apartments and supporting (Respecting Context), DES commercial floorspace, with 2 (Circulation and associated car parking, Movement), DES 3 (Design landscaping and other of Public Space), DES 7 external works (Amenity of existing and future users and neighbours) and DES 9 (Landscaping), and (b) a justification as to why there are no three-bed units within the development.

Page 2 5. 18/71330/FUL – LAND NORTH OF SENIOR STREET, SPRINGFIELD LANE, SALFORD – ERECTION OF THREE RESIDENTIAL BLOCKS, COMPRISING OF A TOTAL OF 156 APARTMENTS, TOGETHER WITH CAR PARKING AND LANDSCAPING

RESOLVED: THAT planning permission be granted subject to the following planning conditions and that: (i) The Strategic Director Place 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 to secure £150,000 and a claw-back mechanism at 90% disposal of units with monies directed towards any of the following projects:

. Improved crossing facilities across or under Trinity Way, . The Riverside Walkway between East Philip Street and New Bridge Street, . Off-site affordable housing.

(ii) 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;

(iii) The authority be given for the decision notice relating to the application to be issued (subject to the conditions and reasons listed below) on completion of the above-mentioned legal agreement. 6. *18/71512/FUL – LAND BOUND BY HULME STREET, GAYTHORN STREET AND UPPER WHARF STREET, SALFORD M5 4PX – FULL APPLICATION FOR THE REDEVELOPMENT OF THE SITE TO CREATE PHASE 2 OF OUTWOOD WHARF. ERECTION OF THREE INTERLINKED BLOCKS OF 8, 10 AND 23 STOREYS, TO PROVIDE 296 DWELLINGS (USE CLASS C3) AND 380 SQM OF SUPPORTING COMMERCIAL FLOOR-SPACE (TO BE USED FLEXIBLY WITHIN USE CLASSES A1, A2, A3 OR B1), WITH ASSOCIATED CAR PARKING, LANDSCAPING AND OTHER ASSOCIATED WORKS

RESOLVED: THAT planning permission be granted, subject to the planning conditions stated in the reports, and that: - (i) The Strategic Director Place 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 £864,000 towards any of the following projects:

o Public realm/highways works along Oldfield Road to improve walking and cycling provision, which may include the acquisition of land where required; o Off-site affordable housing; o Public realm/Highways works along The Crescent to improve walking and cycling provision. o The delivery of a new Meadows Bridge linking The Crescent to The Meadows. o A claw-back mechanism to secure an increase in the level of contribution up to the maximum level required by the Planning Obligations SPD, should the viability of the development increase in the future as the scheme is delivered. Claw-back monies to be directed towards any of the projects identified above.

(ii) The applicant be informed that the Council is minded to grant planning permission, subject to the conditions listed 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.

7. PLANNING APPLICATIONS DETERMINED UNDER DELEGATED AUTHORITY

The Strategic Director Place submitted a report containing details of planning applications which he had determined under delegated authority during April and May 2018 and were not, therefore, for consideration by the Panel.

RESOLVED: THAT the content of the report be noted.

Page 3 8. PLANNING APPEALS

The Strategic Director Place submitted a report which provided details of appeals that had recently been received and determined.

RESOLVED: THAT the content of the report be noted.

9. ENFORCEMENT ACTIVITY FROM 1ST JANUARY TO 31ST MARCH 2018

RESOLVED: THAT the above item be deferred for consideration at a future meeting.

APPENDIX A - ATTENDANCE LIST

9.30 a.m. Session

APPLICATION REF. & IN FAVOUR OBJECTING OBSERVING ADDRESS

17/70871/FUL Tom Rimmer* Pete Hall* Land West Of A J Bell Darren Hill Andrew Lister Stadium And North Of Jonathan Cartledge The Manchester Ship Simon Pemberton Canal Mike Pocock Emma Hargreaves

17/71147/FUL Daniel Mathewman* Roger Chaproniere* The Old Fire Station Clarendon Road Irlam M44 5ZA

18/71330/FUL Nathan Cornish* Daniel Jojo* Land North Of Senior Ian Killick Street Springfield Lane M3 7GE

18/71512/FUL Paul Gwynne Manjeet Sandhu Land Bound By Hulme Street, Gaythorn Street And Upper Wharf Street Salford M5 4PX

18/71641/OUT Marilyn Plowright* The Spinney Paul Plowright 482 Walkden Road Worsley M28 2WH

11.30 a.m. Session

APPLICATION REF. & IN FAVOUR OBJECTING WARD COUNCILLORS ADDRESS

18/71538/FUL Terry McBride Neil Muckrow* Bernadine Sharp Canon Green Drive Phil Summers* Don Murphy* Salford M3 7DB

* Indicates those who made representations toPage the Pa nel.4 Agenda Item 5

REPORT

Strategic Director Place

To the

Planning & Transportation Regulatory Panel

On 5th July 2018

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

Page1 5

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

Page2 6 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.

 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.

Page3 7 This page is intentionally left blank 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: 05.07.2018

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

Walkden South

17/71158/FUL RECOMMENDATION: APPROVE

TIME OF MEETING: 09.30am

PROPOSAL: Demolition of existing dwelling and erection of 8no. semi-detached dwellings

LOCATION: 352 Walkden Road Worsley M28 7ER

APPLICANT: Mr Ryan Little

Page 9 Broughton

18/71546/FUL RECOMMENDATION: APPROVE

TIME OF MEETING: 09.30am

PROPOSAL: The construction of 299 apartments together with raised car park, flood mitigation measures, hard and soft landscaping, and other associated works

LOCATION: Land At Clarence Street Lower Broughton Salford M7 1AH

APPLICANT: Mr Steve Hughes

Irwell Riverside

18/71538/FUL RECOMMENDATION: APPROVE

TIME OF MEETING: 09.30am

PROPOSAL: External refurbishment and overcladding of Westminster House and Canon Green Court and erection of a part 9, part 11 storey building to accommodate 108 apartments and supporting commercial floor-space, with associated car parking, landscaping and other external works

LOCATION: Canon Green Drive Salford M3 7DB

APPLICANT: Mr Terry McBride

Page 10 Agenda Item 5a

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

Return to the Planning and Transportation Regulatory Panel

Members are reminded that this application was deferred by the Planning and Transportation Regulatory Panel on the 10th May 2018 pending further assessment of the development.

The Panel Minutes state that the deferment was ‘for the Panel to be able to make a decision on the application at a future meeting. The Panel had voted not to support approval of the application, although there had been no substantive motion to refuse the application which had been tabled and voted upon previously, and no reason(s) for a refusal which had been clearly articulated, debated and agreed by the Panel.’

Page 11 Since the application was deferred, the applicant has submitted additional information relating to the impact of the development on the amenity of neighbouring residents and the impact on the operation of the highway network.

Amenity of neighbouring properties

During the Panel discussion concerns were raised as to the impact of development upon the amenities of neighbouring residential properties through a loss of light, privacy and/or overbearing effect.

Having regard to a loss of light and/or overbearing effect, the applicant has commissioned a Shadow Study (dwgs. 17018 02/03/04/05) to substantiate that no evidential harm would amount to the occupants of those properties sited along Norwood Road. As demonstrated through the study the shadowing effect created during spring, summer and autumn would be limited to the curtilages of the proposed residential development and therefore no discernible impact would arise. In winter, the morning and daytime shadowing effect is not foreseen to project into the rear gardens of Norwood Road with only the late afternoon (15:00hrs) considered to be adversely affected. However, during this time the existing boundary fence along the common boundary causes a shadowing effect which extends along the rear building lines of Norwood Road and consequently, there is no evidence to suggest any detrimental harm would arise through a loss of light or overbearing effect to those properties.

As explained within the previous panel report brought before Members the submitted drawings indicate that 21m would be achieved between the habitable room windows at first and second floor level in the proposed dwellings and those in the rear elevation of the properties located along Norwood Close. This corresponds with the Council’s principles on spatial distancing standards which seek to ensure an appropriate level of privacy is maintained to reduce any perceived levels of overlooking in private amenity areas.

It is considered that the applicant has designed a sympathetic scheme which meets the Council’s spatial distancing standards for privacy levels whilst ensuring that no adverse harm would be created through a loss of light or overbearing effect. The Officer therefore considers that the application accords with the stipulations of Policy DES7 of the UDP and is acceptable.

Highway safety

Concern has been raised as to the appropriateness of the proposed access from each dwelling onto Walkden Road given the visibility and safety shortfalls of the existing access arrangements, the capacity of the road during rush hour and the proximity to junctions of Kingsway and the A580 (East Lancashire Road).

In an effort to satisfy the concerns raised, the applicant has submitted a Transport Technical Note (ref.069092/TN rev P01 dated 31st May 2018) for consideration.

As confirmed within the previous Panel Report, the Council’s Highway Officer did not raise an objection to the proposed development, advising that the re-development of the site was unlikely to result in a significant material impact upon the local highway network to raise any principal concerns.

This position has not changed in the submission of the Technical Note with the Council’s Highway Officer supporting to the conclusions of the consultant within paragraph 4.8 of the Note.

As explained, the existing safety record over a 5 year period is not considered to be poor, with 7 accidents occurring within 100 meters of the application site. All bar one occurred at the junction with the A580 which therefore suggests that such incidences are sufficiently distanced away from the application site to be unrelated to the site. One single accident took place outside the application site in 2013 with the report indicating that this involved a cyclist who had maneuvered from the carriageway and onto the footway, subsequently colliding with a car which was pulling out of the driveway.

Page 12 It is recognised that there are shortfalls to the existing access arrangements into the application site which remains visually restricted by established boundary treatments. This includes a 1.7-2 meter high timber fence with mature hedgerow behind. It was therefore believed that the height of the fence on the junction, along with the adjacent vegetation, was likely to have been a significant contributory factor towards the accident as it obscured the car from the cyclist’s view, and vice versa. It is also understood that the diversion of the cyclist onto the footway to avoid queuing traffic may have been unlawful.

In identifying this issue, the Note describes how the layout of the proposed development is expected to improve safety for all road users within the vicinity of the application site. In this regard, the development will result in:  The removal of the existing high boundary wall and vegetation and the construction of a low boundary wall (no higher than 0.6 meters) to improve visibility;  The driveway access points to the two end plots will be moved away from the neighbouring boundary by 0.5 meters to further improve visibility;  Improved maneuverability to each plot to enable a car to enter, turn around and exit in a forward gear;  The driveway junction visibility for vehicles to see other approaching vehicles along Walkden Road will comply with the prevailing design standards (2.4meters x 40meters), as set out in the Manual for Streets;  The entry widths for each driveway would be approximately 3.5meters to 3.8meters in width to also improve visibility to pedestrians and traffic.

In reference to trip rates and trip generation forecasts, the proposal is calculated to generate approximately 4 two-way trips in the AM peak hour and 5 two-way trips in the PM peak hour, and only around 37 two-way vehicle movements per day.

Cumulatively, this is considered to be low and unlikely to harm the local highway network by any significant degree.

It is also important to note the Note’s position in relation to traffic speeds with the consultant considering the presence of nearby signal-controlled crossroads helping to limit the speeds within the immediate vicinity of the site.

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

+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++

Page 13 Description of Site and Surrounding Area

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

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

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

The application site is located within a critical drainage area.

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

Description of Proposal

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

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

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

Publicity

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

Press Advert: Not Applicable

Neighbour Notification

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

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

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

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

The plans clearly show that all nine properties would have direct access onto Walkden Road from a driveway. Considering that an average household in Walkden has two or more cars it is feasible that

Page 14 this proposed development would mean that eighteen cars would be accessing and exiting Walkden Road at a critical junction of that road with the East Lanes Road.

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

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

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

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

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

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

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

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

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

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

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

Page 15 28 letters of representation have been received in response to the original consultation on the application, from 22 different addresses. One of the letters is written on behalf of occupier of 4 other properties.

The following issues have been raised –  The proposal will result in neighbouring residents experiencing a loss of light  The proposal will result in neighbouring residents experiencing a loss of privacy  The proposed development will overshadow neighbouring properties  The proposal will result in neighbouring residents being exposed to increase noise levels  Neighbouring residents will experience noise and disturbance and disruption during the construction phase  Consideration needs to be given to how contractors vehicles will enter and leave the site safely  The inclusion of numerous vehicular access points into the site from Walkden Road causes concerns in respect of driver, cyclist and pedestrian safety, especially given the close proximity of the bus stop – there is a constant traffic jam from the traffic lights at East Lancashire Road back to Walkden Railway Station, particularly during peak times in the morning and evening.  Vehicles wishing to turn onto Walkden Road from side streets, such as Mesne Lea Road or Kingsway, are already finding it extremely difficult due to queuing traffic and the presence of parked cars, with cars using Kingsway and Broadway as a rat run – this development will exacerbate the existing issues  The proposed development will add to the existing traffic congestion in this area, with the cumulative impact of this development and other recent development in the area being unacceptable both in respect of their highway impact and in respect of the impact they have on residential amenity  The proposed development does not include adequate on site car parking meaning that it is likely that cars will park on street, worsening traffic congestion at the junction – if yellow lines are introduced on both sides of the road to stop this occurring there are concerns that occupiers/visitors will park on Kingsway which already suffers from double parking  There are insufficient reliable buses and trains to encourage local residents to utilise public transport  The increase in traffic will result in an increase in pollution, putting residents health at risk  There have been several developments in the vicinity – the existing infrastructure including the local schools, doctors and mental health providers are already full to capacity; how will the needs of residents be met?  This area has been subject to significant development recently with areas of greenspace being lost and the area becoming more built up  The proposal will result in the loss of mature trees  The proposal will result in the loss of wildlife  The proposal will result in drainage issues  There are alternative sites that could be developed to provide housing  The proposal will devalue property  There are concerns that neighboring residents have not received appropriate notification of the proposed development  The building that will be demolished contains asbestos and there are concerns over the health risks posed by its demolition

Devaluation of property is not a material planning consideration

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

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

Page 16 Relevant Site History

No relevant site history.

Consultations

Highways - Offer the following advice on the application –

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

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

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

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

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

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

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

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

Advise that the following conditions should be attached –

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

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

Page 17 Drainage Engineer - No comments received to date

United Utilities Confirm that they have no objection to the proposal subject to the attachment of two conditions – one that requires foul and surface water to be drained on separate systems and a second that requires the submission, approval and subsequent implementation of a surface water drainage scheme, based on the hierarchy of drainage options in the National Planning Practice Guidance with evidence of an assessment of the site conditions.

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

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

Urban Vision Environment (Air And Noise) -

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

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

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

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

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

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

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

Page 18 Urban Vision Environment (Land Contam) -

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

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

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

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

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

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

Planning Policy

Development Plan Policy

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

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

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

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

Unitary Development Plan EN17 - Pollution Control

Page 19 This policy states that in areas where existing levels of pollution exceed local or national standards, planning permission will only be granted where the development incorporates adequate measures to ensure that there is no unacceptable risk or nuisance to occupiers, and that they are provided with an appropriate and satisfactory level of amenity.

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

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

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

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

Other Material Planning Considerations

National Planning Policy

National Planning Policy Framework

Local Planning Policy

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

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

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

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

Appraisal

Page 20 Following the publication of the National Planning Policy Framework (NPPF) it is necessary to consider the weight which can be afforded to the policies of the Council's adopted Unitary Development Plan (paragraph 215 NPPF 27th March 2012).

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

Principle of development

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

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

Size and mix of units

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

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

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

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

Visual Amenity

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

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

Page 21 The dwellings would be sited so they respect the established building line on Walkden Road with the plots being laid out in a way that is comparable to the other semi-detached properties on the road. The proposed siting is therefore also deemed appropriate.

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

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

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

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

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

Residential Amenity

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

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

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

Page 22 The property at 350 Walkden Road does not have any habitable room windows in the side elevation facing the application site. The proposed dwellings would be located 3.5m from the common boundary with 352 Walkden Road, with the side elevation of the closest dwelling only containing windows to an en-suite and a bathroom.

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

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

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

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

The Council’s air and noise consultant has not raised any issues in respect of the development exposing neighbouring residents to unacceptable increased levels of air pollution, recommending that each dwelling is provided with a single vehicle electric charging point thereby encouraging the uptake of ultra-low emission vehicles.

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

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

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

Parking and highway safety

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

The Council’s highway officer has reviewed the application and advised that the re-development of the site to provide 8 dwellings is unlikely to result in significant material impact when dispersed to the local highway network, with appropriate on site car parking and maneuvering space being provided given the accessible nature of the application site. They have advised that a condition should be attached that requires full construction details of the new access points to be submitted to and

Page 23 approved in writing by the Local Planning Authority prior to the commencement of commencement of development (save for demolition and works below ground)

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

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

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

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

Trees

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

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

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

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

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

Page 24 In order to ensure the successful retention of the remaining trees throughout the development phase the trees will need to be protected with temporary protective fencing. The Councils consultant arborist has confirmed that the submitted Tree Protection Plan provides appropriate details of the layout of the necessary temporary protective fencing along with a diagram of the specification to be used (HERAS style). A condition will be attached to ensure the protective fencing is installed in accordance with the submitted TPP and retained throughout the construction phase.

Ecology

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

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

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

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

Flood risk and drainage

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

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

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

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

Page 25 In addition, the agent for the application has submitted a sustainability statement with the application within which it is confirmed that they propose the adoption of a fabric first energy strategy which addressed the core policy goals of sustainable construction; i.e. reduced CO2 emissions and reduced energy consumption. Sustainability measures to be incorporated into the development include:  The minimization of glazing facing south in order to ensure that the risk of summertime over- heating is minimized, avoiding the need for active cooling/ventilation in summer  The use of materials with U-Values above the requirement of building regulations to provide high levels of insulation  The use of efficient condensing boilers  The use of low energy LED lighting featuring dedicated energy efficient fittings  Providing information on smart metering to occupiers, along with information on the EU Energy Efficiency Labeling Scheme and the Energy Start scheme, with occupiers being advised that smart metering technology should be employed along with fridges / freezers achieving at least an A+ rating, washing machines / dishwashers achieving at least an A rating, and washer dryer / tumble dryers achieving at least a B rating  Using sanitary ware that will favour compliance with the “optional Standards” set out in approved document G for domestic properties  The use of locally sourced materials where possible  The use of materials that achieve an A or A+ rating according to the Green Guide Specification  Requiring the approved contractor to operate according to a Construction Environmental Management Plan (CEMP), containing procedures for waste minimisation as well as optimisation of waste recovery and recycling, in accordance with the Waste Hierarchy  The incorporation of external waste storage areas at the rear of the properties that can accommodate general and recyclable waste containers.  The incorporation of trees and landscaping across the site

Other Issues

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

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

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

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

Recommendation

Approve subject to conditions

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

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

Page 26 2. The development hereby permitted shall be carried out in accordance with the following approved plans:

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

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

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

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

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

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

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

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

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

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

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

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

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

Page 27 8. Prior to the first occupation of the dwellings hereby approved a site completion report confirming that the required uprated glazing and the agreed ventilation measures shall be submitted to and approved in writing by the Local Planning Authority

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

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

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

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

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

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

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

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

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

Page 28 Reason: To secure proper drainage and to manage the risk of flooding and pollution

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

Reason: To ensure a satisfactory method of surface water disposal to reduce the risk of flooding elsewhere in accordance with policy EN19 of the City of Salford Unitary Development Plan and seeks to provide betterment in terms of water quality and surface water discharge rates and meets requirements set out in the following documents; o NPPF, o Water Framework Directive and the NW River Basin Management Plan o The national Planning Practice Guidance and the Non-Statutory Technical Standards for Sustainable Drainage Systems (March 2015) o Manchester, Salford, 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)

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

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

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

Reason: In the interest of highway safety and the free flow of traffic and in accordance with policies A2, A8 and A10 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

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

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

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

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

17. No development shall be started until all the retained trees within (or overhanging) the site [shown on TPP, Drawing No: TPP.12764 Rev. 01 dated: 21-12-2017] have been surrounded by

Page 29 substantial fences which shall extend to the extreme circumference of the spread of the branches of the trees (or such positions as may be agreed in writing by the Local Planning Authority). Such fences shall be erected in accordance with the specification submitted [shown at APPENDIX 4, within Report No: AIA.12764.01] and shall remain until all development is completed and no work, including any form of drainage or storage of materials, earth or topsoil shall take place within the perimeter of such fencing.

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

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

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

Notes for Applicant:

1. STANDING ADVICE - DEVELOPMENT LOW RISK AREA

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

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

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

2. United Utilities have offered the following advice - o The level of cover to the water mains and sewers must not be compromised either during or after construction. o A separate metered supply to each unit will be required at the applicant's expense and all internal pipe work must comply with current water supply (water fittings) regulations 1999. o Should this planning application be approved, the applicant should contact United Utilities on 03456 723 723 regarding connection to the water mains or public sewers. o It is the applicant's responsibility to demonstrate the exact relationship between any United Utilities' assets and the proposed development. United Utilities offers a fully supported mapping service and we recommend the applicant contact our Property Searches Team at [email protected] to obtain maps of the site. o Due to the public sewer transfer, not all sewers are currently shown on the statutory sewer records, if a sewer is discovered during construction; please contact a Building Control Body to discuss the matter further. o In accordance with the National Planning Policy Framework (NPPF) and the National Planning Practice Guidance (NPPG), the site should be drained on a separate system with foul water draining to the public sewer and surface water draining in the most sustainable way. The NPPG clearly outlines the hierarchy to be investigated by the developer when considering a surface water drainage strategy. We would ask the developer to consider the following drainage options in the following order of priority: 1. into the ground (infiltration); 2. to a surface water body; 3. to a surface water sewer, highway drain, or another drainage system; 4. to a combined sewer. o If the applicant intends to offer wastewater assets forward for adoption by United Utilities, the proposed detailed design will be subject to a technical appraisal by an Adoptions Engineer as they need to be sure that the proposal meets the requirements of Sewers for adoption and United Utilities' Asset Standards. The proposed design should give consideration to long term operability and give United Utilities a cost effective proposal for the life of the assets. Therefore, should this application be approved and the applicant wishes to progress a Section 104 agreement, it is strongly recommend that no

Page 30 construction commences until the detailed drainage design, submitted as part of the Section 104 agreement, has been assessed and accepted in writing by United Utilities. Any works carried out prior to the technical assessment being approved is done entirely at the developers own risk and could be subject to change.

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

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

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

Page 31 Amendment Sheet – 9th May 2018

Since the report was published an additional letter of objection has been received from an individual who has previously objected. Within the letter they reiterated their concerns over the impact of the development on the properties on Norwood Close, suggesting that if they haven’t already done so Members of the Planning Panel should visit the properties on Norwood Close to assess impact.

Page 32 Agenda Item 5b

APPLICATION No: 18/71546/FUL APPLICANT: Mr Steve Hughes LOCATION: Land At Clarence Street, Lower Broughton, Salford, M7 1AH, , PROPOSAL: The construction of 299 apartments together with raised car park, flood mitigation measures, hard and soft landscaping, and other associated works WARD: Broughton

Description of Site and Surrounding Area

This application relates to a 2.11 hectare site to the north of Clarence Street in Lower Broughton. The site did previously accommodate residential development but since demolition of these properties has more recently been used as a compound for materials/parking etc in connection with the wider Lower Broughton redevelopment which the site forms part of. This part of the wider site is known as phase 5. The wider development is complete with phases 1-4 to the north of this application site and phase 6 to the south on the opposite side of the new Green Governor Park. The application site comprises two areas to the east and west of the Church of Ascension and is bounded by Clarence Street to the south, Great Clowes Street to the east, Lower Broughton Road to the west. The Church of Ascension is a Grade II Listed Building although it sustained extensive fire damage in early 2017. The application site is currently vacant and secured by timber boarding along its perimeter.

Description of Proposal

Permission is sought for the construction of 299 apartments together with a raised car park, flood mitigation measures, hard and soft landscaping, and other associated works.

The apartments would be split across 6 blocks, with three on each side of the Church of the Ascension. Each of the two parcels of land would have an L shaped block to either side with a rectangular block in the middle. The blocks closest to the Church of the Ascension would be 4 storeys in height with blocks then stepping up to 5 and 6 storeys in height. The building would be constructed of brick with grey uPVC windows.

Page 33 Residential accommodation would be set between 1.2m and 1.8m above street level with the area below remaining open with voids to allow water to pass through and be stored under the buildings and car park in the event of a flood. The voids would be treated with mesh grills to ensure they remain secure whilst also allowing water to pass through.

Two vehicular accesses would be provided to each parcel. They would be sited in between blocks leading upwards to a raised car parking area to the rear of the buildings. Level pedestrian access would be provided to ground floor living accommodation from the raised car park area and a stepped entrance would be provided within the front elevation of each of the buildings. A pedestrian gate would be provided from street level into the proposed car parking areas. Pedestrian and vehicular access gates would be galvanised metal and finished in dark grey.

The following mix is proposed: - 100 x 1 bed units - 189 x 2 bed units - 10 x 3 bed units

The site is proposed to be owned and managed by Sigma.

197 parking spaces would be provided across the development. 97 spaces would serve the 147 apartments within blocks 1, 2 and 3 and 100 spaces would serve the 152 apartments in blocks 4, 5 and 6. A total of 12 disabled parking spaces would be provided across the development with two provided to the rear of each block/ The scheme includes provision for 144 cycle parking spaces.

Bin storage areas would be provided at ground floor level adjacent to the car park access. Stepped access would be provided from car park level down to the bin store.

Publicity

Site Notice: Non HH setting of listed building Date Displayed: 18 April 2018 Reason: Affecting setting of Listed Building

Press Advert: Manchester Weekly News Salford Edition Date Published: 19 April 2018 Reason: Affecting setting of Listed Building

Background

The application site forms part of the wider Lower Broughton regeneration area. The applicant’s vision for the Lower Broughton Area is to deliver a development that combines quality family living with best practice in urban design, sustainability, housing provision, landscape design, community involvement and transport planning to deliver a new exemplary neighbourhood that will promote a strong sense of community and local identity. The wider outline permission for the redevelopment of the area was granted in June 2006 with various subsequent reserved matters applications including 08/56283/REM which granted permission for a total of 428 apartments within 6 blocks ranging in height from 4 either side of the church up to 10 storeys furthest away from the church on the area of land which this current planning application relates to. A significant level of development has taken place on the regeneration of Lower Broughton over recent years with a number of phases of development now completed and occupied. This current application is referred to as phase 5 although it is important to note that later phases of the development have been brought forward and completed in advance of this phase as can be seen from the table below which sets out details of the units delivered so far across the wider site. The table below provides a summary of the various phases, the split of apartments and houses as well as details of affordable units and market units. (Please note the 299 apartments referred to under the phase 5 line relate to those proposed under this current application)

Phase Apartments Houses Affordable Open Private Total Status Market rent units 1A 19 21 27 13 40 Completed 1B 33 65 41 57 98 Completed 1D 39 49 33 55 88 Completed

Page 34 1 Vibe 152 112 40 152 Completed

4 131 18 96 53 149 Completed 4T 29 29 29 Completed 4U 45 45 45 Completed

2 & 3 75 300 165 210 375 Completed

5 Proposed 299 299 299

6 181 120 61 181 Completed

7 93 93 93 Completed

8 54 54 54 Completed

Total 777 826 503 641 459 1603

Relevant Site History

13/63491/REM - Application of approval of reserved matters in respect of the landscaping details for land fronting Clarence Street, Lower Broughton (known as Phase 5) further to outline permission 06/52316/OUT for the demolition, conversion and redevelopment of 22.7 hectares of land and buildings to provide mixed use development comprising residential (C3), school, community uses (D1), assembly and leisure (D2), business (B1), retail (A1/A2) cafes restaurants and public houses (A3,A4,A5) car parking, public spaces and ancillary uses together with associated highways and other works – Approved 19th September 2013.

12/62582/EIA HYB – Neighbourhood Centre (use class A1 to A5 and D1) for up to 4500sqm of gross retail floorspace and 225 car parking spaces together with associated works. Permitted 8/3/2013

08/56283/REM – Details of reserved matters for siting, design, external appearance, and means of access in relation to the erection of 428 apartments, laying out public open space, public spaces, car parking and ancillary uses together with associated highway and other works. Permitted 4th July 2008

Approved massing plan

06/52316/OUT – Outline application for the demolition, conversion and redevelopment of 22.7 hectares of land and buildings to provide mixed use development comprising residential (C3), school, community uses (D1), assembly and leisure (D2), business (B1), retail (A1/A2), cafes, restaurants and public houses (A3, A4, A5), car parking, public spaces and ancillary uses together with associated highways and other works. Permitted 21st June 2006

Page 35 Neighbour Notification

Neighbours notified: 9/4/18

Representations

12 neighbour responses have been received. The concerns raised have been summarised below: - Increased demand for car parking. - Loss of view. - Residents initially told the site would have three storey blocks. - Residents initially told the site would be for houses. - Impacts on highway safety and safety of pedestrians. - Overlooking/loss of privacy from flats and car parking area. - Loss of light. - Shadowing from heights and locations of new buildings. - Increased traffic. - Increased strain on public transport. - The applicants do not have the best interests of the area in mind. - No affordable housing – would not comply with council standards. - Family housing is required not more flats - Development would only benefit private landlords rather than local residents. - Impact of car headlights shining in the windows of ‘The Vibe’. - Outside community space should be provided for residents for growing of crops or monies provided through S106 for allotments/allotment improvements. - Increased risk of flooding – this area acted as a drainage basin for the surrounding houses during the winter of 2015. - Light pollution through street lighting and domestic lighting. - Increased pollution from exhaust fumes impacting on public health and well-being. - Destruction of current open spaces. - Likely escalation of anti-social behaviour. - 4 storey car park 11m from the rear elevations of Hatton Gardens. - Increased noise from traffic. - Existing failure of applicants to ensure adequate maintenance of gating systems. - Increased security risk to surrounding residents. - Rubbish will be dropped over the concrete barrier to the newly formed car parking area; in between existing and new fencing or into existing rear gardens of surrounding properties.

Consultations

Design For Security - No objections, recommend that the railings be a minimum height of 2100mm. This has been recommended with the local crime statistics in mind, as shown in the Crime Impact Statement.

Senior Drainage Engineer - No objections subject to conditions. Please refer to Flood risk and drainage section of report for further discussion.

Highways - No objections subject to conditions. Please refer to Highways section of report for further discussion.

Historic England – Advise that there is no requirement to consult them on the application.

Environment Agency - No objections subject to conditions. Please refer to Flood risk and drainage section of report for further discussion.

Air Quality, Noise and Contaminated Land - No objections subject to conditions. Please refer to Air, Noise and Contaminated Land sections of the report for further discussion.

Greater Manchester Ecology Unit – The Ecology survey report submitted with the application provides a fair summary of the status of the site. It is not of substantive nature conservation value, supporting bare ground and recently established, species-poor neutral grassland. The sites were formerly occupied by terraced housing,

Page 36 now demolished, and more recently by construction compounds associated with the redevelopment of the wider area. I therefore have no overall objections to the application on ecological grounds.

The new Landscaping proposed will contribute to the nature conservation value of the area.

There is a possibility that the invasive plant Japanese knotweed may be present on the site. It is recommended that an invasive species survey is undertaken in order to survey for the presence/absence of any invasive plant species that may be colonising the site. Japanese knotweed surveys can be undertaken anytime between April and October. If knotweed surveys record the species to be present a method statement must be prepared giving details of measures to be taken to control the spread of the plant and, once agreed, the method statement must be implemented in full. Surveys, and the preparation of a method statement, could be made a condition of any approval that may be granted to the scheme.

Planning Policy

Development Plan Policy

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

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

Unitary Development Plan ST15 - Historic Environmental This policy states that historic and cultural assets that contribute to the character of the city will be preserved and wherever possible and appropriate, enhanced.

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

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

Page 37 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 EN17 - Pollution Control This policy states that in areas where existing levels of pollution exceed local or national standards, planning permission will only be granted where the development incorporates adequate measures to ensure that there is no unacceptable risk or nuisance to occupiers, and that they are provided with an appropriate and satisfactory level of amenity.

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

Other Material Planning Considerations

National Planning Policy

National Planning Policy Framework

Local Planning Policy

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.

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.

Page 38 development must contribute to the creation of an environmentally sustainable city supporting the natural environment minimising the effects of, and being more adaptable to, the potential impact of climate change.

Supplementary Planning Document - Design and Crime This policy document contains a number policies used to assess and determine planning applications and is intended as a guide in designing out crime.

Supplementary Planning Document - 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 (including education contributions) 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: education; the provision of open space; improvements to the city’s public realm, heritage and infrastructure.

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

Appraisal

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

The main planning issues to be considered in determination of this application are as follows: -

 Principle of development  Size and mix of units  Planning Obligations and Affordable Housing  Design  Impact on Heritage Asset  Design and Crime  Amenity - Impact on existing residents - Amenity of future residents  Air Quality  Noise  Contaminated Land  Highways i) Sustainable location ii) Cycle and Parking Provision iii) Proposed Access Arrangements iv) Impacts on Highway Network v) Servicing and Refuse Collection vi) Traffic Regulation Orders  Flood risk and drainage  Sustainability

Principle of Development

Page 39 The principle of residential accommodation in the form of apartments has been established on the site with permission 08/56283/REM for 428 apartments. There have been no significant changes on site or to planning policy which would warrant a different view being reached with regards to this principle. This site is in a sustainable location close to local amenities and public transport and is suitable for further development. As such the principal of the re-development of the site is acceptable subject to compliance with other relevant planning policies.

Size and Mix of Units

Policy H1 of the unitary development plan (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”. It goes on to further state that in determining whether the proposed mix and density of dwellings on a site is appropriate and acceptable, regard will be had to 8 factors (criteria A to H). Policy H1 of the UDP has been supplemented by policies in the adopted housing planning guidance (of December 2006).

Policy HOU 1 of the Housing Planning Guidance requires the majority of development to be in the form of houses rather than apartments in this area of the city.

The development proposes all apartments with no houses and would therefore not accord with policy HOU1. However, in this instance, there are other material considerations which indicate the principle of apartments would be acceptable as follows:

 This site is part of a much wider development where significant numbers of new houses have been built (full details are set out in the background section earlier on in this report) and across the wider site a mix of unit types and sizes are provided.  Permission has previously been granted for 100% apartments on this site and allows for 428 apartments.

Having regard to the above, the development of this site for 100% apartments is considered acceptable and accords with UDP policy H1.

Policy HOU2 states that the majority of new dwellings should have at least three bedrooms. Apartments should provide a broad mix of dwelling sizes and the majority should have a floorspace of at least 57m2, to provide future occupants with enough space to be capable of accommodating three people together with a flexible living area.

The proposed development is for 100 x 1 bed (34%), 189 x 2 bed (63%) and 10 x 3 bed (3%) apartments. Small dwellings would not predominate and all two and three bed apartments would have a floor area of 57m2 or above in accordance with the requirements of policy HOU2. Whilst more 3 bed apartments would be welcomed the provision of 10x3 bed apartments is considered acceptable given that there are 3 and 4 bed houses within the wider development that can cater for those who require a larger property.

Planning Obligations and Affordable Housing

The development proposes apartments only and the site is located within a low/mid value area. As per the Planning Obligations Supplementary Planning Document the scheme does not currently trigger any requirement for planning obligations with regard to Education, Public Realm and Open space and it is not considered that the scheme submitted would require any site specific obligations.

A number of neighbour representations have raised the issue that the scheme does not include any affordable housing and that this would not comply with council standards. However it should be noted that there is no policy requirement for affordable housing on an apartment only scheme in this area. Furthermore, as can be seen from the table above, a significant number of affordable units have already been delivered across the wider site.

Design

The proposed development comprises six blocks, with three on either side of the Church of the Ascension, which step up in height as they extend further away from the church.

Page 40 Earlier permissions included a cranked elevation on block 1 which enabled the block to run parallel to both Lower Broughton Road and Clarence Street however a 90 degree angle is now proposed which will mirror that of blocks 3, 4 and 6. The applicants have advised that “the change in relation to Block 1 has been driven by a number of factors; firstly, the blocks have been designed so there is a symmetry in how the scheme is read and viewed as you move along Clarence Street itself, terminating with an attractive and well landscaped area of amenity space as you approach Lower Broughton Road. The re-design actually results in a larger area of amenity space being provided compared to the previously consented layout and provides a more open feel from the Lower Broughton Road frontage as well as for those existing plots immediately to the north of the site (the previous scheme with it's angled elevation and height effectively 'closed off' any outlook from the back of these properties). The second driver is one of cost, in that to design a smaller block on the previously approved footprint is difficult from a construction perspective (particularly when building in timber frame) and the costs would be overly prohibitive - achieving a financially economic form of development is key to ensuring that the scheme is delivered on site quickly following the grant of planning consent.”

The 90 degree angle to all end blocks would ensure consistency throughout the development and also results in an increased area of open space within the site between block 1 and the site boundary. This area is intended to be landscaped and provide an area of amenity space for future residents. In terms of landscaping of the wider site the scheme is somewhat constrained due to the requirement for raised levels due to flood risk. That said the submitted plans do include indicative details of perimeter planting at ground level adjacent to the all blocks and planting within containers in the car park. Existing 1.8m high timber fencing that is currently present along the rear boundaries of the rear gardens of adjacent dwellings would be retained. The edge of the car park would have a slightly raised area to prevent vehicles from overrunning and trees would be planted in the under croft area adjacent to the rear boundary of the site that would grow up and fill the gap between the rear of the car park deck and the existing rear boundary treatments of adjacent residential dwellings. A landscape condition is recommended to ensure full details of proposed landscaping, including hard landscaped areas and boundary treatments.

Boundary treatments would comprises 1.05m high hoop top railings where they are adjacent to highways to reflect that used elsewhere within the wider Lower Broughton area with the exception of areas at the accessible access points into the car parks where 1.8m close boarded timber fencing would be provided. The proposed amenity space to the west of the apartment buildings would be bounded by 1.8m high hoop top railings. Whilst a lower level boundary treatment may sit better within the street scene the comments from Design for security are acknowledged which recommend a 2.1m high railing in this location bounding the amenity space proposed and as such the 1.8m high railings are considered an acceptable compromise in terms of defining public and private space (shared amenity space for residents only) whilst also allowing views through and therefore proving natural surveillance of this area.

Due to flood risk issues at the site, internal floor levels are required to be raised up above the level of the adjacent pavement. Boundary railings and landscaping would be provided around the perimeter of the site and voids would be provided under the ground floor level of the units so that in the event of a flood, flood water would pass under the building and car parking to the rear of the building.

The orientation and internal layout allow for dual fronted buildings which include windows and balconies to all elevations fronting the street and looking over the car park providing active frontages. Building entrances would be provided on the main elevation for each building and would be via steps to both sides of a raised access platform directly adjacent to the building.

The application site occupies a prominent location within the Lower Broughton Area and is subject to wide ranging views particularly from the south given the proximity to the adjacent park which spans the full width of application site and allows largely unrestricted views across from surrounding residential streets and properties.

The wider Lower Broughton area comprises a mix of dwellings types and design and includes a variance in heights including apartment blocks and two and three storey dwellings. The overall scale and massing of the development proposed under this application has been reduced since that of previous applications which allowed apartments across six blocks, similar to current proposals, but up to 10 storeys in height. It is considered that the overall scale and massing of the development proposed under this application is acceptable in this location and bring this vacant site back into use. It completes the last major site within the wider development directly to the north of the park. The reduced massing of the scheme would also result in a positive impact on the setting of the Church of the Ascension and ensure views of the church are not unduly compromised.

Page 41 Elevation treatment of the blocks would be brick with mesh grills between brick panels at ground level to allow water to pass through in the event of a flood. Elevations would include string and dentil courses at various points as well as header details and framing to some windows across the elevations to add further interest and detailing. The roof would be flat, grey with an overhanging parapet. High quality materials are key to this development particularly given the simplicity of its design. A mix of red multi bricks are proposed with smooth red brick for string and dentil courses and anthracite grey aluminium windows with 100mm reveal. Whilst details of materials have been provided no samples have been submitted to date and as such a materials condition is recommended to ensure samples are submitted for the written approval of the Local Planning Authority.

Impact on Heritage Asset

The proposed development would frame the Church of the Ascension with three apartment blocks on either side fronting Clarence Street. The Church of the Ascension was built around 1870 and is grade II listed, first listed in October 1998. It is of an early English style constructed from red brick and has a Welsh slate roof.

One of the core planning principles of the NPPF which was published in March 2012, is to “conserve heritage assets in a manner appropriate to their significance”.

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 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”.

Paragraph 133 states that where a proposed development will lead to substantial harm to or total loss of significance of a designated heritage asset, permission should be refused unless it can be demonstrated that substantial harm or loss is outweighed by substantial public benefits. Paragraph 134 states that where a proposal leads to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal.

The previous permissions have established the principle of development either side of the Church of Ascension and therefore forming part of its setting. Furthermore, the proposed footprint of the blocks has remained very similar to that originally approved. The main change in this proposal now being considered is in the overall height and the general design of the proposed blocks and it is these matters which need to be taken into consideration in relation to the impact upon the Church of the Ascension.

Previously the proposed blocks ranged in height from 4 – 10 storeys and comprised a number of different cladding panels on the external elevations. The closest blocks to the church in this proposal have remained at a similar height – 4 storeys, however the tallest blocks are now only 6 storeys, all with flat roofs. The increase in the block height is only the addition of one storey each time and therefore the increase is gradual and is also symmetrical around the church. The general design of the proposed blocks has also been simplified and is consistent across all 6 blocks. They are now proposed to be constructed from brick with uPVC windows and clear glazed balconies although some variation of brick type is proposed across the blocks.

It is considered that the current proposed development is an improvement upon the original permission with a development which is considered to be more in keeping and complementary to the listed church whilst also enhancing the visual attractiveness of the area.

It is considered, therefore that the proposed development would not have a detrimental impact upon the setting and therefore the significance of the Church of the Ascension. As detailed above a condition is recommended to secure the submission and approval of the facing materials for each block prior to their construction.

Design and Crime

The application is supported by a Crime Impact Statement. The statement has been produced by Greater Manchester Police (GMP) Design for Security and confirms that subject to minor security additions and improvements GMP would be happy to support the development.

Page 42 The suggested changes/additions include the removal of the ground floor balconies or measures to prevent unauthorized access, security of car parking areas, undercroft areas and entrances to buildings and post deliveries. The ground floor balconies have been retained but are between approximately 2m and 2.8m above ground floor level and would lead to lockable patio doors. In addition they are set back behind front boundary treatment and proposed native and ornamental shrub planting which would sit between the boundary railings and the front elevation of the buildings. The submitted plans indicate gates to the car parking area and locked access to the undercroft area for maintenance only. Control of access into the buildings and other physical security specifications such as alarms, windows, doors etc is beyond the scope of planning control and as such an informative is recommended to draw the applicant’s attention to the recommendations made by Design for Security.

It is considered that the development has been designed to discourage crime, anti-social behaviour and the fear of crime, and support personal and property security in accordance with DES10 of the UDP and the Crime and Design SPD.

Amenity

 Impact on existing residents

The proposed apartment blocks would front Clarence Street and the park beyond with no residential units directly to the front of the site. The apartment blocks sit adjacent to two storey residential dwellings with the exception of the adjacent properties on Great Clowes Street that are four storeys.

To the rear the proposed apartment blocks would frame a shared car park area which would sit above the void areas intended to collect/store water in the event of a flood. Boundary fencing would be provided along the common boundary at ground floor level and the car park would be set in approximately 2m from the common boundary. The void would allow for proposed planting to grow up in between the gap and adjacent to the boundary fencing.

The side gable elevation of block 1 would retain a distance of approximately 17m from the rear elevation of the adjacent properties. This elevation contains no windows other than that which serves the access corridor within the building which would be approximately 8m from the common boundary with the adjacent residential dwellings. The building at block 1 would project beyond the rear elevation of 198 Lower Broughton Road but would be angled away from and set approximately 11.7m from the common boundary at its closest point.

Habitable room windows within the main rear elevations of blocks 1, 2 and 3 would retain a distance of approximately 40m from the rear elevations of the facing properties along Kempster Gardens.

The side gable of block 6 would sit adjacent to the side gable of 16 Ascension Road which contains no principle habitable room windows and no windows are proposed in the side gable of block 3 with the exception of one window on each floor that serves the access corridor within the building. A distance of approximately 8m would be retained between the two side gables and approximately 6.2m from the side gable of block 3 to the common boundary with 16 Ascension Road. As the building at block 3 projects back beyond the rear elevation of 16 Ascension Road it would step further away from the common boundary to between approximately 7.5m and 10m from the common boundary

The side gable of block 4 would sit adjacent to the side gable of 21 Whitsun Avenue which contains no principle habitable room windows and no windows are proposed in the side gable of block 3 with the exception of one window on each floor that serves the access corridor within the building. A distance of approximately 7.5m would be retained between the two side gables and approximately 6m from the side gable of block 4 to the common boundary with 21 Whitsun Avenue. As the building at block 4 projects back beyond the rear elevation of 21 Whitsun Avenue it would step further away from the common boundary to between approximately 7.4m and 9.7m from the common boundary

Habitable room windows within the main rear elevations of blocks 4, 5 and 6 would retain a distance of approximately 40m from the rear elevations of the facing properties along Hatton Gardens.

The side gable of block 6 would sit adjacent to the side gable of the apartment building on Great Clowes Street which contains no principle habitable room windows. A distance of approximately 3.8m would be retained between the two side gables and approximately 2m from the side gable of block 6 to the common boundary with

Page 43 the apartment building on Great Clowes Street. As the building at block 6 projects back beyond the rear elevation of the apartment building on Great Clowes Street it would step further away from the common boundary to approximately 8.7m from the common boundary.

The separation distances set out are considered acceptable and having regard to the above it is considered that the development would not result in an unacceptable detrimental impact on the amenity of surrounding residential properties in accordance with UDP policies DES7.

 Amenity of future occupiers

Where the blocks turn the corner at Ascension Road and Duke Street they would also face the Church of the Ascension which sits in between the two parts of this pre application site. A distance of between approximately 22m and 32m would be retained between the elevation of the proposed apartment blocks and the Church of the Ascension and this is considered acceptable.

An area of shared amenity space would be provided adjacent to block 1 of the proposed development for use by future occupiers. In addition a large number of apartments would be provided with balconies that would provide a small area of usable space for residents. It is also noted that the site is directly opposite the Green Grosvenor Park which is accessible to members of the public and which future occupiers may use if they so wish.

The submitted floor plans indicate that in the main habitable rooms within the apartment blocks would each be provided with an adequate level of light and outlook with principle windows being located on the main front and rear elevations of the buildings. There are a few instances where separation distances are reduced, namely the interface distances between habitable room windows in the side gables of the buildings are reduced to approximately 15m. However it is noted that these are interface distances between new properties in an urban area where new residents are buying in to the relationship and is not dissimilar to the previous permission at the site. It is also noted that should these windows be relocated then the result would be large expanses of blank brick work, lacking in detail and any form of natural surveillance over access areas such as the car park entrances.

The side gable of block 6 adjacent to the 4 storey units on Great Clowes Street did contain principle habitable room windows approximately 3.8m from the side gable of the property at Great Clowes Street however following discussions with the applicants these windows have been re-located to the main rear elevation overlooking the car park area to the rear. This elevation does still include windows which serve the second bedrooms within the apartments which is not ideal but it is noted that there is some separation between the adjacent building which will provide an element of light to the room and a level of outlook. It is acknowledged that these distances have been dictated by the layout of the site which seeks to provide a viable number of units and a varied mix of units across the site as well as creating a strong streetscape. In addition it should be noted that future occupiers will be ‘buying into’ this relationship.

As set out above, existing 1.8m high timber fencing that is currently present along the rear boundaries of the rear gardens of adjacent dwellings would be retained. The edge of the car park would have a slightly raised area to prevent vehicles from overrunning. No specific details of this raised edge have been submitted to date and as such a condition is recommended to ensure the submission of full details for the written approval of the Local Planning Authority. This will allow the Local Planning Authority to ensure that what is provided on site is sufficient to prevent headlight glare from cars accessing the car parking spaces but is also not unduly overbearing on the amenity of adjacent residents. Trees would be planted in the under croft area adjacent to the rear boundary of the site that would grow up and fill the gap between the rear of the car park deck and would also assist in providing an element of screening of the car park from the adjacent residential dwellings. Secure access would be available under the raised car park area by the management company to allow the area to be cleaned and cleared of debris as and when required.

Having regard to the above it is considered that the development would provide future users with an adequate level of amenity in accordance with UDP policies DES7 and EN17.

Air Quality

Page 44 The application site lies partially within the Greater Manchester Air Quality Management Area (AQMA) to the western end of Parcel A and the Eastern End of Parcel B, and as such introduces new sensitive receptors into an area where air pollution (nitrogen dioxide – NO2) is known to be above EU and UK health based limit values. It is further acknowledged that for particulate pollution (PM10 and PM2.5) there is no safe threshold with respect to the impact on human health.

There is a potential for future occupants to be exposed to levels of air pollution (Nitrogen dioxide and particulate matter) which will give rise to a negative impact on health and quality of life. There is further concern that increases in road traffic as a result of the development will have a negative impact within the AQMA and surrounding area.

The application is supported by an air quality impact assessment (26th February 2018, Ref: 6473295/AQ/V1 Ver. 02, Bureau Veritas) which uses detailed dispersion modelling, verified against local monitoring, to assess whether there will be a significant impact of the development against IAQM and EPUK guidance “Land-Use Planning and Development Control: Planning for Air Quality”, 2017.

The dispersion modelling results suggest that increases in air pollution associated with the development in the opening year (2021) will only have a negligible impact on levels of nitrogen dioxide within the air quality management area with the percentage change in pollution as a result of development ranging from 0 to 0.4% and no predicted concentrations in the future being within 75% of the air quality objective.

In reaching this conclusion the assessment has used emission factors from the latest DEFRA emission factors toolkit to predict future emissions from vehicles in the opening year, compared to the baseline year of 2016. There remains uncertainty around the assumptions within the emission factors toolkit with respect to the expected decrease in emissions as a result of technological advances in the vehicle fleet. A sensitivity test has therefore been included showing the predicted increases in concentrations of air pollution as a result of the development, but assuming there is no improvement in vehicle emissions from the 2016 baseline.

The results of this “worst case” assessment suggest there will be a percentage increase in pollution between 0 and 0.7% with the majority of predicted future concentrations being within 75% of the air quality objective, the highest being 99.9% of the air quality objective.

This demonstrates the uncertainty associated with dispersion modelling (albeit it is an accepted methodology for assessing air quality for planning purposes). It is likely the true future levels of pollution lie somewhere between the two values (see example in the table below).

Receptor 2016 Predicted 2021 Predicted 2021 Predicted Concentration (µg/m3 Concentration (µg/m3 Concentration (µg/m3 Annual Mean) Annual Mean) – 2021 Annual Mean) – 2016 emission factors emission factors R17 37.9 28.2 39.6 R10 33.7 24.7 35.0

Based on the above, the report’s conclusion that no specific mitigation is required is not accepted by Urban Vision Air and Noise and they consider that there is justification for mitigation measures in line with the Principles of Good Practice from the EPUK / IAQM Guidance (Land-Use Planning and Development Control: Planning for Air Quality). As such a condition is recommended requiring the development to provide a total of six electric vehicle charging points for residential use. The recommended condition has been attached.

Noise

Areas of the proposed development are in close proximity to the relatively busy roads of Lower Broughton Road and Great Clowes Street, and will be subject to noise from road traffic, with industrial units. A noise impact assessment (NIA) has been submitted in support of the application (Noise Impact assessment, 26th February 2018, Ref: 6473504/R1v2, Bureau Veritas.

Page 45 The noise impact assessment uses noise monitoring data to calibrate an acoustic model to predict the noise levels at the building façades and concludes that with suitable mitigation (in the form of options around glazing and ventilation systems) internal habitable rooms will achieve noise levels compliant with BS8233:2014 (Guidance on Sound Insulation and Noise Reduction from Buildings). This conclusion is accepted by Urban Vision Air and Noise however no detail is provided in the report as to which units will require the higher acoustic mitigation in terms of glazing and mechanical ventilation systems. This detail will be required prior to development commencing and a condition is recommended in this regard.

In terms of external amenity spaces (balconies) it is noted a significant proportion of the balconies will not be compliant with world health organisation daytime upper noise limit of 55 dB LAEQ 16-Hour. The modelling results show the balconies that will exceed the standard on the South and West façade of block 1, upper floors on the South façade of block 2, all balconies on the East, South and upper floors of West façades of block 6, and upper floors of the South façade of block 5.

The degree by which the upper limit (55 dB LAEQ 16-Hour) is exceeded varies between 1 and 15 dB depending on the proximity to the roads mentioned above.

It is accepted that in an urban location (such as this) it is not always possible to achieve the desired criteria for external amenity spaces, however the guidance states where this is not possible noise levels should be reduced as far as practicable in these areas.

It is also noted that residents will have access to Green Grosvenor Park on the opposite side of Clarence Street and it is accepted to some degree this will be relatively quiet, which can to some extent offset the above compromise, however publicly accessible amenity space does not have the same benefit as private external amenity space. As per the NPPF and National Planning Practice Guidance, noise should not be considered in isolation when considering planning applications.

It is agreed that, as the noise source in this case is road traffic, residents living in a city centre environment are more likely to tolerate relatively higher noise levels on their balconies. Road traffic noise is arguably less disruptive and more ‘anonymous’ in character than other noise sources such as industry, commercial activities and aircraft. In addition the balconies are an addition to the living areas of the apartments which residents can choose to use, or not use, as they wish.

Having regard to all of the above, Urban Vision Air and Noise raise no objection to the application on the grounds of noise subject to conditions in relation to the submission and written approval of noise mitigation measures for the building envelopes and subsequent implementation and verification. The also recommend conditions in relation to noise levels of external plant and equipment and a construction environmental management plan. The recommended conditions have been attached.

Contaminated Land

The application is supported by two land contamination reports (Phase I and II Geo-environmental Assessment, December 2017, Ref: 12-010-r1, e3p and Remediation and Enabling Works Strategy, January 2018, Ref: 12- 010-R1, e3p). The site has a history of agricultural ground and former development of high density housing dating back to the late 1800s. The submitted reports review potential sources of ground contamination and contain results of an intrusive site investigation.

The phase I and II report identified asbestos and elevated hydrocarbon contamination within made ground on site. Gas monitoring initially indicated that the site is CS2/Amber 1 and requires gas protection measures to be incorporated into the building, however monitoring was to be completed at the time of writing the Phase I and II report. The conclusions of the phase I and II report are accepted by Urban Vision Environment who have reviewed the submitted reports.

Based on the findings from the phase I and II report a remediation and enabling works strategy has also been submitted in support of the application. The remediation strategy includes completed gas monitoring confirming the initial indications. Remediation includes 300mm cover system to areas of landscaping, and gas protection measures where required.

Page 46 As such no objections are raised with respect to contamination subject to conditions. The recommended conditions have been attached.

Highways i) Sustainable location

The application site is located within an established residential area. It is well related to local amenities and has good transport links with the closest bus stops being located on Lower Broughton Road and Great Clowes Street within a two to three minute walk of the site and providing regular services to Bury and Swinton, Salford Shopping Centre and Manchester City Centre.

As such the site is considered to be in a sustainable location and it is not considered that its development for residential purposes would be inappropriate.

It is considered that the layout of the site is such to encourage walking and cycling and would link to the existing footpaths and nearby cycle routes on surrounding roads. ii) Cycle and parking provision

The proposals allow for a parking provision of 65% throughout the development (which is based on apartment numbers, rather than number of bedrooms). This is based on car ownership statistics for Broughton, Salford and is deemed acceptable in this regard. A total of 12 disabled parking bays are also proposed with 2 designated spaces per block. The development includes cycle storage provision for 144 cycles with 24 proposed per block. A cycle store plan has been submitted for review however the racking only allows for the wheel to be secured and as such a condition is recommended requiring submission of an alternative cycle storage racking system to be submitted for the written approval of the Local Planning Authority. iii) Proposed Access Arrangements

Two vehicular accesses would be provided to each of the two parcels of the site. They would be sited either side of the central blocks and would lead to a raised car parking area to the rear of the buildings. Car parks would be gated and level pedestrian access would be provided to ground floor living accommodation from the raised car park area and a stepped entrance would be provided within the front elevation of each of the buildings. A pedestrian gate would be provided from street level into the proposed car parking areas.

Submitted plans indicate that appropriate visibility splays would be provided in accordance with Manual for streets. A condition is recommended to ensure visibility splays are provided and retained.

A condition is recommended to ensure full construction details of all new site access points and emergency access points with dropped kerbs and tactile paving; associated footway renewal and resurfacing works of footways and carriageways and traffic management scheme to assist in the safe use of the proposed accesses and to prohibit on-street parking. iv) Impacts on highway Network

The development is envisaged to generate 50 two-way trips during the weekday AM peak hour and 64 two‐way trips during the weekday PM peak hour. In terms of traffic impact there are numerous access points to allow traffic from the development disperse into the local highway network. Therefore, it is unlikely the proposed development will impact on the operational capacity of the local highway network providing adequate measures are put in place to encourage residents to use public transport and other sustainable forms of transport. v) Servicing and Refuse Collection

The submitted plans demonstrates a 9.86m long refuse vehicle reversing into each of the vehicular access points in order to undertake refuse collection which in principle is acceptable. The applicants have advised that the management company would be responsible for wheeling out bins on collection day. A condition is recommended requiring the submission of a waste management strategy to be submitted and agreed by the Local Planning Authority to ensure appropriate management and the safety of pedestrians and road users.

Page 47 vi) Traffic Regulation Orders

Whilst the parking provision for the proposed development, as set out above is acceptable, no consideration is made for the potential for ‘overspill’ parking on local streets. In particular on Clarence Street, Ascension Rd and Whitsun Avenue, where there are currently no measures to prevent on-street parking and any (significant) number of cars parking here could potentially compromise the access and servicing proposals for the site.

The applicants are therefore required to review and develop a suitable Traffic Management Scheme to ensure the safety of pedestrians and road users by mitigating the impact of potential on-street parking resulting from the development and a condition is recommended to ensure this.

Flood Risk and Drainage

The majority of the application site is located within flood zone 3 with some parts located within flood zone 2 and as such the application is supported by a Flood Risk Assessment. The development is classed as more vulnerable owing to its proposed residential use and its siting in flood zone 3 means that the exception test is required.

The Environment Agency initially raised objections to the proposed development on the basis that the Flood Risk Assessment (FRA) submitted with the application did not comply with the requirements set out in paragraph 030 of planning guidance to the National Planning Policy Framework and did not provide a suitable basis for assessment to be made of the flood risks arising from the proposed development.

However following discussions, a revised Flood risk Assessment was provided and this was reviewed by the Environment Agency alongside the submitted plans and the Environment Agency have subsequently withdrawn their objection.

The Environment Agency have advised that the revised FRA (section 3.4) is now clear that in setting floor levels for habitable accommodation the applicant is seeking to set these in relation to consideration of the relaxed criteria of the Council’s policy FRD4 of the Flood Frisk and Development Planning Guidance. The floor levels proposed would be more than 600mm above the 1% AEP + 35% climate change flood levels but would have approx. 1.1m of flood depth in the event of an extreme 0.1% AEP event and the Environment Agency have no objections in this regard.

The FRA has considered the impact on levels if the void openings beneath the elevated blocks become blocked. In terms of the potential impact on flood flow routes and the assessment of floating debris, The Environment Agency accept that this could have a varying impact on flood levels but do agree that the potential changes to levels as the block voids become obstructed does not appear excessive. The original boundary treatment plan indicated metal railings with a bottom section consisting of a steel plate with 20mm perforated holes around the western extent of the site adjoining Lower Broughton Road which was identified as potentially having a more localised impact on flood flow levels to existing properties around the western extent of the site than blockage of the block voids. In order to address this, the boundary treatment plan has been amended to provide a standard hoop top railing which omits the bottom section and will allow for flood water to flow unimpeded.

The Environment Agency recommends conditions in relation to the development being carried out in accordance with the submitted FRA and the mitigation measures identified within and requiring details of existing and proposed ground and floor levels to be submitted for the written approval of the Local Planning Authority.

The site lies in an area that is at risk of flooding more than 2m deep in the event of a reservoir failure. The submitted FRA sets out that surface water for the Broughton Development would discharge direct to the Irwell. On previous phases the Environment Agency have agreed that attenuation storage to restrict the rate of runoff from the proposed development into the River Irwell will not be required and that the flood compensation storage provided in the Green Grosvenor Park will be used as attenuation storage when the outfall to the river Irwell is surcharged.

Page 48 The Councils drainage engineer has advised that the proposed car park areas require SuDS treatment train that is shown by the simple index approach method to provide adequate treatment or if this is not possible a class 1 oil interceptor which, in absence of better guidance, should be compliant with PPG3 and that an approved Detailed Drainage Strategy that demonstrates how the above elements will be achieved within the developments constraints will be required for this development prior to commencement of the works and a condition is recommended in this regard. The councils drainage engineer has also provided some advice on what should be included within the drainage strategy and an informative is recommended to advise the applicant of this. Conditions are also recommended in relation to flood resilient construction measures, submission and implementation of a flood awareness scheme and emergency planning statement.

It is considered therefore that subject to conditions the proposed development would not result in an unacceptable increased risk of flooding in accordance with policy EN19 of the City of Salford Unitary Development Plan, the Flood Risk and Development Supplementary Planning Guidance and the National Planning Policy Framework.

Sustainability

A sustainability checklist and energy statement has been submitted in support of the application which sets out a number of measures proposed in order to improve the efficiency of the development. Countryside properties utilise a fabric first approach which focuses on the envelope of the building to ensure its efficiency from construction and throughout the lifetime of the development.

Sustainability measures to be incorporated into the development include: - Use of energy efficient materials for the fabric of the buildings - Use of energy efficient lighting and white goods - Use of energy efficient heating systems with individual room thermostats - Incorporation of trees and landscaping across the site - Use of water saving devices

The energy efficiency of the proposed apartment blocks will be controlled by Building regulations and in terms of renewable energy the submitted sustainability checklist makes reference to the installation of solar panels. The applicant has confirmed that these would be on the roof of the blocks and would sit behind the parapet wall. No further details have been submitted to date and as such a condition is recommended requiring the submission of full details and elevations for the written approval of the Local Planning Authority prior to installation to ensure that the proposed solar panels would not unduly impact on the street scene or the character and appearance of the proposed apartment blocks.

As set out earlier within the report a travel plan condition is recommended that will include measures to encourage alternative transport options and in addition a construction environmental management plan condition is recommended which will assist in terms of minimising pollution during construction.

Recommendation

Approve

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

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

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

Location plan. Drawing no. LBPH5:LP:01 Revision A Planning Layout. Drawing no. LBPH5:PL:01 Revision C TR7 - Substation plan Fence types A to D. Drawing No. NSD 9102 Boundary plan. Drawing no. LBPH5:BP:01 Revision A Typical Boundary Railing Details Types 1 & 2. Drawing no. LBPH5-EXT-510 Typical Boundary Railing Details Type 3. Drawing no LBPH5-EXT-512 Revision A

Page 49 Main Vehicle Entrance Details & Elevations. Drawing no. LBPH5-150/EXT/505 Revision A Walk out balcony details and sections. Drawing no. NRSD.1007.1 Revision A Bin store. Drawing no. NRSD-1013 Revision A Window Head and Cill details. Drawing no. NRSD.1012 Revision A GRP window surround detail. Drawing no. NRSD.1009 Revision A Section through drawing. Drawing no. LBPH5:SE:01 Revision A

Apartment Block 1: Ground floor plan. Drawing no. SK268-APT1-101 First floor plan. Drawing no. SK268-APT1-102 Second floor plan. Drawing no. SK268-APT1-103 Third floor plan. Drawing no. SK268-APT1-104 Fourth floor plan. Drawing no. SK268-APT1-105 Elevations. Drawing no. SK268-APT1-201 Elevations. Drawing no. SK268-APT1-202

Apartment Block 2: Ground and first floor plans. Drawing no. SK268-APT2-101 Second and third floor plans. Drawing no. SK268-APT2-102 Elevations. Drawing no. SK268-APT2-201

Apartment Block 3: Ground floor plan. Drawing no. SK268-APT3-101 First floor plan. Drawing no. SK268-APT3-102 Second floor plan. Drawing no. SK268-APT3-103 Elevations. Drawing no. SK268-APT3-201 Elevations. Drawing no. SK268-APT3-202

Apartment Block 4: Ground floor plan. Drawing no. SK268-APT4-101 First floor plan. Drawing no. SK268-APT4-102 Second floor plan. Drawing no. SK268-APT4-103 Elevations. Drawing no. SK268-APT4-201 Elevations. Drawing no. SK268-APT4-202

Apartment Block 5: Ground and first floor plan. Drawing no. SK268-APT5-101 Second and third floor plan. Drawing no. SK268-APT5-102 Elevations. Drawing no. SK268-APT5-201

Apartment Block 6: Ground floor plan. Drawing no. SK268-APT6-101 First floor plan. Drawing no. SK268-APT6-102 Revision A Second floor plan. Drawing no. SK268-APT6-103 Revision A Third floor plan. Drawing no. SK268-APT6-104 Revision A Fourth floor plan. Drawing no. SK268-APT6-105 Revision A Elevations. Drawing no. SK268-APT6-201 Elevations. Drawing no. SK268-APT6-202 Revision A

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

Page 50 4. 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.

5. The vehicle parking and 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 use and shall be retained thereafter for their intended purpose. Prior to first use of the car parking area six dedicated parking bays with provision for electric vehicle charging shall be provided. The charging point shall be capable of Type 2 "Fast" charging and shall be retained for the life of the development.

Reason: In the interest of highway safety, and the free flow of traffic, and to encourage the uptake of ultra-low emission vehicles and ensure the development is sustainable and to safeguard residential amenity, public health and quality of life in accordance with policies A2, A8 and A10 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

6. Prior to development commencing the applicant shall submit and agree with the Local Planning Authority a detailed noise mitigation scheme for the building envelope (roof, walls, windows), internal features (ceilings, floors etc) to ensure that noise levels within internal living, dining and bedrooms comply with BS8233:2014 (Guidance on Sound Insulation and Noise Reduction from Buildings). The scheme shall include a means of ventilation to obviate the need for opening windows to achieve background and 'boost' cooling in accordance with Building Regulations Approved Document F. The development shall thereafter be undertaken in accordance with the agreed scheme, and retained as such thereafter.

Reason: To safeguard the amenity of 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. Prior to first occupation of the residential units a Site Completion Report confirming that all necessary noise attenuation measures identified through condition 6 shall be submitted to and approved in writing by the local planning authority.

8. Any externally mounted plant and equipment (with the exception of plant required for emergency situations such as standby generators, smoke extract equipment etc) associated with the development shall be designed so as not to exceed the following noise levels; - 07:00 - 23:00 - 40 dB LAEQ 1-hour - 23:00 - 07:00 - 35 dB dB LAEQ 15-Minute assessed in accordance with BS 4142: 2014 with corrections applied for any plant emitting noise of a tonal or irregular quality.

Page 51 Reason: To safeguard the amenity of 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.

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.

10. The development hereby permitted shall be undertaken in strict accordance with the submitted Remediation and Enabling Works Strategy, January 2018, Ref: 12-010-R1, e3p (or such other remediation strategy as may be agreed with the Local Planning Authority).

11. Pursuant to condition 10 above and prior to first use or occupation; a verification plan shall be submitted and agreed by the Local Planning Authority. The plan shall provide details of the evidence, data and information that will be collected in order to demonstrate in a future verification report that the works set out in the remediation strategy are completed. The plan shall identify any requirements for long-term monitoring of pollutant linkages, maintenance requirements and arrangements for contingency action as required.

12. Pursuant to conditions 10 and 11 above 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 within the verification plan (condition 11 above) shall be submitted to and approved in writing by the Local Planning Authority.

Page 52 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.

13. During the period of construction, should contamination be found on site that has not been previously identified, no further works shall be undertaken in the affected area. Prior to further works being carried out in the affected area, the contamination shall be reported to the Local Planning Authority within a maximum of 5 days from the discovery, a further contaminated land assessment shall be carried out, appropriate mitigation identified and agreed in writing by the Local Planning Authority.

14. Prior to first occupation of the development hereby approved a waste management strategy shall be submitted to and approved in writing by the Local Planning Authority. The strategy shall include details of storage provision; how bins are moved to and from the collection point, recycling facilities and, bulky waste storage. The approved scheme shall be implemented prior to first occupation of the development and adhered to thereafter.

Reason: To ensure that the development is adequately serviced in accordance with policy DES1 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

15. Prior to any earthworks an invasive species survey shall be undertaken in order to survey for the presence/absence of any invasive plant species that may be colonising the site. If invasive species are found then a method statement detailing eradication and/or control and/or avoidance measures for the invasive species shall be submitted to and agreed in writing by the Local Planning Authority (LPA) prior to the commencement of any ground works on site. Once agreed, the method statement must be implemented in full.

Reason: To prevent the spread of invasive species, and to conserve and enhance the natural and local environment by minimising impacts on biodiversity and providing net gains in biodiversity where possible, in accordance with the Nature Conservation and Biodiversity SPD and paragraph 109 of the National Planning Policy Framework.

16. No above ground construction works shall take place until such time as details of existing and proposed ground and floor levels has been submitted to, and approved in writing by, the Local Planning Authority. The development shall be carried out in accordance with the approved details and in accordance with the timing/phasing arrangements embodied within the scheme, or within any other period as may subsequently be agreed, in writing, by the local planning authority.

Reason: To reduce the risk of flooding from overland flows in accordance with policy EN19 of the City of Salford Unitary Development Plan and the Flood Risk and Development Supplementary Planning Guidance and the National Planning Policy Framework.

17. 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.

Page 53 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)

18. The development hereby permitted shall not be commenced until such time as details of flood resilient construction measures have been submitted to, and approved in writing by, the local planning authority. The scheme shall be fully implemented and subsequently maintained, in accordance with the timing / phasing arrangements embodied within the scheme, or within any other period as may subsequently be agreed, in writing, by the local planning authority.

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

19. Prior to first occupation of the development hereby permitted an Emergency Planning Statement that details how the development will incorporate flood warning and evacuation procedures appropriate to the type and scale of the development and level of flood risk shall be submitted for the written approval of the Local planning Authority. The scheme shall include details of how future occupiers will be made aware of the Environment Agency's Flood Warnings/Alert system and encouraged to sign up. The scheme shall be implemented in accordance with the agreed details.

Reason: To reduce the risks associated with flooding on future occupants in accordance with policy EN19 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

20. Prior to first occupation of the development herby permitted, details of a flood interpretation scheme to be incorporated into the development shall be submitted for the written approval of the Local Planning Authority. Such scheme shall promote public awareness and provide a physical reminder of the location of the site within a flood risk area. The scheme shall be implemented in accordance with the approved details and retained as such thereafter.

Reason: To ensure adequate provision is made to educate residents and members of the public of the location of the site within a flood risk area and reduce the risks associated with flooding on future occupants in accordance with policy EN19 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

21. The development hereby permitted shall be carried out in accordance with the submitted Flood Risk Assessment, JBA - Countryside Properties - Phase 5 Lower Broughton Flood Risk Assessment - May 2018, and the mitigation measures identified within.

Reason: To reduce the risk of flooding to the proposed development and future occupants in accordance with policy EN19 of the City of Salford Unitary Development Plan.

22. Prior to any above ground works a scheme for the provision of external lighting shall be submitted for the written approval of the Local Planning Authority. Such scheme shall include full details of the locations, design, luminance levels, light spillage and hours of use of, and columns for, all external lighting within the site with particular regard to the pedestrian entrance areas on all apartment blocks and the car parking areas. The approved scheme shall be implemented in full prior to the first occupation of development and retained as such thereafter.

Reason: To safeguard the amenity of the area in accordance with policy DES9 of the City of Salford Unitary Development Plan and to safeguard the amenity of neighbouring residents and/or future occupants of the development in accordance with policy DES10 of the City of Salford Unitary Development Plan.

23. Prior to the commencement of development full details of the colour of the gates and railings hereby approved shall be submitted to and approved in writing by the Local Planning Authority. The gates and railings shall be powder coated in the approved colour prior to installation and shall be maintained as such thereafter.

Page 54 Reason: 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.

24. Notwithstanding the details shown on the approved plans, prior to installation of any solar panels, full details and elevation plans shall be submitted and approved in writing by the Local Planning Authority. The solar panels shall be erected in accordance with the approved details.

25. A scheme to cover works to the adopted highways shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include: i) Details of the modification to Clarence Street, including the creation of the proposed access points which shall include dropped kerbs, tactile paving on either side of the junction and tree SuDS details; ii) Redundant accesses to be closed and made good as continuous footway and renewal of footway and carriageway surrounding the development; iii) A suitable Traffic Management Scheme to ensure the safety to pedestrians and road users by mitigating the impact of potential on-street parking resulting from the development.

Such scheme as is agreed shall be implemented on site in accordance with the approved drawings prior to first occupation of any dwelling.

26. The vehicle parking 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 use and shall be retained thereafter for their intended purpose.

Reason: In the interest of highway safety and the free flow of traffic in accordance with policies A2, A8 and A10 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

27. Prior to first occupation of the development hereby permitted a Travel Plan shall be submitted to and agreed by the Local Planning Authority. The plan shall focus on sustainable transport options (including walking, cycling, public transport incentives, car share options, electric and ultra-low vehicle incentives and include full details of the travel plan coordinator and information in relation to the budget set aside for implementation and monitoring).

Within 6 months of first occupation (or alternative timeframe which has been agreed in writing with the Local Planning Authority), an updated Travel Plan shall be submitted to and agreed in writing with the Local Planning Authority. The agreed Travel Plan shall be implemented and reviewed in accordance with the timetable embodied therein.

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 policies ST14 and A8 of the City of Salford Unitary Development Plan.

28. Visibility splays of 2.4m x 43m shall be provided in both directions either side of the application site's junctions with Clarence Street and nothing shall be subsequently erected or allowed to grow to a height in excess of 0.6m within them. The visibility splays shall be implemented prior to first use and shall be retained thereafter.

29. Notwithstanding the details shown on the drawings hereby approved, details of secure cycle parking shall be submitted to and approved in writing by the Local Planning Authority. The approved cycle parking shall

Page 55 be implemented and made available for its intended use prior to the occupation of the development hereby approved and shall be retained thereafter.

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

30. Notwithstanding the details shown on the approved plans no above ground construction works shall commence until full details (including samples of materials to be used) of the proposed boundary treatment to be erected on the edge of the raised car park adjacent to the northern boundary of the site have been submitted and approved in writing by the Local Planning Authority. The development shall be constructed in accordance with the approved details and retained as such thereafter.

Reason: In order to ensure a satisfactory appearance in the interests of visual amenity and in the interests of the amenity of neighbours in accordance with policies DES1, DES7 and EN17 of the Salford Unitary Development Plan and the NPPF.

Notes to Applicant

1. The applicant is advised that they have a duty to adhere to the regulations of Part 2A of the Environmental Protection Act 1990, the National Planning Policy Framework 2012 and the current Building Control Regulations with regards to contaminated land. The responsibility to ensure the safe development of land affected by contamination rests primarily with the developer.

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

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

3. The applicants are advised that in relation to condition 17 (drainage), the detailed drainage strategy should consist of a written Drainage Design Statement document that explains how the drainage system(s) are proposed to work supplemented by appended calculations and drawings. Where possible/appropriate the Drainage Detailed Drainage Strategy should be supplemented with industry standard drainage design software network model files as this will greatly accelerate the approval process. The Council's drainage engineer recommends that the applicant considers the use of source control SuDS techniques as part of the required sustainable drainage strategy for this site e.g.: o Permeable or Reservoir paving with sub-base storage for car parks, private accesses and non-trafficked private hard paved areas o Green SuDS collection and drainage systems to the car park perimeters o Multifunctional green surface storage and conveyance systems in public areas

4. 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

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

Page 56 5. The applicants are advised that in relation to condition 25 Road Safety Audits should be undertaken at the relevant stages to provide an opportunity to monitor the vehicle entrance to ensure no increase in risk to pedestrians and road users or to enhance the safety of the site entrance should it need to.

6. The applicants are advised that in relation to condition 17 (drainage) the car parks require a SuDS treatment train that is shown by the simple index approach method to provide adequate treatment or if this is not possible a class 1 oil interceptor which, in absence of better guidance, should be compliant with PPG3.

7. The applicants are advised that in relation to condition 15 (Invasive species) there is a possibility that the invasive plant Japanese knotweed may be present on the site. Japanese knotweed surveys can be undertaken anytime between April and October.

Page 57 This page is intentionally left blank Agenda Item 5c PLANNING & TRANSPORTATION REGULATORY PANEL PART I SECTION 1: APPLICATIONS FOR PLANNING PERMISSION

APPLICATION No: 18/71538/FUL APPLICANT: Mr Terry McBride LOCATION: Canon Green Drive, Salford, M3 7DB PROPOSAL: External refurbishment and overcladding of Westminster House and Canon Green Court and erection of a part 9, part 11 storey building to accommodate 108 apartments and supporting commercial floor-space, with associated car parking, landscaping and other external works WARD: Irwell Riverside

INTRODUCTION

This application was deferred at the Planning Panel meeting of 7th June 2018 to enable the applicant to make improvements to future pedestrian movements in/around the application site.

NEIGHBOUR REPRESENTATIONS

A further representation has been received on behalf of the Stay Inn, following receipt of amended plans from the applicant. This states that the Stay Inn wishes to remove its objection to the application on the basis that the amended plans supersede those previously submitted, and that they are identified as approved plans within any subsequent decision notice.

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$sags21cr.rtf APPRAISAL

Principle of Development

Proposed Housing Mix

Following the June Panel meeting, the applicant has produced a supporting statement to provide further justification for their proposed housing mix (18no. 1-bed apartments and 90no. 2-bed apartments). This states that the housing mix is designed to reflect the housing demand that they are seeking to target. This is not a PRS project where significant numbers of three-bedroom apartments are generally let to professional sharers, but is instead an affordable housing scheme aimed at working single persons or co-habiting couples who can neither afford private market rent accommodation or to buy their own home. Additionally it would not be possible to secure capital funding from Homes England for three bed units in this locality.

The applicant goes on to state that they are of the view that the location of the new building; lack of private amenity space; and proximity to the busy junction of Trinity Way / Blackfriars Road, makes such a typology unsuitable for housing families.

In response to the applicant’s statement, it is noted that there are examples of other developments in the City, such as on Liverpool Street, where townhouses with an area of defensible space have been successfully incorporated into a building’s main-road frontage. Notwithstanding this it is considered that the development as currently proposed (with commercial units and communal residents’ facilities) would generate an acceptable degree of activity at street-level.

It is recognised that the development is designed to meet a particular form of housing need which, the applicant considers, is not adequately being met at this time in this part of the City. Moreover, this need does not include demand for three-bedroom units. An inspection of the housing stock within a 500m radius of the application site also reveals that a reasonable number of three bedroom properties already exist or are under construction. These include dwellings off Springfield Lane, apartments within ‘GreenGate Manchester’ and terraced/detached dwellinghouses to the south and west. Therefore, when considered in the context of the housing stock in the wider area the delivery of 108 intermediate rent-to-buy units would make a much needed contribution towards addressing an identified gap in the market in this part of the City. On this basis, the development would not cause conflict with UDP Policy H1 or policy HOU2 of the Housing SPG.

Access, Highways and Parking

The late information report for the June Panel Agenda identified that a representation had been received on behalf of the Stay Inn Hotel. This considered that the proposed Blackfriars apartment block would prevent the delivery of improvements to the pedestrian link between Canon Green Drive and Blackfriars Road, which are proposed as part of their Outline application 15/66862/OUT.

Following the deferral of this application at the June Panel meeting, the applicant has engaged with representatives of the Stay Inn and agreed to reduce the extent of their construction footprint and reposition the proposed sub-station. This would not, however, alter the size or footprint of the proposed Blackfriars block, but rather would necessitate a realignment of the site boundary. This would enable an area of land to be transferred to the Stay Inn, which they would use to deliver a realigned pedestrian route between Canon Green Drive and Blackfriars Road. The applicant has submitted a future context site plan that shows how the Blackfriars block and extended Stay Inn developments would look, positioned either side of the new pedestrian route.

The applicant has also submitted a revised Landscaping Scheme which identifies that they would level the land to be transferred to Stay Inn (as part of the wider earthworks for the Blackfriars block),

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$sags21cr.rtf and that the existing boundary pillars and railings that enclose this area would be set in to chamfer the site’s eastern corner. The implementation of these works would enable pedestrians to follow a clear desire line between Canon Green Drive and Blackfriars Road, irrespective of whether any future development/works are undertaken by the Stay Inn. Furthermore, the proposed brick piers and railings would be realigned to ensure that the existing footpath adjacent to Canon Green Drive remains publically accessible. It is considered that these amendments would enhance the legibility, permeability and perceived safety of the existing pedestrian route between Canon Green Drive and Blackfriars Road, in accordance with Policies DES2 and DES3 of the City of Salford UDP.

Details of the above-referenced works, including any soft/hard surfacing finishes, would be agreed as part of the existing landscaping scheme that has been recommended within this report. Similarly it is considered that the final position of the relocated sub-station could also be agreed by condition.

The applicant’s supporting statement has recognised that Members have previously raised concerns that the proposed development would be ‘inward’ looking, a perception reinforced by the existing boundary railings and electronic gates. It goes on to indicate that the site already accommodates an existing community, living in an area where levels of car crime and threats of violence against the person are at twice the rate of other neighbourhoods in Salford and Greater Manchester (as referenced in the Crime Impact Statement). As such the removal of the controlled access gates would only exacerbate this fear of crime. In this context the applicant is of the view that the revised pedestrian route between Canon Green Drive and Blackfriars Road represents a better option for people than removing the gates and directing them through a meandering housing estate. They reference also that the Stay Inn’s proposals include commercial units would front onto part of the improved pedestrian link, and as such activity in this area should be encouraged. The applicant also highlights that the proposed apartment block would create accommodation for potentially 300 residents, who would all enter the building directly off Blackfriars Road.

Whilst the existing boundary treatments and access gates do serve to create an inward-facing gated community, it is acknowledged that they have been in place for some time and that the site already accommodates an established residential population. However, the proposed apartment block is sufficiently outward facing, in that it presents an active frontage onto Blackfriars Road and provides for resident access directly from the public footway. The opening up of routes through the site would not appear to provide any legible short-cuts to likely journeys through this part of the City and as such the applicant’s focus on enhancing existing routes around the site is, in this particular instance, considered to be appropriate. As such the development is not considered to be in conflict with Policies DES2 and DES3 in this particular respect.

RECOMMENDATION

Amend the following condition:

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

Location Plan – 17227-0301 Rev: P-00 Blackfriars Block, Proposed Ground-Floor Plan – 17227-0307 Rev: P-03 Blackfriars Block, Proposed First to Eighth Floor Layout Plan – 17227-0308 Rev: P-02 Blackfriars Block, Proposed Ninth to Tenth Floor Layout Plan – 17227-0309 Rev: P-02 Blackfriars Block, Proposed Roof Plan – 17227-0310 Rev: P-02 Canon Green Court, Proposed Elevations AA, BB – 17227-0311 Rev: P-00 Canon Green Court, Proposed Elevations CC, DD, EE – 17227-0312 Rev: P-00 Westminster House, Proposed Elevations AA, BB, CC, DD – 17227-0313 Rev: P-00 Blackfriars Block, Proposed Elevations AA, CC - 17227-0314 Rev: P-05 Blackfriars Block, Proposed Elevations BB, DD - 17227-0315 Rev: P-04

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$sags21cr.rtf Blackfriars Block, Proposed Street Elevation (Blackfriars Road) – 17227-0318 Rev: P-04 Landscape General Arrangement – 1801/p/01 Rev: F Overlay of proposed Stay Inn Hotel onto New Build Site Plan - 17227-SK093

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

Add the following condition:

31. The Blackfriars Block hereby approved shall not be brought into first occupation until a scheme for the siting and design of the sub-station (and any associated enclosure) hereby approved has been submitted to, and approved in writing by, the Local Planning Authority. The development shall be implemented in accordance with the approved scheme prior to the first occupation of the Blackfriars block and retained thereafter.

Reason: In the interests of visual amenity, having regard to Policies DES1 of the City of Salford UDP.

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DESCRIPTION OF SITE AND SURROUNDINGS

This application relates to two social housing apartment blocks and their associated land, which is located immediately to the south-west of the A6041 – Blackfriars Road. The buildings are known as ‘Westminster House’ and ‘Canon Green Court’ and are understood to date from c.1957. The site is bound by West King Street to the south and St. Stephen Street to the west, with low-rise housing located on the opposite side of both highways. To the east is the ‘Stay Inn’ Hotel and car park, which addresses the A6042 - Trinity Way. In January 2016 the City Council’s Planning Panel resolved to grant planning permission (subject to the signing of a s106 agreement) for the hotel to be extended. To the north-east is a three-storey parade of commercial units that front onto Blackfriars Road.

Vehicular access into the site is achieved via Canon Green Drive, a spur road extending northwards from West King Street. It follows the line of the site’s eastern boundary before diverting into its centre to service the car parking areas that are shared by both apartment blocks. Pedestrian access onto the site can also be achieved from Richmond Street and Hodson Street, via Blackfriars Road.

Westminster House is the smaller of the two buildings, with 33 apartments provided across its three- storeys. It occupies an ‘L’-shaped footprint that runs broadly parallel to the St. Stephen Street highway. Canon Green Court fronts onto West King Street, albeit it is set well back from the highway behind a grassed area and a line of mature trees. It extends to eight storeys in height and provides 110 units of accommodation. Both buildings are principally of concrete and brick construction topped by flat roofs. Coloured cladding has been installed on balcony balustrades and in-between some windows.

Aside from the internal estate road and car park, the land surrounding the buildings is generally laid out as grass, with the resulting areas functioning as informal communal amenity space for both buildings. Included within this is a large banked area, topped by mature trees, which runs adjacent to Blackfriars Road.

The character of development along Blackfriars Road is mixed. Within the vicinity of the site is domestic-scale family housing and modern apartment buildings, including a five-storey block to the west and the five-eight storey Delta Point, which is located opposite the site on the northern side of Blackfriars Road. Directly to the east of Delta Point is a large car dealership.

BACKGROUND

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$sags21cr.rtf As part of a wider stock transfer agreement with the Council in 2015, Salix Homes Ltd. committed to making improvements to both Westminster House and Canon Green Court in order to bring them up to the Government’s Decent Homes Standards by 2020. Both buildings are in need of comprehensive internal and external refurbishment; more specifically they suffer from excessive condensation, poor ventilation, lack of thermal insulation and cold bridging. Following detailed surveys Salix have identified a need to generate additional funding to complete the refurbishment works. To generate sufficient borrowing capacity to fund the works required to Canon Green Court and Westminster House, the applicant proposes to erect a new apartment building on vacant land within the application site. The various works for which planning permission is now being sought are described in more detail within the next section of this report.

PROPOSED DEVELOPMENT

This application seeks Full planning permission for the following development:

Works to existing buildings The ground-floor of both Westminster House and Canon Green Court would be clad in brick slips, with an insulated, coloured rendering system applied to their upper floors. New windows would be installed within canon Green Court and glazed ‘winter gardens’ would replace its existing open balconies. These works would not be replicated at Westminster House as reportedly its windows have recently been replaced.

The proposed internal refurbishment works would not result in the creation of any additional units within Canon Green Court or Westminster House.

Proposed Building – ‘Blackfriars block’ Planning permission is also sought to erect an apartment block along the Blackfriars Road frontage to the site, following the removal of a mound of mature trees. This ‘building would range between eight and 11-storeys in height and would accommodate 108 apartments (18 x 1-Bed and 90 x 2-Bed). At ground-floor level, three small commercial units, two flexible meeting spaces and a central entrance foyer would front onto an extended footway. The ground-floor level would also provide parking for nine cars and storage for 128 bicycles. Vehicular access into the development would be achieved via Richmond Street, off Blackfriars Road.

Patinated terracotta tiles have been identified as the primary external material for the new building, with its ground-floor constructed in a dark brick.

The applicant has confirmed that the new build units would be offered on an intermediate rent-to-buy basis. This is a scheme that allows working households to rent a home at 80% of market rent and purchase the property at year five if they wished.

Highways, Landscaping and Other External Works

The Richmond Street spur would be opened up to create a continuous vehicular route that connects into Canon Green Drive. This would necessitate the removal of an existing set of gates, bollards and section of raised footway.

Some of the existing grassed areas around the site would be re-landscaped to create enhanced amenity spaces for the resident community. New tree planting would be introduced across the site, including within an extended public footway along Blackfriars Road.

A new sub-station, designed to serve the proposed Blackfriars building, has been proposed adjacent to the eastern boundary of the site.

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$sags21cr.rtf AMENDMENTS / VALUE ADDED

During the course of pre-application discussions and the application process itself the proposed scheme has incorporated the following positive amendments:  Enhancements to the design of the proposed Blackfriars block;  Provision of an active frontage at street level along Blackfriars Road through the introduction of communal resident’s facilities and three commercial units within the proposed Blackfriars block.  Delivery of a wider footway along Blackfriars Road that incorporates new tree planting and associated SUDs scheme.  Improvements to the communal amenity areas associated with Canon Green Court and Westminster House, including the provision of new tree and shrub planting.  Increased privacy distances between the proposed Blackfriars block and surrounding residential properties.

PUBLICITY

Site Notice: Non HH Article 15 Date Displayed: 29 March 2018 Reason: Wider Publicity

Press Advert: Manchester Weekly News Salford Edition Date Published: 29 March 2018 Reason: Article 15 Standard Press Notice

RELEVANT SITE HISTORY

55 Blackfriars Road 15/66862/OUT - Outline application including means of access for the phased demolition and expansion of existing hotel (class C1) to create 190 rooms with associated/ancillary uses including bar, cafe, restaurant, gym, spa, conference and function facilities, car parking (49 spaces) and landscaping works and new retail unit (150 sqm) (classes A1, A2, A3) – Minded to grant, subject to s.106 agreement (January 2016 Planning Panel)

CONSULTATIONS

Design For Security - No objections.

Environment Agency - No objections. Development should proceed in accordance with EA standing advice.

Greater Manchester Ecology Unit – No objections. No significant ecological constraints were identified by the developer’s ecological consultant. Issues relating to, bats, invasive species, nesting birds and landscaping can be resolved via condition and or informative.

Greater Manchester Archaeological Advisory Service (GMAAS) - No objections. A Written Scheme of Investigation should be secured from the developer by way of planning condition.

United Utilities – No objections. Standard conditions relating to the disposal of foul and surface water recommended.

Urban Vision Air & Noise Air Quality – No objections, subject to the imposition of the following conditions;  Provision of electric vehicle charging points within the proposed parking bays.  Standard Construction Environment Management Plan

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$sags21cr.rtf Noise – No objections, subject to the imposition of the following conditions;  Compliance with maximum noise criteria for external plant and equipment.  Detailed noise mitigation scheme for the building envelope to be submitted and agreed in writing by the LPA.  Individual operators for the commercial units to submit their proposed opening hours to the Local Planning Authority for written agreement.  Prior to occupation of the residential units a Site Completion Report confirming that all necessary noise attenuation measures have been fully implemented.

Urban Vision Drainage Engineer - No objections. A condition relating to the provision of a final Surface Water Drainage Strategy has been requested.

Urban Vision Environment (Contaminated Land) – No objections. There is a potential for land contamination to exist in made ground and from demolition residue associated with previous buildings. The interim assessment has been reviewed and requires additional information, however this can be included in a future site remediation and verification plan. As such the following conditions would be imposed.  Submission of a Remediation Strategy prior to commencement of development.  Submission of a Verification Plan and Report, which validates the work that has been undertaken on site.  Any soil or soil forming materials to be brought to site for use in garden areas or soft landscaping shall be tested for contamination and suitability for use prior to importation to site.

Urban Vision Highways - No objections subject to conditions. See ‘Access, Highways and Parking’ section of this report for further detail.

NEIGHBOUR REPRESENTATIONS

A total of seven letters have been received from six address points. The points raised can be summarised as follows:

Objections Four letters of objection have been received raising the following concerns:  Development would result in the loss of communal green-space, which is is used for recreational activity by residents of the high-rise blocks.  St. Stephen Street is already congested and the development will exacerbate this.  Inadequate provision for car parking within the scheme. Development will lead to additional on- street parking. There is already a severe shortage of parking spaces within the site.  The existing buildings do not need to be re-clad – this takes time and causes significant disruption. The building has become an iconic piece of architecture and its current appearance could be easily corrected by a simple paint job.  The proposed building is too high and too long and is not in-keeping with any other structures in this site. It will overshadow neighbouring properties.  The public walkway adjacent to the Stay Inn will be severely closed-in by the building.  Not clear what the refuse strategy is for the new building.  The applicant is marketing the development as market housing, not for the purpose of affordable social housing provision, which is urgently required.  Request for further consultation sessions to be held.

Neutral One letter has been received from a member of the public requesting that bird bricks be incorporated into the scheme, to improve the chances of attracting urban birds to the area.

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$sags21cr.rtf Support One letter of support has been received from a resident within Canon Green Court, who states that the refurbishment works will be of benefit to the area.

PLANNING POLICY

Development Plan Policy

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

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

Unitary Development Plan DES9 - Landscaping

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$sags21cr.rtf 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 EN21 - Renewable Energy This policy states that planning permission for renewable energy development will be granted provided that the impact on environmental quality and amenity does not outweigh the benefits of the development’s potential contribution to reducing carbon dioxide emissions, diversifying the country’s energy supply and meeting national targets for the production of renewable energy.

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.

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$sags21cr.rtf 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 S4 - Amusement, Restaurants, Cafe, Drinking This policy states that proposals for hot food shop uses would not be permitted by the Council where the use would have an unacceptable impact on the amenities of surrounding residential occupiers by reason of noise, disturbance, smells, fumes, litter, vehicular traffic movements, parking or pedestrian traffic and the vitality and viability of a town centre and visual amenity.

Unitary Development Plan EHC3 - Provision, Improve of Health, Community This policy states that planning permission will be granted for the provision of new, and improved existing, health and community facilities by public, private and voluntary agencies, provided that the development would: not have an unacceptable impact on residential amenity and character; not have an unacceptable impact on environmental quality; be accessible to the community it serves by a range of means of transport; not give rise to unacceptable levels of traffic congestion, or have an adverse impact on highway safety; have the potential to act as a community focus and encourage linked trips wherever possible; and be consistent with other policies and proposals of the UDP.

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.

Other Material Planning Considerations

National Planning Policy

- National Planning Policy Framework - National Planning Policy Guidance

Local Planning Policy

Supplementary Planning Document - Sustainable Design and Construction

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$sags21cr.rtf 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 - Planning Obligations This policy document expands on the policies in Salford’s Unitary Development Plan to provide additional guidance on the use of planning obligations within the city. It explains the city council’s overall approach to the use of planning obligations, and sets out detailed advice on the use of obligations in ensuring that developments make an appropriate contribution to: the provision of open space; improvements to the city’s public realm, heritage and infrastructure; the training of local residents in construction skills; and the offsetting of greenhouse gas emissions.

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

APPRAISAL

Principle of Development

Works to existing buildings The proposed refurbishment works to Canon Green Court and Westminster House are welcomed, particularly if they are able to improve the quality of the existing housing stock; increase the thermal performance / energy efficiency of the buildings and enhance their external appearance.

Proposed Housing Mix The application site is located within ‘Central Salford’, just outside of the Regional Centre. Policy HOU1 of the City Council’s Housing Supplementary Planning Guidance states that apartments should only be the predominant form of provision on sites in the most accessible locations within Central Salford. Given that Salford Central and Manchester Victoria railway stations are within walking distance, along with a series of amenities contained within the Regional Centre, the site can be considered to be situated in a highly accessible location and therefore there are no objections to the provision of an all-apartment scheme.

The applicant has stated that they intend to offer the units within the new Blackfriars block on an intermediate rent-to-buy basis. They explain that this would allow working households to rent a home at Intermediate Rent, providing the opportunity to go on and purchase their first home. The rent would be calculated at a maximum of 80% of market rent for an initial tenancy of less than two years. At year five, the applicant could sell the property to the tenant if they wished to purchase it, or alternatively they could continue to let at affordable rent.

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$sags21cr.rtf Policy HOU2 of the Housing SPG states 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 of the apartments. Small dwellings should not predominate and a significant proportion of three bedroom apartments should be provided wherever practicable. The submitted scheme shows that only a modest amount of small dwellings (18 x one bedroom units) would be provided within the new Blackfriars block, which accords with the policy. However, three-bedroom units do not feature at all within the proposed housing mix, as the applicant considers that this type of high-rise accommodation is not suitable for families. The 90no. two-bed units provided would range between 61sqm – 67sqm in size, which accords with the Council’s size standard for apartments containing two or more bedrooms.

Whilst it is acknowledged that high-rise developments do not readily lend themselves to the delivery of large numbers of three-bed units, there are a number of tall developments across the City where a proportion of this dwelling type has been accommodated within the lower floors. The range of different two-bed units to be provided is also considered to be quite limited, although their overall size is acceptable. Overall the Blackfriars block would not provide a particularly broad mix of dwelling sizes; however, when considered in the context of the existing housing stock in this area, and that currently under construction (particularly in the Regional Centre), it is considered that the delivery of 108 intermediate rent-to-buy units would make a much needed contribution towards addressing an identified gap in the market in this part of the City. On this basis, the development would not cause conflict with UDP Policy H1 or policy HOU2 of the Housing SPG.

Commercial Floor-space The proposals for the new Blackfriars Road building incorporate three small commercial units (Use Classes A1, A2, A3, B1, D1) within the ground-floor, ranging from 39sqm – 46sqm in size. These units would be sited in an ‘edge-of centre’ location and their modest scale indicates that they would be designed to serve local needs. Blackfriars Road experiences a reasonable level of footfall, from people travelling into, and out of, the Regional Centre and therefore the introduction of commercial units within this frontage is considered to be appropriate. Moreover it is hoped that they will add to the existing offer that exists within the adjacent parade of shops and enhance the vitality of this stretch of Blackfriars Road as a result.

Trees and Landscaping

Loss of Trees and Green Infrastructure The erection of a new apartment block immediately at the back of the Blackfriars Road footpath would necessitate the loss of an area of green space and the removal of 26 mature trees, including a group of London Planes and Limes adjacent to the north-eastern boundary of the site. These trees are not formally protected but they do make a positive contribution to the character of this part of Blackfriars Road; they provide relief to the ribbons of built form and hard landscaping that exist to either side and beyond, towards the Regional Centre. Upon reviewing the submitted Arboricultural Report and visiting the site, the City Council’s consultant Arborist has questioned the applicant’s categorisation of the trees fronting Blackfriars Road. As noted above a high amenity value is placed on this group and they appear to be in an acceptable condition; therefore they should fall to be classed as Category B, rather than Category C specimens.As such the impact to the streetscene that would result from the loss of these trees is considered to be significant and one that warrants robust justification and substantial mitigation.

In justifying the siting of the proposed Blackfriars block, the applicant has stated that there is a need to erect a new apartment building within the site to generate sufficient borrowing capacity to fund the works required to Canon Green Court and Westminster House. In determining the location of this building, the applicant has stated that regard has been had to the need to retain sufficient separation and privacy distances to the existing apartment buildings on the site and that direct accessibility to the development from the public highway is also considered to be important. The applicant’s rationale

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$sags21cr.rtf behind the building’s siting is acknowledged and as such the harm that would result from the loss of trees should be properly mitigated through the implementation of a good quality tree-replacement and landscaping scheme.

Proposed Landscaping The applicant has proposed to replace the 26 trees to be lost to the development with 54 replacement specimens, of similar species, within the grounds that surround Canon Green Court and Westminster House. Generally this new planting would be located close to the southern and western boundaries, far enough away from existing buildings to enable them to mature without block out light. This level of provision is in accordance with the City Council’s Tree Replacement Standards.

In addition to the above, eight semi-mature trees would be planted along a widened Blackfriars Road footway, within a continuous tree pit. Fastigated varieties have been selected to ensure that they do not unduly disrupt the outlook for future residents, although they are still considered to be of sufficient size to have an impact within the streetscene upon first being planted. The applicant has also committed to diverting rainwater run-off from the building into the trees along Blackfriars Road and indicated that they are keen to engage with the City Council to discuss how else the new building could be incorporated into its Green City Programme.

As well as the replacement tree planting, the applicant’s Landscaping scheme indicates how the existing communal amenity areas around Westminster House and Canon Green Court could be enhanced to increase their quality and, importantly, their usability. The plans currently identify new areas of seating, paving, shrub planting and feature lighting, although it is understood that the final scheme would be developed following consultations between residents, a community artist and a landscape architect. The Local Planning Authority are satisfied that a final, detailed landscaping scheme and management plan can be secured by condition; it is however expected that it will, as an absolute minimum, deliver the extent of planting and associated facilities shown on the current scheme, in order to properly mitigate the harm caused by the loss of existing trees and comply with Policy EN 12 of the Salford UDP.

Siting, Scale and Massing

The footprint, form and massing of the building is largely derived from its internal layout, which comprises of two parallel rows of apartments. This approach is replicated on each level with the exception of the ground-floor, which comprises of commercial floor-space, communal facilities and resident parking.

The proposed apartment block would occupy much of the site’s Blackfriars Road frontage and would be situated 3m from the back of the public footpath, following amendments to the scheme. This distance is now considered to be sufficient to enable a row of semi-mature trees to be installed within an extended public footway. These trees, coupled with a widened footway (c.6.4m) and an active ground-floor frontage along Blackfriars Road will provide the development with a human scale at street-level which, it is considered, will prevent its massing from having an unduly overbearing impact on pedestrians moving past the building.

The submitted elevations indicate that the Blackfriars block would step up in height, from nine to 11 storeys, at the mid-point of its frontage. The nine storey element would sit comfortably next to the existing apartment building on the opposite side of Richmond Street, which is six-storeys high. To the other side, the proposed building would be seen next to a three-storey terrace of properties, dating from the late Victorian era. Whilst there would be a significant step up in height between these future neighbours, it is considered that sufficient space has been retained between them (c.12.5m) to prevent this increase from appearing unduly incongruous within the streetscene. It is worth noting that a maximum height of 10 storeys has been approved under application 15/66862/OUT on the Stay Inn site. The scale and massing of this development is considered to be reflective of the need to make

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$sags21cr.rtf efficient use of land in this area, to capitalise on its proximity to transport links and other amenities within the regional centre.

Active Frontages

The applicant has amended the ground-floor layout of the proposed apartment block during the course of the application, in an effort to increase the potential level of activity displayed towards Blackfriars Road at street level. Three glazed commercial units are situated at the northern end of the building, whilst an entrance lobby and two resident meeting rooms are located within the southern half. Each of these spaces has been designed to enable views into and out of them, which is positive, however the extent to which the building delivers a truly active frontage is dependent on the spaces being used. To assist with this, it is recommended that a Management Plan for the use of the meeting rooms be submitted to, and approved in writing by, the Local Planning Authority to ensure that they are readily available, for a range of flexible uses, to residents of all three buildings. To assist with this, it is recommended that a Management Plan for the use of the meeting rooms be submitted to, and approved in writing by, the Local Planning Authority to ensure that they are readily available, for a range of flexible uses, to residents of all three buildings. During the course of the application the range of proposed use classes for the commercial units has been expanded to include A2 (Financial & Professional Services); A3 (Restaurants & Cafés); B1 (Offices); and D1 (Non-Residential Institutions), in addition to the originally proposed A1 (Shops). Businesses operating within these use- classes could occupy the units on a flexible basis, without the need to apply for planning permission each time, and it is hoped that this will enhance their marketability. As the appreciation of activity within the commercial units is dependent on visibility into them, a condition should be added to any permission that requires each of them to retain a generally open shop front.

Design and Streetscene

Design approach to existing apartment blocks The external appearance of both Canon Green Court and Westminster House has become dated and therefore proposals to rejuvenate them, as well as improve their thermal insulation, are welcomed. The existing buildings would have grey-coloured brick slips added to their ground-floor, which would match the corresponding level of the new Blackfriars block. The existing balconies within Canon Green Court would be enclosed through the installation of glazing to create ‘winter gardens’. This would provide additional space for residents that is warm and useable and is considered to be a particularly positive feature of the proposed refurbishments.

The upper-floors of both buildings would be overclad in coloured render. The applicant has submitted a statement to support the use of this material on the buildings. This seeks to highlight the benefits of render, which include its thermal performance; durability /resistance to wind loads; behavior in relation to fire; and low risk of condensation. The applicant has also reported that during recent consultation events render has emerged as the preferred material of choice for existing residents.

The use of render on these properties is not considered to be ideal, as it generally requires regular maintenance to ensure it displays a clean and uniform colour. It is however recognised that the elevations of the existing buildings are in need of enhancement and that the blocks are set to remain within the applicant’s ownership after the works have been undertaken, which would assist with future maintenance. The use of a coloured render would reduce the prominence of any staining or wear and tear that may occur. Therefore there are no objections to the use of render in this particular instance.

Design approach of the proposed apartment block

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$sags21cr.rtf The form and massing of the Blackfriars block is relatively simple, however its long elevations are sufficiently broken up by a change in materials, with slate grey tiles serving to highlight the core of the building. Large windows set within deep reveals (150mm) punctuate the facades. Further articulation and interest is provided by the terracotta cladding tiles, which are patinated (as seen at Salford Royal Hospital) and arranged in a brick-bond style. This is considered to be a particularly attractive feature of the scheme and one that will help the building sit comfortably in the streetscene, given the hues displayed by other buildings in the immediate vicinity. Recessed grey panels have been positioned between some of the columns of windows to give the elevations a more vertical emphasis and a dark material (brickwork) has been proposed to the ground-floor of the block to ground the building. Legibility into the building has been improved through the introduction of an entrance canopy.

The applicant has indicated that the proposed bin store could be constructed in dark brickwork to tie- in with the appearance of the base of the main Blackfriars block. The detailed design of the proposed bin store will however be agreed as part of a planning condition.

The appearance of the proposed building has evolved during the course of the application and it is now considered that it would achieve the level of design quality that is expected by the City Council along this important arterial route. Therefore this aspect of the scheme complies with Policy DES1 of the City of Salford UDP and its supporting Design SPD also.

Residential Amenity

Relationship between new development and Westminster House and Canon Green Court The separation distances from habitable room windows within Westminster House and Canon Green Court to the new development have been measured and assessed. Accounting also for the orientation of the three buildings, it is considered that the proposed Blackfriars block would have an acceptable impact on the outlook and amount of daylight afforded to residents of the existing buildings within the site.

As previously identified, the proposed building would be located on what is currently an area of communal amenity space for residents of Westminster House and Canon Green Court. Whilst the functionality of this space may be relatively limited, it nevertheless provides a visual amenity benefit, with numerous trees providing a green screen (in spring / summer months) to the busy road beyond. The introduction of an 11-storey building on this land would therefore result in a degree of harm to the visual amenities currently enjoyed by existing residents, which requires mitigation, principally as part of the landscaping proposals. This is given further consideration within the ‘Trees and Landscaping’ section of this report.

Relationship between new development and other existing residential schemes The proposed apartment block would retain 21.5m across Blackfriars Road to the facing Delta Point building, a distance that is considered to be acceptable from a privacy perspective.

The applicant has submitted a Daylight & Sunlight Study, which considers the impacts of the development on the facing apartments within Delta Point. With the proposed apartment block in place, the assessed windows within Delta Point would achieve, on average, 89% of the Vertical Sky Component Levels (VSC) levels expected within the BRE guidance. This is considered to be acceptable in a high-density urban environment, given that the guidance is predicated on a relatively low-rise sub-urban environment. More specifically, 15 properties within Delta Point would contain open-plan living/kitchen/diners (LKDs) that, as a result of the development, do not meet the target VSC levels. The Study notes that the LKDs are single-aspect rooms in a building built to the full extent of its boundary and that consequently they place a high burden on any development opposite. It is acknowledged that it would be difficult for any development of a similar siting, scale and massing to Delta Point to be built on the application site and achieve high levels of daylight. As such the impact of

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$sags21cr.rtf the proposed development on the daylight afforded to properties within Delta Point, which is situated in a high-density urban area, adjacent to the Regional Centre, is considered to be acceptable. The sunlight results for the same Delta Point properties were found to be excellent, with 99% compliance.

Approximately 16.5m would remain between the facing habitable windows located within the north- western elevation of the proposed development and those within the south-eastern end of the development on the opposite side of Richmond Street. This distance is considered to be acceptable across a side street in an urban area, particularly as all of the rooms in question also benefit from additional windows / forms of outlook in alternative directions.

Access, Highways and Parking

The applicant has submitted a Transport Statement (TS) and Travel Plan (TP) with their application.

As noted previously in this report, the site is situated in an accessible location, within easy walking distance of the Regional Centre, which provides high levels of public transport and a number of shops and services capable of meeting residents’ day-to-day needs.

Access Arrangements The entrance into the ground-floor car park associated with the new Blackfriars block would be accessed from Richmond Street, off Blackfriars Road. At present both sides of the Richmond Street highway are often congested with parked cars, which would potentially obstruct access for larger vehicles. Furthermore there is no vehicular access through onto Canon Green Drive, due to the presence of gates, bollards and a raised footway. This infrastructure would be removed as part of the proposals to create a continuous highway linking Richmond Street with Canon Green Drive. A condition should be added to any grant of permission to secure these works prior to the first occupation of the Blackfriars building. Traffic Regulation Orders (no waiting restrictions and junction protection) would need to be installed along the length of Richmond Street to enable vehicles to access the new building in a safe and efficient manner. The cost of providing these Orders should be borne by the applicant and secured as part of a s.278 Highways Agreement.

Trip Generation and Car Parking The originally submitted scheme incorporated 16 parking spaces within the secure car park at ground- floor level, although this has been reduced down to nine spaces during the course of the application. The City Council’s Highways Consultant considers that the restrictive car parking provision associated with the scheme should serve to influence people’s travel patterns; however, they have also noted the applicant should deliver measures to discourage on-street parking (TRO’s) and promote sustainable travel to residents from the outset. The submission of a full residential Travel Plan (TP), which builds upon the measures set out in the submitted Framework TP, would assist with this and should be secured by condition. On this basis it is considered unlikely that the proposed development would impact on the operational capacity of the local highway network.

Given the above, and in order to maximise the benefits of the site’s accessible location, the developer should ensure that the pedestrian and cycling environment around the site is designed to be as safe, attractive and convenient as possible. For example, redundant vehicle access points / crossing should be reinstated and tactile paving installed where appropriate. Areas of footway and the surfacing on adjacent roads should be renewed and road markings refreshed. A condition should therefore be added requiring the applicant to undertake a scheme of highways works, following a review of the footways and roads in the immediate vicinity of the site. The cost of these works should be borne by the applicant.

Servicing and Deliveries Servicing for the commercial units and refuse collection for the Blackfriars block would be undertaken directly from the public highway on Richmond Street. The developer should provide a 2.5m x 14m

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$sags21cr.rtf loading / servicing bay as part of the scheme to ensure that operatives have an appropriate location to undertake these activities. The provision of this facility could be secured by an appropriately worded condition.

The applicant has submitted a plan showing the intended route for refuse vehicles, which would enter the site from West King Street and leave via Richmond Street / Blackfriars Road. This plan should feature within a Refuse Collection Management Plan that would be secured by planning condition. The RCMP would identify measures for managing the site in a way that prevents bins being left on the public highway for collection.

Cycle Parking The ground-floor layout of the new Blackfirars block would include 128 cycle parking spaces, which equates to a provision of 119%. This is considered to be an acceptable number and should therefore be secured by condition. Short-stay cycle parking spaces should be provided within the extended Blackfriars Road footway for visitors of the commercial units. The final number of spaces to be provided, and the exact location of the short-stay spaces, should be determined as part of an appropriately-worded cycle parking condition.

Overall there are no objections to the development on highways grounds, subject to the implementation of an appropriate package of Traffic Regulation Orders on the roads surrounding the application site. Therefore the development is considered to be in compliance with Policies A2, A8 & A10 of the City of Salford UDP and the relevant sections of the NPPF.

Air Quality

The application site lies within the Greater Manchester Air Quality Management Area (AQMA) and as such introduces new sensitive receptors into an area where levels of air pollution (nitrogen dioxide – NO2 and particulate matter PM10 PM2.5) will give rise to a negative impact on health and quality of life.

The application is supported by an Air Quality Assessment (AQA) which uses detailed dispersion modelling, verified against local monitoring, to assess the exposure of future residents and also whether there will be a significant impact on future air quality due to the additional traffic generated as a result of the development. Significance is assessed against IAQM and EPUK guidance “Land-Use Planning and Development Control: Planning for Air Quality”, 2017.

The Assessment concludes that levels of NO2 (the pollutant of concern) will be below EU and UK limit values at the façade of the new units closest to Blackfriars Road, and that road traffic generated as a result of the development will not have a significant impact on air quality in the region. Notwithstanding this the AQA recommends a baseline mitigation scheme, in line with relevant guidance, which includes the provision of electric vehicle charging points for residential use. This is considered to be good design practice, as it will encourage sustainable ultra-low emission vehicle take-up. Therefore there are no objections to the proposed development on the grounds of air quality, subject to the imposition of a condition to secure the provision of electric vehicle charging points within the application site. On this basis the proposals are in compliance with Policy EN 17 of the City of Salford UDP.

Noise

The site is subject to road traffic noise from Trinity Way (A6042) to the south-east and Blackfriars Road (A6041) immediately to the north-east. There is also the potential for fixed plant / equipment associated with the Blackfriars block (particularly the commercial element) to impact upon future residents.

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$sags21cr.rtf The application is supported by a Noise Impact Assessment (NIA), which includes baseline noise measurements confirming that ambient noise levels across the site are above the standards contained within BS8233:2014 (Guidance on Sound Insulation and Noise Reduction from Buildings); as such mitigation will be required within the new building to ensure that noise levels within habitable rooms are reduced to acceptable levels.

The NIA confirms that with suitable glazing in place, indoor noise levels can be mitigated to acceptable levels, and plant noise limits are specified to enable the future selection of equipment. However the report also states that the calculations given are indicative only, and are based on the provided room dimensions. Detailed calculations may be undertaken once the proposed scheme layout and façade design have been developed to ensure that the indoor ambient noise levels are satisfied. On this basis a condition should be added to any grant of approval to secure a detailed scheme of mitigation.

The opening hours of the commercial element will also need to be agreed to ensure there is no significant impact on amenity.

Overall there is no objection to the application on noise grounds subject to the following conditions;  Compliance with maximum noise criteria for external plant and equipment.  Individual operators for the commercial units to submit their proposed opening hours to the Local Planning Authority for written agreement.  Submission of a detailed noise mitigation scheme for the building envelope (roof, walls, windows) and internal features (ceilings, floors etc) to ensure that internal noise levels comply with BS8233:2014  Submission of a Site Completion Report confirming that all necessary noise attenuation measures have been implemented. Subject to compliance with the conditions set above, the proposed development would be in compliance with Policy EN 17 of the City of Salford UDP and Paragraphs 109 and 120 of the NPPF.

Contaminated Land

The application site was historically occupied by a former public baths and various other buildings, which have since been demolished. As such there is a potential for land contamination to exist in made ground and from demolition residue.

The interim geo-environmental report submitted with the application has been reviewed by the City Council’s consultant Environment Officer, who has raised no objections to the development, but requested that the following conditions be attached to any grant of planning permission:  Submission of a Remediation Strategy prior to commencement of development.  Any soil or soil-forming materials to be brought to site for use in garden areas or soft landscaping shall be tested for contamination and suitability for use prior to importation to site.  Submission of a Verification Plan and Report, which validates the work that has been undertaken on site. Subject to compliance with the conditions set above, the proposed development would be in compliance with Policy EN 16 of the City of Salford UDP and Paragraphs 109 and 120 of the NPPF.

Drainage

The application site is located in Flood Zone 1 and therefore is at very low risk of flooding. It is, however, a major development and therefore a surface water drainage strategy should be provided for the site. The City council’s consultant Drainage Engineer has advised that this information can be secured as part of a pre-commencement condition. Subject to compliance with this condition, the development is considered to be in compliance with Policy EN19 of the City of Salford UDP and the NPPF.

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$sags21cr.rtf Design and Security

The applicant has sought to reduce opportunities for crime through the layout and design of the new building and landscaping. A Crime Impact Statement has been submitted with the application to demonstrate this. Officers within Design for Security (Greater Manchester Police) consider that the scheme has been reasonably well designed from a crime prevention perspective and will add activity, natural surveillance and interest to this important route into the City Centre. Positive aspects of the scheme include:  The orientation of buildings and uses within them - promoting activity and surveillance in the most appropriate areas;  Locating entrances to the residential and commercial elements of the scheme in very public positions;  The proposed concierge service;  The range of residents’ amenity spaces and facilities; and,  The provision of secure car and cycle parking.

The layout and design of the proposed development is therefore considered to be in accordance with Policy DES10 of the City of Salford UDP. An Informative would be added to any grant of permission, recommending the applicant to construct the development in accordance with Secured by Design Standards and the detailed recommendations set out within the Crime Impact Statement.

Archaeology

The Greater Manchester Archaeological Advisory Service (GMAAS) have reviewed the Historic Environment Record and identified that the application site was formerly occupied by a 19th Century public baths, along with back-to-back workers’ housing. The Blackfriars Road Baths was opened in 1880 and comprised two swimming pools, 33 slipper baths and one vapour bath. The baths and early housing have been demolished but the buried remains of the foundations and associated deposits/features are of potential archaeological interest. It is, however, likely that the proposed new building and associated works will have a negative and destructive impact on the remains.

Whilst the archaeology needs to be recorded and the site’s heritage commemorated, GMAAS consider that in this instance the remains are not nationally significant warranting preservation in situ and can therefore be dealt with through a conditioned scheme of mitigation. Consequently GMAAS have requested that a programme of archaeological mitigation be carried out prior to any development taking place. This would be in the form of a Written Scheme of Investigation (WSI), comprising of a Desk-Based Assessment that enables an informed decision to be made regarding the need for further mitigation (such as targeted excavation). The WSI would be secured by planning condition. Subject to compliance with this condition, the proposed development is considered to comply with the provisions of Policy CH5 of the City of Salford UDP and Chapter 12 of the National Planning Policy Framework.

Ecology

An Ecological Assessment has been submitted with the application as the proposed development includes a series of refurbishment works to the fabric of two existing buildings. The Assessment found no evidence of bats roosting within Canon Green Court or Westminster House, but it did identify a number of features that could provide bat roosting opportunities. The Greater Manchester Ecology Unit (GMEU) consider that as the buildings are being refurbished, rather than demolished, harm to any bats present could be avoided by retaining the feature or by the timing of the works. The precautionary measures identified within the Ecological Assessment are considered to be acceptable and therefore a condition should be added to any permission requiring the development to be carried out in accordance with this document.

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$sags21cr.rtf GMEU are satisfied that the submitted landscaping scheme includes adequate provision for enhancing the natural environment, in accordance with Paragraph 109 of the NPPF.

Energy and Sustainability

The applicant has submitted an Energy and Sustainability Statement with their application, which indicates that the following sustainable and energy efficient measures would be incorporated into the development:  The proposed Blackfriars block incorporates large window openings to maximise the use of passive solar gain.  A key feature of the refurbishment works to the existing buildings is the application of external insulation to the apartments, to improve their energy efficiency.  Building fabric performance on the Blackfriars block will be beyond Building Regulations compliance (e.g. targeting a U value of 0.18 for external walls).  ‘Winter gardens’ will be introduced within Canon Green Court to the existing open balconies to provide shelter during extreme weather events.  Approximately eight semi-mature trees would be planted along an extended Blackfriars Road footway within a continuous tree pit, which enables surface rain water to drain into it, including from the new Blackfriars block.  Internal, secure, cycle storage will be incorporated into the ground-floor level of the new apartment block. On the basis of the above, it is considered that the development will meet the City Council's aspirations in terms of sustainability and the requirements of its SPD: Sustainable Design and Construction.

Planning Obligations

In addition to the refurbishment of the existing buildings, the application proposes to erect an apartment block that would create 108 new apartments.

Given the scale of the development, an assessment of its impact on nearby transport infrastructure, public realm and open space is required in accordance with UDP Policy DEV5 and the Planning Obligations SPD (2015). If considered necessary, planning obligations will be sought to mitigate the impact of the development.

It is noted that, in accordance with the National Planning Policy Framework (paragraph 204) planning obligations should only be sought where they are 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 development is likely to result in increased demand for access to public realm and public open space within the vicinity of the site, as a result of the increase in residents. Given its scale and location adjacent to the Regional Centre, planning obligations have been sought to mitigate against this impact. Whilst it is noted that the applicant is proposing a 100% affordable housing (intermediate rent-to-buy) scheme, the Planning Obligations SPD confirms that there is no policy requirement for any affordable housing (or education) to be provided within apartment schemes in this area.

The applicant has submitted a viability appraisal in response to the Local Planning Authority’s request for planning obligations. A review of the appraisal undertaken by the City Council’s consultant surveyors concluded that the scheme would be able to deliver the full extent of public realm and public open space contributions if the apartments were to be sold on the open market. However, the delivery of a development comprising of 100% affordable units would render it financially unviable and unable to make any form of financial contribution.

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$sags21cr.rtf Therefore the applicant’s proposed development would not mitigate against the additional demand for access to public realm and public open space, which would result in a moderate level of harm to existing facilities in the vicinity of the site. However, it is recognised that the applicant has demonstrated that in not providing contributions towards open space and public realm improvements that are able to deliver a development that comprises entirely of affordable housing, that exceeds the affordable housing requirements for apartment schemes in this part of the City by 100%. Furthermore, the dwellings would be located in a highly sustainable location. A clear need for affordable accommodation has been identified within the area and within the City generally. As such the benefits of providing this type and level of residential provision, over and above the Council’s normal policy requirements, are considered to be sufficient to outweigh the moderate harm associated with the absence of planning obligations.

On the basis that the applicant is only unable to provide financial contributions if they deliver a scheme comprising of solely affordable accommodation, it is relevant and necessary to secure the provision of 100% affordable housing through a s106 legal agreement.

Conclusion

As part of a wider programme of refurbishment works, the proposed development would deliver a series of external enhancements to Westminster House and Canon Green Court, which would contribute towards the buildings being brought up to Decent Homes Standards. The applicant intends to part fund these works through the development of a new apartment block fronting Blackfriars Road. The new building would result in the loss of a group of trees adjacent to Blackfriars Road, which are considered to make a positive contribution to the amenity of the streetscene. Their loss would be mitigated by the delivery of replacement tree planting, including along the Blackfriars Road frontage, and through enhancements to the communal amenity spaces available to residents of the wider site. Subject to compliance with the relevant conditions that have been recommended, the proposals would raise no issues in relation to air quality, noise, land contamination, residential amenity, drainage, archaeology, ecological impact, residential amenity or opportunities for crime. The new building is considered to achieve the level of design quality that is reasonably expected of new development along this important route into the City. The site is situated in an accessible location and as such the restricted car parking provision for the new building is considered to be acceptable. The applicant has submitted a viability appraisal with the application that demonstrates it would not be viable to deliver any financial contributions towards planning obligations on the basis that the Blackfriars block will comprise entirely of affordable housing units. However, the benefits associated with the delivery of 108 affordable apartments in this part of the City are considered to outweigh the moderate harm associated with the absence of any financial contributions and resulting conflict with UDP Policy DEV 5. On balance, it is considered that the proposed development is acceptable and is therefore recommended for approval, subject to the signing of a s106 agreement.

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:

 The delivery of 108 units of affordable accommodation (as defined by Annex 2 of the National Planning Policy Framework or any future guidance that replaces it) within the Blackfriars block hereby approved;

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$sags21cr.rtf 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:

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

3. 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:

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$sags21cr.rtf (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 National Planning Policy Framework.

4. No development shall be started until all the trees within (or overhanging) the site, with the exception of those trees clearly shown to be felled on the submitted plan, have been surrounded by substantial fences which shall extend to the extreme circumference of the spread of the branches of the trees (or such positions as may be agreed in writing by the Local Planning Authority). Such fences shall be erected in accordance with a specification to be submitted to and approved in writing by the Local Planning Authority and shall remain until all development is completed and no work, including any form of drainage or storage of materials, earth or topsoil shall take place within the perimeter of such fencing.

Reason: To safeguard existing trees within the site and to ensure that adequate provision is made for their protection whilst the development is carried out, having regard to Policy EN12 of the City of Salford Unitary Development Plan, the Salford City Council Trees and Development Supplementary Planning Document, and the National Planning Policy Framework.

5. Notwithstanding any description of materials in the application, no development in relation to Westminster House or Canon Green Court shall commence until samples and full details of materials to be used externally on the buildings 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.

6. With the exception of the approved refurbishment works to Westminster House and Canon Green Court, no development shall take place, including any works of excavation or demolition, until a programme of archaeological works in accordance with a Written Scheme of Investigation (WSI) has been submitted to and approved in writing by the local planning authority. The development shall not be occupied until the programme of archaeological works has been 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.

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$sags21cr.rtf 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.

7. With the exception of the approved refurbishment works to Westminster House and Canon Green Court, no development shall take place, including excavations and works below ground, 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)

8. The trees to be felled as part of the development hereby approved shall be replaced in accordance with a Tree Replacement Scheme, which shall be submitted to, and approved in writing by, the Local Planning Authority prior to the commencement of works associated with the Blackfriars Block. The scheme shall include details of: tree species; tree sizes (including the minimum height and circumference of stem at 1m from the ground level); a plan indicating the location of the replacement trees and a timetable for tree planting and details of aftercare. The approved scheme shall be implemented in full in accordance with approved details and timetable and shall be retained thereafter.

Reason: To mitigate the loss of existing trees and to ensure that the site is suitably landscaped, having regard to Policy EN12 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

9. Prior to the commencement of development associated with the Blackfriars block hereby approved, a Contaminated Land Remediation Strategy shall be submitted to, and approved in writing by, the Local Planning Authority. The Remediation Strategy shall be prepared by suitably competent persons and shall incorporate updated gas monitoring and an assessment of soft landscaping areas in addition to the measures proposed in the submitted Phase I and II Report. The development shall thereafter be carried out in full accordance with the approved Remediation Strategy.

10. Pursuant to condition 9 and prior to the first occupation of the Blackfriars block, 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.

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$sags21cr.rtf Reason: To prevent pollution of the water environment and to ensure the safe development of the site in the interests of the amenity of future occupiers in accordance with Policy EN17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

11. a) Notwithstanding the details shown on the approved plans, no development in relation to the Blackfriars block hereby permitted shall commence 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.

12. Notwithstanding any description of materials in the application, no above ground construction works shall take place in relation to the Blackfriars block until samples and full details of materials to be used externally on the buildings 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 and shall include the use of a red patinated Terreal tile. Only the materials so approved shall be used, in accordance with any terms of such approval.

13. No business shall commence operating from the commercial units within the Blackfriars block hereby approved until its operating hours (including delivery and collection hours) have been submitted to, and agreed in writing by, the Local Planning Authority. The business shall operate in accordance with the approved opening hours thereafter.

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

14. Prior to the first occupation of the Blackfriars block hereby approved, a scheme for the provision of onsite and off-site highway works, together with any traffic management measures, shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented in full in accordance with a timetable that has first been agreed in writing by the Local Planning Authority.

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

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$sags21cr.rtf DES2, A2 and A8 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

15. Notwithstanding the details submitted to date the Blackfriars block hereby approved shall not be brought into first occupation until details of short-stay and covered long-stay cycle parking have been submitted to, and approved in writing by, the Local Planning Authority. The approved secure cycle parking shall be implemented and made available for its intended use prior to first occupation of the Blackfriars Block and shall be retained thereafter.

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

16. Prior to the first occupation of the Blackfriars block hereby approved, an updated Travel Plan shall be submitted to, and agreed in writing by, the Local Planning Authority. The agreed Travel Plan shall be implemented and reviewed in accordance with the timetable embodied therein.

17. Prior to the first occupation of the Blackfriars block, a scheme for the provision of electric vehicle charging points within its car park shall be submitted to, and approved in writing by, the Local Planning Authority. The charging points shall be installed in accordance with the approved scheme prior to first occupation of the Blackfriars Block and retained thereafter, unless other agreed in writing by the Local Planning Authority.

Reason: To encourage the uptake of ultra-low emission vehicles and ensure the development is sustainable, and to safeguard residential amenity, public health and quality of life, having regard to Policies EN17 of the City of Salford Unitary Development Plan and Paragraphs 35 and 124 of the NPPF.

18. Prior to the first occupation of the development hereby approved, a scheme for the provision of onsite and off-site highway improvement works, together with any traffic management measures, shall be submitted to, and approved in writing by, the Local Planning Authority. The approved scheme shall be implemented in full in accordance with a timetable that has first been agreed in writing by the Local Planning Authority.

19. Prior to the commencement of above-ground works for the Blackfriars block hereby approved, a detailed noise mitigation scheme for the building envelope (roof, walls, windows) and internal features (ceilings, floors etc) shall be submitted to, and agreed in writing by, the Local Planning Authority to ensure that noise levels within internal living, dining and bedrooms comply with BS8233:2014 (Guidance on Sound Insulation and Noise Reduction from Buildings). The scheme shall include a means of ventilation to obviate the need for opening windows to achieve ventilation (including purge ventilation) in accordance with Building Regulations Approved Document F. The mitigation measures shall be installed within the Blackfriars block in accordance with the approved Scheme prior to its first occupation and shall be retained thereafter.

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$sags21cr.rtf Reason: To safeguard the amenity of neighbouring occupants of the development hereby approved in accordance with policies S4 and EN17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

20. Prior to the first occupation of the Blackfriars block hereby approved, a Noise Completion Report shall be submitted to, and approved in writing by, the Local Planning Authority. The NCR shall confirm that all of the necessary noise attenuation measures identified in the Noise Mitigation Scheme required by condition 19 have been properly implemented.

Reason: To safeguard the amenity of neighbouring occupants of the development hereby approved in accordance with policies S4 and EN17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

21. The development hereby permitted shall not be occupied until a Landscape Management Plan, which includes a timetable for its implementation, has been submitted to and approved in writing by the Local Planning Authority.

22. Prior to the first occupation of the Blackfriars block hereby approved, evidence and verification information (such as laboratory certificates) for any soil, or soil-forming materials to be brought to site for use in garden areas, or soft landscaping shall be submitted to, and approved in writing by, the Local Planning Authority. The submitted information shall demonstrate testing for contamination and suitability of use in relation to the presence of sensitive receptors (future residents).

Reason: 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.

23. The Blackfriars block hereby approved shall not be brought into first use or occupation until a scheme showing the provision and storage of waste and recycling facilities associated with the building have been submitted to, and approved in writing by, the Local Planning Authority. The submitted scheme shall include details of the proposed bin stores and identify the number and type of refuse bins to be provided for the residential and commercial uses hereby approved. The approved scheme shall be implemented prior to first occupation of the building and shall be retained thereafter.

Reason: In order to encourage waste recycling, and in the interests of visual amenity, in accordance with Policy DES1 of the City of Salford UDP and the Salford City Council Sustainable Design and Construction Supplementary Planning Document.

24. Notwithstanding the details submitted to date, the Blackfriars block hereby approved shall not be brought into first occupation until a Refuse Collection and Service Management Plan has been submitted to, and approved in writing by, the Local Planning Authority. Thereafter development shall proceed in accordance with the details within the approved Plan.

Reason: In the interests of pedestrian and highway safety, having regard to Policies A2 and A8 of the City of Salford Unitary Development Plan.

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$sags21cr.rtf 25. Prior to the first occupation of the Blackfriars block hereby approved, a Meeting Room Management Plan (MRMP) shall be submitted to, and approved in writing by, the Local Planning Authority in relation to the two residents’ meeting rooms on the ground-floor of the building. The MRMP shall include details relating to allowable uses; access (including for those residents of Westminster House and Canon Green Court); means of booking; and any charges. Thereafter the rooms shall be used in accordance with the approved MRMP unless otherwise agreed in writing.

Reason: To encourage the flexible use of residents’ facilities and to assist with the provision of an active frontage, having regard to Policies DES1 and EHC3 of the City of Salford Unitary Development Plan.

26. The mitigation measures contained within Chapter 5 of the submitted Ecological Assessment (The Environment Partnership – ref: 6584.003, March 2018) shall be implemented in full and retained thereafter.

Reason: To mitigate against the impacts of the development and to secure opportunities for the enhancement of the nature conservation value of the site in accordance with Policy EN10 of the City of Salford UDP and the National Planning Policy Framework (March 2012).

27. The vehicle parking, servicing and other vehicular access arrangements shown on the approved plans to serve the Blackfriars block hereby permitted shall be made available for use prior to the first occupation of the Blackfriars block and shall be retained thereafter for their intended purpose.

28. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any other order revoking and re-enacting that Order with or without modification), the commercial units within the Blackfriars block hereby approved shall operate within Use Classes A1 (shops); A2 (Financial & Professional Services); A3 (Restaurants & Cafés); B1 (Offices); and D1 (Non-Residential Institutions) and for no other purpose, including any other purpose within the Schedule of the Town and Country Planning (Use Classes) Order 1987 (as amended) or any order revoking and re-enacting that Order.

Reason: To enable a full assessment of any alternative uses, which could harm local character, neighbouring amenity, and/or impact upon the local highway network, having regard to Policies DES1 and DES7 of the City of Salford UDP.

29. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any other order revoking and re-enacting that Order with or without modification), the commercial units and meeting rooms hereby approved within the ground-floor of the Blackfriars block shall retain an open window display onto Blackfriars Road at all times. Any proposed internal or external alterations to the windows onto Blackfriars Road shall be submitted to, and approved in writing by, the Local Planning Authority.

Reason: To ensure that an attractive and active frontage is retained in a manner appropriate to the location, having regard to Policy DES1 of the City of Salford Unitary Development Plan.

30. Any externally mounted plant and equipment (with the exception of plant required for emergency situations such as standby generators, smoke extract equipment etc) associated with the Blackfriars block hereby approved shall be designed so as not to exceed the following noise levels (assessed in accordance with BS 4142: 2014 with corrections applied for any plant emitting noise of a tonal or irregular quality):

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$sags21cr.rtf . 07:00 – 23:00 - 41 dB LAEQ 1-hour

. 23:00 – 07:00 – 33 dB dB LAEQ 15-Minute

Notes to Applicant

1. 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.

2. No works to trees or shrubs shall occur between the 1st March and 31st August in any year unless a detailed bird nest survey by a suitably experienced ecologist has been carried out immediately prior to clearance and written confirmation provided that no active bird nests are present which has been agreed in writing by the LPA.

3. It is an offence under the Wildlife & Countryside Act 1981, as amended to introduce, plant or cause to grow wild any plant listed in Schedule 9 part 2 of the Act. Species such as Rhododendron ponticum and various Cotoneaster species are included within this schedule. If any such species will be disturbed as a result of this development a suitably experienced consultant should be employed to advise on how to avoid an offence.

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$sags21cr.rtf This page is intentionally left blank Agenda Item 6

ITEM NO.

REPORT OF THE STRATEGIC DIRECTOR PLACE

TO THE PLANNING AND TRANSPORTATION REGULATORY PANEL

ON 5th July 2018

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

Page 89 OTHER DIRECTORATES CONSULTED:N/A

CONTACT OFFICER: Liz Taylor – 0161 779 4803

WARD(S) TO WHICH REPORT RELATE(S): As specified in the attached schedule

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

Page 90 DELEGATED DECISIONS BY DCM

APPLICATION No: 18/71221/REM DATE VALID: 19.01.2018 WARD:

APPLICANT:Fairbriar Developments (Salford) Ltd

LOCATION: Middlewood Locks Land North Of Middlewood Street And East Of Oldfield Road Salford M5 4GU

PROPOSAL: Details of reserved matters application for the erection of sub-station, boundary walls and landscaping at plot KLM2of Middlewood Locks, pursuant to 16/67987/OUTEIA (revisions to details approved under 15/67135/REM).

DECISION: Approve DATE DECISION ISSUED: 8 June 2018 ______

APPLICATION No: 18/71843/ART16 DATE VALID: 17.05.2018

APPLICANT: Angela Leckie

LOCATION: Article 16 Starlight Theatre, Water Street, Manchester

PROPOSAL: Article 16 consultation from Manchester Council (Application Reference 119890/VO/2018 for the City Council Development of a new flexible arts and events space comprising a range of activities including theatre, music, dance, art, other performance and non performance related events, exhibitions and conferences (Sui Generis) with ancillary facilities including retail exhibitions and conferences (Sui Generis) with ancillary facilities including retail and bar uses (Use Classes A1 and A3), offices, administrative and back of house functions (Use Class B1), training and educational facilities (Use Class D1),servicing and access arrangements, highways works, creation of new public realm, removal of 4 trees, cycle parking and provision of new plant and associated works. Demolition of the Starlight Theatre, existing workshop and other structures and perimeter wall and alterations to the Grade II listed Colonnaded Railway Viaduct. (Amendment of application ref no 114294/VO/2016 approved in January 2017)

DECISION: No Objections DATE DECISION ISSUED: 15 June 2018 ______

Page 91 APPLICATION No: 18/71455/FUL DATE VALID: 08.03.2018 WARD: Barton APPLICANT:Mr ROBIN DUNN

LOCATION: 1 Tetlow Grove Eccles M30 8GE

PROPOSAL: Demolition of existing garage, change of use from C3 (dwelling house) to 6 self contained apartments together with alterations to elevations to include a hip to gable roof extension and installation of rear dormer and erection of detached garage.

DECISION: Approve DATE DECISION ISSUED: 22 June 2018 ______

APPLICATION No: 18/71560/FUL DATE VALID: 23.03.2018 WARD: Barton APPLICANT: Paul Harvey

LOCATION: 61 Cromwell Road Eccles M30 0GX

PROPOSAL: Planning application for the change of use from one dwelling to 4 flats with parking and amenity space, erection of a 2 storey side extension and installation of dormer to front elevation and alterations to the roof and stairwell/lightwell to basement.

DECISION: Approve DATE DECISION ISSUED: 22 June 2018 ______

APPLICATION No: 18/71697/HH DATE VALID: 26.04.2018 WARD: Barton APPLICANT:Mr Ray Jennings

LOCATION: 10 Fairless Road Eccles M30 0HR

PROPOSAL: Erection of front porch, part single, part two-storey side extension and single-storey rear extension.

DECISION: Approve DATE DECISION ISSUED: 20 June 2018 ______

Page 92 APPLICATION No: 17/70680/OUT DATE VALID: 04.10.2017 WARD: Boothstown APPLICANT:Ms Louise Morrissey And Ellenbrook LOCATION: Bus Priority Scheme Land North Of East Lancashire Road Worsley

PROPOSAL: Variation of condition 6 (Open Space) attached to planning permission 94/33144/OUT

DECISION: Approve DATE DECISION ISSUED: 15 June 2018 ______

APPLICATION No: 18/71600/HH DATE VALID: 03.04.2018 WARD: Boothstown APPLICANT:Mr & Mrs Mark & Lucy Giblin And Ellenbrook LOCATION: 105 Wyre Drive Worsley M28 1HN

PROPOSAL: Two storey side and rear extension with pitched roof and single storey rear extension with rooflight

DECISION: Approve DATE DECISION ISSUED: 29 May 2018 ______

APPLICATION No: 18/71657/HH DATE VALID: 20.04.2018 WARD: Boothstown APPLICANT: Mr & Mrs M Pilling And Ellenbrook LOCATION: 14 Eastmoor Worsley M28 1YU

PROPOSAL: Demolition of existing conservatory, erection of a single storey rear extension and infill of window on side elevation.

DECISION: Approve DATE DECISION ISSUED: 20 June 2018 ______

Page 93 APPLICATION No: 18/71685/PDE DATE VALID: 20.04.2018 WARD: Boothstown APPLICANT:Mr M Angus And Ellenbrook LOCATION: 26 Eastmoor Worsley M28 1YU

PROPOSAL: Erection of single storey rear extension with lantern style roof

DECISION: No Objections DATE DECISION ISSUED: 30 May 2018 ______

APPLICATION No: 18/71700/PDE DATE VALID: 21.04.2018 WARD: Boothstown APPLICANT:Mr And Mrs Storey And Ellenbrook LOCATION: 1 Thornway Worsley M28 1YS

PROPOSAL: Single storey rear extension

DECISION: No Objections DATE DECISION ISSUED: 31 May 2018 ______

APPLICATION No: 18/71727/PDE DATE VALID: 26.04.2018 WARD: Boothstown APPLICANT:Mr Peter Williams And Ellenbrook LOCATION: 24 Habergham Close Worsley M28 7XJ

PROPOSAL: Single storey rear extension

DECISION: No Objections DATE DECISION ISSUED: 18 June 2018 ______

APPLICATION No: 17/70935/HH DATE VALID: 12.02.2018 WARD: Broughton APPLICANT:Mr Kampf

LOCATION: 6 And 8 Turner Street Salford M7 4PD

PROPOSAL: Single storey extension at the rear of the dwellings

DECISION: Approve DATE DECISION ISSUED: 12 June 2018 ______

Page 94 APPLICATION No: 18/71332/HH DATE VALID: 07.03.2018 WARD: Broughton APPLICANT:Mr Koninski

LOCATION: 17 Carnarvon Street Salford M7 4QH

PROPOSAL: Proposed roof alternation to front elevation

DECISION: Approve DATE DECISION ISSUED: 31 May 2018 ______

APPLICATION No: 18/71508/HH DATE VALID: 19.03.2018 WARD: Broughton APPLICANT:Mr Dresner

LOCATION: 31 Tully Street Salford M7 2BB

PROPOSAL: Erection of ground floor front extension

DECISION: Approve DATE DECISION ISSUED: 31 May 2018 ______

APPLICATION No: 18/71513/FUL DATE VALID: 12.03.2018 WARD: Broughton APPLICANT:Mr Paul Gwynne

LOCATION: 179 - 193 Great Cheetham Street West Salford M7 2DW

PROPOSAL: Application for the removal of condition 11 Affordable tenure attached to planning permission 15/65872/FUL

DECISION: Approve DATE DECISION ISSUED: 8 June 2018 ______

Page 95 APPLICATION No: 18/71528/FUL DATE VALID: 27.03.2018 WARD: Broughton APPLICANT:Mr Imtiaz Awan

LOCATION: 53 Broughton Lane Salford M8 9UE

PROPOSAL: Demolition of remaining fire damaged structure and erection of wholesale warehouse divided into five units.

DECISION: Approve DATE DECISION ISSUED: 15 June 2018 ______

APPLICATION No: 18/71607/HH DATE VALID: 24.04.2018 WARD: Broughton APPLICANT:Mr Benedikt

LOCATION: 51 Symons Street Salford M7 4AW

PROPOSAL: Construction of 2 No pitched roof dormers to the existing front elevation of the dwelling house

DECISION: Approve DATE DECISION ISSUED: 18 June 2018 ______

APPLICATION No: 18/71616/HH DATE VALID: 06.04.2018 WARD: Broughton APPLICANT:Mr Paul Bailey

LOCATION: 6 Cranesbill Close Salford M7 1RG

PROPOSAL: Proposed front balcony with balustrade

DECISION: Approve DATE DECISION ISSUED: 20 June 2018 ______

Page 96 APPLICATION No: 18/71805/PDE DATE VALID: 10.05.2018 WARD: Broughton APPLICANT:Mr Bajram Bikacu

LOCATION: 5 Axford Close Salford M7 4ZF

PROPOSAL: Proposed rear kitchen extension

DECISION: No Objections DATE DECISION ISSUED: 20 June 2018 ______

APPLICATION No: 17/71147/FUL DATE VALID: 19.02.2018 WARD: Cadishead APPLICANT:Mr Fuat Basil

LOCATION: The Old Fire Station Clarendon Road Irlam M44 5ZA

PROPOSAL: Conversion of existing building into 9 no. apartments, together with erection of a two storey rear extension, and alterations to elevations and car parking facilities

DECISION: Approve DATE DECISION ISSUED: 7 June 2018 ______

APPLICATION No: 18/71374/HH DATE VALID: 06.03.2018 WARD: Cadishead APPLICANT:Mr Kershaw

LOCATION: Mossland Astley Road Irlam M44 5LT

PROPOSAL: Retrospective application for demolition of chimneys, erection of new chimney raising of the roof line, erection of dormers to front and rear.

DECISION: Approve DATE DECISION ISSUED: 22 June 2018 ______

Page 97 APPLICATION No: 18/71419/FUL DATE VALID: 22.02.2018 WARD: Cadishead APPLICANT:Allen

LOCATION: Irlam Wastewater Treatment Works Cumberland Avenue Cadishead M44 5EF

PROPOSAL: Construction of a Ferric dosing kiosk and Caustic dosing kiosk

DECISION: Approve DATE DECISION ISSUED: 31 May 2018 ______

APPLICATION No: 18/71649/HH DATE VALID: 13.04.2018 WARD: Cadishead APPLICANT:Mr William Harrison

LOCATION: 40 Moss Lane Cadishead M44 5DE

PROPOSAL: Demolition of existing detached garage and shed. Erection of a new detached garage.

DECISION: Approve DATE DECISION ISSUED: 8 June 2018 ______

APPLICATION No: 18/71659/HH DATE VALID: 16.04.2018 WARD: Cadishead APPLICANT:Mr Nick Bracken

LOCATION: 4 Laburnum Road Cadishead Irlam M44 5AS

PROPOSAL: Proposed single storey side and rear extension

DECISION: Approve DATE DECISION ISSUED: 11 June 2018 ______

Page 98 APPLICATION No: 18/71766/PDE DATE VALID: 02.05.2018 WARD: Cadishead APPLICANT:Mrs Carole Pelling

LOCATION: 1 Lathom Road Irlam M44 6ZD

PROPOSAL: Single storey rear extension with vaulted roof, 2 No. velux windows to provide additional kitchen space and downstairs w.c.

DECISION: Approve DATE DECISION ISSUED: 12 June 2018 ______

APPLICATION No: 18/71594/HH DATE VALID: 04.04.2018 WARD: Claremont APPLICANT:Mrs Jenny Clancy

LOCATION: 131 Claremont Road Salford M6 8NL

PROPOSAL: Partial demolition of existing single storey rear extension and erection of a single storey rear extension together with glazed sliding doors and a glazed roof lantern.

DECISION: Approve DATE DECISION ISSUED: 30 May 2018 ______

APPLICATION No: 18/71666/HH DATE VALID: 17.04.2018 WARD: Claremont APPLICANT:Ms Faith Staniforth

LOCATION: 1 New Herbert Street Salford M6 7RW

PROPOSAL: Erection of part single/part two/part first floor rear extension.

DECISION: Approve DATE DECISION ISSUED: 11 June 2018 ______

Page 99 APPLICATION No: 18/71822/PDE DATE VALID: 10.05.2018 WARD: Claremont APPLICANT:Mr Barry Hughes

LOCATION: 40 Trenant Road Salford M6 7ES

PROPOSAL: Single storey rear extension to provide additional kitchen space

DECISION: No Objections DATE DECISION ISSUED: 20 June 2018 ______

APPLICATION No: 18/71219/HH DATE VALID: 23.02.2018 WARD: Eccles APPLICANT:Mr Peter Tomkins

LOCATION: 2A Westminster Road Eccles M30 9HF

PROPOSAL: Demolition of existing garden room, erection of single storey rear extension, dormers to front and rear, window replacements to front and rear elevations.

DECISION: Approve DATE DECISION ISSUED: 4 June 2018 ______

APPLICATION No: 18/71564/HH DATE VALID: 29.03.2018 WARD: Eccles APPLICANT:Ms L Willett

LOCATION: 32 Bindloss Avenue Eccles M30 0DU

PROPOSAL: Demolition of existing garage and erection of single storey rear extension.

DECISION: Approve DATE DECISION ISSUED: 31 May 2018 ______

Page 100 APPLICATION No: 18/71568/HH DATE VALID: 26.04.2018 WARD: Eccles APPLICANT:Daniel McAvoy

LOCATION: 18 Snowdon Road Eccles M30 9AT

PROPOSAL: Erection of two storey side extension, single storey rear extension and new window to the side elevation.

DECISION: Approve DATE DECISION ISSUED: 15 June 2018 ______

APPLICATION No: 18/71580/HH DATE VALID: 23.03.2018 WARD: Eccles APPLICANT:Mr Sam Wright

LOCATION: 6 Sandwich Road Eccles M30 9HD

PROPOSAL: Demolition of existing single storey side extension and single storey detached garage and erection of a two storey side and single storey rear extension (resubmission of application ref: 17/69827/HH).

DECISION: Approve DATE DECISION ISSUED: 8 June 2018 ______

APPLICATION No: 18/71599/COU DATE VALID: 09.04.2018 WARD: Eccles APPLICANT:Mr Anthony James

LOCATION: 23 Church Street Eccles M30 0DF

PROPOSAL: Change of use of shop (A1) to a mixed use (A2, A3, A4) which would encompass a business office on the top floor with an artisan coffee shop/craft ale house on the ground and first floor.

DECISION: Approve DATE DECISION ISSUED: 4 June 2018 ______

Page 101 APPLICATION No: 18/71626/HH DATE VALID: 13.04.2018 WARD: Eccles APPLICANT:Mr Robert Fletcher

LOCATION: 18 Hereford Road Eccles M30 9BZ

PROPOSAL: Demolition of existing detached store and single storey side extension, erection of a part single/part two storey side extension and a two storey rear extension.

DECISION: Approve DATE DECISION ISSUED: 8 June 2018 ______

APPLICATION No: 18/71721/HH DATE VALID: 30.04.2018 WARD: Eccles APPLICANT:Mr & Mrs S Salt

LOCATION: 40 Pine Grove Eccles M30 9JN

PROPOSAL: Alterations to existing extension and conservatory

DECISION: Approve DATE DECISION ISSUED: 22 June 2018 ______

APPLICATION No: 18/71746/HH DATE VALID: 27.04.2018 WARD: Eccles APPLICANT:Ms Basma Diab

LOCATION: 33 Winchester Road Eccles M30 9BU

PROPOSAL: Demolition of existing single storey side extension and erection of a two storey side extension and a rear conservatory.

DECISION: Approve DATE DECISION ISSUED: 22 June 2018 ______

Page 102 APPLICATION No: 18/71887/DISCON DATE VALID: 24.05.2018 WARD: Eccles APPLICANT:

LOCATION: Land Adjacent 11 Shakespeare Crescent Eccles

PROPOSAL: Request for confirmation of compliance of conditions 3 (materials), 4 (boundary treatments), 5 (CMS) and 6 (Phase 2 risk assessment) attached to planning permission 17/71072/FUL.

DECISION: Condition Request determined DATE DECISION ISSUED: 15 June 2018 ______

APPLICATION No: 17/70871/FUL DATE VALID: 17.11.2017 WARD: Irlam APPLICANT:United Utilities

LOCATION: Land West Of A J Bell Stadium And North Of The Manchester Ship Canal

PROPOSAL: Construction of an outfall structure into the Manchester Ship Canal and associated works including retaining wall, shaft, temporary access route and temporary construction compound.

DECISION: Approve DATE DECISION ISSUED: 7 June 2018 ______

APPLICATION No: 18/71567/FUL DATE VALID: 03.04.2018 WARD: Irlam APPLICANT:Mr T Whitfield

LOCATION: Oxcheek Farm Cutnook Lane Irlam M44 5NA

PROPOSAL: Demolition of non agricultural building and replacement with 1 and a half storey dwelling

DECISION: Approve DATE DECISION ISSUED: 29 May 2018 ______

Page 103 APPLICATION No: 18/71660/HH DATE VALID: 18.04.2018 WARD: Irlam APPLICANT:Mr Barrie Holmes

LOCATION: 87 Broadway Irlam M44 6DQ

PROPOSAL: Proposed single storey side extension

DECISION: Approve DATE DECISION ISSUED: 13 June 2018 ______

APPLICATION No: 18/71670/ADV DATE VALID: 20.04.2018 WARD: Irlam APPLICANT:Mrs Mandy Eccles

LOCATION: Land On Liverpool Road Irlam M44 6FF

PROPOSAL: Display of one non illuminated heritage board entitled 'The Kings Highway'

DECISION: Approve DATE DECISION ISSUED: 15 June 2018 ______

APPLICATION No: 18/71314/FUL DATE VALID: 26.02.2018 WARD: Irwell APPLICANT:Grahame Fyles Riverside

LOCATION: Tarmac Limited Park House Bridge Road Langley Road Swinton M6 6JP

PROPOSAL: Erection of a two storey office block within the Agecroft Depot, together with parking facilities

DECISION: Approve DATE DECISION ISSUED: 20 June 2018 ______

Page 104 APPLICATION No: 18/71575/COU DATE VALID: 28.03.2018 WARD: Irwell APPLICANT:Mr Mike McManus Riverside

LOCATION: 230 Chapel Street Salford M3 5LE

PROPOSAL: Change of use from Class A2 (Financial and professional) to Class A1 (shops)/ Class A2 (Professional and Financial Services)/ Class A3 (Restaurants and Cafes)/ Class A4 (Drinking Establishments)/ Class B1(Office) uses at ground floor and basement floor level

DECISION: Approve DATE DECISION ISSUED: 31 May 2018 ______

APPLICATION No: 18/71601/FUL DATE VALID: 29.03.2018 WARD: Irwell APPLICANT:Ms Charlotte France Riverside

LOCATION: Newton Annexe University Of Salford University Road Salford

PROPOSAL: Erection of a temporary structure housing automotive educational facility

DECISION: Approve DATE DECISION ISSUED: 20 June 2018 ______

APPLICATION No: 18/71760/TREECA DATE VALID: 30.04.2018 WARD: Irwell APPLICANT:Mr Stephen Costello Riverside

LOCATION: Faraday House University Of Salford 43 Crescent Salford M5 4WT

PROPOSAL: Remove one overhanging branch back to the main stem one eucalyptus tree (T1).

DECISION: No Objections DATE DECISION ISSUED: 8 June 2018 ______

Page 105 APPLICATION No: 18/71780/DISCON DATE VALID: 14.05.2018 WARD: Irwell APPLICANT:Fortis Developments Riverside

LOCATION: Land West Of Adelphi Street And South Of Trinity Riverside, Salford.

PROPOSAL: Request for confirmation of compliance of condition 17 (ground water pollution) attached to planning permission 14/65820/FUL.

DECISION: Condition Request determined DATE DECISION ISSUED: 22 June 2018 ______

APPLICATION No: 18/71519/HH DATE VALID: 10.04.2018 WARD: Kersal APPLICANT:Mr B Rosengarten

LOCATION: 32 Old Hall Road Salford M7 4JH

PROPOSAL: Erection of a two storey front extension, part single/part two storey rear extensions together with balcony and bifolding doors, front and rear dormers, alterations to elevations, increase in roof height and installation of roof lights.

DECISION: Approve DATE DECISION ISSUED: 12 June 2018 ______

APPLICATION No: 18/71631/TPO DATE VALID: 24.04.2018 WARD: Kersal APPLICANT:Arcon housing

LOCATION: 8 Jacobite Close Salford M7 4EP

PROPOSAL: Fell one beech tree (T1).

DECISION: Refuse DATE DECISION ISSUED: 22 June 2018 ______

Page 106 APPLICATION No: 18/71676/FUL DATE VALID: 24.04.2018 WARD: Kersal APPLICANT:Mr Joey Eddison

LOCATION: The Mount Vine Street Salford M7 3NB

PROPOSAL: Alterations to the elevations including replacement of existing roof coverings, deck and balcony patio doors. Replace existing deteriorated rainwater goods with new UPVC rainwater goods. Replace timber balcony guardrails with new, stainless steel guardrails and removal of sections of unstable parapet walls.

DECISION: Approve DATE DECISION ISSUED: 20 June 2018 ______

APPLICATION No: 18/71679/TPO DATE VALID: 02.05.2018 WARD: Kersal APPLICANT:Mr Steven Cope

LOCATION: 2 New Hall Avenue Salford M7 4JU

PROPOSAL: Crown reduce to leave a height of 12m and spread of 5m two sycamore trees (T2 and T3) as shown on the attached plan

DECISION: Approve DATE DECISION ISSUED: 22 June 2018 ______

APPLICATION No: 18/71689/HH DATE VALID: 23.04.2018 WARD: Kersal APPLICANT:Mr E Pine

LOCATION: 12 Rutland Drive Salford M7 4WJ

PROPOSAL: Two storey side extension with room in roof space

DECISION: Approve DATE DECISION ISSUED: 22 June 2018 ______

Page 107 APPLICATION No: 18/71693/HH DATE VALID: 23.04.2018 WARD: Kersal APPLICANT:Mr Chalomish

LOCATION: 47 Cavendish Road Salford M7 4WP

PROPOSAL: Erection of single storey rear extension.

DECISION: Approve DATE DECISION ISSUED: 18 June 2018 ______

APPLICATION No: 18/71728/PDE DATE VALID: 26.04.2018 WARD: Kersal APPLICANT:Mr L Emanuel

LOCATION: 137 George Street South Salford M7 4QP

PROPOSAL: Construction of single storey rear extension to existing semi-detached property

DECISION: No Objections DATE DECISION ISSUED: 20 June 2018 ______

APPLICATION No: 18/71756/DISCON DATE VALID: 08.05.2018 WARD: Kersal APPLICANT:Mrs Klyne

LOCATION: 1 The Drive Salford M7 3ND

PROPOSAL: Request for confirmation of compliance of condition 5 (cycle parking) attached to planning permission 18/71299/COU.

DECISION: Condition Request determined DATE DECISION ISSUED: 1 June 2018 ______

Page 108 APPLICATION No: 18/71798/DISCON DATE VALID: 08.05.2018 WARD: Kersal APPLICANT:

LOCATION: 458 Bury New Road Salford M7 4LH

PROPOSAL: Request for confirmation of compliance of conditions 9 (highways works) and 11 (cycle parking) attached to planning permission 16/69124/COU.

DECISION: Condition Request determined DATE DECISION ISSUED: 15 June 2018 ______

APPLICATION No: 18/71892/DISCON DATE VALID: 25.05.2018 WARD: Kersal APPLICANT:Mr Almond

LOCATION: Broughton House Park Lane Salford M7 4JD

PROPOSAL: Request for confirmation of compliance of condition 3 (land contamination) attached to planning permission 17/70362/FUL.

DECISION: Condition Request determined DATE DECISION ISSUED: 15 June 2018 ______

APPLICATION No: 18/71943/CLUDP DATE VALID: 12.06.2018 WARD: Kersal APPLICANT:Mr Koppel

LOCATION: 85 Singleton Road Salford M7 4LX

PROPOSAL: Erection of a porch to the front, a single storey side extension, raising of the roof ridge height, dormer to the rear, loft conversion and rooflights to front and rear.

DECISION: Refuse DATE DECISION ISSUED: 15 June 2018 ______

Page 109 APPLICATION No: 18/71457/HH DATE VALID: 25.04.2018 WARD: Langworthy APPLICANT:Mr Chris Clempner

LOCATION: 97 Seedley Park Road Salford M6 5WU

PROPOSAL: Construction of dormers to the front and rear, light well to the basement to the front, velux window to the side and demolition of rear chimney.

DECISION: Approve DATE DECISION ISSUED: 22 June 2018 ______

APPLICATION No: 18/71504/DISCON DATE VALID: 14.03.2018 WARD: Langworthy APPLICANT:Mr Simon Stott

LOCATION: Albion Community Rooms Albion Towers Cross Lane Salford M5 4AH

PROPOSAL: Request for confirmation of compliance of condition 3 attached to planning permission 17/70848/FUL.

DECISION: Approve DATE DECISION ISSUED: 20 June 2018 ______

APPLICATION No: 18/71517/FUL DATE VALID: 05.04.2018 WARD: Langworthy APPLICANT:Ms E Hamilton

LOCATION: 212 Langworthy Road Salford M6 5PP

PROPOSAL: Demolition of existing attached outbuilding / utility room to the rear, erection of a single storey flat roofed extension forming an additional bedroom in a HMO property & new external door opening formed in side elevation.

DECISION: Approve DATE DECISION ISSUED: 8 June 2018 ______

Page 110 APPLICATION No: 18/71524/FUL DATE VALID: 16.04.2018 WARD: Langworthy APPLICANT:Mr Simon Locke

LOCATION: Emmaus House 101 Fitzwarren Street Salford M6 5RQ

PROPOSAL: Provision of 4 no. temporary accommodation pods.

DECISION: Approve DATE DECISION ISSUED: 11 June 2018 ______

APPLICATION No: 18/71531/FUL DATE VALID: 27.03.2018 WARD: Langworthy APPLICANT:Mr Sanjeev Rawat

LOCATION: 207 Langworthy Road Salford M6 5PW

PROPOSAL: Installation of a flue to the rear elevation of existing restaurant/take away

DECISION: Approve DATE DECISION ISSUED: 31 May 2018 ______

APPLICATION No: 18/71585/CLUDP DATE VALID: 09.04.2018 WARD: Langworthy APPLICANT:Mrs Waring

LOCATION: 125 Seedley Park Road Salford M6 5WU

PROPOSAL: Certificate of lawfulness for the proposed change of use from C3 dwelling to C4 HMO for use by not more than 6 residents

DECISION: Approve DATE DECISION ISSUED: 31 May 2018 ______

Page 111 APPLICATION No: 18/71593/FUL DATE VALID: 09.04.2018 WARD: Langworthy APPLICANT:Mr Suthar

LOCATION: 28 Milford Street Salford M6 5GQ

PROPOSAL: Conversion of lower ground floor to create independent studio living accommodation and construction of front stairwell to basement

DECISION: Approve DATE DECISION ISSUED: 31 May 2018 ______

APPLICATION No: 18/71596/FUL DATE VALID: 09.04.2018 WARD: Langworthy APPLICANT:Mr Uddin

LOCATION: 487 Liverpool Street Salford M6 5QQ

PROPOSAL: Proposed change of use of existing shop (A1) to hot food takeaway (A5) together with installation of external stainless steel extraction unit to the rear.

DECISION: Approve DATE DECISION ISSUED: 8 June 2018 ______

APPLICATION No: 18/71647/ADV DATE VALID: 20.04.2018 WARD: Langworthy APPLICANT:Mrs Monica Cassidy

LOCATION: 81 Pendleton Way Salford M6 5FW

PROPOSAL: Advertisement consent for 1 No internally illuminated fascia sign and 1 No internally illuminated projecting sign

DECISION: Approve DATE DECISION ISSUED: 15 June 2018 ______

Page 112 APPLICATION No: 18/71694/FUL DATE VALID: 24.04.2018 WARD: Langworthy APPLICANT:Mr Phil Hopkins

LOCATION: Telephone Exchange Pendleton Way Salford

PROPOSAL: To replace 2 No. windows and replace with aluminium weather louvres, 1 window located on the first floor East Elevation, 1 Window located on the 1st floor on the North Elevation.

DECISION: Approve DATE DECISION ISSUED: 20 June 2018 ______

APPLICATION No: 18/71713/FUL DATE VALID: 26.04.2018 WARD: Langworthy APPLICANT:Costa Limited

LOCATION: 95-96 Albany Way Salford M6 5HR

PROPOSAL: Retrospective planning application for the installation of a freestanding outside seating area

DECISION: Approve DATE DECISION ISSUED: 20 June 2018 ______

APPLICATION No: 18/71672/FUL DATE VALID: 20.04.2018 WARD: Little Hulton APPLICANT:Mr Craig Monaghan

LOCATION: Wharton Primary School Rothwell Lane Little Hulton Worsley M38 9XA

PROPOSAL: Classroom extension to the side of the school building.

DECISION: Approve DATE DECISION ISSUED: 15 June 2018 ______

Page 113 APPLICATION No: 16/68346/ACV DATE VALID: 30.11.2016 WARD: Ordsall APPLICANT:Erika Rushton

LOCATION: New Islington Mill And Associated Car Park Regent Trading Estate Oldfield Road Salford

PROPOSAL: Assets of community value for New Islington Mill And Associated Car Park

DECISION: No Decision Required DATE DECISION ISSUED: 20 June 2018 ______

APPLICATION No: 18/71266/DISCON DATE VALID: 17.01.2018 WARD: Ordsall APPLICANT:

LOCATION: The Regent Site The Quays Salford

PROPOSAL: Request for confirmation of compliance of conditions 4 (Landscaping Details), 6 (Trees), 9 (Travel Plan) and 12 (Cycle Parking) attached to planning permission 15/66274/FUL

DECISION: Condition Request determined DATE DECISION ISSUED: 1 June 2018 ______

APPLICATION No: 18/71363/FUL DATE VALID: 14.02.2018 WARD: Ordsall APPLICANT:Mr Lyndon Forshaw

LOCATION: Land At Worrall Street Salford M5 4TH

PROPOSAL: Demolition of existing building and erection of a building of part 8 / part 9 storey's comprising 86 residential units together with gym, cycle and car parking and associated works

DECISION: Approve DATE DECISION ISSUED: 6 June 2018 ______

Page 114 APPLICATION No: 18/71409/DISCON DATE VALID: 16.02.2018 WARD: Ordsall APPLICANT:Mr X1

LOCATION: Vacant Land Bounded By Trafford Road And Elmira Way Salford

PROPOSAL: Request for confirmation of compliance of conditions 1 (surface water), 2 (surface water 2), 3 (surface water 3), 4 (noise internal), 5 (noise internal) and 6 (land contamination) attached to planning permission 16/67937/FUL.

DECISION: Condition Request determined DATE DECISION ISSUED: 15 June 2018 ______

APPLICATION No: 18/71472/DISCON DATE VALID: 07.03.2018 WARD: Ordsall APPLICANT:Mr John Raven

LOCATION: Ontario House 2 Furness Quay Salford M50 3XZ

PROPOSAL: Request for confirmation of compliance of condition 2 (materials) attached to planning permission 16/68289/FUL.

DECISION: Condition Request determined DATE DECISION ISSUED: 1 June 2018 ______

APPLICATION No: 18/71549/FUL DATE VALID: 10.04.2018 WARD: Ordsall APPLICANT:Mr Will Rogers

LOCATION: Caxton Hall 88-92 Chapel Street Salford M3 5DW

PROPOSAL: Additional windows at roof level, amended windows, slate vents, terracotta airbrick vents, repairs and re-painting

DECISION: Approve DATE DECISION ISSUED: 8 June 2018 ______

Page 115 APPLICATION No: 18/71551/FUL DATE VALID: 09.04.2018 WARD: Ordsall APPLICANT:Mr William Rogers

LOCATION: Caxton Hall (Ground Floor) 88-92 Chapel Street Salford M3 5DW

PROPOSAL: Conversion of existing commercial (Tattoo studio) space to 4no. studio apartments, internal amendments to existing remaining A1 retail space to provide single space for A1, A2, A3 and A4 uses, together with consequent elevational changes, repairs and re-painting

DECISION: Approve DATE DECISION ISSUED: 8 June 2018 ______

APPLICATION No: 18/71638/DISCON DATE VALID: 11.04.2018 WARD: Ordsall APPLICANT:

LOCATION: The Regent Site The Quays Salford

PROPOSAL: Request for confirmation of compliance of Condition 17 - Crime Impact Statement attached to planning permission 15/66274/FUL

DECISION: Condition Request determined DATE DECISION ISSUED: 1 June 2018 ______

APPLICATION No: 18/71639/DISCON DATE VALID: 30.04.2018 WARD: Ordsall APPLICANT:Mr P Chappel

LOCATION: 150-158 The Victoria The Quays Salford M50 3SP

PROPOSAL: Request for confirmation of compliance of conditions 2 (materials) and 3 (landscaping) attached to planning permission 17/71149/FUL.

DECISION: Condition Request determined DATE DECISION ISSUED: 11 June 2018 ______

Page 116 APPLICATION No: 18/71671/COU DATE VALID: 26.04.2018 WARD: Ordsall APPLICANT:c/o Agent

LOCATION: F11a To F11f Lowry Designer Outlet The Quays Salford M50 3AH

PROPOSAL: Change of use of existing floor space to a Flexible Use Class A1(shop), A3 (food and drink) and D2 (assembly and leisure)

DECISION: Approve DATE DECISION ISSUED: 20 June 2018 ______

APPLICATION No: 18/71673/COU DATE VALID: 26.04.2018 WARD: Ordsall APPLICANT:c/o Agent

LOCATION: Units F22a-24A And F4/F5, Lowry Outlet The Quays Salford M50 3AH

PROPOSAL: Change of use of existing floor space to a Flexible Use Class A1(shop), A3 (food and drink)

DECISION: Approve DATE DECISION ISSUED: 20 June 2018 ______

APPLICATION No: 18/71687/NMA DATE VALID: 24.04.2018 WARD: Ordsall APPLICANT:Mr Phil Marsden

LOCATION: Land Bounded By Cleminson St To North, New Bailey St To East, River Irwell To South-east, Trinity Way And North Star Drive To South And Adelphi St To West; Known As Salford Central, Extending To 17.7 Hectares. M3 5JT

PROPOSAL: Application for a non-material amendment to planning permission 09/57950/EIAHYB for plots B2 & B3 to be combined to comprise a single development plot, footprint for new plot B2/B3 updated to reflect new status as a single development plot and condition 5 wording updated to reflect updated Development Schedule reference.

DECISION: Approve DATE DECISION ISSUED: 8 June 2018 ______

Page 117 APPLICATION No: 18/71730/DISCON DATE VALID: 02.05.2018 WARD: Ordsall APPLICANT:Mr Daren Whitaker

LOCATION: Greengate Salford M3 7NG

PROPOSAL: Request for confirmation of compliance of condition 14 (NATS) attached to planning permission 16/67809/FUL.

DECISION: Condition Request determined DATE DECISION ISSUED: 11 June 2018 ______

APPLICATION No: 18/71740/DISCON DATE VALID: 30.04.2018 WARD: Ordsall APPLICANT:C/O Agent

LOCATION: Plots C1, D1 And E1 Blue Mediacityuk Salford M50 2EQ

PROPOSAL: Request for confirmation of compliance of condition 2 - external lighting, attached to planning permission 15/67509/REM

DECISION: Condition Request determined DATE DECISION ISSUED: 11 June 2018 ______

APPLICATION No: 18/71795/DISCON DATE VALID: 09.05.2018 WARD: Ordsall APPLICANT:Mr Phil Mayall

PROPOSAL: Request for confirmation of compliance of condition 4 (contamination) attached to planning permission 15/67019/REM.

DECISION: Condition Request determined DATE DECISION ISSUED: 8 June 2018 ______

Page 118 APPLICATION No: 18/71908/DISCON DATE VALID: 31.05.2018 WARD: Ordsall APPLICANT:Mr Vernon Hailwood

LOCATION: Erie Basin Salford Quays

PROPOSAL: Request for confirmation of compliance of condition 14 (noise) attached to planning permission 16/69216/FUL.

DECISION: Condition Request determined DATE DECISION ISSUED: 15 June 2018 ______

APPLICATION No: 18/71285/P3JPA DATE VALID: 06.04.2018 WARD: Pendlebury APPLICANT:Mr Zubair Bandukda

LOCATION: 16 Hilton Square Pendlebury Swinton M27 4DB

PROPOSAL: Prior approval for the change of use from B1(a) (Office) to C3 (Residential) living accommodation for 9 apartments

DECISION: Refuse DATE DECISION ISSUED: 31 May 2018 ______

APPLICATION No: 18/71617/HH DATE VALID: 10.04.2018 WARD: Pendlebury APPLICANT:Mr Michael Gaskell

LOCATION: 7 Tillerman Close Swinton M27 8AH

PROPOSAL: Erection of part single, part two storey rear extension

DECISION: Approve DATE DECISION ISSUED: 13 June 2018 ______

Page 119 APPLICATION No: 18/71705/DISCON DATE VALID: 24.04.2018 WARD: Pendlebury APPLICANT:Mr Amar Seth

LOCATION: Former Pilkington Tiles Rake Lane Clifton Swinton M27 8LP

PROPOSAL: Request for confirmation of partial compliance of condition 3 (i preliminary risk assessment and ii site investigation scheme) attached to planning permission 17/69369/FUL.

DECISION: Condition Request determined DATE DECISION ISSUED: 15 June 2018 ______

APPLICATION No: 18/71743/TPO DATE VALID: 03.05.2018 WARD: Pendlebury APPLICANT:Mr Kevin Small

LOCATION: Woodland North Of Clifton View Clifton Swinton Manchester M27 6NQ

PROPOSAL: Prune various trees along side the rail infrastructure to provide a 6m clearance from the overhead structure trees within the mixed woodland (W1). Fell one oak Tree (T1).

DECISION: Approve DATE DECISION ISSUED: 22 June 2018 ______

APPLICATION No: 18/71765/PDE DATE VALID: 01.05.2018 WARD: Pendlebury APPLICANT:Mr Collins C/O Mr Robert Docker

LOCATION: 15 Dunster Avenue Clifton Swinton Manchester M27 8GJ

PROPOSAL: Erection of a rear conservatory

DECISION: Approve DATE DECISION ISSUED: 8 June 2018 ______

Page 120 APPLICATION No: 18/71833/DISCON DATE VALID: 16.05.2018 WARD: Pendlebury APPLICANT:Network Rail Infrastructure Ltd

LOCATION: Land To The North Of Bridge Carrying Agecroft Road (A6044) Over Manchester-Bolton Railway Line

PROPOSAL: Request for confirmation of compliance of conditions 3 (Invasive Species), 4 (Large Mammals), and 5 (Canal Protection) attached to planning permission 17/70999/FUL

DECISION: Condition Request determined DATE DECISION ISSUED: 29 May 2018 ______

APPLICATION No: 16/69105/LBC DATE VALID: 10.01.2017 WARD: Swinton APPLICANT:SALFORD RC DIOCESAN TRUSTEES North

LOCATION: Wardley Hall Wardley Hall Road Worsley M28 2ND

PROPOSAL: Listed Building Consent for the relocation of kitchen to existing breakfast room, change existing kitchen window to disabled door opening and undertake fire upgrading fire separation works and convert the existing scullery to accessible toilets

DECISION: Approve DATE DECISION ISSUED: 20 June 2018 ______

APPLICATION No: 18/71629/COU DATE VALID: 18.04.2018 WARD: Swinton APPLICANT:Mr Peter Davies North

LOCATION: 348 Moorside Road Swinton M27 9PW

PROPOSAL: Variation of condition 2 (hours of opening) attached to planning approval 11/60522/COU

DECISION: Approve DATE DECISION ISSUED: 13 June 2018 ______

Page 121 APPLICATION No: 18/71656/HH DATE VALID: 16.04.2018 WARD: Swinton APPLICANT:Mr & Mrs Justin Kershaw North

LOCATION: 21 Brookfield Drive Swinton M27 9TJ

PROPOSAL: Erection of single storey rear extension.

DECISION: Approve DATE DECISION ISSUED: 8 June 2018 ______

APPLICATION No: 18/71612/HH DATE VALID: 26.04.2018 WARD: Swinton APPLICANT:Mr Keith Harvey South

LOCATION: 9 Anson Road Swinton M27 5GZ

PROPOSAL: Proposed single storey side and rear extension.

DECISION: Approve DATE DECISION ISSUED: 20 June 2018 ______

APPLICATION No: 18/71625/HH DATE VALID: 12.04.2018 WARD: Swinton APPLICANT:Mr Matthew Dorrian South

LOCATION: 27 Carisbrook Drive Swinton M27 5LS

PROPOSAL: Erection of a single storey rear extension and lower ground basement extension together with new decking area

DECISION: Approve DATE DECISION ISSUED: 22 June 2018 ______

Page 122 APPLICATION No: 18/71757/TPO DATE VALID: 02.05.2018 WARD: Swinton APPLICANT:Mr Wilson South

LOCATION: The Parade Swinton M27 4BH

PROPOSAL: Prune to provide a 2m clearance from the street furniture one willow tree (T1). Fell three willow trees (T3, T4 and T5).

DECISION: Approve DATE DECISION ISSUED: 20 June 2018 ______

APPLICATION No: 18/71530/FUL DATE VALID: 14.03.2018 WARD: Weaste APPLICANT:Silverpoles Ltd And Seedley LOCATION: 65 Tootal Road Salford M5 5EG

PROPOSAL: Retrospective application for the change of Use from Class A1 (shop) to Class C3 (dwelling) together with alterations to front elevation

DECISION: Approve DATE DECISION ISSUED: 12 June 2018 ______

APPLICATION No: 18/71587/HH DATE VALID: 26.03.2018 WARD: Weaste APPLICANT:Mr Darren Ogden And Seedley LOCATION: 45 Gore Crescent Salford M5 5LT

PROPOSAL: Demolition of existing single storey rear extension and erection of a single storey rear extension and a detached rear garage.

DECISION: Approve DATE DECISION ISSUED: 31 May 2018 ______

Page 123 APPLICATION No: 18/71714/HH DATE VALID: 25.04.2018 WARD: Weaste APPLICANT:Mr & Mrs M. Ingham And Seedley LOCATION: 34 Cholmondeley Road Salford M6 8NH

PROPOSAL: Demolition of existing single storey rear extension, erection of a first floor side extension and a part single/part two storey rear extension together with alterations to elevations.

DECISION: Approve DATE DECISION ISSUED: 20 June 2018 ______

APPLICATION No: 18/71335/HH DATE VALID: 06.02.2018 WARD: Winton APPLICANT:Mr Karl Alder

LOCATION: 206 Worsley Road Eccles M30 8BL

PROPOSAL: Erection of single storey rear extension with loft conversion and wrap around dormer to rear.

DECISION: Approve DATE DECISION ISSUED: 22 June 2018 ______

APPLICATION No: 18/71603/HH DATE VALID: 11.04.2018 WARD: Winton APPLICANT:Mr And Mrs Hodson

LOCATION: 4 Grange Road Eccles M30 8JQ

PROPOSAL: Demolition of existing single storey side and rear extensions and erection of a two storey side extension and a single storey rear extension.

DECISION: Approve DATE DECISION ISSUED: 8 June 2018 ______

Page 124 APPLICATION No: 18/71622/FUL DATE VALID: 20.04.2018 WARD: Winton APPLICANT:Angela Sorby

LOCATION: Salford City Academy Northfleet Road Eccles M30 7PQ

PROPOSAL: Erection of a conservatory type structure for use as dining space

DECISION: Approve DATE DECISION ISSUED: 20 June 2018 ______

APPLICATION No: 18/71698/PDE DATE VALID: 21.04.2018 WARD: Winton APPLICANT:Mrs C Curran

LOCATION: 12 Hastings Road Eccles M30 8JR

PROPOSAL: Single storey rear extension

DECISION: No Objections DATE DECISION ISSUED: 30 May 2018 ______

APPLICATION No: 18/71709/DISCON DATE VALID: 01.05.2018 WARD: Winton APPLICANT:Mr Karl Hollingsworth

LOCATION: 550 Liverpool Road Eccles M30 7JA

PROPOSAL: Request for confirmation of compliance of condition 2 - glazing, 3 - ventilation and 4 - site completion report, attached to planning permission ref: 17/70882/COU.

DECISION: Condition Request determined DATE DECISION ISSUED: 15 June 2018 ______

Page 125 APPLICATION No: 18/71442/HH DATE VALID: 12.04.2018 WARD: Walkden APPLICANT:Ms Natalie Schmidt North

LOCATION: 40 Ridyard Street Little Hulton Worsley M38 9WE

PROPOSAL: Erection of single storey side/rear extension

DECISION: Approve DATE DECISION ISSUED: 22 June 2018 ______

APPLICATION No: 18/71733/NMA DATE VALID: 02.05.2018 WARD: Walkden APPLICANT:Ms Amandas Dundas North

LOCATION: Whittlebrook House Trinity Crescent Worsley M28 3LG

PROPOSAL: Application for a non-material amendment to planning permission 16/69039/FUL for Block 5 stepped to suit contractors proposals address existing site levels, external works amended to suit level access requirements and refuse removal and Block 1 rear window size to bedroom amended to suit Contractors Proposals. Description of materials updated on all drawings to suit Contractors Proposals following the discharge of condition 3.

DECISION: Approve DATE DECISION ISSUED: 30 May 2018 ______

APPLICATION No: 18/71842/NMA DATE VALID: 21.05.2018 WARD: Walkden APPLICANT:Ms Amanda Dundas North

LOCATION: 1 Russell Court Little Hulton M38 9NP

PROPOSAL: Application for a non-material amendment to planning permission 16/68906/FUL for relocation of 3 car parking spaces to Block 1 into communal car parking and 150mm Step between Plot 2 and 3, revision of layout of communal pathways and seating area and update on description of materials.

DECISION: Refuse DATE DECISION ISSUED: 18 June 2018 ______

Page 126 APPLICATION No: 18/71552/HH DATE VALID: 26.03.2018 WARD: Worsley APPLICANT:Mrs Kate Blessing

LOCATION: 165 Worsley Road Worsley M28 2SJ

PROPOSAL: Proposed rear dormers

DECISION: Approve DATE DECISION ISSUED: 20 June 2018 ______

APPLICATION No: 18/71614/HH DATE VALID: 17.04.2018 WARD: Worsley APPLICANT:Mr & Mrs S Ryan

LOCATION: 30 Greenleach Lane Worsley M28 2RU

PROPOSAL: Erection of a single storey rear extension

DECISION: Approve DATE DECISION ISSUED: 12 June 2018 ______

APPLICATION No: 18/71630/HH DATE VALID: 09.04.2018 WARD: Worsley APPLICANT:Mrs J Ashworth

LOCATION: 39 Vendale Avenue Swinton M27 0AW

PROPOSAL: Demolition of conservatory and detached garage followed by erection of a single storey rear extension

DECISION: Approve DATE DECISION ISSUED: 18 June 2018 ______

Page 127 APPLICATION No: 18/71632/HH DATE VALID: 10.04.2018 WARD: Worsley APPLICANT:Mrs Debbie Straughton

LOCATION: 40 Worsley Road Worsley M28 2SH

PROPOSAL: Proposed single storey side and rear extensions, roof extension to incorporate rear dormer and alterations to elevations

DECISION: Approve DATE DECISION ISSUED: 22 June 2018 ______

APPLICATION No: 18/71652/FUL DATE VALID: 16.04.2018 WARD: Worsley APPLICANT:Scott Sugden

LOCATION: The Bothe Worsley Hall Garden Centre Leigh Road Worsley M28 2LJ

PROPOSAL: Change of use of the Bothy building on the new RHS Bridgewater site, relating to approved planning application number 16/69281/HYB. Conversion of the current vacant residential building to office (B1) and ancillary support for RHS Horticultural staff Creation of office, mess, changing and locker space, drying room and alterations to toilet layouts with no alterations to internal wall layouts or external facade

DECISION: Approve DATE DECISION ISSUED: 8 June 2018 ______

APPLICATION No: 18/71641/OUT DATE VALID: 16.04.2018 WARD: Worsley APPLICANT:Mr & Mrs P Plowright

LOCATION: The Spinney 482 Walkden Road Worsley M28 2WH

PROPOSAL: Outline planning application for the demolition of existing property and the construction of 3 detached properties with all matters reserved

DECISION: Approve DATE DECISION ISSUED: 7 June 2018 ______

Page 128 APPLICATION No: 18/71650/CLUDP DATE VALID: 18.04.2018 WARD: Worsley APPLICANT:Mrs Sevier

LOCATION: 23 Granary Lane Worsley M28 2PH

PROPOSAL: Demolition of existing car port, erection of side and rear single storey extensions, loft conversion and construction of dormer roof at rear, alteration to window on side elevation and internal enabling works.

DECISION: Approve DATE DECISION ISSUED: 18 June 2018 ______

APPLICATION No: 18/71655/HH DATE VALID: 16.04.2018 WARD: Worsley APPLICANT:Mr Paul Orton

LOCATION: 70 Ringlow Park Road Swinton M27 0HB

PROPOSAL: Erection of a two storey side and rear extension and single storey rear extension.

DECISION: Approve DATE DECISION ISSUED: 11 June 2018 ______

APPLICATION No: 18/71658/TPO DATE VALID: 16.04.2018 WARD: Worsley APPLICANT:Mrs Jessica Mcloughlin

LOCATION: 1 Oakdene Swinton M27 0DT

PROPOSAL: Fell one silver birch tree (T7).

DECISION: Approve DATE DECISION ISSUED: 6 June 2018 ______

Page 129 APPLICATION No: 18/71717/HH DATE VALID: 25.04.2018 WARD: Worsley APPLICANT:Mr S Kapur

LOCATION: 12 Granby Road Swinton M27 0EY

PROPOSAL: Proposed part single/part two storey side extension

DECISION: Approve DATE DECISION ISSUED: 20 June 2018 ______

APPLICATION No: 18/71732/HH DATE VALID: 27.04.2018 WARD: Worsley APPLICANT:Mr Paul Sweeney

LOCATION: 43 Woodstock Drive Worsley M28 2NP

PROPOSAL: Erection of a two storey side extension to existing dwelling

DECISION: Approve DATE DECISION ISSUED: 22 June 2018 ______

APPLICATION No: 18/71734/HH DATE VALID: 30.04.2018 WARD: Worsley APPLICANT:David Mallon

LOCATION: 15 Houghton Lane Swinton M27 0DX

PROPOSAL: Retention of a single storey rear extension with flat roof and parapet wall above

DECISION: Approve DATE DECISION ISSUED: 22 June 2018 ______

Page 130 APPLICATION No: 18/71762/TREECA DATE VALID: 01.05.2018 WARD: Worsley APPLICANT:Mrs Sheila Mayall

LOCATION: Adjacent To Garages Roe Green Avenue Worsley M28 2SA

PROPOSAL: Fell two pine trees (T1 and T2)

DECISION: No Objections DATE DECISION ISSUED: 18 June 2018 ______

APPLICATION No: 18/71802/NMA DATE VALID: 10.05.2018 WARD: Worsley APPLICANT:Mr David Alexander

LOCATION: Site Of The Former Worsley New Hall Leigh Road Salford M28 2LJ

PROPOSAL: Application for non-material amendment to planning permission 16/69281/HYB for amendments to approved plans

DECISION: Approve DATE DECISION ISSUED: 8 June 2018 ______

APPLICATION No: 17/71161/COU DATE VALID: 12.01.2018 WARD: Walkden APPLICANT:Mr Ryan Wrigley South

LOCATION: 1 And 3 Memorial Road Worsley M28 3AQ

PROPOSAL: Removal of external staircase and alterations to the elevations to facilitate the change of use of part of existing first floor B1 (offices) to form 12 person HMO (Sui Generis) and change of use of part ground floor and part first floor B1 (offices) to form single dwelling, with retention of A1 (shop) at ground floor level

DECISION: Approve DATE DECISION ISSUED: 13 June 2018 ______

Page 131 APPLICATION No: 18/71571/HH DATE VALID: 06.04.2018 WARD: Walkden APPLICANT:Mrs Rebecca Shepherd South

LOCATION: 20 Broadway Worsley M28 7EY

PROPOSAL: Erection of single/two storey front and side extension

DECISION: Approve DATE DECISION ISSUED: 20 June 2018 ______

APPLICATION No: 18/71572/HH DATE VALID: 03.04.2018 WARD: Walkden APPLICANT:Mr Stephen Ross South

LOCATION: 3 Chirk Lane Worsley M28 3UN

PROPOSAL: Erection of single storey porch and garage alterations with external changes to front driveway (part retrospective).

DECISION: Approve DATE DECISION ISSUED: 29 May 2018 ______

APPLICATION No: 18/71604/HH DATE VALID: 03.04.2018 WARD: Walkden APPLICANT:Mr Paul Bentley South

LOCATION: 55A Hilton Lane Worsley M28 0SY

PROPOSAL: Erection of a single storey rear extension and a first floor side extension together with alterations to elevations.

DECISION: Approve DATE DECISION ISSUED: 29 May 2018 ______

Page 132 APPLICATION No: 18/71608/HH DATE VALID: 03.04.2018 WARD: Walkden APPLICANT:Mr Jonathan Whiteley South

LOCATION: 79 Bridgewater Road Worsley M28 3AF

PROPOSAL: Proposed single storey side and rear extension to create new study, WC, utility room and larger kitchen/diner

DECISION: Approve DATE DECISION ISSUED: 29 May 2018 ______

APPLICATION No: 18/71633/HH DATE VALID: 17.04.2018 WARD: Walkden APPLICANT:Mrs Janette Bradbury South

LOCATION: 190 Old Clough Lane Worsley M28 7JA

PROPOSAL: Demolition of existing conservatory, erection of two storey rear extension and infill of existing door and new windows to the side elevation.

DECISION: Approve DATE DECISION ISSUED: 12 June 2018 ______

APPLICATION No: 18/71680/HH DATE VALID: 19.04.2018 WARD: Walkden APPLICANT:Mr And Mrs Howard Renshaw South

LOCATION: 20 Shawbrook Avenue Worsley M28 7UE

PROPOSAL: Erection of a single storey side extension.

DECISION: Approve DATE DECISION ISSUED: 20 June 2018 ______

Page 133 APPLICATION No: 18/71708/HH DATE VALID: 24.04.2018 WARD: Walkden APPLICANT:Mrs T Balogun South

LOCATION: 84 Broadway Worsley M28 7FF

PROPOSAL: Demolition of existing conservatory. Erection of a part two and part single storey rear and a single storey side extension together with Juliet balconies, alterations to elevations including partial rendering. Increase in height of main roof (resubmission of 17/70014/HH).

DECISION: Approve DATE DECISION ISSUED: 22 June 2018 ______

Page 134 Agenda Item 7

ITEM NO.

REPORT OF The Strategic Director Place

TO THE PLANNING AND TRANSPORTATION REGULATORY PANEL

ON 5th July 2018

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

Page1 135 CONTACT OFFICER: Liz Taylor 0161 779 4803

WARD(S) TO WHICH REPORT RELATE(S): As indicated in the attached schedule .

Page 2136 PLANNING AND TRANSPORTATION REGULATORY PANEL

REPORT OF NEW PLANNING AND ENFORCEMENT APPEALS RECEIVED

APPLICATION No: 17/70990/FUL

APPLICATION DECISION LEVEL: Panel Decision

OFFICER Approve RECOMMEND’N:

APPEAL SITE: 97 Seedley Park Road Salford M6 5WU

PROPOSAL: Change of use from C3 (dwelling) to Sui Generis HMO (house in multiple occupation with 7 bedrooms), together with construction of dormer window to front and rear roof planes, single storey extensions to the rear and side, enlargement of light well to the front and roof light in the side roof plane

WARD: Langworthy

APPELLANT: Mr Chris Clempner

DATE RECEIVED: 31 May 2018

The applicant has appealed against refusal of planning application 17/70990/FUL. The reasons for refusal state:

The proposal would not improve the economic, social and environmental conditions of the area nor does it comply with the development plan and therefore does not comprise sustainable development. There were no amendments to the scheme, or conditions which could reasonably have been imposed, which could have made the development acceptable and it was therefore not possible to approve the application. The Local Planning Authority has therefore implemented the requirement in Paragraphs 186-187 of the NPPF.

The proposal does not contribute towards the provision of a balanced mix of dwellings within the local area as it would lead to an overconcentration of Homes in Multiple Occupation. Having regard to the cumulative effects of such uses and the intensity of their occupation, the proposal would have a detrimental impact on the character of the area contrary to Policies H1 and H5 of the Unitary Development Plan.

Page3 137 PLANNING AND TRANSPORTATION REGULATORY PANEL

REPORT ON PLANNING AND ENFORCEMENT APPEALS DECIDED

APPLICATION No: 17/70899/TPO

APPELLANT: Mr Gurdit Singh

APPEAL SITE: 4 Castlemoor Avenue Salford M7 3PR

PROPOSAL: Fell one lime tree (T1).

WARD: Kersal

OFFICER RECOMMENDATION: Refuse

APPEAL DECISION: Appeal dismissed

DECIDED ON: 15 June 2018

Page 4138 On the 5th November 2017 an application was submitted seeking to fell one lime tree at the above address. The application under delegated powers was refused for the following reasons;

Insufficient evidence has been provided to justify the felling of the lime tree T1. It provides a valuable amenity in terms of its visibility to the surrounding area and its removal would be detrimental to the amenity of the area.

The applicants appealed the decision.

The inspector considered that the main issues in the case I the impact the removal of the lime tree would have on the character and appearance of the area and whether sufficient justification had been demonstrated for the proposed felling.

The inspector found the following;

The tree is situated in the rear garden of 4 Castlemoor Avenue close to and overhanging the boundary with the neighbouring property 71 Nevile Road. It is a mature tree with a full crown and appears to be of good health and vigour. The tree has been crown lifted in the past to provide some clearance above ground level. The tree has a slight lean but that is not unusual where trees grow close together. There is nothing before me to suggest that the tree is unstable or dangerous or that it would not live for many more years.

The area around the site is a well-established residential area with a large number of mature trees that enhance the character and appearance of the area. The tree that forms the subject of this appeal forms part of a linear group and lies between an oak tree and a lime tree, both of which are also mature specimens. The trees create a verdant backdrop to residential properties when viewed from both Castlemoor Avenue and Nevile Road and contribute positively to the landscaped character of the wider area. The loss of the tree would create a gap in the group and thereby diminish its impact. It would take some time for a new tree, or those adjacent, to fill the gap although I acknowledge that the remaining trees would grow into the available space. Therefore I give the harm that would arise from the removal of the tree moderate weight.

Any reasons given to justify the removal of a heathy tree need to be convincing. It is to those reasons, the second main issue, to which I now turn.

I accept that the tree, given its close proximity to the house and its orientation, causes shading particularly during the early part of the morning. Nevertheless this situation will change throughout the day and it seems to me that the tree would not block sunlight or daylight from the whole of the property all day long. The tree has responded well to pruning in the past and the removal of deadwood and any broken branches, as well as crown thinning as suggested by the Council, would improve light to the house and garden and to the garden of No.71.

I recognise that leaf litter in gutters and on the ground and deposits from the leaves, can cause hard surfacing to become slippery and can damage furniture.

Nevertheless this is a seasonal inconvenience which requires maintenance.

Page5 139 Moreover, it seems to me that even if the tree was removed the existing trees would continue to cause such inconvenience. Notwithstanding this, these are natural processes and do not justify the removal of a healthy tree.

Furthermore, the presence of large trees near properties is not unusual and the inconvenience of shading and leaf litter, particularly in an area defined by a mature landscape and which provides an attractive place in which to live and work, is not uncommon. Moreover, with any application to fell protected trees a balancing exercise needs to be undertaken. The essential need for the works applied for must be weighed against the resultant loss to the amenity of the area. In this case there has been insufficient evidence put forward to justify the removal of the protected tree.

Thus, having considered all matters raised, the loss of the lime tree would result in harm to the character and appearance of the area. Furthermore insufficient justification has been provided to fell the tree and the appeal should therefore be dismissed.

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