1 REPORT of Strategic Director for Environment and Community Safety

REPORT

Strategic Director for Environment and Community Safety

To the

Planning & Transportation Regulatory Panel

19 March 2015

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

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

2 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 • Education Contributions 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.

3 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: 19.03.2015

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

Irlam

14/65735/REM RECOMMENDATION: APPROVE PAGE 6

TIME OF MEETING: 9.30a.m

PROPOSAL: Details of reserved matters for appearance, landscaping, layout and scale for multi-modal freight interchange pursuant to planning permission 13/63413/EIAHYB

LOCATION: Land Between Mid-Point Of Manchester Ship Canal And Liverpool Road, Eccles Salford

APPLICANT: Peel Investments (North) Ltd

Irlam

14/65747/EIAHYB RECOMMENDATION: APPROVE PAGE 19

TIME OF MEETING: 9.30a.m

PROPOSAL: Variation of conditions 9 (completion of Part WGIS) and 10 (rail link in place) on planning permission 13/63413/EIAHYB

LOCATION: Land Between Mid-point Of Manchester Ship Canal And Liverpool Road Eccles

APPLICANT: Peel Investments (North) Ltd

Langworthy

15/65877/FUL RECOMMENDATION: APPROVE PAGE 45

TIME OF MEETING: 9.30a.m

PROPOSAL: The erection of 60 dwellings and associated works.

LOCATION: Former Seedley Primary School Liverpool Street Salford M6 5GY

APPLICANT: Mr Nigel Smith - Countryside Properties (UK) Ltd

PLANNING & TRANSPORTATION REGULATORY PANEL PART I SECTION 1: APPLICATIONS FOR PLANNING PERMISSION 19 March 2015 http://publicaccess.salford.gov.uk/publicaccess/applicationDetails.do?activeTab=externalDocuments&keyVal=N G5IBZNPFX700

APPLICATION No: 14/65735/REM APPLICANT: Peel Investments (North) Ltd LOCATION: Land Between Mid-Point Of Manchester Ship Canal And Liverpool Road, Eccles, Salford. PROPOSAL: Details of reserved matters for appearance, landscaping, layout and scale for multi-modal freight interchange pursuant to planning permission 13/63413/EIAHYB. WARD: Irlam

Full extent of Port Salford, WGIS and Rail Link site

Reserved matters site

Background

This application relates to Port Salford, a new multi-modal freight facility and distribution park to be served by rail, road and shipping. Port Salford forms part of the wider Atlantic Gateway scheme, a redevelopment strategy for the North West of England centering on the corridor between Greater Manchester and Merseyside.

Planning permission for Port Salford, including 154,500 square metres of distribution warehousing, highways works, new rail link and wharf was granted by Salford City Council in 2009 (see below for detailed planning history). The highway works are known as the Western Gateway Infrastructure Scheme (WGIS) and include works within the boundaries of both Salford City Council and Trafford Metropolitan Borough Council.

The 2009 planning consent granted full planning permission for the transportation infrastructure (road, rail and wharf) and the multi-modal terminal. The distribution warehouses were granted outline planning permission. A parameters plan for the warehouses was submitted with the application. This indicated the area the warehouses could occupy (154,500 sq/m) and the maximum height of the buildings (20 metres). This current application seeks approved of reserved matters for the first warehouse on the site.

Description of Site and Surrounding Area

The Port Salford site, including the Western Gateway Infrastructure Scheme (WGIS) and new rail link covers an irregular shaped parcel of land of approximately 116 hectares located to the north of the Manchester Ship Canal, to the west of the M60 motorway, to the south and west of the residential area of Peel Green and to the east of Barton Aerodrome.

This reserved matters application relates to a 9.65 hectare plot of land located at the western end of the Port Salford site. The plot is bounded by the A57 Liverpool Road and Barton Aerodrome to the north, the Manchester Ship Canal to the south, the Salford Community Stadium to the east and an industrial site, farmland and a golf course to the west. The site is currently screened along the A57 Liverpool Road frontage by mature trees.

Part of the plot, immediately adjacent to Liverpool Road, is currently occupied by Universal Containers. The applicant has advised that this business will be relocating to a new site in 2015. The remainder of the site comprises rough grass and scrub.

Description of Proposal

This reserved matters application deals with the construction of the first warehouse building on the Port Salford site. Further reserved matters applications are required for subsequent warehouse buildings. This application proposes a building with a floorspace of 26,301 square metres (Gross Internal Area) with associated servicing, car parking areas and landscaping.

The proposed building would be rectilinear in form and 18 metres high to eaves with a shallow double pitched roof with hipped ends. The building would measure approx. 240 metres in length and approx. 107 metres wide. The internal space would comprise warehousing with ancillary office space, staff facilities and reception area. The building elevations would be clad in four colours shading from grey to black with elements of yellow. The roof colour would be goosewing grey. Glazing is included in the elevations to serve the entrance reception and offices.

The external space would comprise two service yards adjacent to the north-east and south-east elevations of the building. The service yards would provide parking for 129 trailers and 4 tractors. The primary loading area would be located on the north-east elevation of the building and comprise drive through and loading dock doors. The service yards would be surrounded by security fencing and access controlled by gates. Gates would also be provided along the southern boundary to provide access to the port facility once constructed.

Staff and visitor car parking (207 spaces, including 11 disabled spaces) would be located adjacent to the north- west and south-west elevations of the building. Parking for 19 motorcycles and 31 cycles is also proposed. The car park would not be fenced or gated.

Access to the car parking areas and services yards would be provided via two separate entrances off a new access road leading to the A57 Liverpool Road. The new access road would connect to the A57 via a new signalised junction, which is designed for and would eventually serve the whole of the Port Salford site. The new access road would continue eastwards as future phases of the Port Salford warehousing are constructed. As the Port Salford site develops a new roundabout would also be constructed on the new access road to connect to the rail and water terminal.

The land in-between the access road and the A57 Liverpool Road, extending 30-85 metres in width, is to be landscaped. Existing trees adjacent to the A57 are to be retained, where possible, and new trees planted,

alongside wildflower and bulb planting. New footpaths are proposed along the access road and also to provide a connection to a bus stop on the A57. Earth bunds formed by soil cut from the development site are proposed in- between the access road and the line of trees. This landscape treatment is to be continued eastwards along the site as future phases of the development are constructed. The Eccles footpath No. 2 is to be diverted as part of the development. Its new route would run along the northern edge of the new access road.

In-between the car parking area and the access road a line of trees and hedge planting is proposed. Trees and shrubs are also proposed within the car park. A four metre wide belt of native structure planting is proposed along the north-eastern side of the development plot adjacent to the service yard to provide a break between future development plots.

The applicant has advised that Culina, an established logistics company operating in the food sector, are to occupy the building. Culina intend to operate at Port Salford from the end of March 2016. The development is anticipated to create 280 jobs, of which 50 would be relocated from an existing Culina facility.

Relevant Site History

14/65747/EIAHYB – A planning application was received on the 18 December 2014 and is currently pending decision for variation of Condition 9 (completion of Part WGIS) and Condition 10 (rail link in place) attached to planning permission 13/63413/EIAHYB.

13/63413/EIAHYB - Planning Permission granted on 3 April 2014 to vary Condition 4 (approved plans) of planning permission 12/61611/EIAHYB. The application amended the alignment of the rail link that will connect Port Salford to the Manchester – Newton-le-Willows – Liverpool railway line.

13/62779/EIA – Planning Permission granted on 5 September 2013 to vary Condition 2 (approved plans) of planning permission 12/61631/EIA. This application amended the alignment of the new highway forming part of the Western Gateway Infrastructure Scheme (WGIS) and planning application 12/61611/EIAHYB.

12/61611/EIAHYB – Planning Permission granted on 5 July 2012 to vary or remove a number of conditions attached to planning permission 03/47344/EIAHYB for a multi-modal freight interchange comprising rail served distribution warehousing, rail link and sidings, inter-modal and ancillary facilities including a canal quay and berths, vehicle parking, hardstanding, landscaping, re-routing of Salteye Brook, a new signal controlled access to the A57 and related highway works including realignment of the A57 and improvements to the M60 (Port Salford). Canal crossing and associated roads and other highway improvements as part of the Western Gateway Infrastructure Scheme (WGIS).

12/61631/EIA – Planning Permission granted on 5 July 2012 for the construction of a highway in connection with the re-alignment of the Western Gateway Infrastructure Scheme (WGIS) and planning application 12/61611/EIAHYB.

03/47344/EIAHYB – Planning Permission granted on 16 July 2009 for a multi-modal freight interchange comprising rail served distribution warehousing, rail link and sidings, inter-modal and ancillary facilities including a canal quay and berths, vehicle parking, hardstanding, landscaping, re-routing of Salteye Brook, a new signal controlled access to the A57 and related highway works including realignment of the A57 and improvements to the M60 (Port Salford). Canal crossing and associated roads and other highway improvements as part of the Western Gateway Infrastructure Scheme (WGIS).

Publicity

Site Notice: Non HH Affecting public right of way Date Displayed: 21 January 2015 Reason: Article 13 affect public right of way

Press Advert: Salford Advertiser Date Published: 15 January 2015 Reason: Article 13 Affect Public right of Way

Neighbour Notification

Consultation letters were sent to 39 neighbouring addresses, as follows:

• Tunnel Farm & Marriots Farm, Barton Moss Road • Foxhill Cottage & Foxhill Cottage Farm, Liverpool Road • 816 Liverpool Road • Boysnope Farm, Liverpool Road • Boysnope Park Golf Club, Liverpool Road • 1 & 2 Boysnope Cottages, Liverpool Road • Airport Garage, Liverpool Road • Barton Aerodrome, Liverpool Road (including businesses at Barton Aerdorome) • The Lodge, Liverpool Road • Makro Cash And Carry Ltd, Liverpool Road • Manchester University Mechanics Of Fluids Laboratory, Liverpool Road • Parkfield Cottage, Liverpool Road • Park Hall Farm, Liverpool Road • Universal Container Services, Liverpool Road • Secure Unit, Park House, Barton Moss Road

Representations

Letters of objection have been received from residents of two neighbouring properties and from two Councillors (Cllr J Mullen, Cllr M Mullen). The concerns raised are summarised below with an officer response.

Key: O = Objection, R = Planning Officers Response

O Trees on the site should not be removed. Some of these trees have existed for more than 40 years and create a visual barrier to the site. Many birds nest in these trees during spring and it provides a wildlife haven. A large number of trees on the north side of the A57 have been removed; this should not happen on the south side of the A57. If trees are removed they should be replaced with at least two trees in their place. Trees or shrubs should be planted along the sides of the access road through the site. The site should be made a green as possible R The landscape plans submitted with the application indicate that the majority of the existing band of trees along the south side of the A57 would be retained. A group of trees adjacent to the proposed new road junction on the A57 would be removed to provide sufficient junction visibility. New trees would be planted to infill a gap in the tree line created by an existing access road which is to be closed. The landscape proposals would retain the existing visual barrier to the site. Bulbs would be planted alongside the trees. In-between the line of trees and the new access road earth bunds would be created from soil cut from the development site; these bunds would be planted as a wildflower meadow.

O The site boundary shown on the plan is to the roadside kerb, but the present site fence is between 9 metres and 20 metres further back from the road. Is the fence line to be removed thus meaning all the trees will be cut down? Where will the fence line be ? R The submitted drawings indicate that the existing fence would be retained as part of the application alongside the existing trees as outlined above.

O When Port Salford was first proposed a high bank was included along the A57 to help screen the new buildings and to help reduce noise from the site – is this still happening? R The proposed landscape scheme includes the construction of earth bunds in-between the estate access road and the A57 Liverpool Road.

O Noise pollution from the site from reversing vehicles and engines running 24 hours a day, 7 days a week. The banking between the site and the A57 should be at least 40 to 50 feet high to provide some screening from the noise. Trees and shrubs on the banking may help reduce the noise. R A condition (Condition 22) was attached to the original planning permission for Port Salford that requires the submission of a noise and vibration management and monitoring plan for the scheme to ensure that noise emitted from site activities does not exceed acceptable levels. This condition remains applicable to this development and compliance will ensure that unacceptable levels of noise and vibration are not experienced by neighbouring residents as a result of the development.

O The view from neighbouring properties will change for the worst with a large ugly warehouse dominating

the sky line. R The principle of the construction of large warehousing on the site has already been agreed as part of the original planning application for Port Salford. It is considered that the design of the first warehouse proposed in this reserved matters application would be acceptable and appropriate to the site and its setting. The warehouse would be partially screened from neighbouring properties by the existing band of trees along the A57 which is to be retained alongside a new landscaping scheme.

Consultations

Rights Of Way - No comments received at the time of writing this report.

Greater Manchester Ecological Unit - No objections

The Greater Manchester Ecology Unit has commented as follows:

I have no overall objections to the development. I would advise that -

• As much as possible of the existing structure planting along the A57 should be retained and protected during any construction works. • The site should be checked for the possible presence of nesting birds prior to any vegetation or ground clearance works commencing. Under the terms of the Wildlife and Countryside Act 1981 (as amended) it is an offence to cause to nesting birds, their eggs and nests.

Ramblers Association Manchester Area - No comments received at the time of writing this report.

Peak and Northern Footpaths Society - No comments received at the time of writing this report.

Manchester Ship Canal Company - No comments received at the time of writing this report.

Environment Agency - No objections

The Environment Agency has commented as follows:

We can confirm that we have no objection to the reserved matters application and no further comments to add to our previous planning responses.

Trafford Metropolitan Borough Council - No comments received at the time of writing this report.

Senior Engineer Flood Risk Management - No comments received at the time of writing this report.

Highways – No objections

Transport For Greater Manchester (TFGM) - No comments received at the time of writing this report.

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

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

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

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

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

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

Unitary Development Plan E1 - Strategic Regional Site, Barton This policy states that one, or a combination of any two of the following types of development will be permitted on the Barton Strategic Regional Site: A) A mix of light and general industry, warehouse and distribution, and ancillary offices and other uses; B) A multi-modal freight interchange, incorporating rail and water based freight handling facilities, and a rail link to the Manchester-Newton-le Willow- Liverpool railway line C) A sports stadium for Salford City Reds with a maximum capacity of 20,000 spectators, and appropriate enabling development. Proposals must i) make an appropriate contribution towards road and services infrastructure ii) secure improvements to public transport iii) minimise adverse impact on visual amenity, views and vista in the area; enhance the Liverpool Road corridor; v) maintain nature conservation interest of the site vi) have no unacceptable impact on local environmental quality vii) maintain the flood alleviation capabilities of Salteye Brook; viii) provide for a strategic route alongside the Manchester Ship Canal; ix) make appropriate provision for the training and employment of local residents during construction and operational phases.

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

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

Unitary Development Plan A10 - Provision of Car, Cycle, Motorcycle Parking 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 EN1 - Development Affecting the Green Belt This policy states that carrying out engineering and other operations and making material changes to the use of land are inappropriate development unless they maintain openness and do not conflict with the purposes of

including land in the Green Belt. Planning permission will not be granted that might be visually detrimental by reason of its siting, materials, or design, even where it would not prejudice the purpose of including land in the Green Belt. Planning permission will be granted for the working of minerals, provided that high environmental standards are maintained, the affected sites are well restored, and the development is consistent with other policies and proposals of the Plan.

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

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

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

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

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

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

Unitary Development Plan R5 - Countryside Access Network This policy states that planning permission will not be granted for development that would result in the permanent obstruction or closure of any part of the Countryside Access Network, unless an alternative route is provided that is equally attractive and convenient. New development that is proposed on a site needed for the provision of a new route or link as part of the Countryside Access Network will be required to incorporate that route/link as part of the development.

Other Material Planning Considerations

National Planning Policy

National Planning Policy Framework

Local Planning Policy

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

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 - 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.

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.

Appraisal

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

• Principle of the Development • Design, Appearance and Landscaping • Crime and Security • Access, Highway Safety, Parking and Rights of Way • Neighbour Amenity • Archaeology • Contamination • Sustainability and Energy Efficiency • Flood Risk and Drainage

Principle of Development

The principle of the redevelopment of the site for warehousing in association with the construction of Port Salford was established through the previous part full, part outline planning consent described in the planning history section of this report. Since outline planning permission was granted there have been no relevant changes to the development plan, save for the revocation of the Regional Spatial Strategy. The principle of the proposed development therefore remains acceptable.

Design, Appearance and Landscaping

The proposed warehouse building would be significant in scale and would be most visible from the M60 motorway, A57 Liverpool Road and from the south side of the Manchester Ship Canal. The construction of three/four large warehouse buildings up to 20 metres high was agreed in the parameter plans that formed part of the original planning consent for Port Salford. The proposed warehouse, at 18 metres high and comprising 26,301 square metres floorpsace would accord with the parameter plans and therefore the scale of the building is considered to be acceptable.

The warehouse would be clad in four colours shading from grey to black with elements of yellow and glazing. The applicant has advised that the design of the elevations reflects the Atlantic Gateway corporate brand. Port Salford will be characterised by large warehouse buildings and infrastructure. It is considered that the design of the building, including the proposed materials and colour scheme, would be appropriate within the setting of Port Salford and is therefore acceptable. The proposed development would comply with UDP Policy DES1.

In addition, to operational signage, the building occupier may wish to incorporate corporate signage within the building facade. The nature of this signage is not know at present, however if required, a separate application for advertisement consent is likely to be required.

The applicant has advised that external lighting at the site would comprise facade mounted lighting located along the building perimeter, supplemented by pole mounted lighting to the service yard, car park and site entrance. No further details of the lighting scheme have been provided. A condition attached to the original planning permission for Port Salford (Condition 31) requires the submission of an artificial lighting scheme for each phase. This condition remains applicable to this development and therefore the applicant should submit further details of lighting at the site for approval in accordance with this condition.

The applicant has submitted planting plans which provide details of the location of the existing trees and hedgerows to be retained and the location and type of new planting proposed. The plans indicate that the majority of the existing band of trees along the A57 would be retained. A group of trees adjacent to the proposed new road junction on the A57 would be removed to provide sufficient visibility splays and junction inter visibility. New trees would be planted to infill a gap in the tree line created by an existing access road which would be closed as part of the development. Bulbs would be planted alongside the trees. In-between the line of trees and the new access road, earth bunds would be created from soil cut from the development site, these bunds would be planted as a wildflower meadow. Trees and shrubs would also be planted alongside the front boundary of the building adjacent to the car park and alongside the service yard.

The following conditions relating to landscaping were attached to the original planning permission for Port Salford:

• Condition 26 - requires the approval of details of measures to protect and safeguard the retained trees and hedgerows within each phase. • Condition 27 - requires the submission of a detailed landscaping scheme for each phase, to include full details of trees and shrubs to be planted, walls, fences, boundary and surface treatment and a timetable for implementation. The condition also requires any trees or shrubs dying within five years of planting to be replaced with the same species within twelve months.

These conditions still apply to the proposed development and therefore it is not necessary to apply such conditions to this reserved matters consent, if granted.

The Greater Manchester Ecology Unit have reviewed the application and raised no objections. However they have advised that the site should be checked for the presence of nesting birds prior to any vegetation or ground clearance works commencing. It is recommended that this advice is included as an informative if planning permission is granted.

It is considered that the proposed landscaping scheme would create a ‘green’ setting for the building and would filter views of the development from the A57 and nearby residential properties, lessening any visual impact that might otherwise be felt. It is considered that the proposed development complies with UDP Policy DES9 which seeks the provision of high quality landscaping as part of new development.

Crime and Security

The building is designed with its entrance facing onto the car park and new access road and therefore the entrance would be clearly visible and would provide natural surveillance to the front of the building. The applicant has advised that planting within the car park would be maintained to suitable heights to ensure planting does not block views across the site.

Access to the service yard would be secured with gates and barriers to prevent unauthorised entry when the building is not in use. The service yard would also be enclosed by a 2.4 metre high fence and CCTV and access control would be provided by the building occupier if they consider this necessary.

Condition 32 of the original planning consent for Port Salford requires the submission of a Security and Crime Prevention Strategy for each phase, including details of all physical security measures to include all fencing positions, heights, design, materials and colour treatment; provision of CCTV; vehicle and pedestrian access gates and barriers; access controls, site management and liaison with the relevant police authorities. This

condition remains applicable to this development and therefore the applicant should submit a Security and Crime Prevention Strategy for the warehouse in accordance with this condition.

It is considered that the proposed development complies with UDP Policy DES10 which seeks to ensure that new development is designed to discourage crime, anti-social behaviour and the fear of crime, and support personal and property security.

Access, Highway Safety, Parking and Rights of Way

UDP Policy A8 seeks to ensure that proposed development does not have an unacceptable impact on highway safety or the function of the highway network. In addition, UDP Policy A10 seeks to ensure that adequate parking is provided for new developments.

Access

In order to access the new Port Salford facility, a new signalised junction is to be constructed on the A57 Liverpool Road to the east of the existing Makro site. The construction of this junction commenced in March 2015 and will be completed by September 2015. This new junction would cater for traffic using the new warehouse and therefore would provide sufficient vehicle access to the site. The completion of this junction prior to the occupation of the proposed warehouse is required by Condition 14 of the original planning permission for Port Salford and therefore no further planning conditions are necessary in this respect.

Parking

The site would provide 207 car parking spaces, including 11 disabled spaces. This level of car parking provision is lower than the maximum standard for car parking for B8 storage and distribution uses set out in Salford’s adopted UDP which states that no more than 1 space per 45sq/m should be provided. The provision of 11 spaces for disabled persons meets the minimum standard for 5% of the proposed car parking spaces associated with B8 uses to be for disabled persons. The development would also include parking for 19 motorcycles and 31 cycles. This level of provision meets the minimum standards required by the Salford UDP and is therefore considered to be acceptable. The level of parking proposed is considered to be appropriate for the development in accordance with UDP Policy A10.

A condition (Condition 18) was attached to the original planning permission for Port Salford to require any proposed car parking to be available for use prior to the occupation of the development. This condition remains applicable to this development and therefore no further conditions are required in this respect. However, a condition was not attached to the original permission in relation to the provision of cycle parking. It is therefore considered that a condition should be attached to this planning permission, if granted, to ensure that the cycle parking is made available for use prior to the operation of the warehouse.

Travel Plan

A condition to require the submission of a travel plan for each phase of the development was included in the original planning permission for Port Salford (Condition 13). This condition remains applicable to this development and the applicant should submit a travel plan for the warehouse in accordance with this condition.

Public Rights of Way

There exists a public right of way (public footpath) across the southern part of the site which, following the construction of the development, would cross part of the warehouse service yard. Given the safety and security risks associated with a public footpath crossing the site, the footpath is to be diverted to follow the perimeter of the service yard. It is considered that the rerouting of this footpath would be acceptable and would ensure that the existing public right of way is maintained following the development in accordance with UDP Policy DES2.

Neighbour Amenity

UDP Policy DES7 states that development will not be permitted where it would have an unacceptable impact on the amenity of the occupiers or users of other developments. In addition, UDP Policy EN17 seeks to ensure that development does not have a detrimental impact on environmentally sensitive uses such as housing by way of

an increase in pollution to the air (including dust pollution), water or soil, or by reason of noise, odour, artificial light or vibration.

The nearest neighbouring residential properties are located on Liverpool Road, approx. 145 metres to the north of the proposed new building and service yard. An assessment of noise impacts was undertaken as part of the consideration of the original planning application for Port Salford. The officer’s report acknowledged that the operation of Port Salford would result in permanent changes to the noise climate in the area from activities on the site such as the operation of HGV’s and the handling of containers between canal, road and rail. It was assessed that the provision of a landscaped mound or wall along the boundary of the site with the A57 would provide sufficient attenuation to remove adverse impacts in the vicinity of this road.

A condition (Condition 22) was attached to the original consent to require the submission of a noise and vibration management and monitoring plan for the scheme and to ensure that noise emitted from site activities does not exceed acceptable levels. This condition remains applicable to this development and compliance will ensure that unacceptable levels of noise and vibration are not experienced by neighbouring residents as a result of the development.

The proposed new building would be 18 metres high and given its distance from the nearest neighbouring residential properties (approx. 145 metres) the proposed development would not result in a loss of daylight or sunlight to these properties.

It is considered that the proposed development complies with UDP Policies DES7 and EN17.

Archaeology

An assessment of the potential for archaeology in the area was undertaken as part of the original planning application for Port Salford. The assessment identified several sites of local importance within the environs of the site and four areas of potential archaeological significance within the site. A condition attached to the original planning permission (Condition 34) requires the submission for approval of a methodology of site investigation and recording. This condition remains applicable to this development and compliance will ensure that the development is not detrimental to any archaeological remains on the site.

Contamination

Preliminary ground investigations were undertaken as part of the submission for the original planning application for Port Salford. These investigations found that parts of the site have been subject to extensive filling associated primary with land fill operations, the construction and dredging of the Ship Canal and tipping associated with a nearby sewerage treatment works. These aspects have impacted on the site in terms of land contamination and the stability of the ground. However, the concentrations of contaminants recorded were not at levels that would pose a significant environmental risk in the context of the proposed uses on the Port Salford development.

Conditions attached to the original planning consent (Conditions 23 & 24) require the submission of a site investigation survey, details of remedial measures and to require testing for contamination of any soil or soil forming materials brought onto the site for use as soft landscaping. These conditions remain applicable to this development and compliance will ensure that the any contaminants on the site are appropriately dealt with. It is therefore considered that the proposed development would not have a detrimental impact upon the amenity of future occupiers of the development in relation to contaminated land in accordance with UDP Policy EN17.

Sustainability and Energy Efficiency

The City Council’s Sustainable Design and Construction SPD seeks to ensure that sustainable design and construction measures are integrated into new developments. The building is predicted to deliver a 6.30% saving in the predicted CO2 emissions compared to the 2013 Building Regulations Target Emission Rate. Measures to achieve energy demand reduction include a cladding and glazing system with high levels of air tightness, the use of energy efficient heating and hot water systems and energy efficient lighting and intelligent lighting controls. The applicant has advised that the development would achieve a BREEAM ‘Very Good’ rating.

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

Flood Risk and Drainage

Part of the site is located within Flood Zone 3a which means the site has a high probability of flooding. UDP Policy EN19 states that development will not be permitted where it would be subject to an unacceptable risk of flooding, materially increase the risk of flooding elsewhere or result in an unacceptable maintenance liability for the City Council or any other agency in terms of dealing with flooding issues.

An assessment of flood risk was undertaken as part of the original planning application for Port Salford and flood mitigation measures proposed. The original consent concluded that the proposed development would be appropriate on the site in relation to flood risk. A condition was attached to the original consent (Condition 16) to require the submission of a drainage scheme for each phase of the development for approval.

This condition remains applicable to this development and compliance will ensure that appropriate drainage measures are implemented on the site. It is therefore considered that the proposed development complies with UDP Policy EN19.

Recommendation

Planning permission be granted subject to the following planning conditions:

Conditions

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

• 14024_PL01 Rev P1 Location Plan • 14024_PL02 Rev P1 Topographical Survey • 14024_PL03 Rev P1 Proposed Overall Site Plan • 14024_PL04 Rev E Proposed Site Plan • 14024_PL05 Rev P1 Proposed General Arrangement Floor Plan • 14024_PL06 Rev P1 Proposed Office Plans • 14024_PL07 Rev P2 Proposed CAT A Elevations (Black/White) • 14024_PL08 Rev P1 Proposed Elevations (Colour) • 14024_PL09 Rev P1 Proposed GA Sections • 14024_PL10 Rev P2 Proposed Roof Plan • 14024_PL11 Rev P2 Proposed Site Plan Finishes • 14024_PL12 Rev P1 Proposed 3D Visual Sheet 1 • 14024_PL13 Rev P1 Proposed 3D Visual Sheet 2 • 14024_PL14 Rev P1 Proposed 3D Visual Sheet 3 • 14024_PL15 Proposed Cycle Shelter • 14024_PL16 Rev P1 Footpath No.2 Diversion • D4871.005 Detailed Planting Plan Overall Plan • D4871.006 Detailed Planting Plan Area 1 • D4871.007 Detailed Planting Plan Area 2 • D4871.008 Detailed Planting Plan Area 3 • D4871.009 Detailed Planting Plan Area 4 • Design and Access Statement by Fletcher Rae dated 03.12.2014 • Planning Statement by Peel Land and Property dated December 2014 • Transport Statement ref: M14102-02 TS by The Traffic, Transport & Highways Consultancy dated December 2014.

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

2. Prior to occupation of the development hereby permitted, the cycle parking shown on drawing number 14024_PL04 Rev F shall be laid out and made available for use and thereafter shall be retained at all times, unless otherwise agreed in writing with the Local Planning Authority.

Reason: To safeguard the amenity of the future occupants of the development in accordance with policy EN17 of the City of Salford Unitary Development Plan.

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

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

Notes to Applicant

1. The applicant is advised that conditions attached to the previous planning consent ref: 13/63413/EIAHYB still apply to this development and details should be submitted to discharge these conditions, were applicable.

2. The applicant is advised that the site should be checked for the possible presence of nesting birds prior to any vegetation or ground clearance works commencing. Under the terms of the Wildlife and Countryside Act 1981 (as amended) it is an offence to cause to nesting birds, their eggs and nests.

http://publicaccess.salford.gov.uk/publicaccess/applicationDetails.do?activeTab=externalDocuments&k eyVal=N GCWY1NPFXW00

APPLICATION No: 14/65747/EIAHYB APPLICANT: Peel Investments (North) Ltd LOCATION: Land between mid -point Of Manchester Ship Canal and Liverpool Road, Eccles. PROPOSAL: Variation of conditions 9 (completion of Part WGIS) and 10 (rail link in place) on planning permission 13/63413/EIAHYB. WARD: Irlam

Background

history). The highway works are known as the Western Gateway Infrastructure Scheme (WGIS) and include works within the boundaries of both Salford City Council and Trafford Metropolitan Borough Council

Description of Site and Surrounding Area

The Port Salford site, including the Western Gateway Infrastructure Scheme (WGIS) and new rail link covers an irregular shaped parcel of land of approximately 116 hectares located to the north of the Manchester Ship Canal and to the west of the M60 motorway. The Port Salford site can be divided into three areas as follows:

Area B

Area C

Area A

Area A – a rectangular parcel of land to the south of the A57 Liverpool Road and north of the Manchester Ship Canal covering an area approximately 550 metres wide and 1.2 kilometres in length. To the west of this land is Makro beyond which is a golf club and associated driving range. To the east is the Salford Community Stadium.

Area B - land to the north of the A57 Liverpool Road, east of Barton Aerodrome, west of the Peel Green residential area and south of the Manchester-Newton-le-Willows-Liverpool railway line.

Area C - land on the north bank of the Manchester Ship Canal to the south of the Peel Green residential area and land on both sides of the M60 motorway to the north and south of the Ship Canal

Port Salford Proposals and Construction Progress

The Port Salford scheme comprises three elements roughly corresponding with the three areas identified above (Areas A, B & C).

Multi-Modal Freight Facility and Distribution Park (Area A)

This part of the scheme involves the construction of two berths on the Manchester Ship Canal, a 17 hectare multi-modal terminal, parking for 540 cars and 530 HGV’s, a new signalised junction onto the A57, re-routing Salteye Brook, and strengthening works to the Manchester Ship Canal.

A reserved matters application to enable construction of the first warehouse on the site has been submitted to the City Council. The report, recommending approval of this reserved matters application, can be found elsewhere on this agenda. Culina, a logistics company in the food sector, is to occupy the first warehouse on the site and plan to operate from the site from the end of March 2016.

New Rail Link (Area B)

A new north-south branch line will connect the Port Salford site to the Manchester-Newton-le-Willows-Liverpool railway line. A bridge is proposed to take the railway line across the A57 Liverpool Road. The railway will then pass along the eastern boundary of the site, curving eastwards to service sidings adjacent to the Ship Canal.

Construction of the rail link is due to commence in 2017. It is not expected to be operational until late 2018 at the earliest. The project is currently progressing through Network Rail’s GRIP (Governance for Network Rail Investment Projects) programme. This is an eight-stage process through which all rail infrastructure projects have to pass through from inception to completion. Each stage in the process must be successfully negotiated before the project advances to the next step.

The applicant has advised that they have been working with Network Rail on this project since 2011 and have successfully completed the first three stages of the GRIP process. GRIP Stage 3 which agrees the in-principle design for a scheme was signed off by Network Rail together with the required Asset Protection Agreement in late November 2014. The applicant has advised that GRIP Stages 4 to 8 will be completed by the main works contractor who will take the approval of the in-principle design through to detailed design approval (GRIP Stage 4-5) and following that construction and handover into operation (GRIP stages 6-8).

A key component of the next stage of the works is obtaining signalling records. For reasons of safety and construction resilience these records are only issued by Network Rail to one project at any one point in time. Once a scheme completes their works they produce the updated as-built drawings, which can then be issued as a reliable basis for the design of a subsequent project. Network Rail have advised the signalling records will not be made available to the Port Salford project until the first quarter of 2017 when the Northern Hub Project is complete. The Northern Hub Project includes line speed improvements and power supply upgrades to the Chat Moss Line involving amendments to the signalling layout and control systems in the locality of the application site.

Western Gateway Infrastructure Scheme (WGIS) (Area C)

The Western Gateway Infrastructure Scheme |(WGIS) involves highway improvements to junctions 10 and 11 of the M60 and the construction of a new link road between the A57 Liverpool Road and Trafford Way and junction 10 of the M60. This will enable traffic that currently uses the A57 to bypass Peel Green and will provide a new crossing over the Ship Canal to the east of the M60 Barton Bridge for local traffic. These works will be undertaken in two phases, the first phase is known as Part WGIS which is due to be completed in the first half of 2016. Part WGIS comprises the installation of traffic signals at M60 junction 11 and the construction of a link road from the A57 Liverpool Road to the Bridgewater Circle (including a new bridge).

Works commenced on the WGIS scheme in November 2012. Improvements to increase traffic capacity on the Bridgewater roundabout and M60 junctions 10 and 11 have been completed, involving new junction layouts, additional lane/queuing lengths and new traffic signals and signage.

Works have also been completed at the western end of the Port Salford site where the A57 Liverpool Road alignment has been modified to accommodate the new rail bridge, whose abutments have been installed. A new

junction to access the Salford Community Stadium has been completed. Services have been diverted on the A57 in readiness of future works to connect the new A57 alignment into the existing road to the east of the Barton Aerodrome entrance. A new bridge has been constructed over the Salt Eye Brook to carry the new A57 alignment past the stadium and highway construction works up to the Barton High Level Bridge have been completed.

Diversion of major utilities has either been completed or is ongoing. This includes the installation of 2 x 40m CFA buried piled beams to support the existing major 24” United Utilities potable main that will cross under the new road. Capping layers and band drains to improve the foundation material for the lift bridge approach roads have been installed.

The canal is circa 70 metres wide at the crossing point, but is being reduced to the vessel minimum of 28 metres by installing sheet pile abutments on the north and south embankments of the canal which will be used to support the new bridge towers. The sheet piling for these abutments is nearing completion and backfilling and installation of tie bars is ongoing. A foundation and bridge structure contract, bridge mechanical and electrical contract and bridge steel work contract have been let and offsite fabrication works in relation to these works are ongoing.

The WGIS and Highways Agency teams are working towards completing a full assessment of the WGIS/High Level Bridge within the next three months. The motorway bridge structure is complex due to it being widened in 1989 and the applicant has advised that this has made the assessment more complex than initially anticipated. Planning History

Planning permission was granted on the 16 July 2009 for a multi-modal freight interchange comprising rail served distribution warehousing, rail link and sidings, inter-modal and ancillary facilities including a canal quay and berths, vehicle parking, hardstanding, landscaping, re-routing of Salteye Brook, a new signal controlled access to the A57 and related highway works including realignment of the A57 and improvements to the M60 (Port Salford). Canal crossing and associated roads and other highway improvements as part of the Western Gateway Infrastructure Scheme (WGIS) ref: 03/47344/EIAHYB.

Full planning permission was granted for the transportation infrastructure (road, rail and wharf) and the intermodal terminal. The distribution warehouses were granted outline planning permission. A parameters plan for the warehouses was submitted with the application. This indicated the area the warehouses could occupy (154,500 sq/m) and the maximum height of the buildings (20m in height).

On the 5 July 2012, two further permissions were granted for minor amendments to the approved A57 road alignment. Following the acquisition of additional land this allowed for a simplified route from the A57 towards Barton Motorway Bridge. At the same time planning conditions were amended to facilitate a phased approach and update policy references. The two permissions are:

i. 12/61611/EIAHYB - Application to vary or remove a number of conditions attached to planning permission 03/47344/EIAHYB; and ii. 12/61631/EIA - Construction of a highway in connection with the re-alignment of the Western Gateway Infrastructure Scheme (WGIS) and planning application 12/61611/EIAHYB.

On the 5 September 2013 planning permission was granted for changes to the alignment of the road network at Port Salford and WGIS. As a result of more detailed engineering design work minor changes were required to the road alignment between Liverpool Road (A57) under the M60 motorway towards the Manchester Ship Canal and the boundary with Trafford MBC. These amendments were granted planning permission under the following applications:

i. 12/62701/EIAHYB - a Section 73 application to deal with the area of road within the original redline boundary (12/61611/EIAHYB); ii. 13/62779/EIA - a Section 73 application dealing with the area outside the original red line application (12/61631/EIA).

On the 3 April 2014 planning permission was granted for an amendment to the alignment of the proposed rail link north of the A57.This amendment was granted planning permission under the following application:

i. 13/63413/EIAHYB – a Section 73 application to deal with an amendment to the alignment of the railway line.

On the 18 December 2014 a planning application was received and is currently pending decision for the construction of the first warehouse on the Port Salford site. The planning application details are as follows:

i. 14/65735/REM – approval of reserved matters for appearance, landscaping, layout and scale for multi- modal freight interchange pursuant to planning permission 13/63413/EIAHYB.

Application Format

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

Description of Proposal

This application proposes to vary Condition 9 which relates to the completion of Part WGIS and Condition 10 which relates to the delivery of the new rail link of planning permission ref: 13/63413/EIAHYB. In order to bring forward the development of the first warehouse at Port Salford in the timescale required by the prospective occupier, that is, for the facility to be operational by the end of March 2016, the applicant is seeking to amend Conditions 9 and 10 to allow 26,500 square metres of warehousing to be constructed and in use prior to the completion of Part WGIS and the new rail link.

Condition 9

Condition 9 requires Part WGIS to be completed and in use before any permanent buildings are constructed. The condition as approved states:

‘Part WGIS (indicated on Plan M8098-A-180 Rev B) shall be constructed in accordance with a detailed design, construction details and traffic management details, which shall be submitted to and approved in writing by the Local Planning Authority in consultation with the Highways Authority. Part WGIS shall be completed and in use prior to the construction of any permanent buildings beyond site remediation measures erected pursuant to this permission. ‘

The applicant wishes to amend Condition 9 to allow a maximum of 26,500 sq/m of warehousing to be completed prior to the completion of Part WGIS. Part WGIS is due to be completed in the first half of 2016 and it may be that Part WGIS is completed in time for the opening of the warehouse, however, this cannot be guaranteed. The proposed amendment would provide comfort to the occupier of the first warehouse that they can lawfully operate in the event that there is a slight time lag between the opening of the warehouse and the completion of Part WGIS. The applicant proposes the following alternative wording for Condition 9 (changes underlined):

‘Part WGIS (indicated on Plan M8098-A-180 Rev B) shall be constructed in accordance with a detailed design, construction details and traffic management details, which shall be submitted to and approved in writing by the Local Planning Authority in consultation with the Highways Authority. No development of the Rail Link Warehousing beyond a maximum figure of 26,500 sq m shall be commenced until Part WGIS is completed and in use.’

Condition 10

Condition 10 requires the new rail link to be completed and fully operational before any permanent buildings are occupied. The condition as approved states:

‘The proposed rail link linking the development to the national rail network shall be constructed in accordance with a detailed design to be submitted to and approved in writing by the Local Planning authority. The rail link shall be implemented and fully operational prior to the occupation of any permanent buildings erected pursuant to this permission.’

The applicant wishes to amend Condition 10 to allow a maximum of 26,500 sq/m of warehousing to be completed prior to the completion of the rail link. The applicant has advised that the rail link will not be operational until the end of 2018 at the earliest. The proposed amendment would enable the first warehouse on the site to become operational prior to the completion of the rail link. The applicant proposes the following alternative working for Condition 10 (changes underlined):

‘The proposed rail link linking the development to the national rail network shall be constructed in accordance with a detailed design to be submitted to and approved in writing by the Local Planning Authority. No development of the Rail Link Warehousing beyond a maximum figure of 26,500 sq m shall be commenced until the rail link is implemented and fully operational.’

Environmental Impact Assessment

In accordance with the EIA regulations, the applicant has reviewed the proposed amendments to Conditions 9 and 10 alongside the Environmental Statement submitted with original planning application for Port Salford and subsequent addendums. The review identified that a further traffic and transport assessment should be undertaken to identify the likely impacts of the amendments to the conditions and any mitigation that may be required. The assessment concluded that the proposed changes would not give rise to any additional environmental effects from those identified in the original Environment Statement and subsequent addendums. No further or different mitigation is required. A full assessment of traffic and transport impacts is provided in the appraisal section of this report below.

Publicity

Site Notice: Non HH Affecting public right of way Date Displayed: 21 January 2015 Reason: Article 13 affect public right of way

Site Notice: Accompanied by Environmental Statement Date Displayed: 21 January 2015 Reason: Planning application with Environmental Impact Assessment

Press Advert: Salford Advertiser Date Published: 29 January 2015 Reason: Article 13 Standard Press Notice

Neighbour Notification

Consultation letters were sent to 260 neighbouring addresses, as follows:

• 2 - 30 & 34 (even), 1-143 (odd) Argosy Drive • 1 - 10 (cons) Avian Close, Eccles • 1 - 11 (odd) Avroe Road • 13 Boat Lane • 39 Boscombe Avenue • 86 Brookhouse Avenue • 49 Daresbury Avenue • 9 Ferrymasters Way • Foxhill Cottage & Foxhill Cottage Farm, Liverpool Road • 11 Highbury Avenue • 76 Hiley Road • 782, 816, 825, 895 & 897 Liverpool Road • Airport Garage, Liverpool Road • Barton Aerodrome, Liverpool Road (including businesses at Barton Aerdorome) • New Hall Farm, Liverpool Road • 5-11 (odd), 17 - 55 (odd), 37 & 40 New Hall Avenue • 137 Peel Green Road • 1 - 5 (odd), 2 - 96 (even) Proctor Way • 1 Pyrus Close • 1 Sealand Drive

• 71 Senior Road • 1 - 13 (cons), 15 & 17 Trident Road • 1 - 12 (cons) Vanguard Close, • 19 - 37 (odd) Wilfred Road

Representations

Letters of objection were received from residents from six neighbouring properties and from four Councilors (Cllr J Mullen, Cllr M Mullen, Cllr J Kean and Cllr R Jones). The concerns raised are summarised below with an officer response.

Key: O = Objection, R = Planning Officers Response

O The applicant’s plans were agreed on the basis that new road and rail infrastructure would all be in place before the site commenced operations. This should not be changed. R Conditions 9 and 10 of the original consent for Port Salford were included to mitigate against the impacts of the operation of 77,250sq/m of warehousing from the site. The application proposes the operation of 26,500sq/m of floorspace from the site prior to the completion of Part WGIS and the rail link. This equates to a much lower level of development. The impacts of the proposed development have been assessed and it is considered that the operation of the proposed warehouse would not be detrimental to the operation of the highway network and would not be detrimental to neighbour amenity.

O Increased traffic and impacts on highway safety - The roads already exceed capacity at peak times, the development would result in large numbers of additional freight vehicle journey's throughout the day and night further impacting local residents commute to work and access and egress to and from the district. R Details of the anticipated number of vehicle trips associated with the operation of the warehouse have been provided by the prospective occupier based on the operation of their other similar logistics sites. The information demonstrates that the traffic flows from the development would equate to less than 1% of the existing two--way traffic flow on the A57 at Junction 11 (M60). It is therefore considered that the proposed development would not result in an unacceptable increase in traffic on local roads and would not compromise highway safety.

O Concern that if this change is allowed more amendments will be requested at a later date. R The Local Planning Authority can only consider the application currently submitted. If the applicant submits further applications for amendments to the permitted scheme in the future then these application will be considered on their own merits.

O The amendments should not be allowed just because the development promises employment. R The principle of the development of Port Salford has been agreed in the assessment of previous planning applications. The issue for consideration under the current application is the impact of the proposed amendment to conditions to allow the first warehouse to operate prior to the completion of highway and rail infrastructure works. The issue of whether the scheme provides employment is not relevant to the consideration of this planning application.

O Additional and increased noise and pollution impacts. R The applicant has demonstrated that the vehicle trips associated with the proposed warehouse would comprise a small proportion of existing traffic flows in the vicinity of the Port Salford site. The amendments to the conditions would allow 34% of the total floorspace permitted at Port Salford with Part WGIS in place to become operational. This constitutes approx. one third of the total amount of floorspace that Part WGIS is designed to mitigate. It is considered that the additional traffic associated with the proposed warehouse, due to the scale of the operation proposed, would not result in a significant increase in noise and pollution detrimental to the amenity of nearby residents without Part WGIS in place.

Consultations

The Highways Agency - No objection

The Highways Agency has commented as follows:

Having given the application due consideration, we can inform you that the Highways Agency would not wish to raise any in-principle objection to this application.

The Agency does however have some concerns that some of the wording in the propose variation to the conditions may be a bit ambiguous when it comes to the level of development that can come forwards prior to Part WGIS and the rail linkages. As a result, the Agency has looked to firm up these conditions to ensure that the Agency’s interests are protected. The Highways Agency would therefore require that the following attached conditions be adhered to.

1. Part WGIS (indicated on Plan M8098-A-180 Rev B) shall be constructed in accordance with a detailed design, construction details and traffic management details, which shall he submitted to an approved in writing by the Local Planning Authority in consultation with the Highways Authority. No development beyond a maximum figure of 26,500 sqm warehousing shall be commenced until Part WGIS is completed and in us

2. The proposed rail link linking the development to the national rail network shall be constructed in accordance with a detailed design to be submitted to and approved in writing by the Local Planning Authority. No development beyond a maximum figure of 26,500 sqm warehousing shall be commenced until the rail link is implemented and fully operational.

The conditions set out above are made to ensure that the trunk road network might continue to fulfil its purpose as a national system of routes of through traffic, in accordance with section 10(2) of the highways Act 1980, maintaining the safety of traffic on the road.

Warrington Metropolitan Borough Council - No comments received at the time of writing this report.

Trafford Metropolitan Borough Council - No comments received at the time of writing this report

Highways - No objections

The City Council’s Highways consultant’s have commented as follows:

The total permitted development quantum for Port Salford is 154,500sq.m of gross floor area. To mitigate and accommodate this level of development a number of highway and rail measures are conditioned to be put in place. This includes a heavy rail link and significant new highway construction and slip roads to the M60 in the vicinity of junctions 10 and 11.

All the identified infrastructure is not required to facilitate a lower level of development and it was recognised that with part WGIS in place, 50% (77,250sq.m) of the total development area can be developed.

The Part WGIS works comprise: • The installation of traffic signals at junction 11 • The construction of a link road from the A57 to the Bridgewater Circle (including a new bridge)

This application is for a total of 26,016sq.m or 34% of the consented area allowed for under Part WGIS (or 17% of the permitted Port Salford development).

I have reviewed the submitted Transport Statement (TS) in support of the above planning application and would note the following:

Progress with the construction of the infrastructure

A significant part of the Part WGIS road infrastructure is now substantially finished including the works to the A57 / M60 roundabout at junction 11. This includes the full signalization of the roundabout and installation of pedestrian crossing facilities. However, sections of the highway works in the vicinity of the M60 viaduct at Barton, including the new bridge crossing are subject to consideration by the Highways Agency and to date these approvals have not been granted. As such, the completion and operation of the Part WGIS road infrastructure is subject to delay. The applicant is suggesting that there is a risk of a ‘time lag of a few months’ between the completion of the proposed warehouse building in March 2016 (should this application be permitted) and the Part WGIS highway infrastructure.

The applicant has also been working in detail with Network Rail on a process known as GRIP (Governance for Network Rail Investment Projects) since 2011. This is an 8 stage process which takes projects from inception to commissioning and operation. Stages 1-3 of the process are now signed off as complete, but it will now be necessary for the applicant to engage with a construction contractor to complete and commission the remaining stages of the process.

The Northern Hub rail project is currently underway and improvements are ongoing on the Chat Moss line into which the WGIS rail link will connect. This work includes extensive upgrades to the power supplies and signal systems. In order to continue with the development of the rail link into Port Salford through the GRIP process, Network Rail will need to provide the construction contractor with information about these improvements however this information may not be available to them until spring of 2017. The applicant has also suggested that there will be a further minimum period of approximately 1-2 years for them to complete the delivery and commissioning of the rail line into Port Salford making it operational in 2018 /2019, at least 2 years after the proposal to operate the first warehouse.

In order to access the new Port Salford facility, a junction is to be constructed on the A57 Liverpool Road to the east of the existing Makro site. The construction of this junction has commenced in March 2015 and will be completed by September 2015. This new facility would therefore cater for traffic using the new warehouse if it were to become operational in March 2016.

Transport implications

The Transport Statement accompanying the application acknowledges that the rail facility will not be available and that proposed transport operations will be catered for initially, entirely by road.

The Transport Statement includes two methods of calculating trip generation both of which are considered reasonable approaches and result in similar traffic figures. As the application is in negotiation with an end user, the applicant has been able to present the actual traffic figures generated at similar facilities elsewhere to make the case robust. There are many variations in the operation of B8 land use facilities and this provides a robust evidence base.

A comparison between ‘Existing’ and ‘Application’ Peak Hour Traffic Flows on the A57 at Junction 11

The traffic information has been provided by the prospective Warehouse Operator. This has been derived from the operation model that is currently in place at the Operator’s equivalent sites around the UK.

From the information provided, it is noted that the probable two way traffic flow between 08:00 and 09:00 is 16 vehicles and similarly between 17:00 and 18:00 would be 16 vehicles (two way). The peak movements for the development traffic would be between 06:00 & 07:00, 14:00 & 15:00 and 22:00 & 23:00, this would be the shift change over times for employees.

The prospective Operator has provided shift pattern information, this has been used to produce aDaily Trip Generation Profile for the A57 at Junction 11.

As shown, the Application’s peak periods occur outside of the highway peak periods. It is not in the Operator’s interests for the Highway Peaks and Application HGV Peaks to coincide, as this is an inefficient use of driver time and resources.

The proposed operation is unlikely to result in the peak hours for the development traffic coinciding with the highway network peak hours. Staff will work shift patterns and the main HGV movements will be in mid afternoon and very early morning. From a highways perspective these trips can be accommodated on the network at these times with limited impact.

As shown, the peak hour traffic generation is very small, with fewer than 5 HGVs in each direction during the highway network peak hour. The flows equate to less than 1% of the existing 2-way traffic flow on the A57 at Junction 11.

It should be noted that the proposed development would not generate the above level of vehicle trips ‘from Day1’; the Operator has confirmed that it will take a while to work up to this level of operation. It is likely that Part-WGIS will be complete before the proposed development generates the above level of trips.

Taking into account that the signalisation of Junction 11 has been completed, that works to complete the link road are on site and progressing and that the proposed development will take some time to reach the predicted number of trips. The proposed development traffic can be accommodated within the existing highway network during the intervening period whilst the highway works for Part WGIS are completed. As such there is no objection on behalf of the highway authority.

Transport For Greater Manchester (TFGM) - No objection

TFGM have commented as follows:

I can confirm that Metrolink have no comments relating to this planning application. However, a Metrolink extension through Trafford Park to Port Salford has long been an aspiration identified in the Local Transport Plan 3 (LTP3). We are currently promoting the route as far as the Intu Trafford Centre.

Planning Policy

Development Plan Policy

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

Unitary Development Plan A4 - Railways This policy states that improvements to the city’s railways stations, rail infrastructure and rail services will be secured through i) continued development and improvement of Salford Central and Salford Crescent Station ii) refurbishment of the existing railway stations iii) provision of new railway stations to serve existing communities iv) provision of new railway stations to serve major new development v) measures to improve safety, speed and capacity. Planning obligations will be used to secure these measures.

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 A14 - Barton Aerodrome This policy states that development close to the Barton Aerodrome that is incompatible with any existing or potential aviation operation will not be permitted. 14

Other Material Planning Considerations

National Planning Policy

National Planning Policy Framework National Planning Policy Guidance

Appraisal

Introduction

When considering a Section 73 application regard should be had to any changes on site or within the surrounding area and any changes to planning policy since the previous planning permission was granted. There have been no significant changes to the site or within the surrounding area since April 2014 when the previous planning application ref: 13/63413/EIAHYB for the Port Salford development was assessed (notwithstanding that earlier permissions are proceeding on site). The previous application ref: 13/63413/EIAHYB was approved having regard to the adopted UDP, the National Planning Policy Framework and relevant Supplementary Planning Documents.

When considering a Section 73 application which seeks to amend conditions, it is important to note advice contained within National Planning Practice Guidance (NPPG). In particular, Section 005 which states that ‘Conditions requiring a development to be carried out in its entirely will fail the test of necessity by requiring more than is needed to deal with the problem they are designed to solve’. Section 005 also states ‘Conditions that unnecessarily affect an applicant’s ability to bring a development into use, allow a development to be occupied or otherwise impact on the proper implementation of a planning permission should not be used’.

With regard to the use of conditions to prevent any development until the requirements of the condition have been met, Section 005 states ‘such conditions should only be used where the local planning authority is satisfied that the requirements of the condition (including the timing of compliance) are so fundamental to the development permitted that it would have been otherwise necessary to refuse the whole permission.’

In light of the above guidance it is important when considering an application to vary conditions that a Local Planning Authority is mindful of the six tests for the use of planning conditions, i.e. whether they are necessary,

relevant to planning and the development to be permitted, enforceable, precise and reasonable in all other respects. When assessing this application to vary Conditions 9 and 10 the Local Planning Authority should take note, in particular, of whether the conditions as currently worded are necessary and reasonable.

The principle of the development of Port Salford, including the construction of a rail link and the Western Gateway Infrastructure Scheme, has been established through the previous planning permissions outlined in the planning history section of this report. Since theses consents were granted there have been no relevant changes to the development plan, save for the revocation of the Regional Spatial Strategy. The principle of the proposed development therefore remains acceptable.

The key issue in the assessment of this application relates to any impacts of the construction and operation of 26,500 square metres of warehousing prior to the completion of Part WGIS and the rail link. It is considered that these impacts would be limited to highway and traffic impacts and any resulting impacts on neighbor amenity in relation to noise and pollution.

Highway and Traffic Impacts

The total permitted development quantum for Port Salford is 154,500 square metres of gross floor area. To mitigate and accommodate this level of development a number of highway and rail measures are proposed and secured via planning conditions. This includes the provision of a new rail link and significant new highway construction and alterations to existing slip roads to the M60 in the vicinity of junctions 10 and 11.

The original planning permission for Port Salford allowed the construction of up to 50% of the total amount of warehousing (77,250sq/m) following the completion of Part WGIS and the new rail link, but before the completion of the Full WGIS works. The remaining 50% of the warehousing can only become operational once Full WGIS is complete. Therefore it was acknowledged in the original planning consent that a proportion of the proposed warehousing could operate effectively prior to the full extent of the proposed new infrastructure works being completed.

Logistics operators occupying the proposed warehouses will be able to receive and redistribute goods by road, rail and sea. Whilst it is considered that transportation of freight by rail and sea is an important element of the multi-modal facility at Port Salford and a key reason for logistic companies to want to operate from the site. It should be noted that there is no requirement for any particular mode of transportation to be used by those operating from the site.

The proposed amendments to Conditions 9 and 10 would allow a total of 26,500 square metres of warehousing to be constructed and become operational prior to the completion of Part WGIS and the rail link. This would equate to 34% of the total floorspace allowed following the completion of Part WGIS and the rail link and 17% of the total floorpscae permitted in the whole Port Salford development.

As outline above, a significant part of the Part WGIS road infrastructure is now substantially finished. However, sections of the highway works in the vicinity of the M60 viaduct at Barton, including the new bridge crossing, are still on-going. The applicant anticipates that the Part WGIS will be complete in May 2016.

In order to access the new Port Salford facility, a junction is to be constructed on the A57 Liverpool Road to the east of the existing Makro site. The construction of this junction commenced in March 2015 and will be completed by September 2015. This new junction will cater for traffic using the new warehouse and will be completed before the proposed first warehouse becomes operational in March 2016.

The applicant has submitted a Transport Statement in support of this application. This includes details of the traffic generation that would be associated with the first warehouse. The statement acknowledges that the new rail link would not be in place when the warehouse becomes operational and that transport operations associated with the warehouse would be catered for initially entirely by road.

The Transport Statement includes two methods of calculating trip generation both of which are considered reasonable approaches and result in similar traffic figures. As the applicant is in negotiation with an end user, they have also provided traffic figures provided by the prospective warehouse operator derived from the operation model currently in place at the operator’s equivalent sites around the UK. It is considered that the information submitted provides a robust evidence base upon which to assess the application.

The prospective operator has provided shift pattern information; this has been used to produce a Daily Trip Generation Profile for the warehouse. The peak periods of traffic moment to/from the warehouse would be between 06:00 and 07:00 hours, 14:00 and 15:00 hours and 22:00 and 23:00 hours. This reflects the primary shift change over times for employees (office, packaging and warehouse staff) and therefore would comprise mainly car movements. HGV movements would be spread throughout the day, peaking in mid afternoon and early morning.

Peak periods of vehicle movement to/from the warehouse would occur outside of highway peak traffic periods of 08:00 and 09:00 hours and 17:00 and 18:00 hours. The probable two way traffic flow associated with the warehouse between 08:00 and 09:00 would be 16 vehicles and similarly between 17:00 and 18:00 would be 16 vehicles. This would comprise 10 HGV movements and 6 light vehicles . The warehouse operator has advised that it is not in their interests for HGV vehicles to operate during peak highway periods as this is an inefficient use of driver time and resources.

It should also be noted that the proposed development would not generate the level of vehicle trips identified from the first day of operation. The operator has advised that it will take some time to work up to this level of operation. It is likely that Part-WGIS will be complete before the warehouse generates the level of trips identified.

Residents and Councilors have highlighted that traffic congestion in the area is already high at peak times and have raised concerns that the operation of the proposed warehouse prior to the completion of Part WGIS would make this existing situation worse. It is understood that following completion of the works to Junction 11 (M60) traffic conditions around this junction improved. However, congestion at peak times has since increased following the commencement of works to make this part of the M60 a ‘smart motorway’. It is acknowledged that congestion is high at peak times due to the ‘smart motorway’ works. However, it is considered that additional traffic from the proposed warehouse, which would equate to less than 1% of existing two-way traffic flow on the A57 at Junction 11 (M6), would not cause a noticeable increase in congestion at peak times for the short period between the warehouse becoming operational and the completion of Part WGIS.

From an assessment of the information provided, it is considered that vehicle movements associated with the proposed warehouse could be accommodated on the existing highway network with limited impact during the intervening period between the warehouse becoming operational and the highway works for Part WGIS being completed. This assessment has taken into account that the signalisation of Junction 11 (M60) has been completed, the works to finish the new link road (Part WGIS) are on site and progressing and that vehicle trips associated with the proposed warehouse will take some time to reach the predicted number of trips, In addition, the peak hour traffic generation from the warehouse would be very small, with 5 HGVs in each direction during the highway network peak hours. The traffic flows would equate to less than 1% of the existing two--way traffic flow on the A57 at Junction 11 (M60).

It is therefore considered that the amendment to Conditions 9 and 10 to allow 26,500 square metres of warehousing to become operational prior to the completion of Part WGIS and the rail link would not be detrimental to the operation of the highway network and would therefore comply with UDP Policy A8.

Amenity Impacts

With regard to neighbour amenity, the applicant has demonstrated that the vehicle trips associated with the proposed warehouse would comprise a small proportion of existing traffic flows in the vicinity of the Port Salford site. The amendments to the conditions would allow 34% of the total floorspace permitted at Port Salford with Part WGIS in place to become operational. This constitutes approx. one third of the total amount of floorspace that Part WGIS is designed to mitigate. It is considered that the additional traffic associated with the proposed warehouse, due to the scale of the operation proposed, would not result in a significant increase in noise and pollution detrimental to the amenity of nearby residents prior to the completion of Part WGIS and the rail link. It is therefore considered that the proposed amendments to the conditions would comply with UDP Policies DES7 and EN17.

Conclusion

Conditions 9 and 10 were included in the original consent taking into account the impacts of the operation of 77,250sq/m of warehousing floorspace. This is a much greater amount of warehousing than is proposed in the current application (26,500sq/m). Granting permission for the proposed amendments to Condition 9 and 10

would allow approx. one third of the warehousing currently permitted prior to the completion of Full WGIS to become operational prior to the completion of Part WGIS and the rail link. The applicant has demonstrated that the operation of 26,500sq/m of warehouse floorspace would not be detrimental to the operation of the highway network or highway safety and would not be detrimental to the amenity of nearby residents in relation to noise and pollution.

Being mindful of the relevant advice in the National Planning Practice Guidance, it is considered that it would not be reasonable or necessary for the Local Planning Authority to prevent the applicant from bringing into operation 26,500 sq/m of the permitted warehousing prior to the completion of Part WGIS and the rail link.

The amendment to the wording of the conditions requested by the Highways Agency suggesting that the allowed level of floorspace is referred to in the conditions as ‘warehousing’ as opposed to ‘Rail Link Warehousing’ is noted. However, it is considered that the wording as proposed by the applicant is sufficiently precise and is not ambiguous when describing the level of development that can be developed. The reference to ‘Rail Link Warehousing’ is also consistent with the wording used in Conditions 11 and 12 or the planning permission.

Recommendation

Planning permission be granted subject to the following planning conditions.

Conditions

1. The development hereby permitted shall be begun either by 4th August 2019, or before the expiration of two years from the date of approval of the last of the reserved matters to be approved, whichever is the later.

Reason: Required to be imposed pursuant to Section 92 of the Town and Country Planning Act 1990.

2. Application(s) for approval of the reserved matters shall be made to the Local Planning Authority by 4th August 2017.

Reason: Required to be imposed pursuant to Section 92 of the Town and Country Planning Act 1990.

3. Approval of details of siting, design, external appearance and landscaping of the buildings shall be obtained from the Local Planning Authority before any part of the development to which those details relate commences. Reserved Matters shall relate to those matters as outlined in Informative (8) attached to this decision notice. The reserved matters shall be accompanied where appropriate by:

- A Design Statement;

- A scheme demonstrating that the development seeks to reduce the impact on the supply of non- renewable resources and that full consideration has been given to the use of realistic renewable energy options and incorporated where practicable;

- A scheme for the layout and design of car parking. This shall include the total number of spaces and the total number and position of disabled spaces, landscaping, drainage and lighting. The scheme for the car parking shall accord with the Maximum Parking Standards, disabled persons parking, cycle parking and motorcycle parking requirements in the Development Plan;

- Full details of the existing and proposed ground levels.

Reason: Required to be imposed pursuant to Section 92 of the Town and Country Planning Act 1990.

4. The development hereby permitted shall only be carried out in accordance with the submitted planning application and the following plans submitted further to the Environmental Statement, dated June 2008.

010022/SLP1 Rev C - Application Site (Amended red line boundary) Plan; 010022/SLP2 Rev C - Building Demolition and Tree Removal; A015641/001 Rev L - General Arrangement;

PLAN C: M05013- A- 033 Rev C - WGIS: Proposed Infrastructure; PLAN A: M05013- A- 042 Rev E - Part WGIS; PLAN B: M05013-A-159 - WGIS with Proposed Rail Link; M35036-005 Rev A - Strengthening Canal Bank; M35036-200 Rev I - Salteye Brook Diversion Proposals; M35036-202 Rev D - Typical Brook Cross Section; M35036-210 Rev D - New Road Bridges over Manchester Ship Canal Bridge numbers 1 and 2; M35036-212 Rev F - New Rail bridge over Salteye Brook Diversion Bridge Number 4; M35036-213 Rev F - New Rail over Salteye Brook Diversion Bridge Number 5; M35036-220 Rev B - New Intermodal Terminal Manchester Ship Canal; M35036-221 Rev B - New Intermodal Terminal Manchester Ship Canal; M35036-222 Rev D - Extent of Proposed sheet piling Manchester Ship Canal; M35036-230 Rev D - Existing Services Layout Key Plan; M35036-300 Rev E - Rail Connection to Existing Lines- General Earthworks Requirements; M35036-301 Rev E - Overall Site Layout: Proposed Formation Levels/Contours; M35036-302 Rev E - Overall Site Layout: Depths of Cut and Fill to Formation Levels; M35036-303 Rev E - Overall Site Layout: Areas of Cut to Formation Levels; M35036-304 Rev F - Sections Through New Intermodal Terminal- Manchester Ship Canal; M35036-305 Rev D - Overall Site layout: Areas of Cut and Fill; M35036-306 Rev F - Diversion of Boyles Brook; PP01/ REV A - Areas in Which Buildings Would be Sited and ES Parameters; MMD-293621-Z-SK-00-XX-11050 P7 - Site Project Plan Rail Alignment.

The above plans shall be read in conjunction with the following submitted plans and Environmental Statement Addendums:

5110828/BR/001 B - New rail Bridge Over A57 and New Salteye Brook Bridge General Arrangements; 00100098/1 - Extent of Archaeological Investigation. M08098-A-180 Rev B - Part WGIS (Revised Plan A); M05013-A-033 Rev G - WGIS: Proposed Infrastructure Plan C; NTH/2058/01-100 Rev P6 - A57 Barton Aerodrome Access and WGIS Tie In General Arrangement; NTH/2058/02-100 Rev P10 - Salford Stadium Junction General Arrangement; NTH/2058/03-100 Rev P3 - A57 Realignment General Arrangement; NTH/2058/04-100 Rev P6 - Junction East and West of M60 General Arrangement; NTH/2058/05-100 Rev P11 - Manchester Ship Canal Crossing General Arrangement; NTH/2058/13-100 Rev P9 - M60 Junction 11 General Arrangement; Port Salford and Western Gateway Infrastructure Scheme ES Addendum - Rail Re-alignment - June 2013.

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

5. The development hereby permitted shall be carried out in accordance with the Port Salford / WGIS Construction Phasing Plan no. M08098-A-198 and the phasing programme details set out in the WGIS (Part WGIS) Construction Method Statement (CMS) & the WGIS Construction Environmental Management Plan Addendum (CEMP), December 2012, Buckingham Group Contracting (Ref: BGCL- CEMP-001-V1), or as otherwise agreed in writing by the Local Planning Authority.

No work or development on each phase of development shall commence until a Construction Programme relating to that phase has been submitted to and approved in writing by the Local Planning Authority, with the exception of the Phase known as Part WGIS as indicated on Plan M8098-A-180 Rev B for which further information on, i. landscaping; ii. public transport accessibility; and iii. access for vehicles and pedestrians, shall be submitted to the Local Planning Authority for written approval within 3 months from the date of this permission, The Construction Programme shall otherwise include the following details;

i. Site by site construction work, commencement and completion dates; ii. Landscaping (including the specification of the planting season); iii. Highway and drainage works on an area by area basis; iv. Information on public transport accessibility; v. Access for vehicles and pedestrians; vi. Servicing;

vii. Access arrangements for new premises. viii. Details of the location and layout of the site compound(s) for each part of the site; ix. A monitoring and review programme.

Where any condition attached to this permission requires approved details, schemes, strategies, plans, programmes or reports to be implemented, carried out, constructed, completed or maintained, that requirement may be complied with in accordance with minor variations to the approved details, schemes, strategies, plans, programmes or reports if the Local Planning Authority has agreed to those minor variations in writing.

The development shall be carried out in accordance with the approved Construction Programme and Phasing Plan notwithstanding the requirements of any other condition and the approved Construction Strategy and Phasing Programme shall be monitored and reviewed in accordance with the review mechanisms agreed within the Phasing Programme.

Reason: To ensure that the development is carried out in accordance with a phased programme of development and in the interests of the proper planning of the area and facilitating a comprehensive and sustainable development of the facility in accordance with Policies E1 and ST5 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

6. No work on each phase of development shall commence until a construction working method statement relating to that phase has been submitted to and approved in writing by the Local Planning Authority, with the exception of the Phase known as Part WGIS as indicated on Plan M8098-A-180 Rev B which shall be carried out in full accordance with the measures set out in the WGIS (Part WGIS) Construction Method Statement (CMS) & the WGIS Construction Environmental Management Plan Addendum (CEMP), December 2012, Buckingham Group Contracting (Ref: BGCL-CEMP-001-V1).

The works shall be carried out in accordance with the approved working method statement. The statement shall include a scheme to minimise the control of dust (including all aspects of the site preparation and construction phase where the generation of dust is feasible and identify control measures to mitigate the generation of dust. The statement shall contain recommendations for measures to adequately control the generation of dust on the site including the access and egress of vehicles on and off the site), details of the provision and use of on-site parking for all vehicles using the site, a signage scheme for construction traffic, wheel cleaning procedures and facilities and proposed hours for the delivery of materials and delivery and collection of equipment.

Reason: To ensure that the development would not have an unacceptable impact on the occupiers of neighbouring residential properties in the interests of the proper planning of the area and facilitating a comprehensive and sustainable development of the facility in accordance with Policy EN17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

7. The Port Salford / WGIS Highway Design Group shall continue to meet at the frequency agreed by all parties attending the meetings.

Reason: To assist in ensuring that the mechanism for delivering the necessary additional statutory orders is clearly set out and the detailed design is progressed well in advance of any intention of the operating the site by the applicant having regard to Informative 9 below.

8. Within 3 months from the date of this permission the developer shall set up the Port Salford Transportation Steering Group (PSTSG) by meeting with, as a minimum, representatives of the two local highway/planning authorities (Salford and Trafford), the Highways Agency, community representatives, Ward Members and the Greater Manchester Passenger Transport Executive. The constitution, additional membership requirements and decision making structure of the Group shall be determined by the Local Planning Authorities in consultation with the other members of the Group within 3 months of the first meeting.

Reason: To ensure that the Highways Agency and other bodies, have a formal forum with which to discuss any transportation issues that may arise in the future during the design, construction and operation of the site having regard to Informative 10 below.

9. Part WGIS (indicated on Plan M8098-A-180 Rev B) shall be constructed in accordance with a detailed design, construction details and traffic management details, which shall be submitted to and approved in writing by the Local Planning Authority in consultation with the Highways Authority. No development of the Rail Link Warehousing beyond a maximum figure of 26,500 sq m shall be commenced until Part WGIS is completed and in use.

Reason: to ensure that the required mitigation works are implemented before the site is operational and maintain the safe and reliable operation of the Strategic Road Network .

The developer shall also have regard to informative No. 11 and 12 below as stated in the original planning consent.

10. The proposed rail link linking the development to the national rail network shall be constructed in accordance with a detailed design to be submitted to and approved in writing by the Local Planning Authority. No development of the Rail Link Warehousing beyond a maximum figure of 26,500 sq m shall be commenced until the rail link is implemented and fully operational.

Reason: to ensure that the required mitigation works are implemented before the site is operational and access to the rail network to help realise the benefits of freight transfer away from the SRN.

11. No development of the Rail Link Warehousing beyond a maximum figure of 77,250 sq.m and the full Multi Modal Terminal pursuant to this planning permission, shall be commenced unless and until:

a. the detailed design, construction details and traffic management details broadly in accordance with the highway works set out in Plan C (Full WGIS M05013-A-033 Rev G) have been approved by the Local Planning Authority in consultation with the Highways Agency;

b. The highways orders necessary under the Highways Act 1980 required for the mitigating highways works as identified in Plan C (Full WGIS M05013-A-033 Rev G) namely: i. the closure of the M60 Junction 11 southbound on slip; ii. the closure of the M60 Junction 11 northbound off slip; iii. the closure of the M60 Junction 10 southbound off slip, have been confirmed;

c. agreement of the periods of closure to vehicular traffic of the proposed additional crossing of the Ship Canal set out in Plan C (Full WGIS M05013-A-033 Rev G) has been reached with the Local Planning Authority in consultation with the Highways Agency;

d. The necessary harbour revision orders, (should such an order be necessary) under the Harbours Act (or such other necessary Act) to limit the navigable rights of way of water based traffic passing along the MSC through the proposed additional crossing shown in Plan C (as part of Full WGIS) to the times specified in 11(c) above have been confirmed;

e. Details of a traffic management and advanced driver information strategy to inform drivers and the Highways Agency's Regional Control Centre (RCC) of the occurrence of the proposed Manchester Ship Canal bridge crossing shown on Plan C (Full WGIS M05013-A-033 Rev G) being closed to vehicular traffic has been agreed.

Reason: a) To ensure the design of the mitigation works are to the relevant standards that will maintain the safe and reliable operation of the SRN and that these are agreed in sufficient time to allow construction of the works before operation. b) To ensure the necessary powers are obtained to implement the mitigating highway works agreed before the development is progressed to an advanced stage. c) To ensure the closure of the bridge to vehicular traffic allowing passage of craft along the Manchester Ship Canal does not interfere with the safe and reliable operation of the Strategic Road Network (SRN). d) As b) above. e) To ensure the impact of the closing to traffic of the proposed additional crossing of the MSC can be effectively managed and therefore is not detrimental to the safe and reliable operation of the SRN.

The developer shall have regard to Informative 12 below.

12. No development of the Rail Link Warehousing beyond a maximum figure of 77,250 sq.m and the full Multi Modal Terminal development pursuant to this planning permission shall be occupied by the site unless and until;

a) the works as agreed in Condition 11(a) above (Full WGIS) are fully implemented to the Satisfaction of the Local Planning Authority in consultation with the Highways Agency.

Reason: To ensure that the required mitigation works are implemented before the site is operational to ensure the safe and reliable operation of the M60 as part of the SRN.

13. Within 12 months of first occupation of any part of the development, the measures set out in the approved Travel Plan (ref MW/M05013-01E) shall be implemented through the proposed Port Salford Transport Steering Group to the satisfaction of the Local Planning Authority in consultation with the Highways Agency.

Reason: In order to minimise the use of the private car and to promote the use of sustainable modes of transport in accordance with the National Planning Policy Framework.

The developer shall have regard to Informative 13 below.

14. No building shall be occupied or any commercial use of the site commence until the circulation, movement, highway improvements and associated works for that phase of development have been completed in accordance with the approved details and relevant conditions attached to this planning consent. This shall include details of the full design and construction details of the required new junction onto the A57 Liverpool Road as shown on the following submitted plans and such details have been first agreed in writing by the Local Planning Authority

NTH/2058/01-100 Rev P6 - A57 Barton Aerodrome Access and WGIS Tie In General Arrangement; NTH/2058/02-100 Rev P10 - Salford Stadium Junction General Arrangement; NTH/2058/03-100 Rev P3 - A57 Realignment General Arrangement.

Reason: To ensure that the development provides the necessary highway improvements in order to provide adequate access and capacity on the local highway network in accordance with Policies A8 and A9 of the City of Salford Unitary Development Plan and the national Planning Policy Framework.

15. The road bridge across the Manchester Ship Canal shall be constructed in accordance with details submitted to and approved in writing by the Local Planning Authority prior to commencement of its construction. This shall include elevational and sectional drawings at a scale not less than 1:500, materials and colour treatments. The construction of the bridge shall be carried out in accordance with the approved details.

Reason: In the interest of visual amenity and highway safety in accordance with Policies A9 and DES1 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

16. Within 3 months from the date of this permission an overall drainage strategy for the disposal of foul and surface waters and a detailed drainage scheme for the Phase known as Part WGIS as indicated on Plan M8098-A-180 Rev B shall be submitted to the Local Planning Authority for written approval. A detailed drainage scheme relating to each remaining phase of development shall accord with the overall strategy and be agreed in writing by the Local Planning Authority prior to commencement of development of that phase. The formulation of a scheme for the disposal of surface waters shall fully investigate the potential for such a scheme to be delivered in a sustainable form (SuDS) and should ensure that no surface water shall discharge to the public foul or combine sewerage system. The approved detailed 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.

No building(s) within a particular phase shall be occupied or any commercial uses of the site commence until the approved scheme for that phase or particular site is fully implemented. The development shall be constructed, completed and maintained in accordance with the approved scheme.

Reason: To ensure adequate drainage to the development in accordance with Policy EN19 and the National Planning Policy Framework.

17. No part of the development hereby approved shall be brought into use unless and until final details of a trunk road and local road signing scheme have been submitted to and approved in writing by the Local Planning Authority in consultation with the Highways Agency and thereafter implemented.

18. No part of the development shall be occupied until its associated car parking provision has been completed and available for use in accordance with the approved scheme. The car parking provision shall be retained and kept available for use thereafter.

Reason: To ensure an adequate level of parking is available for use in connection with the proposed development in accordance with Policy A10 of the City of Salford Unitary Development Plan.

19. There shall be no vehicular access from Langland Drive for construction, staff or visitor traffic to the development hereby permitted except emergency vehicles and for the purposes of maintenance to the Manchester Ship Canal and associated locks.

Reason: To protect the amenity of surrounding residents and uses in accordance with policies EN17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

20. No work on each phase of development shall commence until a noise and vibration management and monitoring plan has been submitted to and approved in writing by the Local Planning Authority with the exception of the Phase known as Part WGIS as indicated on Plan M8098-A-180 Rev B, which shall be submitted to the Local Planning Authority for written approval within 3 months from the date of this permission. The submitted management and monitoring plan shall include any piling operations and have been discussed with the Port Salford Noise and Vibration Steering Group (which shall meet with, as a minimum, representatives of the two local authorities (Salford and Trafford), community representatives and Ward Members) and submitted to and approved in writing by the Local Planning Authority. The plan shall have regard to the recommendations contained within BS5228. All approved measures identified within the Plan shall be implemented and maintained throughout the duration of the works they mitigate during the construction phase.

Noise from the construction, clearance and site remodelling phases of the development (specified as Site Noise) (LAeq,.T) shall not exceed a noise level of 70dBLAeq(1hour) at any time on Monday to Friday 08:00 to 18:00 hours and Saturday 08:00 to 14:00 hours and LAeq,.T shall not exceed the existing background level (LAeq,.T) at any time, at any point 1 metre from the boundary of any noise sensitive properties. The existing background noise levels must be agreed at noise sensitive properties with the Local Planning Authority prior to the commencement of any development works on the site. The Plan shall include a Noise Monitoring Protocol detailing the monitoring to be undertaken to show that the LAeq,.T levels are not exceeded.

The Noise and Vibration Management and Monitoring Plan for Construction, including clearance and site remodelling phases, shall define the responsibilities for managing noise and vibration emissions, the mitigation measures proposed, the methodology for specifying and procuring quiet plant and equipment, the methodology for the verification of noise emission levels from plant and equipment and consultation and reporting processes on matters of noise and vibration between the developer, the Local Planning Authority and the public. The Plan shall also include issues such as site notices which advise the general public of contact names and numbers both during and out of hours in the event of noise issues and include information exercises such as but not exclusively leaflet drops.

Reason: To ensure that an acceptable level of air quality and noise are preserved throughout the duration of the construction phase and so as to accord with Policy EN17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

21. No work on any phase of the Western Gateway Infrastructure Scheme shall commence until a Noise Assessment Scheme relating to the control of noise of the Western Gateway Infrastructure scheme has been submitted to and approved in writing by the Local Planning Authority with the exception of the Phase known as Part WGIS as indicated on Plan M8098-A-180 Rev B, which shall be submitted to the Local Planning Authority for written approval within 3 months from the date of this permission. The Noise Assessment Scheme shall be discussed with the Port Salford Noise and Vibration Steering Group (which shall meet with, as a minimum, representatives of the two local authorities (Salford and Trafford), community representatives and Ward Members) prior to submission. The assessment shall identify mitigation measures, which might include barriers, for the control of noise from the Western Gateway Infrastructure Scheme. The measures shall be installed in accordance with the noise assessment scheme as approved and maintained at all times.

Reason: To safeguard the amenity of residents so as to accord with Policy EN17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework .

22. A noise and vibration management and monitoring Plan relating to the control of noise and vibration from the operation of the Port Salford development in total (other than highway works but including the rail link, sidings and on site marshalling activities) shall be discussed with the Port Salford Noise and Vibration Steering Group (which shall meet with, as a minimum, representatives of the two local authorities (Salford and Trafford), community representatives and Ward Members) and submitted to and approved in writing by the Local Planning Authority (LPA). The Plan shall include an implementation programme and shall be implemented in accordance with that timetable and maintained at all times.

The Plan shall ensure that the noise emitted from site activities (including the rail link, sidings and on site marshalling activities) shall not exceed the existing LAeq(1 hour) between the hours of 0700 to 2300 and shall not exceed the existing LAeq (5 mins) by -5dB between the hours of 2300 to 0700 at the nearest noise sensitive properties.

The scheme shall include a Noise Monitoring Protocol detailing the monitoring to be undertaken to show that the LAeqT levels are not exceeded.

The existing LAeqT noise levels must be agreed at noise sensitive properties with the Local Planning Authority prior to the commencement of any development on site.

The Noise Management Plan for the operation of the facility shall define the responsibilities for managing noise and vibration emissions, the mitigation measures proposed may, include details of a landscape bund to the A57 (Liverpool Road), barriers to the new rail link and barriers to the Manchester Ship Canal and Langland Drive, the methodology of specifying and procuring quiet plant and equipment, the methodology for the verification of noise emission levels from plant and equipment, and the construction and reporting processes on matters of noise and vibration between the operator of the development, the Local Planning Authority and the public. The Noise Management Plan should also include issues such as site notices which advise the general public of contact names and numbers during and out of hours in the event of noise problems and include information exercises such as leaflet drops.

Reason: To safeguard the amenity of residents so as to accord with Policy EN17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

23. No work on each phase of development shall commence until the following information has been submitted to and approved in writing by the Local Planning Authority, with the exception of Phase 1 of the development known as Part WGIS (indicated on Plan M8098-A-180 Rev B) which shall not be brought into use until a remediation verification report has been submitted to the Local Planning Authority for approval, validating that all remediation works have been completed for this particular phase in accordance with the approved remediation measures.

A site investigation survey (the survey) for that phase of the application. The survey shall not commence until the Local Planning Authority has agreed the methodology in writing. The findings of the survey shall be presented in a Site Investigation Report (the report), which shall address the nature, degree and distribution of ground contamination and ground gases on site and shall include an identification and assessment of the risk to receptors as defined under the Environmental Protection Act 1990, Part IIA, focusing primarily on:

a) risks to human health; and

b) controlled waters, as well as groundwater and surface waters associated on and off the site that may be affected by the development to which the application for approval of reserved matters relates.

The report shall also address the implications of ground conditions on the health and safety of site workers, on nearby occupied building structures, on services and landscaping schemes and on wider environmental receptors including ecological systems and property. The report shall include a risk assessment and, where appropriate, a remediation options appraisal. It shall also include a monitoring and review process to allow for agreed changes to the report. The report shall be subject to the approval of the Local Planning Authority and agreed in writing prior to the start of the phase of development to which it relates.

Where the report reveals the need for remedial measures, these shall be detailed in a remediation statement report, which shall be subject to the approval of the Local Planning Authority and agreed in writing prior to the commencement of the development of that particular phase to which it relates. Where remedial measures have been identified and approved by the Local Planning Authority, the remediation to which the application for approval of reserved matters relates shall be carried out in accordance with the approved remediation statement report. Where approved remedial measures have been undertaken, a remediation verification report shall be submitted to the Local Planning Authority for approval, validating that all remediation works have been completed for that particular phase in accordance with the approved measures prior to first occupation of buildings within that phase.

Reason: To secure the safe development of the site in terms of human health and the wider environment in accordance with the NPPF and Policy EN16 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

24. Any imported materials, soil or soil forming materials brought onto site for use in soft landscaping areas, 'filling' or construction shall be tested for contamination and suitability for use on site. Proposals for contamination testing shall be submitted to, and approved by the Local Planning Authority in advance of any imported materials being brought onto the site. The development shall proceed in accordance with the approved details unless otherwise agreed in writing with the Local Planning Authority, with the exception of Phase 1 of the development known as Part WGIS (indicated on Plan M8098-A-180 Rev B) which shall be carried out in accordance with the approved details within the SKM Remediation Implementation Plan, Final v3, dated May 2013.

Reason: To secure the safe development of the site in terms of human health and the wider environment in accordance with Policy EN16 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

25. No fuels, oils, chemical or effluents shall be stored, handled, loaded or unloaded on a particular phase or site identified within a phase until the Local Planning Authority has approved a scheme for the storage, handling, loading and unloading of fuels, oils, chemicals, or effluents in writing, with the exception of Part WGIS which shall be carried out in complete accordance with the measures set out in the WGIS (Part WGIS) Construction Method Statement (CMS) & the WGIS Construction Environmental Management Plan Addendum (CEMP), December 2012, Buckingham Group Contracting (Ref: BGCL-CEMP-001-V1). The development shall be constructed and completed in accordance with the approved scheme.

Reason: To secure the safe development of the site in terms of human health and the wider environment in accordance with Policies EN17 and EN18 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

26. No work on each phase of development shall commence until the following information has been submitted to and approved in writing by the Local Planning Authority with the exception of the Phase known as Part WGIS as indicated on Plan M8098-A-180 Rev B, which shall be submitted to the Local Planning Authority for written approval within 3 months from the date of this permission.

Details of the measures to protect and safeguard the retained trees and hedgerows within that phase. The agreed measures shall be implemented prior to the commencement of any site works within that

phase and remain for the duration of the construction phase unless otherwise agreed in writing. The removal of the protection measures shall not take place until it has been agreed in writing with the Local Planning Authority.

Reason: To ensure the protection of existing trees and vegetation in accordance with policy EN12 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

27. No work on each phase of development shall commence until a landscape scheme relating to that phase has been submitted to and approved in writing by the Local Planning Authority with the exception of the Phase known as Part WGIS as indicated on Plan M8098-A-180 Rev B, which shall be submitted to the Local Planning Authority for written approval within 3 months from the date of this permission. Such a scheme shall include full details of trees and shrubs to be planted, walls, fences, boundary and surface treatment and shall be carried out within in accordance with an agreed timetable for that particular phase. Any trees or shrubs dying within five years of planting shall be replaced with the same species within twelve months.

Reason: To ensure the protection of existing trees and vegetation in accordance with policy EN12 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

28. Prior to the construction of the rail link north of the A57 an ecological mitigation strategy for the Mossland Triangle, (land enclosed by the main rail line and the connecting spurs), including an implementation and maintenance strategy with dates for completion shall be submitted to and approved in writing by the Local Planning Authority. The approved mitigation strategy shall be implemented in accordance with the agreed completion timetable.

Reason: To ensure the long term maintenance of local ecological features in accordance with Policies EN9 and EN10 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

29. Prior to the commencement of development, an implementation and maintenance strategy for the ecological mitigation to Salteye Brook as set out in Volume II of the Environmental Statement (and subsequent addenda) shall be submitted to and approved in writing by the Local Planning Authority, with the exception of Phase 1 of the development known as Part WGIS (indicated on Plan M8098-A-180 Rev B) which shall be carried out in accordance with the SKM Enviros Ecological Mitigation, Implementation and Maintenance Strategy for the Salteye Brook, Final v2, dated February 2013. The submitted strategy should include a plan showing the extent of any intended buffer zone between the Brook and the active construction zone where part of the implementation and maintenance strategy would apply, phasing and details of responsible parties for implementation and maintenance. The strategy shall be implemented in accordance with the approved details.

30. Prior to commencement of the development of the rail link north of the A57, a scheme to protect and ensure the continuity of use of the Brookhouse Playing Field during construction works and following completion of the development shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall ensure that pitch facilities remain as accessible and equivalent in terms of size, usefulness, attractiveness and quality (including drainage detail), as the existing and include a programme for implementation. The development shall proceed in accordance with the approved scheme.

Reason: To ensure that the immediate and long term use of this recreational facility is secured in accordance with Policy R1 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

31. No artificial lighting within a particular phase of development shall be constructed / erected unless and until a scheme detailing the proposed artificial lighting scheme for that particular phase of development has been submitted to and approved in writing by the Local Planning Authority. The scheme shall accord with the principles established in the lighting scheme as part of the ESS (Volume II Section 12 and

Appendix 12.1 Volume IV) and the Capita Symonds 'External Lighting Appraisal' dated June 2006. Unless otherwise agreed in writing, the development of that particular phase shall be carried out in strict accordance with the approved lighting scheme and maintained as such thereafter.

Reason: To safeguard the amenity of local residents and in the interest of visual amenity in accordance with Policies DES1 and EN17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

32. No work on each phase of development shall commence until a Security and Crime Prevention Strategy including details of all physical security measures has been submitted to and approved in writing with the exception of the Phase known as Part WGIS as indicated on Plan M8098-A-180 Rev B, which shall be submitted to the Local Planning Authority for written approval within 3 months from the date of this permission.

For the avoidance of doubt this shall include all fencing positions, heights, design, materials and colour treatment; provision of CCTV; vehicle and pedestrian access gates and barriers; access controls, site management and liaison with the relevant police authorities. The development shall be carried out in accordance with the approved details.

Reason: In the interest of visual amenity and to ensure that the development is appropriately secured from crime in accordance with Policies DES1 and DES11 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

33. No work on each phase of development shall commence until a scheme for targeting and utilising local people for construction and post construction employment has been submitted to and approved in writing by the Local Planning Authority, with the exception of Phase 1 of the development known as Part WGIS as indicated on Plan M8098-A-180 Rev B, which shall be carried out in accordance with the 'Targeted Recruitment and Training' statement by Hochtief (UK) for Western Gateway Infrastructure Scheme. The scheme shall be implemented in accordance with the approved details.

Reason: To ensure that the regeneration benefits of the development can be maximised in accordance with Policy E1 of the City of Salford Unitary Development Plan.

34. Within 3 months from the date of this permission the following information shall be submitted to and approved in writing by the Local Planning Authority in respect of the areas defined on the submitted Extent of Archaeological Drawing No: 00100098/1 dated 04.05.12:

1. A phased programme and methodology of site investigation and recording to include: - archaeological evaluation trenching, followed by - (across the area of archaeological interest) topsoil strip, recording and area/ feature excavation.

2. A programme for post investigation assessment to include: - analysis of the site investigation records and finds; - production of a final report and production of a final report on the significance of the archaeological interest represented.

3. Provision for publication and dissemination of the analysis and report upon the site investigation.

4. Provision for achieve deposition of the report and records of the site investigation.

5. Nomination of a competent person or persons / organisation to undertake the work set out within the approved Wintertree Software Inc..

Reason: To safeguard the archaeological integrity of the site in accordance with Policy CH8 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

35. No work on each phase of development shall commence until a survey to identify the existence of invasive plants has been submitted to and approved in writing by the Local Planning Authority with the exception of the Phase known as Part WGIS as indicated on Plan M8098-A-180 Rev B, which shall be submitted to the Local Planning Authority for written approval within 3 months from the date of this

permission. The survey shall include invasive plants (as listed in Schedule 9 of the Wildlife and Countryside Act 1981 (as amended)) and be carried out between April to September. The results of the survey shall be submitted along with any necessary mitigation measures, including the method and timescales for the eradication and disposal of any identified invasive plants. The eradication and disposal shall be undertaken in accordance with the approved measures and timescales.

Reason: To comply with environmental legislation and enhance local biodiversity.

36. Prior to the construction of the rail link north of the A57, full details including details of materials and scaled drawings showing the siting, elevations and sections through the acoustic wall and earth bund to be erected along the railway have been submitted to and approved in writing by the Local Planning Authority. The railway link shall not be brought into use until the acoustic wall and earth bund have been carried out in accordance with the approved details.

Reason: To protect the amenity of surrounding residents and uses in accordance with policies EN17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

Notes to Applicant:

1. This permission only authorises the carrying out of development which is entirely in accordance with the approved plans and other details submitted. In the event of any intended amendments to these details and plans, including the siting of the development in relation to site boundaries or adjacent properties, the developer must first contact the Development Services Directorate (Development Control Section) before any development is commenced for advice regarding the necessity to obtain further permission.

2. The applicant’s attention is drawn to the fact that any appeal against this decision must be made within six months of the date of this notice.

3. This Notice does not constitute an approval under the Building Regulations 2000 and you should contact the Local Authority Building Control Section for further information. For further information visit the City of Salford web site www.salford.gov.uk under the heading ‘Living’.

4. Please note that any new building(s) or any existing building(s) being converted into separate dwellings (including apartments etc.) or businesses will legally require an official postal address. This is enforceable under the Public Health Act 1925. The Developer should contact Salford City Council who will process the postal addressing. For further information visit the City of Salford web site www.salford.gov.uk under the heading ‘Living’.

5. This Notice does not constitute an approval of the highway layout for adoption in accordance with the Highways Act 1980 and you should contact the Local Authority Engineering Design Section for further information regarding the requirements for highway adoption. For further information visit the City of Salford web site www.salford.gov.uk under the heading ‘Living’.

6. No development which would otherwise interfere with a public right of way shall be commenced unless and until the appropriate consents have been obtained for the diversion of the Public Rights of Way that cross the application site.

7. The developer should be aware that no work should be carried out during the bird-breeding season except in accordance with the approved details. It is an offence to disturb any protected species except in accordance with an approved scheme and the appropriate licenses.

8. The submission of reserved matters relate only to those aspects applied for in outline (i.e., the buildings and their surrounds). The rail link, MMFI or WGIS elements were submitted in full and the submission of reserved matters for these elements are not therefore required.

9. The process for preparing the Highways Orders alone can be time consuming and thus shall be critical in determining the opening of parts of the proposed development. It is recommended that the applicant closely work with the three highway authorities from an early stage to discuss how the orders shall be progressed, who will promote which orders and how the detailed design process shall be undertaken. This group shall consist of as a minimum highway design representatives from the applicant, the

Highways Agency (Major Projects), Salford Council as Local Highway Authority and Trafford Council as Local Highway Authority and its object would be to facilitate the preparation and finalisation of the detailed design of any highways infrastructure which comprise part of the development.

10. It is suggested that the Steering Group should be permanently represented by a member of the following bodies should they wish to attend; Salford Council, Trafford Council, The Highways Agency and GMPTE and a representative of any Port Salford management organisation (such as the travel plan co-ordinator for the site immediately before and during operation). Additional members could be invited depending upon the specific issues to be discussed at that point in time.

11. For the avoidance of doubt, site remediation and ground works shall be permitted under this condition.

The powers to implement the ‘Part WGIS’ mitigating highway works need additional approval through separate consent regimes and statutory processes. It is thus possible the powers may not be granted. Nothing in this condition is intended to prejudice the outcome of any statutory process that is required to be followed in order to obtain the necessary powers to implement the mitigating works proposed. In addition the agreement at this time or at any other subsequent time in the design process of the proposed highway works does not constitute agreement that the Highways Agency shall utilise its powers to of Compulsory Purchase for any third party land required. Also note informative to condition 11 regarding details of submissions to the Highways Agency.

12. The purpose of this condition is to prevent commencement of more than 50% of the rail link warehouse until the requirements of the paragraphs a) to e) in the condition have been met. For the avoidance of doubt, other development authorised by this permission (including, for example, site remediation and ground works) shall be permitted under this condition.

The powers to implement some parts of the mitigating highway works need additional approval through separate consent regimes and statutory processes. It is thus possible the powers may not be granted. It must also be noted that the sections hereto related are for orders required for mitigation works relating to the trunk road network only.

Additional orders may be necessary for works that are or will form part of the local highway network. The applicant is advised to discuss the need for further orders with the Local Highway Authorities (Salford and Trafford) or relevant body relating to the Act under which any order is required. Nothing in this condition is intended to prejudice the outcome of any statutory process that is required to be followed in order to obtain the necessary powers to implement the mitigating works proposed. In addition, the agreement of any mitigating highway works (at this time or at any subsequent time in the process of implementing the proposed highway works), does not constitute agreement that the Highways Agency shall utilise its powers of Compulsory Purchase Orders for any third party land required.

The applicant is advised to pursue the detailed design and necessary orders as soon as is practicable as these can take a considerable time to secure. It is also advised that the applicant works closely with the Highways Agency’s Major Projects Directorate during both the orders and detailed design stages. The details to be submitted under condition 3(a) and 5(a) shall include but may not be limited to: a. How the scheme interfaces with the existing highway alignment, details of the carriageway markings and lane destinations; b. Full signing and lighting details as appropriate; c. Confirmation of full compliance with current Departmental Standards (DMRB) and Policies (or approved relaxations / departures from standards); d. Independent Stage One and Stage Two Road Safety Audit (Stage Two to take account of any Stage One Road Safety Audit recommendations) carried out in accordance with current Departmental Standards (DMRB) and Advice Notes; e. New approach to Appraisal (NATA) / Project Appraisal Report (PAR) assessment; f. Details of any proposed works that may put any embankment or earthworks relating to the structural integrity of the SRN at risk.

As the mitigating works to the SRN are not to be paid for with public monies the developer shall have to enter a section 278 agreement with the Highways Agency on behalf of the Secretary of State. These legal agreements can take some time to prepare and the applicant is advised to commence discussions

with the relevant persons within the Agency as early as is practicable to ensure there are no delays to the intended opening of the development.

13. The Port Salford Steering Group should be the mechanism through which the travel is managed and monitored. It shall also be the forum through which the travel plan shall be amended to adapt to the changing transport conditions within and around Port Salford.

14. All infrastructure that is to be adopted by Salford City Council shall be designed to the satisfaction of the Local Planning Authority in consultation with the Local Highway Authority.

http://publicaccess.salford.gov.uk/publicaccess/applicationDetails.do?activeTab=externalDocuments&keyVal=NI BABYNPG3F00

APPLICATION No: 15/65877/FUL APPLICANT: Mr Nigel Smith - Countryside Properties (UK) Ltd LOCATION: Former Seedley Primary School, Liverpool Street, Salford, M6 5GY, PROPOSAL: The erection of 60 dwellings and associated works. WARD: Langworthy

Description of Site and Surrounding Area

This application relates to the former Seedley Primary School, caretakers house (571 Liverpool Street) and playing fields which is located on the south side of Liverpool Street and also has frontage to the west onto Derby Road. The site is surrounded by dwellings to the north and east and by the M602 motorway to the south. Adjoining the west of the site is The Moorlands Sports and Social club which includes a bowling green. There is an existing public footpath that runs along to southern boundary of the site adjacent to the M602.

The site formerly accommodated Seedley Primary School and caretakers house which were demolished in 2011. The site is currently cleared and in the main hardsurfaced however the existing playing fields remain. The boundaries of the site are formed by a mix of walls and railings to a height varying between 1.5m to 2m. The site is relatively flat in nature however there is a change in land levels between the school element and the playing fields. There are trees along the frontage to Liverpool Street and around the perimeter of the playing field site.

The surrounding area is predominantly residential in nature and is characterised by terraced dwellings. There is a locally listed building at 41 Derby Road known as The Lodge.

Description of Proposal

Planning permission is sought for the removal of hardsurfacing and the erection of 60 dwellings and associated works which would include roads, footways, parking areas, hard and soft landscaping and engineering operations associated with the construction of dwellings.

There would be a mix of detached, semi detached and terraced dwellings across the site. A new road would be provided linking Liverpool Street to Southbourne Street and a cul-de-sac would be created off Derby Road. The dwellings would be located to provide frontage to Liverpool Street, Derby Road and new roads/private driveways created by the development. The dwellings that are located along the southern boundary of the site would front the public footpath that runs along the southern boundary.

There would be a mix of 24 x 2 bedroom units and 36 x 3 bedroom units. All the dwellings would be no more than two storey in height, have a traditional appearance with a mix of hipped and gable roofs. All the dwellings would be constructed from brick and would have tiled roofs. All dwellings would have private outdoor amenity space and their own off street car parking provision.

The application has been supported by the following documents: − Design and Access Statement − Viability Assessment − Air Quality Assessment − Phase 1 and 2 Site Investigation − Remediation & Enabling Works Strategy − Crime Impact Statement − Ecological Constraints Assessment − Transport Statement − Flood Risk Assessment − Noise Assessment − Tree Survey

Publicity

Site Notice: Non HH Article 13 Date Displayed: 27 February 2015 Reason: Article 13

A press notice was published in the press on 5 th February 2015.

Neighbour Notification

46 neighbouring residents were notified of the planning application.

Representations

7 letters have been received in response to publicity. Issues raised are summarised below: − The proposal would increase traffic particularly along Derby Road, which is busy at peak times. − The access onto Derby Road will compromise the on street car parking for existing occupiers of the dwellings of Derby Road. − Derby road is narrow

− Derby Road is classed within the planning submission as a quiet street which is untrue. − Adding a further junction onto Derby Road will impact on highway safety − The loss of the trees, including a tree 100 years old, would be detrimental to the area and ecologyically damaging − Questions as to whether the green space lost would be re-provided as requested in a covenant, has the covenant been removed? − The playing fields cannot be built on for 12 years following demolition of the school − Dwellings should not have gardens as they will not be kept in a tidy manner, paved areas should be provided as they would look better. − Southbourne Street is not wide enough to accommodate cars driving through it when cars are parked on both sides of the street − The development will place additional demand on on-street car parking along Southbourne Street. − The loss of green space will be a loss to local residence. − The development will increase demand for primary school places. − The site is designated educational land and should not be used for housing until lack of school places area addressed.

Relevant Site History

11/60272/DEMCON - Prior notification of demolition of Seedley Primary School and caretaker's house – Approved 16 th May 2011.

Consultations

United Utilities - Developer Services & Planning - In accordance with the NPPF the site should be drained on a separate system with foul draining to the public sewer and surface water draining in the most sustainable way. They highlight that the developer should explore draining options and the use of permeable paving for areas of hardstanding. A drainage condition is recommended and advice regarding drainage and water is offered.

Design For Security - No comments received to date

Senior Engineer Flood Risk Management - No objections to the development subject to a surface water drainage condition. The development is within Flood Zone 1. There is no record of fluvial flooding at the site. The development is classed as more vulnerable as the proposed use is dwellings. The site is within the Core Conurbation Critical Drainage Area but is identified in the constraints as affecting the Salford North Western Critical Drainage Area. The Areas Susceptible to Ground Water Flooding map which describes the site as having no risk of groundwater flooding. The Environment Agency Risk of Flooding from Surface Water website indicates a low risk of surface water flooding on the site and a low to medium risk in the housing estate to the east. United Utilities incident recording system does not indicate any flooding incidents due to incapacity within the public sewer. United Utilities records of internal and external sewer flooding does not identify any issues in this area.

Highways – No objections to the proposal subject to conditions. More detail can be found in the officer report below.

Environment Agency – No objections

Greater Manchester Ecological Unit - No objection to the scheme subject to a condition to protect nesting birds and a securing a landscape scheme with native species.

Transport For Greater Manchester (TFGM) - No comments received to date

The Highways Agency - Do not wish to raise any in-principle objection to this application. Conditions have been suggested regarding access alongside of the M602 although members should note that this access already existing and is a public footpath.

Sport England – Originally objected to the scheme however the applicant provided additional information. The additional information was reviewed and the objection to the scheme was withdrawn. The development is considered to accord with E4 of Sport England’s playing fields policy.

Urban Vision Environment (Air And Noise) - No objection in principle subject to conditions.

Urban Vision Environment (Land Contam) – Recommend a full contaminated land condition.

Planning Policy

Development Plan Policy

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

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

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

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

Unitary Development Plan R1 - Protection of Recreation Land Facilities This policy states the development of existing Recreation Land and facilities will not be permitted unless: i. the development is for recreation purposes that would contribute to the continued recreation use of the site; ii. adequate replacement provision, of equivalent or better accessibility, community benefit and management is made in a suitable location; iii. it has been clearly demonstrated that the site is surplus to recreational requirements; iv. the development is ancillary to the principal use of the site.

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 National Planning Practice Guidance

Local Planning Policy

Supplementary Planning Document - Nature Conservation and Biodiversity This policy document expands on the policies of the Unitary Development Plan relating to the issues of nature conservation and biodiversity, and seeks to ensure that all stakeholders have a clear understanding of how those policies should be implemented and their desired outcome.

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

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

Supplementary Planning Document - Education Contributions This policy document provides guidance on the city council’s approach to raising financial contributions via planning obligations under section 106 of the Town and Country Planning Act 1990 (as amended). The contributions raised will be directed to funding works associated with addressing the increased pressure on existing school provision that a development will generate.

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

Loss of Sports Provision

UDP policy R1 states the development of existing recreation land and facilities will not be permitted unless: i. the development is for recreation purposes that would contribute to the continued recreation use of the site; ii. adequate replacement provision, of equivalent or better accessibility, community benefit and management is made in a suitable location; iii. it has been clearly demonstrated that the site is surplus to recreational requirements; iv. the development is ancillary to the principal use of the site.

The application site comprises of a former school site (Seedley Primary School), all the school buildings have been demolished and land to the west of the former school buildings was the grassed area of playing field used by the school. The area of grass is large enough to have accommodated a grass pitch of at least 0.2 ha.

The applicant has provided information to demonstrate that playing field provision at the former Seedley Primary School was replaced at the Willow Tree Community Primary. The playing fields at the Willow Tree Community Primary are greater in terms of area and to a higher specification than those which were at the former Seedley Primary School.

Sport England have reviewed this detail and are satisfied that the playing field at the Willow Tree Community Primary represents a greater replacement playing field for that lost. In respect of quality, Sport England would normally require greater detail in terms of the specification, performance quality standard etc. of the replacement playing fields. However, in this case the playing field on the application site has been disused for a number of years and has not been maintained. The replacement playing field was also constructed and brought into use a number of years ago. Therefore Sport England are of the opinion that requiring a detailed comparison of quality would not be proportionate or serve any practical purpose in this case. They also note that the replacement playing fields were subject to a condition which required the playing field to be designed and constructed in accordance with technical design guidance Natural Turf for Sport which has been secured.

The proposal is therefore considered to accord with E4 of Sport England’s playing fields policy in that the playing field lost would be replaced, equivalent or better in terms of quantity, quality and accessibility and Sport England consider the scheme to be acceptable. In light of this it is also considered that the development will meet criteria ii of policy R1.

Provision of Residential Development

There is an identified need for additional housing in the city, particularly given that the City Council’s most recently published Strategic Housing Land Availability Assessment (SHLAA) (of August 2013) demonstrates that there is not a 5 year supply of land for housing. Under these circumstances, paragraph 49 of the NPPF requires that housing applications should be considered in the context of the presumption in favour of sustainable development. Where a local planning authority cannot demonstrate a five year supply of deliverable housing sites, relevant policies for the supply of housing should not be considered up-to-date. Where relevant policies are out of date, paragraph 14 requires that where there are no material considerations to indicate otherwise, planning permission should be granted unless:

“any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole; or specific policies in this Framework indicate development should be restricted”

Having regard to the shortfall in housing, the fact that the site is located within an urban area with the proposal offering an opportunity to develop an infill site, which is located within a relatively accessible and sustainable location, it is considered that the principle of developing the site for residential purposes is acceptable.

Size and Mix of Units

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.

Policy HOU2 states that the majority of new dwelling should have at least three bedrooms.

The proposed development would be for 24 x two and 36 x three bedroom family homes. Given that there are more three bedroom dwelling proposed it is considered that the proposed would accord with HOU1 and HOU2 and meet the wider housing strategy across the City.

Layout, Scale, Massing and Design

The proposed development would create one through road linking Liverpool Street to Southbourne Street with a shared driveway off it. A second access point would be taken from Derby Road and would provide a cul-de-sac with two shared driveways off it. All the proposed dwellings within the site would front the highway or the shared areas, which is supported as it would provide good levels of natural surveillance. All dwellings along the Derby Road frontage would have front doors onto the road. Amended plans have been receieved to address highway comments and this has resulted in only one dwelling on Liverpool Street being orientated to front this main road the other dwelling would front the road through the development with its gable elevation fronting onto Liverpool Street. This gable elevation has been designed to include secondary windows help provide some fenestration to Liverpool Street. Whilst this arrangement is not ideal it is not considered that this arrangement would be so unacceptable that the application should fail on these grounds.

Plots 24 to 42 would be orientated to front the public footpath that runs along the southern boundary of the site this is due, in part, to noise issues from the M602 motorway which will be discussed in detail below but also to provide natural surveillance to this footpath. These plots would be at closest point 4.9m from the 1.5m concrete wall (above the level of the site) that runs along the edge of the motorway embankment. This arrangement makes these plots appear isolated from the remainder of the development, as they essentially turn their back on the development. In terms of layout this creates a large bank of car parking to the rear of dwellings which is not ideal in design terms and Design for Security have questioned whether these areas will benefit from high levels of natural surveillance. In order to address concerns plot 23 is orientated so it fronts the cul-de-sac off Derby Road. Plots 13, 14 and 43 all incorporate secondary habitable room windows in the gable at ground and first floor. It is therefore considered that the car parking will benefit from natural surveillance from these properties. The positive of this arrangement is that an existing public right of way will benefit from high levels of natural surveillance. There would also be scope for the scheme to include landscaping along this space which in term would have wider benefits to the local environment. Having regard to the constraints of the site it is considered that the layout and orientation is acceptable.

The scale and massing of the dwellings is considered to be appropriate. The dwellings would be two storey and there would be a mix of hipped and gabled roofs which would be in keeping with the built form in the immediate area.

The dwellings are traditional in appearance constructed from brick with pitched roofs. The dwellings would have features such as contrasting brick cills and canopies over front doors. Dwellings located on corner plots have been designed to be dual fronted or to include habitable room windows on the gable elevation. A material schedule and samples have been submitted with the application and propose a red together with either a red or grey roof tile. It is considered that the materials are acceptable as they are good quality and would respect the context of the immediate area.

A landscaping scheme has been submitted with the application and provides an indication of hard and soft landscape areas within the site. The scheme is considered to provide residents with a good balance that not only cater for residents parking needs but also provides sufficient access and circulation within the site. Landscaping will be used to break up the mass of hardstanding between the car parking spaces along the rear of plots 24 -42. The detailed specification of the proposed landscaping has not been agreed as such a condition will be recommended to ensure the landscaping proposed is of a high quality. Subject to this condition it is considered that these details are acceptable. A boundary treatment plan has also been provided which shows that 1.1m high railing are proposed along the main road frontages and along the footpath adjacent to the M602. 1.8m high fencing of 1.8m high boundary walls are proposed to the rear garden. In order to maximise natural surveillance of the car parking area the fencing along the rear boundary of plots 24 to 42 will be timber to a

height of 1.2m with 0.6m high trellis on top. This design makes the boundary treatment is visually permeable and this will increase views to the cars parked at the rear of properties. Details of the boundary treatments have been included within the submission and are considered to be acceptable.

Adequate refuse provision has been incorporated into the scheme each dwelling would have space within the rear garden for bin storage and each garden would have a direct access to the street for collection days.

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

Impact on Locally Listed Building

The Lodge located at 41 Derby Road is a locally listed building. It is situated 30m from the application site on the opposite side of Derby Road. There will be points along Derby Road where the development will be seen in context with the locally listed building however given the development is of an appropriate scale and is considered to make a positive impact on the amenity of the area it is not considered that it would have an unacceptable detrimental impact on the setting of the lodge building. The proposal is therefore considered to accord with UDP policy CH8.

Design and Crime

A Crime Impact Statement has been submitted in support of the planning application. It details positive aspects of the scheme which include bringing a vacant site back into use, good level of surveillance of and from the dwelling and parked vehicles, building design is simple with no recesses, and an opportunity to build security features into the design.

The Crime Impact Statement highlights points for further consideration. In respect of boundary treatments the report highlights using boundary treatments to the front of properties to create defensible space, the use of visually permeable fencing to increase natural surveillance of the car parking and landscaping to the gable of plot 43 and that communal alleyway are gated at the outermost point. All these points have been incorporated into the scheme.

The report suggests incorporating the car parking for plots 24 to 27 and 38 to 42 into the rear gardens. It is considered doing this and taking the boundary treatment to the rear boundary of these properties would reduce views of car parking spaces 28 to 37 from Derby Road and Southbourne Street. It is also considered that this approach could be more problematic with gates being either being left open or cars parking in front of them. Therefore on balance it is considered the arrangement as presented is the best option and that orientation of plots, including windows on gable elevations and the use of visually permeable boundary treatments proposed would acceptably maximise natural surveillance of this area.

The CIS also details other physical security measures which it considered should be incorporated into the scheme. However, it is considered that this level of technical detail is beyond that which is within the remit of planning control and the applicant is aware of the detail in their report.

Overall it is considered that the applicant has sought 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

The site is bounded by residential dwelling to the north and east, these properties have gable elevation directly facing the application site and these elevations do not contain any habitable room windows. Plot 42 is situated 6.3m from the rear garden of 15 Southbourne Street, and there are no habitable room windows in the outrigger of this property. It is considered that the development is sufficiently offset from these dwellings to the east to ensure that the development would not have an unacceptable overbearing impact of the amenity these existing residents enjoy.

The proposed dwellings fronting Derby Road would be at closest point 20.4m from the dwellings opposite. Whilst this distance does not maintain 21m it is considered that this is typical of the urban context and similar to the terraced dwellings found in the vicinity of the site. In this circumstance, this relationship is considered

acceptable and it would not lead to occupiers of 21-39 Derby Road from experiencing a significant reduction in the privacy they currently enjoy.

There appears to be a self contained flat above the The Moorlands Sports and Social club and there are windows which directly face the application site. It has not been established whether these windows would serve habitable rooms however these windows would be situated at 2.5 storeys and therefore would not directly face habitable rooms in the proposed dwellings, nor would the proposed dwellings have an overbearing impact on these windows given their elevated position. These windows may have the potential to result in some overlooking of plots 3 and 4 of the development however it is not considered that it would result in the need to redesign this part of the scheme or that future occupiers would have an unacceptable level of amenity.

In the main it is considered that the proposed layout is acceptable in terms of interfacing distances between proposed dwellings. Overall the scheme in terms of space around dwellings is similar to other dwellings in the immediate vicinity, providing all dwellings with private outdoor amenity space which will provide future occupants with an acceptable level of amenity.

Overall it is considered that the development would provide existing neighbouring residents and future occupiers of the site with an acceptable level of amenity in terms of space, sunlight, daylight, privacy, aspect, and layout in accordance with UDP Policy DES7.

Highways

The application has been supported by a Transport Statement (TS) which highlights that the application site is situated within a residential area, served by good public transport links, and within close proximity of local amenities on Liverpool Street and the A5186 Langworthy Road. It also concludes that there are no traffic transportation grounds on which to refuse the application for the proposed residential development.

Likely Trip Generation

UV Highways have undertaken an assessment to examine the potential trip generation for the site using the industry standard database TRICS. Table 1 provides a summary of this as below:

Trip Rates Trip Generation Peak Hour Arr Dep Arr Dep AM 0.161 0.381 10 23 PM 0.394 0.194 24 12 Table 1.

Table 1 demonstrates that the proposed development could potentially generate 33 two-way trips in the am peak hour and 36 two-way trips in the pm peak hour which equates to roughly one additional vehicle every two minutes on the highway network.

The proposals will therefore be unlikely to result in a significant impact on the local highway network and as such it can be concluded that the proposals will be unlikely to result in a severe highway impact as defined within the National Planning Policy Framework (NPPF).

Additionally, it should be noted that the former primary school use would have been subject to a significant number of trips and likely to be more intensive than the proposed residential use.

Proposed Access Arrangements -

The site proposes a new 5.5m wide vehicle access on Liverpool Road, a new 5.5m wide vehicle access on Derby Road and a connection to the existing adopted highway on Southbourne Street, to provide a continuous 5.5m wide carriageway and adjacent 2m footways. This is acceptable to facilitate two-way traffic flows into and out of the site. A scheme for the construction of the new junctions will be ensured by way of planning condition.

In terms of the proposed connection from Southbourne Street, providing a continuous link to Liverpool Street, consultation with colleagues within the Collision Investigation section and Engineering Design section has

confirmed that this section of carriageway will need to be subject to a scheme of traffic calming and will need to be included within the 20mph zone. The above will need to be progressed under the Section 38 process.

The applicant should be made aware that any redundant access points which served the former school site will need to be reinstated as continuous footway to adoptable standards as part of the development. Plots 21 and 22 will be accessed via new vehicle crossing points on Derby Road. These will need to be arranged in liaison with the Engineering and Highways division of Urban Vision (see informative below).

Proposed Parking Provision -

The proposed development would provide 96 car parking spaces, which equates to a provision of 1.6 spaces per dwelling in-line with Salford City Councils parking standards. However, this is considered acceptable as the development is proposing family dwellings and in respect of the design the development does not appear to be overly dense or dominated by car parking provision. The parking provision will need to be ensured by way of planning condition.

The Highways Agency have recommended conditions/informatives in respect of works close to the M602 motorway. One of the condition recommend restricts direct vehicular or pedestrian access between the site and the M602 highway boundary and requires a fence not less than 2 metres high shall be erected along the frontage of the site with the motorway. It would appear that the Highway Agency have misunderstand the site context and failed to understand that there is an existing adopted passageway between the site and the motorway for pedestrian access, this sits outside the redline. Therefore this condition is not considered necessary.

In view of the above and given the highway officer has raised no objections to the proposals, subject to attachment of the conditions as recommended it is considered that the development is acceptable and would accord with UDP policies A8 and A10.

Surface Water and Drainage

The application site lies within Flood Zone 1 and a critical drainage area and therefore the application has been supported by a Flood Risk Assessment. The FRA confirms that development will achieve a 50% reduction in discharge rate and attenuation will be incorporated in the surface water drainage. It also states that external levels will be designed to ensure overland flood routes are available through the development for us in exceptional circumstances and finished floor levels are set at a minimum of 300mm above adjacent road level to protect properties from overland flows. The City’s drainage engineer has reviewed the application and has raised no objection to the scheme subject to a surface water drainage condition which restricts surface water discharge rate to 50% of the existing discharge rate.

FRD 11 of the Flood Risk and Development Planning Guidance states Sustainable Drainage Systems should be used where practicable, particularly in areas prone to surface water flooding.

The FRA confirms that the site investigation has been undertaken and concludes that the site is not suitable for the use of SUDs techniques as the underlying strata offers little or no effective permeability. However, the drainage strategy for the site will reduce surface water runoff by 50% and as such would accord with the Strategic Flood Risk Assessment and satisfy policy EN19 of the UDP.

Contamination

The application has been supported by a Phase 1 and 2 Site Investigation and Remediation & Enabling Works Strategy. The City’s environmental consultants have considered the information submitted and made detailed comments which recommend that further assessment/site investigation is undertaken. As such a full contaminated land condition is recommended.

Air Quality and Noise

Given the proximity of the proposed residential development site to the M602 motorway, the site is located within an Air Quality Management Area (AQMA) for nitrogen oxides. An air quality assessment has been submitted in support of the application and technical measures are incorporated into the design of properties

which would take fresh air from outside the dwelling will pass through filters before being delivered to the property, therefore the future occupiers of these properties will not need to open windows to provide ventilation.

The development site is bounded to the south by the M602 which gives rise to noise impacts upon the site and this is the most dominant noise source. Traffic noise will require mitigating in order to meet requirements and guidelines for noise levels within varying rooms in the properties and outside of the properties. The mitigation required and recommended within the acoustics report need to be implemented.

Therefore, it is required that the residential accommodation shall be constructed and occupied in accordance with the approved details and that completion report(s) confirming that the necessary noise & air quality (ventilation) attenuation and mitigation measures have been implemented.

The City’s Environmental Consultants have considered the report and agree with its findings in that the site is suitable for housing development subject to mitigation measures as set out in the air quality and noise assessment being secured. Subject to conditions it is considered that the development is acceptable in this regard and would accord with UDP policy EN17.

Ecology

An Ecological Assessment has been submitted with the planning application. This assessment concludes that in principle a residential development at the site is feasible, there are reasonable actions for the protection and long term conservation of fauna and there is an opportunity to secure ecological enhancement.

GMEU have reviewed the application and highlight that the site layout indicates that all the existing trees and shrubs will be lost from the site (The ecologists who wrote the assessment appear to have been unaware that all trees would be lost as they also recommended tree protection measures for those to be retained). Without mitigation they consider this to be a net loss of biodiversity contrary to guidance within the NPPF. The ecological assessment provides recommendations for suitable species to be incorporated in to the landscape plan as mitigation for any trees lost. GMEU consider that the landscape plan whilst including an extensive planting plan contains very few native specifies; just eleven silver birch of which 9 or ornamental varieties and 8 ornamental varieties of rowan. They would like to see an increase in the percentage of native species within the planting plan. Given that landscaping is yet to be agreed these details can be secured by condition.

In light of the above, and subject to an addition condition for removal of vegetation in the bird nesting season, it is considered that the development would not have a detrimental or irreversible impact on ecology therefore the proposal is considered to be acceptable in this regard.

Trees

A Tree Survey has been submitted in support of the planning application which has fully assessed the trees within the site. The Council’s consultant arborist if of the opinion that the report gives a fair and accurate appraisal of the trees within the site.

To facilitate the development; all recorded trees on site (100 in total) are proposed for removal; the majority of trees are category B, C & U; the latter 2 categories should not be allowed to constrain a development. The City’s Arborist has questioned whether the quality of the trees in the groups is sufficient to warrant retention and has confirmed that none of the surveyed trees would merit protection under a TPO.

Whilst the loss of caterogy B trees is regrettable it is considered that the loss of trees can be mitigated against with replacement tree planting. Replacement planting is normally requested on a 2:1 basis however in light of the nature of the self-seeded trees on site, replacement on a 1:1 basis is considered by the arborist to be a more practical request. A replacement landscaping scheme has been supplied and this shows that 70 replacement trees are proposed which is short of a direct replacement. However the landscaping scheme is yet to be agreed so there may be scope to increase the number of trees (ensuring the site is not overstocked) or to secure a higher standard of replacement tree. Whatever solution agreed it is considered that the development together with replacement tree planting would have a positive impact on the visual amenity of the area and as such it would be unreasonable to refuse the application in line with EN12.

Sustainability

The applicant has submitted a statement which outlines all the sustainability measures which will be incorporated into the development. Firstly it is important to note that the site will be constructed under the 2010 Building Regulations and the applicant has confirmed that the development will not achieve Code Level 3. The applicants have confirmed that a financial payment in respect of climate change would render the scheme unviable, as detailed later in the report. A sustainability checklist has been submitted with the application and this outlined sustainability measures which have been incorporated into the scheme. In light of the factors above together with issues surrounding viability it is considered that the applicants have satisfied the requirement to reduce, wherever possible, impacts on local and global environments in accordance with EN22 and the Sustainable Construction Supplementary Planning Document.

Affordable Housing

Policy HOU3 of the housing planning guidance requires that 20% of dwellings should be affordable on sites above the thresholds set out in UDP Policy H4 (25 or more dwellings). The reasoned justification to Policy HOU3 is clear at paragraph 5.10 that the preference in the policy is for the affordable housing to be provided onsite.

On this basis, the starting position is that 20% (12) of the units on the site should be affordable housing.

The applicant is arguing that should full planning contributions including affordable housing be payable this would render the scheme unviable. If viability is proven to be an issue, then a reduction in affordable housing may then be accepted. Viability is discussed below.

Planning Obligations

The Planning Obligations SPD explains the city council’s overall approach to the use of planning obligations, and sets out detailed advice on the use of obligations to ensure that developments mitigate their impacts by making an appropriate contribution to projects that will ensure the needs generated by the development are met.

The Education Contributions SPD outlines the city council’s approach to raising financial contributions via planning obligations which will be directed to funding works associated with addressing the increased need for primary school places that a development will generate.

These Supplementary Planning Documents require major residential developments of 10 dwellings or more to ordinarily contribute towards addressing increased pressure on existing primary school provision, the provision, improvement and maintenance of open space and recreation facilities; public realm, infrastructure and heritage; construction training; and reducing and offsetting carbon dioxide emissions where developments do not achieve ‘very good’ or excellent BREEAM ratings or equivalent.

In accordance with these policy documents the following financial contribution would be sought:

Open Space = £129,168 Public Realm, infrastructure and heritage = £90,000 Education = £99,496.32

Total = £318,664.32 plus a 2.5% admin fee

The applicant has undertaken an appraisal of the viability of the development and this shows that if a commuted sum is sought from the scheme, it would render the scheme entirely unviable.

Paragraph 4.5 of the Planning Obligation SPD recognises that there will be some circumstances where it may be appropriate for the value of any planning obligation to be lower, or for there to be no obligation at all. One example of this is where the viability of development would otherwise be compromised and the benefits of development outweigh any negative impacts that would normally be addressed through a larger commuted sum.

The viability appraisal, presented by Countryside Properties, for the scheme has been assessed by the local

planning authority and the scheme would be unviable should planning obligations be sought. The information provided shows that if no planning obligation are paid and all the units are sold together to an investment company the anticipated developer profit is significantly lower than the expected industry standard. The applicant has agreed to enter into a legal agreement which will secure a claw back mechanism when costs and values are firmed up.

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:

-Open Space Provision -Public Realm Infrastructure and Heritage Provision -Education -Affordable Housing Contribution

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 shall be begun not later than the expiration of three years beginning with the date of this permission.

Reason: To comply with the requirements of Section 51 of the Planning and Compulsory Purchase Act 2004.

2. The development hereby permitted shall be carried out in accordance with plans set out in Drawing Register J00291 dated 11th March 2013.

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

3. The development hereby approved shall be undertaken in strict accordance with the facing materials outlined in Materials Schedule Materials SK291MS-2 Rev C.

Reason: To safeguard the amenity of the area in accordance with policy DES 1 of the City of Salford Unitary Development Plan

4. Prior to the commencement of the development, a Preliminary Risk Assessment report, including a conceptual model and a site walk over, to assess the potential risk of land contamination, shall be submitted to and approved in writing by the Local Planning Authority. Should a potential risk be identified then: A Site Investigation report shall be submitted to and approved in writing by the Local Planning Authority. The investigation shall address the nature, degree and distribution of land contamination on site and shall include an identification and assessment of the risk to receptors focusing primarily on risks to human health and the wider environment; and

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

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 LPA.

Reason: In the interests of public safety in accordance with National Planning Policy Framework.

5. Prior to commencement of development, a noise and vibration management and monitoring plan relating to the control of noise and vibration from construction, including any piling operations, of the development shall be submitted to and agreed in writing by the Local Planning Authority. The plan shall: − require all construction plant items to be fitted with effective silencers and comply with current EC regulatory noise limits where relevant; − require plant to be located so as to minimise impact on sensitive properties; − define the responsibilities for managing noise and vibration emissions; − define the methodology of specifying and procuring quiet plant and equipment, for the verification of noise emission levels from plant and equipment and the consultation and reporting processes on matters of noise and vibration between the developer, the Local Planning Authority and the public; − include site notices which advise the public of contact names and numbers both during and out of hours in the event of noise problems; − include information exercises such as leaflet drops; − include noise and vibration mitigation measures; − include a Noise Monitoring Protocol detailing the monitoring to be undertaken to show that agreed LAeq,T levels are not exceeded. All approved measures identified shall be implemented and maintained throughout the duration of the construction works unless the Local Planning Authority otherwise agrees in writing.

Reason: To safeguard the amenity of the future occupants of the development in accordance with policy EN17 of the City of Salford Unitary Development Plan.

6. Prior to the commencement of the development, the developer shall submit a Dust Management Plan for the written approval of the Local Planning Authority. The Dust Management Plan shall identify all areas of the site and site operations where dust may be generated and further identify control methods to ensure that dust does not travel beyond the site boundary. Once in place, all identified measures shall be implemented and maintained at all times. Should any equipment used to control dust fail, the site shall cease all material handling operations immediately until the dust control equipment has been repaired or replaced. Reason: To safeguard the amenity of the neighbouring residents in accordance with policy EN17 of the City of Salford Unitary Development Plan.

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

(i) the times of construction activities on site (ii) the parking of vehicles of site operatives and visitors (iii) loading and unloading of plant and materials (iv) storage of plant and materials used in constructing the development (v) the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate (vi) wheel washing facilities (vii) measures to control the emission of dust and dirt during construction (viii) a scheme for recycling/disposing of waste resulting from demolition and construction works (ix) measures to prevent disturbance to any adjacent living accommodation from noise and vibration, including any piling activity (x) measures to prevent the pollution of watercourses

Reason: To safeguard the amenity of the future occupants of the development in accordance with policy EN17 of the City of Salford Unitary Development Plan.

8. The development hereby approved shall be undertaken in accordance with Air Quality Assessment (Ref R15.1084-8-AG) and Road Traffic Noise Assessment (Ref 20150115 7258 Salford PPG-7). Prior to occupation of the development a Site Completion Report shall be submitted to the Local Planning Authority for approval. The Site Completion Report shall validate that all works undertaken on site were completed in accordance with those in the assessment. All mitigation measures shall thereafter be retained.

Reason: To safeguard the amenity of the future occupants of the development in accordance with policy EN17 of the City of Salford Unitary Development Plan.

9. No works to any trees or shrub vegetation, including removal and clearance, shall take place between March 1st and August 31st in any year unless a detailed bird nest survey by a suitably experienced ecologist has been carried out immediately prior to any works and written and written confirmation provided that no active bird nests are present which has been agreed in writing by the Local Planning Authority.

Reason: All British birds, their nests and eggs (with certain limited exceptions) are protected by Section 1 of the Wildlife & Countryside Act 1981, as amended.

10. Nothwithstanding the details submitted in DFD/LIV/LS/L1 Rev B the development hereby approved on site shall be treated in accordance with a landscape scheme which shall be submitted to and approved by the Local Planning Authority before development of the full planning permission hereby permitted is started, save for clearance and site remediation. The scheme shall include full details trees and shrubs to be planted, fences, boundary and surface treatment and shall incorporate the principles set out in the landscaping master plan which accompanied the application. The scheme shall also include phasing details for the implementation of the landscaping. The scheme shall be carried out in accordance with the approved details and any trees or shrubs dying within five years of planting shall be replaced within 12 months of removal or death to the satisfaction of the Local Planning Authority.

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

11. Prior to the commencement of development a scheme to demonstrate that the construction works will not have any adverse impact on the motorway embankment or retaining wall shall be submitted to and approved in writing by the Local Planning Authority. The construction works shall be carried out in strict accordance with the approved details.

Reason: To ensure that the trunk road network might continue to fulfil its purpose as a national system of routes for through traffic, in accordance with Section 10 (2) of the Highways Act 1980, maintaining the safety of traffic on the road.

12. A scheme for the provision of onsite and off site highway works shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented in full prior to the occupation of any dwelling hereby approved

Reason: In the interests of highway safety in accordance with policy A8 of the City of Salford Unitary Development Plan 2004-2016.

13. Prior to occupation of the plots to which they relate, the car parking spaces shown on drawing number SK291-PL-02 Rev I shall be provided and shall be retained thereafter unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure that satisfactory provision is made for the parking of vehicles in connection with each dwelling in accordance with policy A10 of the City of Salford Unitary Development Plan.

14. Visibility splays of 2.4m x 59m shall be provided in both directions either side of the application site’s junction with Liverpool Street and splays of 2.4m x 43m from the site access on Derby Road and nothing shall be subsequently erected or allowed to grow to a height in excess of 0.6m within them in accordance

with Figure 4.2 and 4.3. The visibility splays shall be implemented prior to first use and shall be retained thereafter.

Reason: In the interests of highway safety in accordance with policy A8 of the City of Salford Unitary Development Plan 2004-2016.

15. No development shall take place until a strategy of surface water drainage for the site using sustainable drainage methods has been submitted to and approved in writing by the Local Planning Authority. This scheme should demonstrate that the surface water discharge rate is restricted to 50% of the existing discharge rate as per Salford City Council's SFRA and that disposal of surface water from the site will no exacerbate existing flooding unless otherwise agreed in writing. The approved development shall be implemented in accordance with the approved strategy prior to the commencement of the development. The development shall be carried out in accordance with the approved scheme.

Reason: To reduce the risk of flooding from overland flows in accordance with policy EN19 of the City of Salford Unitary Development Plan.

Notes to Applicant

1. STANDING ADVICE - DEVELOPMENT LOW RISK AREA

The proposed development lies within a coal mining area which may contain unrecorded coal mining related hazards. If any coal mining feature is encountered during development, this should be reported immediately to The Coal Authority on 0345 762 6848. It should also be noted that this site may lie in an area where a current licence exists for underground coal mining.

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

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

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

2. Please also consult the EA Flood Maps For Surface Water to identify possible areas where existing flooding should be accomodated on site.

3. The applicant should demonstrate that the disposal of surface water from the site will not exacerbate existing flooding.

4. No drainage from the proposed development shall run off into the motorway. Drainage system, nor shall any such new development adversely affect any motorway drainage.

5. In respect of condition 7 highways works should include details of the new site access onto Liverpool Street and Derby Road, and connection to Southbourne Street including a scheme of traffic calming, reinstatement of redundant access points, and provision of tactile paving and associated footway resurfacing works. For more information please see comments from the Council's Highway Team dated 12th January 2015.

6. In respect of condition 11 please speak to the Highways Agency.

7. BS 5228:2009, “Control of Noise on construction and open sites” provides for best practice guidance in respect of noise and vibration control methods from works of construction and demolition. 8. The applicant’s attention is drawn to advice from United Utilities in letter dated 12 th February 2015.