APPLICATION No: 17/69345/FUL APPLICANT: De LOCATION: Navigation House, 1 Furness Quay, , M50 3XZ PROPOSAL: Demolition of office building and construction of residential development comprising 421 apartments (C3), 408 sqm of ground floor commercial space (A1, A2, A3, A4, B1, D2) across buildings ranging from 6 to 27 storeys, along with associated access and landscaping works. WARD:

Description of Site and Surrounding Area

This application relates to an approximately 0.5ha site located within , off Furness Quay. The site is occupied by Navigation House which is a 3 storey office building with a pitched roof that stands on the southern part of the site, fronting The Quays road. The remainder of the site, although subdivided into two parcels of land, is in the main hard surfaced and used for car parking. There are landscaped areas with tree planting around the perimeter of the site, with some landscaped areas within the car parks. The site is relatively flat, but is on higher ground than the site to the north and the site rises up to meet The Quays road.

All the buildings immediately adjacent to this development are accessed from Furness Quay. This includes the Dock Office and Ontario House, to the east and south east, and to the northwest is Custom and Furness House and the northeast Northern House and Parkside Court.

The Dock Office has been redeveloped into apartments and Custom and Furness House have recently been granted planning consent for the redevelopment of the buildings and the wider site for residential use, this is known as the Fortis Quay scheme. Northern House and Parkside Court are in commercial use and the office space at Ontario House is currently being upgraded.

The Dock Office and the Entrance Gateway which sits to the front of the Dock Office building along Trafford Road are both Grade II Listed Buildings.

The Metrolink runs along the south/west boundary of the site and it is at this point where the tram rises up. The Salford Quays tram stop is located approximately 200m south of the application site.

Description of Proposal

Planning permission is sought for the demolition of the existing office building and substation on site and the erection of a residential development with commercial uses at ground floor. The proposed building has a footprint at ground floor level which fills the majority of the site. Above this the built form would be located around the perimeter of the site, in three blocks.

In terms of the developments footprint it would follow the curve of Furness Quay and the angle of the north and west boundaries. Along Furness Quay the proposed building will be set in from the site boundary to create a larger pavement which widens out at the junction of Furness Quay and the Quays road. The development is set off at a minimum 2m from the common boundary with Fortis Quay and sits at its closest point 1.85m from the western boundary. To the front of block A the development would be set back from The Quays road to create a public plaza. The plaza would be, at widest points 30m by 10m.

At ground floor along The Quays road and Furness Quay the proposed building would provide for two commercial units, a concierge, a residents gym, access to the landscape podium, entrance into the car and two entrance lobbies for the apartments. Along this frontage access would also be provided to substations, plant and cycle stores. A further entrance into the residential development is proposed from the northern elevation. During the course of the application, the red line of the development site has been extended to include land within the Fortis Quay development. This has been undertaken to ensure that public access can be gained to this block of development from a new public route which is being secured between Trafford Road and The Quays road. To the rear of these blocks in the centre of the site at ground floor level is a car park. Vehicle access into this car park is taken from Furness Quay and will provide for 64 car parking spaces, 3 of which are allocated for disabled use, and space to store 280 bikes. From this car park residents will have access to their apartment blocks and also access is provided to bin storage and plant.

At first floor and above, the built form would be located around the perimeter of the site, in three blocks. The first block (block A) would front The Quays road and Furness Quay, the second block (block B) would front Furness Quay and the third block (block C) would be sited along the northern boundary of the site. The development has been designed to gradually step up in height; the lowest element of the scheme which is 6 storeys is located in block A, closest to The Quays road and the tallest element of the scheme, 27 storeys, is located in block C. At first floor, in the centre of the site and above the car park a decked landscaped podium will be provided. This will provide occupants of the development with outdoor amenity space and further access into the apartments will be provided at this level.

Overall the residential element of the scheme would provide 421 apartments in a mix of 1, 2 and 3 bedrooms, including some duplex and triplex apartments. The development will also include commercial space, across two units each totalling 189sqm and 137sqm. The applicant is seeking a flexible consent of either A1, A2, A3, A4, B1 or D2. The applicant has not proposed any hours of use for the commercial uses proposed. The resident’s only gym will have a floorspace of 74sqm.

The application has been supported by:

 Arboricultural Impact Assessment  Design and Access Statement (updated during the course of the planning application)  Planning Statement (updated during the course of the planning application)  Landscape Strategy Document (updated during the course of the planning application)  Air Quality Assessment  Daytime Bat Survey And Ecological Walkover Survey  Statement of Community Involvement  Heritage Statement (updated during the course of the planning application)  Crime Impact Statement (updated during the course of the planning application)  Contaminated Land Assessment  Flood Risk Assessment & Surface Water Drainage Strategy  Noise And Vibration Impact Assessment  Daylight, Sunlight and Overshadowing Assessment (updated during the course of the planning application)  Transport Assessment (updated during the course of the planning application)  Framework Travel Plan  Highways Technical Note (updated during the course of the planning application)  Sustainability Checklist (updated during the course of the planning application)  Wind Engineering Desktop Study (updated during the course of the planning application)  Viability Report

Relevant Site History

97/37398/ADV - Display of two sets of non-illuminated lettering positioned vertically on wall of building - Approved - 19 February 1998

02/43617/FUL - Erection of new handrails to either side of main access route and provision of external task lighting to ATM, nightsafe and main entrance - Approved - 15 March 2002

10/59298/FUL - Erection of 2.4m high security fencing and access gates - Approved - 10 December 2010

12/61553/ADV – Display of four internally illuminated fascia signs, one non-illuminated fascia sign, one externally illuminated projecting sign and fourteen non-illuminated signs – Approved – 27th June 2012

Publicity

Site Notice: Non HH Article 15 Date Displayed: 27 June 2018 Reason: Wider Publicity

Site Notice: Non HH setting of listed building Date Displayed: 27 June 2018 Reason: Affecting setting of Listed Building Site Notice: Non HH Article 15 Date Displayed: 16 February 2017 Reason: Wider Publicity

Site Notice: Non HH setting of listed building Date Displayed: 16 February 2017 Reason: Affecting setting of Listed Building

Press Advert: Weekly News Salford EditionDate Published: 5 July 2018 Reason: Affecting setting of Listed Building

Press Advert: Manchester Weekly News Salford EditionDate Published: 26 January 2017 Reason: Article 15 Standard Press Notice

Press Advert: Manchester Weekly News Salford EditionDate Published: 26 January 2017 Reason: Affecting setting of Listed Building

Neighbour Notification

64 occupiers of neighbouring properties were notified of the planning application on 19th January 2017. They have received two further letters of notification on 8th January 2018 informing them amended plans and information had been received and then on the 26th June 2018 informing them the redline of the application had been amended and further amended plans and information had been received.

Representations

Four representations from two separate addresses have been received in response to the publicity for this application. The issues raised can be summarised as follows:

C The neighbouring landowner has concerns on how this development impacts on the amenity of future occupiers of the residential development at Custom/Furness House. R The schemes impact on the amenity of existing and future neighbours in the vicinity of the development has been considered and deemed to be acceptable, see the amenity section of this report. C The supporting technical documents consider the proposal in isolation and do not assess the relationship between the proposed development and surrounding built environment. R All technical documents have been reviewed by the case officer and consultees. All issues raised during the course of the application have been addressed and more detail of this can be found in this officer report. C The development will generate traffic, over that predicted as car ownership will be high. This will have an unacceptable impact on traffic the junction at Furness Quay which is already problematic at peak hours and this is made worse by the merging lane and the tram. This causes problems for drivers and highway safety concerns. Also the traffic impacts of the development need to be considered in light of the surrounding schemes which have planning approval but have not yet been implemented. R The City’s highway officer and TfGM have reviewed the proposed application and raised no objection to the scheme on highway grounds. More detail on highway matters can be found in the officer report. C The design of the building and proposed modular construction is poor and not in keeping with the characteristics of the Quays. The scale of the development is not fitting for this prominent road position, impacting on the amenity of the area. R The schemes design has evolved during the course of the application to respond to concerns raised by the Local Planning Authority. The scheme is supported in terms of its design and the reason for this is set out in the officer’s report. C The development will be overbearing and overshadowing. Questions are raised on the wider impacts of the development in terms of daylight and sunlight. The development will overlook the Dock Office having an unacceptable impact upon the amenity of existing occupiers and their right to light. R The amenity impacts of the development have been fully considered by officers. Technical evidence has also been submitted in respect of daylight and sunlight. More detail on this can be found in the amenity section of this report. C The development has been designed to maximise values R The scheme has been assessed on its merits. C Issues have been raised in respect of the daylight and sunlight assessment, in respect of status on the Fortis Quay development, Waldram diagrams not being provided, ADF not calculated for bedrooms, APSH has not been assessed, daylight distribution assessment has not been undertaken, issues with surrounding buildings and topography. R Additional sunlight and daylight information was provided by the applicant in respect of this matter and this is discussed in the officer report. C This scheme does not represent a sustainable form of development. R All elements of the scheme have been assessed and the LPA are satisfied that this is a sustainable form of development, see the conclusion. C The development will impact upon the setting of the listed Dock Office R The schemes impact upon Heritage assets has been fully considered in consultation with English Heritage and deemed to be acceptable, see officer report for more detail. C Public transport is at capacity and it would be difficult in the built environment in the Quays to widen roads or add additional train/rail capacity into the area. R No objection has been raised from technical consultees on the capacity of public transport. C There has been no consideration of servicing arrangements. R The scheme includes two loading bays on Furness Quay to serve the development, a site waste management strategy will also be secured through condition. In light of this servicing arrangements have been given due consideration. C The proposal would lead to a loss of office space which will create a longer term lack of supply which will add further strain on the highway network and public transport as people will have to travel out of the area for work. Whilst a lack of demand has been shown this could be down to poor marketing of the site and unrealistic rental expectations. R The loss of employment matter has been assessed. The site is in a mixed use area where residential uses are deemed to be appropriate. Therefore no objection to the scheme on these grounds can be sustained.

Also a number of representations have been received from people chasing an update on the applications progress.

Consultations

Design for Security – No objections, subject to the proposed development should be designed and constructed in accordance with the recommendations contained within the Crime Impact Statement (CIS). A planning condition should be added to reflect the physical security specifications listed within sections 4 of the CIS.

Senior Engineer Flood Risk Management – No objection to the development on flood risk grounds. Conditions recommended in respect of surface water and flood resilient materials.

Highways – No objection to the scheme subject to conditions to secure works in the highway, the provision of alternative cycle parking and that the car parking provision is implemented prior to occupation. A travel plan will be secured by condition and the permissive route providing access to block C should be secured through a Section 106.

Historic – Following an earlier request for additional information HE confirmed that they had no objection to the scheme. However in light of amended plans HE advised that the LPA satisfied themselves that the increased height would not impact on the setting and significance of .

Environment Agency – Provided comments on contamination and recommend a number of contaminated land conditions. Note the site lies within Flood Zone 2 and refer the LPA to the Flood Risk Standing Advice.

Greater Manchester Ecological Unit - No objections to the proposals on ecological grounds. Although the bat survey assessment of the building to be demolished was carried out more than a year ago the survey found that the building had only low potential to support bats. Therefore GMEU have no reason to disagree with this assessment. Otherwise the application site has limited ecological value.

Manchester Ship Canal Company - No comments received to date

Urban Vision Environment (Air and Noise) – No objection to the scheme. In respect of air quality subject to conditions to secure a construction method statement, electrical charge points and fume extraction. In respect of noise conditions to secure acoustic façade treatments, ventilation and to control noise from plant and the commercial units have been recommended.

Manchester Airport – The proposal does not conflict with any safeguarding criteria and therefore have no objections to the proposal.

NATS En Route (NERL) – The proposal does not conflict with NATS safeguarding criteria and therefore they raise no objections to the proposal.

Urban Vision Environment (Land Contamination) – Recommend a suite of contaminated land conditions and Informatives.

Greater Manchester Archaeological Advisory Service (GMAAS) - Having looked at the historic mapping and the Historic Environment Records, GMAAS consider that on this occasion there is little known or potential archaeological interest and that archaeological mitigation is not required

United Utilities – Do not object to the proposal; subject to conditions relating to foul water and surface water. The comments note that a public sewer crosses the site and UU may not permit building over it. Comments have also been provided on site drainage, the management and maintenance of SUDs, water supply and United Utilities assets.

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 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 ST7 - Mixed-use Development This policy states that mixed use development schemes that minimise the need to travel will be focused towards specific areas including Salford Quays.

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

Unitary Development Plan 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 ST13 - Natural Environments Assets This policy states that development that would result in an unacceptable impact on any of the city's natural environmental assets will not be permitted.

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

Unitary Development Plan 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 MX1 - Development in Mixed-use Areas This policy states that a wide range of uses and activities (housing, offices, tourism, leisure, culture, education, community facilities, retail, infrastructure, knowledge-based employment) are permitted within the identified mixed use areas (Chapel Street East. Chapel Street West, Salford Quays, Ordsall Lane Riverside Corridor).

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

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

Unitary Development Plan DES5 - Tall Buildings This policy states that tall buildings will be permitted where: the scale of the development is appropriate; the location is highly accessible; the building would positively relate to adjacent public realm; is of high quality design; makes a positive contribution to the skyline; would not detract from important views; would not cause unacceptable overshadowing or overlooking, detrimental to the amenity of neighbouring occupiers; be no unacceptable impact on the setting of a listed building or value of a conservation area; be no unacceptable impact on microclimate; be no unacceptable impact on telecommunications; and there would be no unacceptable impact on aviation safety.

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

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

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

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

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

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

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

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

Unitary Development Plan DEV7 - Protection of Aviation Safety at Manchester This policy states that development that would have an unacceptable impact on the operational integrity or safety of will not be permitted.

Other Material Planning Considerations

National Planning Policy

National Planning Policy Framework Planning Practice Guidance

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

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.

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

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

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

Planning Guidance - MediaCity UK and Quays Point This guidance relates to the intention to establish mediacity uk on approximately 220 ha of land in and around Salford Quays and Trafford Wharfside, with the 14.8 ha Quays Point site at its core. The Vision is to create a globally significant new media city. The intention is to create a modern digital city for the UK, where creative talent is drawn by the quality and excitement of the environment and the range and mix of people.

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

Supplementary Planning Document - 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.

Appraisal Principle of Development

The Established Employment Areas Supplementary Planning Document supports policy E5 and contains a number of polices that promotes sustainable economic growth, which both enhances prosperity and reduces inequalities. The document encourages the provision of a wide range of employment opportunities, having regard to evidence based conclusions on need and demand.

The MediaCity UK and Quays Point Planning Guidance relates to the intention to establish mediacity uk on approximately 220 ha of land in and around Salford Quays and Trafford Wharfside, with the 14.8 ha Quays Point site at its core. The planning guidance identifies a series of key principles and strategic objectives to inform the development of the wider MediaCity area. These include the creation of a cohesive and vibrant mixed use area with a distinctive sense of place and character, and the delivery of a high quality built environment to enhance the profile and environment of MediaCity and create a thriving economic and leisure location.

The application site lies within the designated mixed use area under saved UDP policy MX1/3, which supports the development of vibrant mixed use area with a broad range of uses and activities. The policy identifies that housing is an appropriate use within the mixed use area. The policy sets out a series of criteria to which regard will be had in determining the appropriate mix of uses on individual sites. The reasoned justification to the policy confirms that the Salford Quays area will continue to develop as an internationally important visitor destination, and one of the region’s primary office locations. It identifies that these functions will be complemented by residential, retail and leisure uses to produce a distinctive mixed use area.

It should be noted that the site forms part of an established employment area for the purposes of saved UDP Policy E5. However, Policy EMP7 of the Established Employment Areas SPD confirms that criteria 2a to 2d of UDP Policy E5 will not be applied within the area covered by UDP Policy MX1 given the mixed use aspiration for this area. Applicants are however still required to comply with criterion 1 of policy E5 in demonstrating that that the development would not compromise the operating conditions of other remaining employment uses. With regard to criterion 1 of UDP policy E5, the applicant has addressed this in their planning statement, stating that employment uses in the area are predominantly office base uses and therefore compatible with residential uses. This statement also acknowledges the permissions surrounding the site for residential development noting there is a change in the character of this area. The application has also been supported by a Noise Assessment which assesses the likely noise impacts from noise sources. The assessment notes that the main source of noise for this site is from road traffic and the Metrolink. The City’s Environment Team have reviewed the assessment and agree with its findings, which have not identified any incompatible land uses. From a traffic perspective it is not considered that this development would compromise the operating conditions of the two remaining employment uses which are accessed from Furness Quay. It is therefore considered that the applicant has provided the required supplementary evidence to demonstrate that criterion 1 of Policy E5 can be met.

Policy MC:UK2 sets out the range of uses that will be promoted across the wider MediaCity area. This identifies that some further residential development will be appropriate in the waterfront parts of Salford Quays, albeit that it is not envisaged that new residential uses will be a dominant component in the wider MediaCity area where existing land use patterns are largely envisaged to remain. Whilst the application site is not located directly adjacent to the waterside, it does overlook Ontario Basin, being separated from the waterside by The Quays access road and associated public realm. In the context of the immediate surrounding area around the application site, there has been a recent shift towards a greater number of residential uses. The Dock Office to the east has recently been granted planning and listed building consent for residential conversion, and the residential conversion and redevelopment of the Custom and Furness House site to the northwest has also recently been approved.

In this context, the principle of residential development within this location is established, and the planning policy context provided by Policy MX1 facilitates residential development where this would have a positive impact on the regeneration of the area and support a mix and balance of uses throughout the mixed use area. Therefore the principle of residential redevelopment is considered to be in accordance with the planning policy context for this area.

Proposed Housing Mix Policy H1 is supplemented by Policies HOU1 and HOU2 of the Housing Planning Guidance which provide guidance on the type and size of new residential accommodation across the city. Policy HOU1 identifies that within the Regional Centre, the very high level of accessibility, the scale of the existing buildings, and the need to support that area’s development as a vibrant city centre location, means that apartments will normally be the most appropriate form of housing provision. Paragraph 4.7 of the reasoned justification to the policy does however recognise the need to ensure that developments within the Regional Centre provide a broad mix of dwelling types to support more mixed and sustainable communities and that this will include the provision of larger dwellings that are more adaptable to a variety of needs, and units that have their own outdoor space such as roof terraces or gardens (for ground floor units).

Policy HOU2 of the Housing Planning Guidance sets out guidance in relation to the size of new dwellings, and identifies that apartments should provide a broad mix of dwelling sizes, both in terms of the number of bedrooms and the net residential floorspace. The policy states that small dwellings (i.e. studios and one bedroom apartments) should not predominate, and that a significant proportion of three bedroom apartments should be provided wherever practicable. The reasoned justification to the policy confirms that the majority of apartments in new developments should normally have two or three bedrooms, with a floorspace and layout that makes them adaptable to changing needs (typically 57sqm or above). It also confirms that a significant proportion of three bedroom apartments should be provided unless it can be demonstrated that this is impracticable, and these should be in a mix of locations within the development rather than simply being in the form of penthouses.

The proposed scheme would comprise 421 apartments. Given the Quays is a highly accessible location with good public transport links, by notably the Metrolink, it is considered that this is an appropriate location for an apartment led residential development.

The proposed mix of dwellings is as follows:

Dwelling Number of units Total Percentage Floorspace (sqm) 1 bed apartment 175 175 42% 35 to 45 sqm 2 bed apartment 182 222 53% 50 to 65 sqm 2 bed duplex 40 3 bed apartment 12 3 bed duplex 2 24 6% 69sqm to 87sqm 3 bed triplex 10 Total 421 421

From the mix outlined above it is clear that small units, i.e. one bedroom, do not dominant the overall provision. 25 of the two bedroom units do not have a floorspace greater than 57sqm however when looking at the scheme as a whole 52% of the units have a floorspace greater than 57sqm in accordance with policy HOU2.

Across the development 6% of the units would have three bedrooms. The applicant has sought to justify this approach by stating that the applicant’s sales advisors have confirmed that the proposed level of 3 bed accommodation would be in line with market demand. The proportion of three bed apartments is lower compared to those consented in other apartment developments within the immediate area however given the sustainable location of the development in close proximity to good public transport links it would be difficult to mount an argument to refuse this application on the number of three bedroom units.

It is noted that the site falls within a high value area as defined by the Planning Obligations SPD. However, given that the development is over 6 storeys it is deemed to be high density and in accordance with the SPD there is no requirement for high density apartment schemes to provide for affordable housing on the basis of viability.

Commercial Uses The scheme proposes two units which have a floor area of 189sqm and 137sqm and a resident’s only gym with a floorspace of 74sqm. The proposed uses of the units include retail uses (A1, A2, A3, A4), offices B1 and Assembly and Leisure D2. The proposed uses could fall within the definition of main town centre use as defined by NPPF.

The council’s town and neighbourhood centre review, which has informed the Draft Local Plan, has considered the Salford Quays area in determining whether it is appropriate to designate any new centres. It is proposed that Salford Quays should be designated as a new town centre and draft town centre boundaries are shown in the Plan. It is proposed that Navigation House and other buildings east of the Lighthouse are excluded from the town centre boundary. This is due to the area not occupying a central position within Salford Quays, and being mindful of recent applications and permissions, the area is likely to become more residential focused.

It should be noted that whilst the Draft Local Plan identifies the approach that the city council proposes to take having regard to the evidence available, it is possible that elements of it could change before the Plan is adopted. Consequently, only limited weight can be placed on its content when making decisions.

For the purpose of the NPPF and retail planning policy, the application site is out of centre. NPPF paragraph 24 sets out that local planning authorities should apply a sequential test to planning applications for main town centre uses that are not in an existing centre and are not in accordance with an up-to-date Local Plan. The Planning Practice Guidance (retail chapter) does however set out the use of the sequential test should recognise that certain main town centre uses have particular market and locational requirements which mean that they may only be accommodated in specific locations. It is explained that robust justification must be provided where this is the case, and land ownership does not provide such a justification.

The applicant has not provided a sequential site search exercise nor a locational requirement argument. However the quantum of floorspace proposed is quite limited, and given the number of dwellings proposed, could arguably be justified on local needs. Whilst the site is a relatively short distance from the Salford Quays primary shopping area as shown in the Draft Local Plan, it is unlikely there would be substantial impact on the vitality and viability of the retail offer. This is notwithstanding protection cannot currently be afforded via retail planning policy. Impact on other designated centres is unlikely given their proximity and it is debatable whether they would fall within the catchment of the proposed unit. It is considered for the reasons set out above that the retail offer would not conflict with retail policy and therefore the scheme will not have an unacceptable impact on the vitality of viability of nearby centres.

Design

Site Layout –

The proposed scheme provides for three blocks of development which sit around the perimeter of the site upon a single storey podium. Given the podium aspect of the scheme the footprint of the development almost fills the site extending to within 1.8m of the north and west boundary of the site. The development is set back from the Quays Road, to create a public plaza, and then follows the curve of Furness Quay. This arrangement creates a series of curved buildings which when viewed together have similarities to the arrangement of Custom and Furness House which have become landmark buildings in this part of the Quays.

Along the Furness Quay frontage the development is set back from the site boundary to allow the pavement to be widened. This arrangement improves the environment at street level by creating a wider footpath to maximise pedestrian movement and will ensure that the height of the proposed building will not appear imposing from a pedestrian level. This arrangement will not only improve accessibility to this development but will also be of benefit for the occupiers and visitors to the neighbouring Fortis Quay scheme and the former Dock Office.

The development will create an active frontage to Furness Quay. A stepped and ramped access will be provided into each of the blocks A and B from the elevation fronting Furness Quay. There will also be a large opening in the built form of block A in front of the plaza which provides a stepped pedestrian access to the podium level amenity space. The entrance to the car park will also be taken from the Furness Quay frontage. Along this facade to Furness Quay to maximise interaction with the street there will be two retail units, a resident’s gym and a concierge office, between these units there will also be some non-active uses including plant, storage and substation. It is acknowledged that an element of non-active uses will have to be located along the building’s façade. Careful consideration has been given to how the frontage works to provide the correct balance between natural surveillance to the street but also ensuring that there is not extensive dead frontage.

Access into block C is taken from ground floor level on the northern elevation of the block. Access into this block will be via a new public route which is to be secured through the Fortis Quay scheme linking Trafford Road to The Quays Road. This arrangement is supported as this will increase activity and natural surveillance which in turn will promote the use of this route. Apart from the access to block C, at ground floor level along this northern elevation, there will be no active frontages. However, such an arrangement is considered to be acceptable as the route for pedestrians through Fortis Quay will benefit from natural surveillance from the proposed units at ground floor level within Fortis Quay. In addition the landscaping scheme for Fortis Quay includes the retention of a line of trees along this route which will visually screen this façade.

Access around the development is also provided along the western boundary of the site, linking the plaza off the Quays Road to Block C entrance and from the new permissive route. This route is 2.6m wide opening out to 5.7m where the route is colonnaded. This route does not benefit from any active uses at ground floor level. Part of this route has been colonnaded to increase its width and maximise pedestrian movement. It is important to note that this route in isolation and as sole access to block C is not supported by the Local Planning Authority. This route will form part of the wider landscaped area and a condition will be imposed to ensure that a fence is not erected on site to ensure that this route benefits from natural surveillance from the former Custom House building which is to be converted to residential.

It is also important to note that access into each block of development can also be gained from the under croft car park and also via the podium amenity level.

It is considered that the footprint and access arrangements of the development are acceptable. The scheme has been designed to take into account the wider area and the future changes that are proposed. The scheme will provide for improved accessibility along Furness Quay and will also link into and promote new public routes in this area of the Quays which is supported. It is therefore considered that the development would comply with UDP Policies DES1 and DES2 in respect of site layout.

In terms of the new link from Trafford Road to The Quays road, this permissive route was secured in the S106 for the Fortis Quay development. It is noted that this route has not yet been implemented. However in this application the red line on the site plan includes the section of this route from Furness Quay to the entrance to block C, this enables this permissive route to be secured, should development on the adjacent site stall and also ensure that this route is retained in perpetuity. A condition will also be recommended that will prevent the occupation of block C until this route has been implemented and the S106 will secure this right of access in perpetuity.

Building Height and Scale -

The area surrounding the application site is characterised by a variety of buildings heights. More specifically, office buildings of two, four/five storeys and the six-storey Dock Office to the south of the site accessed off Furness Quay. The Fortis Quay development has planning permission, for a series of buildings ranging in height from 8 to 27 storeys; this scheme has not been built out to date.

The development would rise in height from the south of the site to the north. Block A closest to the Quays Road would be 6 storeys in height increasing in height to 13 storeys. Block B would continue the increase in height and would be 14 storeys to 20 storeys. Block C would range in height from 24 to 27 storeys, with the tallest element to the east.

The height and scale of the proposed development has been considered in respect of the immediate built form. Closest to the Quays Road the height of the development at 6 storeys would be comparable to and compliment the retained Ontario House and more importantly the grade II listed Dock Office. The height then increases gradually to the rear of the site and here the highest point of the development at 27 storeys will be comparable to the tallest part of the Fortis Quay development.

The development as a whole would create a cluster of tall buildings, which draws reference back to the Fortis Quay development in which the former Custom and Furness House buildings are extended and a new building constructed within this cluster.

As the development above the podium level is seen as three distinct blocks with clear breaks between them it is considered that the resultant mass of the building is comparable to the massing of the blocks within the Fortis Quay development. The shape of the building, being curved, also helps to reduce the massing of the building as no elevation will be viewed straight on.

It is considered that the height and scale of the development would be appropriate for the site and the local area, reflecting the changing character of this part of Salford Quays. It is considered that the development complies with UDP Policies DES1 and DES5 in respect of its height and scale.

Detailed Design and Appearance -

Overall the approach to the elevations is considered acceptable. The development has a 360 degree frontage and as such the development has been designed to address this ensuring that there are no blank elevations.

The window arrangement on the elevations is such that it creates a rhythm across the building and achieves a good solid to void relationship. The building has been designed to have a strong vertical emphasis by the inclusion of grouped windows and projecting pillars which run the length of the building. These projecting pillars together with deep window reveals and inset balconies ensure that there is visual relief to the elevations and this in turn breaks up the massing of the building.

The elevations would comprise of a light grey cladding. Discussions have been on going with the applicant about materials to be used on the elevation. At this point in time the applicants have been unable to confirm their final choice of cladding system, however they have confirmed that the cladding will have a stone appearance and that the joints between the panels will be flush within minimal gaps to work with the simply form of the elevations. The colour treatment for the aluminum windows and for the balustrades and balconies have not yet been confirmed, the CGIs shows this as being dark grey.

The design of the building elevations and the material palette proposed is considered appropriate for the development and the wider area, noting that existing buildings within Salford Quays comprise a variety of different materials and architectural styles. The development therefore complies with UDP Policies DES1 and DES5 in respect of its detailed design and appearance.

In order to ensure high quality materials and details are delivered in the development, a condition is recommended, if planning permission is granted, to require the submission of details and samples of all materials proposed, including details and samples of the cladding system with its jointing.

Heritage

There are a number of heritage assets in the nearby vicinity of the application site (Trafford Road Bridge, Church & Rectory of St Clement, Church of St Ignatius and Salford Lads Club) but in particular there is the former Dock Office and entrance gate which are grade II listed and situated approximately 30m to the east of the application site and Ordsall Hall a grade I listed building which is approximately 500m south east of the application site. A Heritage Assessment has been submitted in support of the scheme. This has been updated during the course of the application and includes a series of CGIs images illustrating the impact of the proposed development on key views of Ordsall Hall and the Dock Office and entrance gate.

Paragraph 132 of the NPPF states that “Substantial harm to or loss of a grade II listed building, park or garden should be exceptional. Substantial harm to or loss of designated heritage assets of the highest significance, notably scheduled monuments, protected wreck sites, battlefields, grade I and II* listed buildings, grade I and II* registered parks and gardens, and World Heritage Sites, should be wholly exceptional”. Impact on the setting of Ordsall Hall –

Ordsall Hall is a Grade I listed building of outstanding national interest. Historic England (HE) believe the significance of the building lies principally in its architectural, evidential and historic interest as a large residence of the early 16th Century with later additions. HE note that the hall is set with clear grounds and acknowledge that its wider setting is largely modern. It was first listed in January 1952.

HE originally objected to the planning application as the submitted heritage assessment did not assess the wider impact of the development on Ordsall Hall and in the absence of such information the impacts could not be properly assessed.

The applicant updated the heritage assessment and provided a series of CGIs. In respect of these HE raised no objection to the application on heritage grounds. The scheme however was amended again in early 2018 and the scheme increased in height to 27 storeys, whilst HE still maintained no objection to the scheme they advised that the LPA satisfy themselves that the increased height would not impact on the setting and significance of Ordsall Hall.

An additional two CGIs were submitted by the applicant to aid the LPA in taking a view. The first was taken directly facing the Hall from Ordsall Lane; in this view the development is not visible. The second view is from a more prominent location on the junction of Ordsall Lane and Guy Fawkes Street. In this view the proposed building sits within a cluster of consented schemes of comparable height in this part of the Quays. Given the significant distance between the application site and Ordsall Hall, the immediate setting of the hall, being the building and its grounds, are not considered to be unduly harmed by the proposed development.

Impact on the setting of the Dock Office and entrance gate –

The Dock Office and entrance gateway is a detached 3 storey plus full attic E shaped building with chamfered corners of a stripped Classical style. It has a central entrance door with segmentally arched doors and a full height recess above with tripartite windows on each floor with flanking narrow lights each side. The building has recently been extended at roof level to provide an additional two storeys. It was first listed in January 1988. It is currently viewed in the context of similar height buildings within relatively spacious sites.

There have been serious concerns during the course of this application in respect of the developments scale and massing and the resultant impact this would have upon the setting of the Dock Office and entrance gates. The applicant has sought to address the concerns by amending the scale and massing of the scheme by setting the tallest part of the development along the northern boundary furthest away from the Dock Office and also by providing a break in the massing of the building by splitting the proposed single block footprint along the Furness Quay frontage into two blocks. There have also been various alterations to the elevational treatment. The scheme when originally submitted was very “busy” with a strong vertical and horizontal emphasis which clashed with the more simple vertical design of the Dock Office. The applicant has sought to amend the elevation treatment including grouping windows to provide a stronger vertical emphasis which now compliments that found on the Dock Office. The clear break in built form reduces the visual bulk of the building and this together with the simplified elevations, which focus on a vertical emphasis, ensure that the development would not appear overly dominant in views of the Dock Office.

Overall it is considered that the development would have some minor impact upon the setting of the Listed Building given that the development sits immediately adjacent to the Dock Office. However, when the development is considered in the context of the surrounding buildings and the rapidly changing townscape, it is considered that, subject to the use of high quality materials, the proposal would sit happily within the townscape and would not have a significant detrimental impact upon the setting and therefore the significance of the listed Dock Office.

For the reasons set out above the development is not considered to be harmful to the setting of the Grade I or II listed buildings and therefore the proposal is not considered to conflict with UDP policy CH2 or the NPPF. Design and Crime

A Crime Impact Statement (CIS) has been submitted in support of this application. The CIS is supportive of a scheme that will remove an underutilised building and continue to populate this area of the Quays, increasing activity and potentially reducing the potential for crime. In terms of the scheme presented the CIS is supportive that the podium courtyard will promote social cohesive neighbourhoods, it is also supported that the scheme has been designed to maximise natural surveillance over public areas and that the scheme will provide secure off street car and cycle parking.

The CIS raises a number of points which need to be considered to improve the security of the development. The CIS explains the importance of entrances from the street being secure and that entrances are provided with secondary doors to prevent tailgating. All entrances from the street include secondary doors, those entrances from the car park and the podium do not have these however they are afforded additional protection from the car park and podium level gates.

The report notes that the amount of glazing at ground floor level and the design of the car park ventilation should be reconsidered given the number of high incidents of criminal damage in the area. Whilst this current situation is acknowledged, the CIS also notes that the scheme will increase activity and have high levels of natural surveillance which should lead to a reduction in crime. Reducing the amount of glazing across the scheme will reduce the level of natural surveillance which is counterintuitive.

The CIS also notes that the first floor apartments should be afforded protection to prevent illegitimate access. In this regard those apartments at first floor fronting the street are over 4m from street level and the apartments onto the podium have their own private terrace which provides them with defensible space.

Finally the report touches upon ensuring that the public realm is of the highest quality with restricted car parking as this will have a positive impact upon the surrounding area with residents being more likely to maintain and respect it. As discussed above, a high quality landscape scheme is proposed and the details of this will be secured through a condition.

The scheme includes a resident’s gym which is not accessed through the building but is accessed from street level. The CIS raises concerns that if the doors are left open, for example in the summer months this could lead to illegitimate access into this area. Whilst this is not ideal, there would be on access into the building from this point and this will be an issue for the building management team to monitor going forward.

The report makes a number of recommendations on the specification of fixtures and fittings within the development and how the development is managed. It is considered that these recommendations sit outside the remit of planning. However, to ensure the applicant has due regard to these recommendations the applicant’s attention will be drawn to these points by an informative.

It is considered that the information submitted demonstrates that the scheme has been designed to ensure that it does not increase opportunities for crime and anti-social behaviour in accordance with UDP Policy DES10. In addition, the redevelopment of the site presents an opportunity to improve security in the area through the introduction of increased activity and active frontages onto streets.

Wind Impacts

A wind assessment was submitted with the planning application, which assesses the wind conditions likely to arise from the proposed development. In terms of the public realm around the site the impacts are considered to be minor adverse for walking and strolling, however the proposed landscaping and tree planting is considered to make conditions suitable for walking. In terms of future areas of external seating within the public realm the report notes that local sheltering would be required to make a comfortable for external seating.

In the entrance to the decked podium level, there is a risk that wind could funnel through this entrance. Given the shaded nature of this area additional soft landscaping is limited therefore the report notes that additional hard landscaping will be required above the green wall already proposed. Inside the courtyard, particularly at the base of blocks B and C, the assessment indicates that there are several areas of wind acceleration which are considered to be moderate adverse in relation to sitting or standing or minor adverse for walking and strolling. The report acknowledges that proposed landscaping does go some way to improve the environment however there may be a requirement for additional mitigation within the courtyard in the form of additional trees or hard landscape features such as a canopy.

In light of the conclusions in the assessment it is recommended that further survey works should be undertaken to ensure that the proposed landscaping will perform as expected and that the public realm is comfortable and safe. There are no in principle issues as a result of the wind environment that would justify a refusal of planning permission as appropriate mitigation measures can be incorporated into the scheme to ensure a level of comfort in which the building and public realm can be enjoyed. Subject to a condition the development is considered to accord with UDP policy DES5.

Highways

Site Accessibility -

The development is well connected to the local highway network providing convenient access from the surrounding residential areas and local amenities. The majority of the local highway network, particularly The Quays road and Trafford Road is lit and is subject to 30mph speed limit.

There are bus stops located close to the site on The Quays road and on Trafford Road providing regular connections between , and Cheetham Hill. In addition, approximately 4 minutes walk from the site there is a Metrolink stop also providing regular connections between and .

The site is considered to be sustainable.

Traffic Impact –

In terms of the traffic impact, the Transport Assessment (TA) and supporting Technical Note states that the development is unlikely to result in significant material impact when dispersed to the local highway network. The City’s highway officers agree with this position.

Site Access and Site Layout -

The main vehicular entrance into the site will be off Furness Quay via a give way junction. The visibility splays of 2.4m x 43m is achievable and accords with the Manual for Streets guidance. The revised layout now includes a dropped kerb with tactile paving on both sides of the proposed vehicle entrance.

The revised scheme layout proposes a bin collection point adjacent to the vehicular access point. This will need careful coordination by the Management Company as the bin collection point is relatively small whilst there are considerably more bins across the development. A full site waste management strategy for the site will be secured by condition.

Previously concerns were raised with regards to lack of emergency access provision to the development, particularly to the north and western side of the site. As discussed previously in the report, the red line of the development site has been extended to include a new permissive route within the adjacent site. This addresses concerns in this regard and provides access to allow emergency services to serve the application site.

Parking Provision and Servicing -

The proposal includes 64 parking spaces with 3 of those bays assigned as disable parking; this equates to 15% parking provision. A total of 280 cycle parking spaces are also proposed; this equates 66.5% bicycles parking provision. The proposed level of car and cycle parking is considered to be acceptable given the fact the site is in a highly accessible location.

The proposed plans show that the developer intends to provide a semi-vertical cycle rack which is positioned against a wall. Highway colleagues do not support this type of rack as it presents very little opportunity to fully secure the bike frame and wheels and less able bodied persons will find it difficult to lift bikes into their appropriate position. Therefore this element of the scheme needs to be reconsidered. An alternative cycle storage scheme can be secured by condition and the City’s highway officer is of the opinion that a system could be secured to include 280 cycles. The scheme does not provide for any visitor cycle parking within the public realm surrounding the development therefore this will also be secured in the condition.

The proposal includes two loading bays approximately 14m long x 3m wide along the site frontage on Furness Quay to help facilitate deliveries and refuse collection in an appropriate and safe manner. This arrangement is acceptable, however, the Local Highway Authority note that a minimum of 2m wide area behind each of the proposed lay-bys along Furness Quay needs to be dedicated as adopted highway to maintain public right of way. This matter can be addressed at the detail design stage under a S278. Also the Traffic Regulation Orders along Furness Quay will require amending in order to facilitate the two new loading bays, the creation of the new car park entrance and the closure of the northern entrance, which will be secured by condition.

Travel Plan –

A Framework Travel Plan (FTP) has been submitted in support of the application. The Framework Travel Plan states that incentives will be introduced to encourage travel by non-car modes of transport and will be developed as part of the full Travel Plan in due course. These include the provision of detailed sustainable travel information for prospective residents, the identification of car share partners and the promotion of car club schemes. A Full Travel Plan (TP), which can be secured by condition, will also require the submission of a further update to the TP within six months of first occupation, so that the actual travel patterns of residents can be surveyed and reviewed on an annual basis thereafter.

Metrolink –

The site sits adjacent to the Metrolink line between the Salford Quays and Anchorage stops. TfGM have confirmed that they have no objection to the scheme. The proposal is considered to be sufficiently offset from the tram structures to secure access for future maintenance. TfGM have recommended that a Construction Method Statement be secured by condition, this is noted and TfGMs comments will be incorporated into the standard Construction Method Statement condition. TfGM request that the developer contact them if there are any works within 1m of the metrolink boundary to a depth greater than 1m, as such works may require track, structure and/or earthwork monitoring to be carried out, this will be conditioned through a risk assessment and method statement condition.

TfGM also require the development to be acoustically insulated to safeguard the amenity of future occupiers. There are a number of conditions recommended in respect of noise. In respect of vibration, the report submitted with the application confirms there is a less than low probability of adverse impacts due to vibration from the trams, as such no mitigation is required. A further condition has been requested for a strategy to prevent objects being thrown from the development onto the metrolink, whilst this comment is noted it is not possible to condition or enforce such condition.

Trees

There are a number of trees on the application site, these are mainly along the site boundaries but can also be found within landscaped areas within the existing car park. An Arboricultural Impact Assessment has been submitted in support of the planning application. This has been reviewed by the City’s Arborist who considered the report to be of a good quality and gives a fair and accurate appraisal of the trees on site.

All trees recorded on site are proposed for removal to facilitate the development. Within the site boundary they are 13 category B trees, 9 category C trees and a group of 8 trees which have been categorised as U. Category C and U trees should not be allowed to constrain a development. There are no category A trees either within or adjoining the site that could be effected by the proposed development.

The majority of the category B trees are located along the perimeter of the site. The City’s Arborist considers that it would not be expedient to protect the trees with a TPO since many of them have been planted with no thought to short, mid or long-term management. The locations chosen for planting are close to structures and would require pruning or felling within the short to mid-term. In addition, no high quality trees were found which would merit protection/retention throughout the re-development of the site. A group of category B trees are located along the common boundary with the Fortis Quay development; whilst these are located within the red line they are not within the ownership of the applicant and therefore will be retained. The City’s Arborist is of the opinion that to safeguard the trees they should be fenced during the construction period and this can be secured by condition.

The loss of the trees on site, particularly the category B trees around the perimeter is regrettable, however in order for the development to provide a presence within the street scene it will not be possible to retain any of the trees. The loss of trees will have a visual impact however replacement tree planning in this location is proposed as well as a site wide landscaping scheme.

The applicant has submitted a series of detailed landscape plans in support of the application and this is discussed in detail later in this report. The City’s Arborist notes that replacement trees for the category B trees being lost far exceeds the requirement of the Trees and Development SPD of 2 for 1 replacement. The landscaping scheme as submitted is indicative therefore a detailed landscape scheme will be secured by condition and this will secure at least 24 trees. It is considered that the landscaping would have a positive impact on the visual amenity of the area and biodiversity which would mitigate against the loss of the existing trees on site. Subject to conditions securing the implementation of landscaping and protection of existing trees the scheme is considered to accord with UDP policy EN12.

Landscaping and Public Realm

As discussed above the scheme includes the widening and improvement of the existing footpath along the west side of Furness Quay transforming it to a new public space. In addition the scheme will utilise a new pedestrian route which runs through the adjacent site linking from Trafford Road to the Quays Road. Should this not be implemented through the adjacent scheme there will be provision under this development for its partial implementation to facilitate access into block C from Furness Quay. In addition to the public areas the landscaping for the development includes a decked podium landscaped area which will be semi private, accessible by future occupants and their visitors. Also a series of private and communal terraces are also proposed along the roof of the development. A landscaping strategy has been submitted in support of the application.

The landscape scheme provides an indication on how the landscape at ground level has been designed to coordinate into the landscaping scheme approved on the Fortis site. The landscaping around the building will primarily be hard surfaced with street trees. The area at the end of Furness Quay between block A and the Quays Road opens up and this has been designed to create a plaza area with a stepped terrace to manage a change in land level.

From this plaza there is a large opening in the building, at ground and first floor, which provides a visual connection to the decked podium landscaped area. This area again will be predominantly hard surfaced providing for a stepped terrace. Due to the fact the opening is in shade, planting opportunities are limited.

The decked podium level has been laid out with angular geometry which the landscape strategy states has been dictated by the building lines of the development. Each first floor apartment overlooking the podium will have a private terrace which is demarked by low level fencing and planting. The remainder of the area has a mix of hard surfaces (paving and decked areas) and soft landscaping (trees and shrubs). Artificial grass is also proposed and a series of landscape features for example, trellis, pagodas and tables and seating.

The proposed roof terraces are along almost all roof tops within the scheme. Each would have timber decking, artificial grass and pergolas/trellis screens. The roof terraces will be enclosed by 1.5m high glass balustrades and on the outer edge of the building there will be a roof planter. Access round the roof edge will be provided between the balustrade and the screen for maintenance purposes. A full landscape maintenance plan for the scheme will be secured by condition.

The proposed landscaping strategy as submitted is deemed to be acceptable as it provides a seamless approach to landscaping between the application site and Fortis Quay scheme and also utilises the entire building to maximise landscapes areas. However as this lacks specific details and also does not extend to include the entire land within the extended red line. A detailed and comprehensive landscape scheme for the site will be secured by condition and subject to this the scheme is considered to accord with UDP policy DES9.

Amenity Impacts

In terms of amenity, the applicant has submitted two daylight/sunlight assessments in support of this application. One assesses the impact of the development on daylight and sunlight received by neighbouring occupiers and the other assesses the daylight and sunlight future occupiers will receive.

The closest occupied residential development to the application is the Dock Office which sits on the opposite side of Furness Quay to the east. At its closest point the development, Block A, is situated 23m from the Dock Office and this distance increases as you move south along Furness Quay. The orientation of the windows in the proposed development and those in the Dock Office are offset so there is no direct overlooking and as such it is considered that the proposed development is sufficiently offset from these apartments so that the introduction of this development will not have an unacceptable impact on the amenity residents in the Dock Office currently enjoy.

Regard has to be given to the recent residential consent granted planning permission on the Fortis Quay site, where construction has commenced. At its closest point, block C would be 16.6m from the former Furness Quay building and block B would be 8.9m. However, as with the Dock Office, the window arrangement between the Fortis Quay Site and the application site is angled so that there are no directly facing windows. Whilst this relationship is close, it is comparable to other developments within this built up area and helps to mark the new public route linking Trafford Road to the Quays Road providing natural surveillance.

In terms of daylight and sunlight, the impact of the development on the Dock Office and Fortis Quay has been assessed. In terms of the daylight impact to the Dock Office a VSC (Vertical Sky Component) assessment was undertaken which showed that 74% of the windows assessed achieved the relevant target. Of the 26% that were below target an additional ADF (Average Daylight Factor) assessment was undertaken to the Living Kitchen Diners (LKD). All but 3 apartments achieved the ADF targets, one of the three did not meet the value for the kitchen but the value was met in the living room. The report seeks to justify the impacts by highlighting the room dimensions being long and narrow and highlighting the location of this development and the Dock Office as being a highly urbanised location. In light of the above it is considered that there will be an impact upon the daylight to habitable rooms within Dock Office. However it is considered this will not be to a degree which will unacceptably impact the living environment of neighbouring residents to warrant refusal of the planning application.

In respect of Fortis Quay, a VSC assessment was undertaken for all LKDs and following objections a further assessment was undertaken to include bedrooms in the assessment. In terms of the daylight impact, a VSC assessment was undertaken which showed that 69% of the windows assessed achieved the relevant target. Of the 31% that were below target additional ADF assessment was undertaken. Of the apartments reassessed 21 units failed to meet the relevant ADF criteria. The report draws attention to the BRE guidance which notes obstruction to natural light may be unavoidable in city centre or highly urbanised locations. In terms of sunlight an APSH assessment was carried out at each of the LKDs, this showed that of the windows assessed 29.9% of these would experience an impact. Some of the windows assessed within the Fortis Quay scheme do not directly face the application site and therefore will experience some loss of sunlight due to the layout of their own scheme. This is not to say there will not be an impact on sunlight from this development it is important to be mindful of the urban setting and that the guidelines adopted in the BRE guidance do not reflect this type of environment.

In respect of daylight and sunlight and impacts on neighbouring occupiers; on balance, it is considered that the regeneration benefits of the scheme far outweigh the amenity impact and as such the scheme is considered to be appropriate in this regard.

To the north east and south east of the application site, land is within commercial use, therefore there are no direct amenity impacts resulting from the development.

In terms of the amenity of future occupiers, all habitable room windows within the development would have sufficient outlook. In terms of outdoor amenity; occupiers will have a communal garden at podium level and all apartments will have external space in the form of either a balcony or an external roof terrace. Additional amenity space is proposed within the building in the form of a resident’s communal room spaces and dining rooms and a resident’s gym. Therefore the scheme will provide future occupants with an acceptable of amenity.

In terms of future occupier’s daylight; 81% of the 1113 habitable rooms appraised achieve the adopted ADF, with a further 72 rooms being identified by the writer of the report as within an acceptable tolerance (87%). In terms of sunlight, in accordance with guidance north facing windows have not been assessed. Of the 227 living, kitchen diners (LKD) that have been assessed 49% achieve the Annual Probable Sunlight Hours (APSH) target and the report identifies a further 64 LKDs (26%) which would be within the acceptable tolerance. The report notes that of those that fall short of the APSH this is only by a narrow margin which will not be noticeable to residents and for a small amount of rooms the winter APSH target is not achieved but the year round targets are (or vice versa). The report goes on to note that a key feature of the schemes design is the recess windows which has a negative impact on daylight and sunlight levels and this is the reason why some of the BRE targets have not been met. In terms of sunlight to the outdoor amenity space 34% of the decked amenity area will received more than 2 hours of sunlight on the 21st March and this rises to 66% on the 21st June. The report notes that all proposed roof terraces will receive at least two hours of direct sunlight to at least 50% of their area on the 21st March. On balance and considering the scheme as a whole and the fact it is located in a dense urban environment, whist there will be some amenity impacts it is considered that the development in the main would provide future occupiers with an acceptable level of amenity.

In light of the above it is considered that the proposal would accord with UDP policy DES7.

Flooding and Drainage

The application site lies within Flood Zone 2 and is also within a critical drainage area and therefore the application has been supported by a Flood Risk Assessment (FRA).

The minimum floor level of residential apartments will be 26.8m, which is 1m above the 1 in 1000 year flood level in accordance with the objectives of policies FRD4 and FRD10 in the Flood Risk and Development Planning Guidance.

The planning application does not include details on proposed flood barriers or flood resistant materials. The FRA contained a statement that flood resilient materials would be ‘considered’. In accordance with FRD7 the development should be constructed from flood resilient materials up to the 1 in 100 year event, therefore this element will be conditioned.

Therefore in terms of flood risk the City’s drainage engineer has raised no objection to the scheme subject to conditions set out above.

In terms of surface water the FRA notes the requirement for a 50% reduction in surface water runoff. The FRA states that surface water runoff will predominantly be from roofs and the decked podium. The hard surfaced areas of the development will have permeable paving and will include the use of rain gardens and tree pits. The roof top gardens will use the Bauder roof drainage system which holds 13.5 litre/m3 which sits beneath the roof terrace and is finished with a mix of hard and soft landscaping. The full details of the drainage scheme has not yet been confirmed therefore the City’s drainage engineer has recommended a condition securing a surface water drainage scheme which would secure either 50% of the existing (or to greenfield runoff, whichever is greater) which uses sustainable drainage methods.

In light of the above it is considered that the proposed development would accord with EN19 and the Flood Risk and Development Planning Guidance.

Pollution

Contamination -

The planning application has been supported by a Phase 1 Geo-Technical Assessment, which has identified former uses including a saw mill and warehousing on the site. A railway tunnel (disused) is believed to underlay a portion of the site.

Due to the presence of buildings and hard surface structures no intrusive investigation has been undertaken at this stage. The report has identified there are likely to be contaminants in the soil which could, if not remediated, present a risk to the health of future occupants, and recommends that a further intrusive investigation is undertaken at the appropriate time. It is acknowledged this may have to take place following demolition of the existing structures.

The Environment Agency (EA) note that the site is situated in a sensitive location with respect to controlled waters and the drift geology comprises alluvium (secondary a aquifer), the solid geology predominantly comprises Sherwood Sandstone (Principal Aquifer). Ontario Basin surface water body is approximately 25m southwest of the site.

A full suite of contaminated land conditions have been recommended by the City’s Environmental Consultant and the EA. Subject to the conditions it is considered that the scheme is acceptable in terms of contamination, safeguarding the water environment and in the interests of the amenity of future occupiers.

Air Quality -

The development site lies partially within the Greater Manchester Combined Air Quality Management Area, and as such there is potential for the future occupants to be exposed to levels of pollution above the UK health based limit values. There is also potential for road traffic generated as a result of the development to cause deterioration in local air quality, and have an adverse effect on human health. It is noted that the development proposes a net reduction in car parking spaces and a significant increase in cycle parking. The scale of the development could also give rise to significant impacts during the construction phase in terms of dust.

The application is supported by an air quality impact assessment, which considers the construction and operational phase of the development on local air quality. The methodology and conclusions of the assessment are accepted by the City’s Environmental Consultant.

The construction phase of the development can be mitigated through the implementation of a Construction Method Statement which will be secured by condition.

Due to the sustainable location of the development it is accepted that the operational phase of the development will have an overall negligible impact on local air quality. In line with the Greater Manchester Air Quality Action Plan a condition is recommended in respect of securing electric vehicle charging bays within the development.

The application may include the provision of A3 and A4 uses, both these type of uses have the potential to generating odours from food preparation and from cooking and therefore the City’s Environmental Consultants have recommend a condition to control this aspect of the development.

Subject to the conditions outlined above, it is considered that sufficient air quality measures have been secured to safeguard the amenity of existing and future residents in accordance with UDP policy EN17.

Noise –

The development site is located in an area of the city which is subject to noise from road traffic (Trafford Road and The Quays), and the Metrolink line. There is also potential for noise from the commercial uses including vehicle movements, deliveries and fixed plant and equipment to cause an impact in the residential units.

The proposed use classes A3 and A4 as part of the scheme have potential to introduce entertainment noise into the area, which may subsequently impact on the amenity of the residential units in close proximity, particularly if such noise is played in external seating areas.

It’s for these reasons the application is supported by an acoustic impact assessment, and the report concludes that, with mitigation which includes an upgrade to the fabric of the building including specified glazing and ventilation, the internal habitable areas of the residential properties will achieve acceptable noise levels. Vibration from the Metrolink line is unlikely to cause a negative impact on amenity, and external living areas (balconies) will achieve satisfactory noise levels.

At this stage, the details of any fixed plant and equipment associated with the commercial units is not known, however suitable design criteria noise levels are proposed based on BS4142:2014 and this will be dealt with by way of a condition.

Potential entertainment noise has not been assessed by the applicant; however it is considered that a suitable condition can be imposed to control entertainment noise and opening hours to ensure that health, quality of life and residential amenity are not affected.

In light of the comments above and subject to conditions as discussed, the City’s Environmental Consultant does not object to the proposal on pollution grounds and the scheme is considered to accord with Unitary Development Plan policy EN17.

Ecology

As part of the redevelopment of the site, the existing office building and substation on site will be demolished. Also the landscaping and trees within the site will be removed to accommodate the new development. The planning application has been submitted with a Daytime Bat Survey and Ecological Walkover Survey

The Walkover Survey did not find any evidence of bat activity at the site and considered the property on site to offer negligible suitability for a bat roost. The survey noted that there were semi mature trees and an area of planted shrubs which have the potential to support nesting birds but notes that birds are protected under The Wildlife & Countryside Act 1981. GMEU have reviewed the submission and have raised no objection to the scheme on ecology grounds. However it is recommended that two informatives are placed on the decision to remind the applicant of their legal responsibilities in respect of bats and birds.

Sustainable Design and Construction

The applicant has submitted an Energy & Sustainability Assessment in support of the planning application. The assessment states that the scheme will adopt a fabric first approach which will produce U Values and design targets that will exceed Part L 2014. In addition, energy display devices showing fuel consumption, efficient white goods and low water sanitary ware will be installed throughout the development.

The document explores the use of renewable energy technologies including solar hot water, wind, photovoltaic panels, biomass heating, ground source heat pumps, air source heat pumps. The assessment confirms that the development will not benefit from any renewable technologies as the scheme exceeds the building regulation requirements through energy efficiency measures.

The assessment also explains how the development will sustainably source building materials, reduce and recycle waste through a Site Waste Management Plan, redevelop a brownfield site which in turn puts less pressure on greenfield development, promotes health/wellbeing and conserves/promotes ecology.

In addition a BREEAM Pre Assessment has been submitted with the application which sets out the various measures that can be integrated into the scheme to enable the commercial units achieve a BREEAM Very Good rating.

Whilst is it disappointing the inclusion of renewable technologies has been discounted the measures proposed would meet the City Council's aspirations in terms of sustainability and the requirements of the SPD and policy EN22.

Planning Obligations

The Planning Obligations Supplementary Planning Document (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 SPD advises that a development of this nature in this part of the City should contribute towards open space. Public realm contributions are site specific and in this instance it is considered that the proposed development is of a size that would impact on the surrounding public realm and therefore a contribution towards public realm is also sought.

The applicant has however submitted a viability appraisal to demonstrate that the scheme would not be financially deliverable if the contribution sought was too high.

The Planning Obligations 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 submitted viability appraisal has been extensively reviewed by the City Council. The applicant has agreed to a sum of £100,000 and to enter into an S106 agreement to secure a clawback review.

Conclusion

This application seeks to redevelop a former employment site to create a residential-led development that includes some commercial / retail provision, in accordance with UDP Policy MX 1. The applicant has worked hard to overcome the LPAs concerns about density of the development, design of the scheme, integration of the scheme into the wider area and impact of the scheme upon the grade II listed Dock Office. The scheme is unlikely to result in a severe highway impact. There will be no adverse ecological impacts. The applicant has identified acceptable strategies for dealing with land contamination and the drainage of the site. Mitigation is also proposed to safeguard existing and future occupiers in respect of noise and air quality and to reduce the impact of wind on the microclimate. The development has incorporated a number of sustainability and energy saving measures into its design and layout. The report does identify amenity impacts for existing and future occupiers but given the site is identified for development and in the overall planning balance it is considered that the proposal would make a positive contribution to the regeneration of the area and represents a sustainable form of development that complies with the relevant policies within the City of Salford’s UDP and the NPPF.

Recommendation

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

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

 A financial contribution of £100,000, plus a clawback agreement to secure additional financial contributions if the viability of the development improves, to be directed to the following:  Public realm works to improve connectivity along and over Trafford Road and from the development to Trafford Road.  Resurfacing of the Quays Loop Road  Affordable housing (off-site commuted sum)

 Permissive rights of way for a new pedestrian access route through the site connecting Furness Quay to the entrance of Block C.

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 the following approved plans

A372_P_10 Proposed Ground Floor Rev I A372_P_11 Proposed First Floor Rev K A372_P_12 Proposed Second Floor Rev H A372_P_13 Proposed Third Floor Rev G A372_P_14 Proposed Fourth Floor Rev G A372_P_15 Proposed Fifth Floor Rev F A372_P_16 Proposed Sixth Floor Rev G A372_P_17 Proposed Seventh Floor Rev G A372_P_18 Proposed Eight Floor Rev G A372_P_19 Proposed Ninth Floor Rev G A372_P_20 Proposed Tenth Floor Rev G A372_P_21 Proposed Eleventh Floor Rev F A372_P_22 Proposed Twelth Floor Rev G A372_P_23 Proposed Thirteenth Floor Rev G A372_P_24 Proposed Fourteenth Floor Rev G A372_P_25 Proposed Fifthteenth Floor Rev F A372_P_26 Proposed Sixteenth Floor Rev G A372_P_27 Proposed Seventeenth Floor Rev F A372_P_28 Proposed Eighteenth Floor Rev F A372_P_29 Proposed Nineteenth Floor Rev G A372_P_30 Proposed Twentieth Floor Rev F A372_P_31 Proposed Twenty First Floor Rev F A372_P_32 Proposed Twenty Second Floor Rev F A372_P_33 Proposed Twenty Third Floor Rev C A372_P_34 Proposed Twenty Fourth Floor Rev C A372_P_35 Proposed Twenty Fifth Floor Rev C A372_P_36 Proposed Twenty Sixth Floor Rev C A372_P_37 Roof Plan Rev D A372_P_40 Proposed North East Elevation Rev C A372_P_41 Proposed South Elevation Rev D A372_P_42 Proposed North West Elevation Rev C A372_P_43 Proposed South East Elevation Rev C A372_P_44 Proposed Block A Elevations Rev C A372_P_45 Proposed Block B Elevations Rev C A372_P_46 Proposed Block C Elevations Rev D A372_P_47 Proposed North East Sectional Elevation Rev A A372_P_48 Proposed South East Sectional Elevation Rev A A372_P_49 Proposed Podium Elevations To Road Rev B A372_P_50 Proposed Podium Elevations Rear Rev B A372_P_51 Proposed North East And North West Cont. Elev. Rev B A372_P_52 Proposed South And South East Cont. Elevations Rev B A372_P_60 Typical Detail 1 Rev A A372_P_61 Typical Detail 2 A372_P_62 Typical Detail 3 A372_P_65 Proposed Elevation Details Rev D A372_P_66 Proposed Podium Details A372_P_67 Proposed Roof Details Reason: For the avoidance of doubt and in the interests of proper planning.

3. Full details of the new pedestrian access into the site between Furness Quay and Core D shall be submitted to and approved in writing by the Local Planning Authority. This shall include full details of trees and shrubs to be planted, details of hard surfaces and shall include a timetable for implementation and a maintenance plan. This route shall be implemented and made available for use prior to the occupation of apartments within the 24 to 27 storey block accessed via Core D on the approved plans.

Reason: To promote a safe and accessible route into the development for pedestrians and cyclists in accordance with policies A2 and DES10 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

4. Notwithstanding the details shown on the drawings hereby approved, no above ground construction works shall take place until detailed drawings, samples and a schedule of materials of the following items shall be submitted to and approved in writing by the Local Planning Authority. The development shall be constructed using the approved materials. a) Elevations b) Windows c) Entrances and doors d) Roof and parapets e) Balconies, balustrades f) Boundary Treatments including gates/fencing at entrance of decked podium level

Reason: To safeguard the amenity, appearance and character of the area in accordance with policy DES1 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

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

The details of any proposed Remedial Works shall be submitted to, and approved in writing by the Local Planning Authority prior to the commencement of development. 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 plan providing details of the data that will be collected in order to demonstrate that the works set out in the remediation strategy are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action.

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

6. Pursuant to condition 3 and prior to first occupation a Verification Report, based upon the verification plan shall be submitted to, and approved in writing by, the Local Planning Authority. The Verification Report shall validate that all remedial works undertaken on site were completed in accordance with those agreed by the Local Planning Authority.

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

7. If, during the course of development, contamination not previously identified is found to be present, no further works shall be undertaken in the affected area and the contamination shall be reported to the Local Planning Authority as soon as reasonably practicable (but within a maximum of 5 days from the find). Prior to further works being carried out in the identified area, a further assessment shall be made and appropriate

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

8. Any soil or soil forming materials to be brought to site for use in garden areas or soft landscaping shall be tested for contamination and suitability for use prior to importation to site. Prior to occupation, evidence and verification information (for example, laboratory certificates) shall be submitted to, and approved in writing by, the Local Planning Authority.

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

9. No infiltration of surface water drainage into the ground on land affected by contamination is permitted other than with the express written consent of the local planning authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to controlled waters. The development shall be carried out in accordance with the approval details.

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

10. 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 in consultation with Transport for Greater Manchester. The approved Statement shall be adhered to throughout the construction period. The Statement shall include:

(i) of construction activities on site which, unless agreed otherwise as part of the approved Statement, shall be limited to between 8am-6pm Monday to Friday and 9am-2pm Saturday only (no working on Sundays or Bank Holidays). Quieter activities which are carried out inside buildings such as electrical works, plumbing and plastering may take place outside of agreed working times so long as they do not result in significant disturbance to neighbouring occupiers; (ii) the spaces for and management of the parking of site operatives and visitors vehicles; (iii) the storage and management of plant and materials (including loading and unloading activities); (iv) the erection and maintenance of security hoardings at a minimum distance of 1.5m from the kerb which demarcates the tramway path, including provision to agree a “mock up” panel, decorative displays and facilities for public viewing, where appropriate; (v) measures to prevent the deposition of dirt on the public highway; (vi) measures to control the emission of dust and dirt during demolition/construction; (vii) construction and demolition methods to be used; including the use of cranes (which must not oversail the tramway); (viii) a scheme for recycling/disposing of waste resulting from demolition/construction works; (ix) measures to minimise disturbance to any neighbouring occupiers from noise and vibration, including from any piling activity; (x) measures to prevent the pollution of watercourses; and (xi) a community engagement strategy which explains how local neighbours will be kept updated on the construction process, key milestones, and how they can report to the site manager or other appropriate representative of the developer, instances of unneighbourly behaviour from construction operatives. The statement shall also detail the steps that will be taken when unneighbourly behaviour has been reported. A log of all reported instances shall be kept on record and made available for inspection by the local a planning authority upon request.

Reason: In the interests of the amenity of neighbours and to ensure that the development does not adversely affect the operation of Metrolink in accordance with policies ST5, DES7 and EN17 of the Salford Unitary Development Plan and the NPPF. 11. A scheme for the provision of electric vehicle charging points to a minimum of two parking bays within the ground floor car park, shall be submitted to and approved in writing by the Local Planning Authority. The charging point shall as a minimum be capable of Type 2 "Fast" charging, and wired to a dedicated 30A spur to provide 7KV charging capacity. The charge point should be available for use prior to the development being first occupied and retained thereafter.

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

12. Use of air extraction equipment at any A3 or A4 use shall not commence until detailed plans and specifications of the equipment, including measures to alleviate noise, vibration, fumes and odours (and incorporating active carbon filters, silencers and anti-vibration mountings where necessary), have been submitted to and approved in writing by the Local Planning Authority. The ventilation system shall be installed in accordance with the approved plans and specifications before the use of the equipment commences and shall be permanently retained thereafter in accordance with the approved specifications.

Reason: To safeguard the amenity of existing, neighbouring and/or future occupants of the development hereby approved in accordance with policies DES7 and EN17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

13. The following noise standards shall be attained with respect to residential accommodation on the site as stipulated in BS8233:2014 - Guidance on Sound Insulation and Noise Reduction for Buildings: (i) internal noise levels of less than 30 dB LAeq,8hour within bedrooms between 23.00 hours and 07.00 hours (ii) internal noise levels of less than 35 dB LAeq,16 hour within living rooms between 07.00 hours and 23:00 hours (iii) internal noise levels of less than 40 dB LAeq,16hour within other living areas (e.g. dining rooms) between 07.00 and 23.00 hours (iv) typical individual noise events from trams and road traffic, shall not be in excess of 45 dB LAmax in bedrooms between 23.00 and 07.00 hours

Reason: To safeguard the amenity of existing, neighbouring and/or future occupants of the development hereby approved in accordance with policies DES7 and EN17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

14. Prior to the commencement of development, (except for demolition and enabling works) full details of the acoustic façade treatment for the residential units to meet the requirements of condition 13 shall be submitted to and agreed in writing by the Local Planning Authority. The details shall include

 Details of residential units requiring treatment  The specification of alternative ventilation provision to ensure background and trickle ventilation can be maintained without the need to open windows.

The development shall be carried out in strict accordance with the agreed acoustic mitigation scheme.

Reason: To safeguard the amenity of existing, neighbouring and/or future occupants of the development hereby approved in accordance with policies DES7 and EN17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

15. Prior to occupation of the residential units hereby approved a Site Completion Report confirming that all necessary noise attenuation measures as identified in condition 14 have been installed shall be submitted to and approved in writing by the local planning authority. The noise attenuation measures shall be retained thereafter in accordance with the details agreed in condition 14. Reason: To safeguard the amenity of existing, neighbouring and/or future occupants of the development hereby approved in accordance with policies DES7 and EN17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

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

Reason: To safeguard the amenity of existing, neighbouring and/or future occupants of the development hereby approved in accordance with policies DES7 and EN17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

17. Prior to any of the commercial units being bought into A3 or A4 use, a Noise Management Plan shall be submitted to and agreed by the Local Planning Authority. The Noise Management Plan shall assess the impact of such uses on neighbouring sensitive premises and then identify all control measures which are required to control noise, including, but not limited to, the hours of opening, the need for doors and windows to be opened and the use of amplified or live music. The agreed Noise Management Plan shall be implemented in full and maintained thereafter.

Reason: To safeguard the amenity of existing, neighbouring and/or future occupants of the development hereby approved in accordance with policies DES7 and EN17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

18. No live music, amplified music or voices shall be played within the premises at any time, unless agreed through condition 17.

Reason: To safeguard the amenity of existing, neighbouring and/or future occupants of the development hereby approved in accordance with policies DES7 and EN17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

19. The hours of operation of any retail use shall be submitted to and approved in writing by the Local Planning Authority prior to first occupation of the premises, which shall operate in accordance with those hours thereafter.

Reason: To safeguard the amenity of existing, neighbouring and/or future occupants of the development hereby approved in accordance with policies DES7 and EN17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

20. No development with the exception of site clearance and remediation, shall take place until a scheme for surface water drainage for the site using sustainable drainage methods and which includes details of how water quality will be improved, and how existing surface water discharge rates reduced to either 50% of the existing (or to greenfield runoff, whichever is greater), has been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented prior to first occupation or use of the development hereby approved unless alternative timescales have been agreed in writing as part of the strategy.

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

21. No development with the exception of site clearance and remediation, shall take place until a scheme detailing flood resilience measures to be incorporated into the development up to the flood level predicted for the 1:1,000 year flood has been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented in full and retained thereafter.

Reason: To reduce the risk of flooding from overland flows in accordance with policy EN19 of the City of Salford Unitary Development Plan and policy FRD 7 of the Flood Risk and Development Supplementary Planning Guidance and the National Planning Policy Framework.

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

Reason: To secure proper drainage and to manage the risk of flooding and pollution in accordance with policy EN17 and EN19 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

23. Notwithstanding the details shown on the drawings hereby approved, details of cycle parking shall be submitted to and approved in writing by the Local Planning Authority. The details shall include 280 secured cycle spaces together with 12 visitor cycle spaces. The approved cycle parking shall be implemented and made available for its intended use prior to the occupation of the development hereby approved and shall be retained thereafter.

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

24. The vehicle parking, servicing and other vehicular access arrangements shown on the approved plans to serve the development hereby permitted shall be made available for use prior to the development being brought into use (or in accordance with a phasing plan which shall first be agreed in writing with the local planning authority) and shall be retained thereafter for their intended purpose.

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

25. No development shall commence, excluding demolitions and works below ground, until full construction details of the site access from Furness Quay including dropped kerb tactile paving on either side of the junction, a scheme for redundant access points to be reinstated as continuous footway and full construction details of the loading bays are submitted to and agreed in writing by the Local Planning Authority. The scheme shall be constructed in accordance with the approved drawings prior to the occupation of the development.

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

26. Prior to first occupation of the development hereby approved a waste management strategy shall be submitted to and approved in writing by the Local Planning Authority. The strategy shall include details of how bins are moved to the collection point, recycling facilities, bulky waste storage and hours of servicing for the non-residential units. A verification report to demonstrate that waste management arrangements have been implemented in accordance with the approved strategy shall be submitted to and approved in writing by the Local Planning Authority within 6 months of first occupation.

Reason: To ensure that the development is adequately serviced in accordance with policy DES1 of the City of Salford Unitary Development Plan and the National Planning Policy Framework. 27. Prior to first occupation of the development a scheme for the amendment of Traffic Regulation Orders along Furness Quay shall be submitted to and agreed in writing with the Local Planning Authority. The scheme should facilitate the two loading bays, the creation of the new car park entrance and the closure of the northern entrance as shown on the approved plans. The agreed scheme shall be implemented by the highway authority prior to first occupation of the development at the cost of the developer.

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

28. Notwithstanding the details submitted within the Framework Travel Plan, the development hereby approved shall not be brought into first occupation until a Full Travel Plan has been submitted to, and approved in writing by, the Local Planning Authority.

Within six months of the development hereby approved being brought into first occupation, a further, updated Travel Plan shall include the travel plan budget/targets, action plan, Travel Plan Coordinator details, Travel Pack information, incentives (such as weekly/monthly public transport tickets, cycle discounts, car club yearly membership) and be submitted to and agreed in writing with the Local Planning Authority. The agreed Travel Plan shall be implemented and reviewed in accordance with the timetable embodied therein.

Reason: To ensure that the travel arrangements to the development are appropriate and to limit the effects of the increase in travel movements in accordance with policies ST14 and A8 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

29. No development shall commence until a risk assessment and method statement (RAMS) for such construction works close to the Metrolink is submitted to and approved by the Local Planning Authority. The development shall be carried out in strict accordance with the approved details.

Reason – To prevent any construction works from impacting on the operation of the Metrolink in accordance with Unitary Development Plan Policy ST5.

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

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

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

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

31. Prior to occupation of the development hereby approved a landscape management plan, including long term design objectives, management responsibilities and maintenance schedules for all landscaped areas shall be submitted to and approved in writing by the local planning authority. The landscape management plan shall be carried out as approved and any subsequent variations shall be agreed in writing by the local planning authority.

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

32. No development shall be started until G2 as shown on Preliminary Tree Constraint Plan reference 16/AIA/SALFORD/13/01, have been surrounded by substantial fences which shall extend to the extreme circumference of the spread of the branches of the trees (or such positions as may be agreed in writing by the Local Planning Authority). Such fences shall be erected in accordance with a specification to be submitted to and approved in writing by the Local Planning Authority and shall remain until all development is completed and no work, including any form of drainage or storage of materials, earth or topsoil shall take place within the perimeter of such fencing.

Reason: To ensure that the replacement tree planting accords with policy TD6 of the Trees and Development SPD and policy EN12 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

33. Notwithstanding the details shown on the approved plans a tree replacement scheme for the provision of at least 24 trees shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of tree species; tree sizes (including the minimum height and circumference of stem at 1m from the ground level); plan indicating the location of the replacement trees, a timetable for tree planting and details of aftercare. The development shall be carried out in accordance with the approved scheme.

Reason: To safeguard protected trees and to ensure that adequate provision is made for their protection whilst the development is carried out in accordance with EN12 of the Unitary Development Plan and TD4 of the Trees and Development Supplementary Planning Document.

34. Notwithstanding the provisions of Schedule 2 of the Town and Country Planning (General Permitted Development) Order 2015 (and any subsequent amending order), there shall be no development on the site as defined in Part 2 of Schedule 2 of the above Order without the prior grant of planning permission by the Local Planning Authority.

Reason: To prevent development which could harm local character and/or neighbouring amenity in accordance with policies DES1 and A2 of the City of Salford Unitary Development Plan.

35. Prior to the commencement of development (except for demolition and enabling works) a detailed wind assessment shall be submitted to the Local Planning Authority. The assessment shall include details of the likely impacts of the development on pedestrian level wind conditions and shall have regard to the findings of the submitted Wind Engineering Desktop Study produced by Burohappold Engineering. Such assessment shall also provide full details of measures to mitigate such impacts, along with timescales for the implementation of such measures. The assessment shall be approved in writing prior to the commencement of the development, and the mitigation measures shall be implemented in accordance with the approved timescale for implementation.

Reason: In order to ensure that there would be no unacceptable detrimental impact on microclimate, in accordance with Policy DES5 of the Unitary Development Plan.

Notes for Applicant:

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

2. The following advice is provided by the Environment Agency: Land Contamination We recommend that the developer undertakes any further works in line with the guidance provided within ‘CLR11 Model Procedures’, ‘Guiding Principles for Land Contamination’ and ‘Groundwater Protection: Principles and Practice’ which are available on our website at the following addresses: https://www.gov.uk/government/collections/land-contamination-technical-guidance Where deep foundations are proposed we recommend the developer follows the guidance set out within our document ‘Piling and Penetrative Ground Improvement Methods on Land Affected by Contamination’ which is available on our website at the following address: http://webarchive.nationalarchives.gov.uk/20140328084622/http://cdn.environment- agency.gov.uk/scho0501bitt-e-e.pdf Waste to be reused on site Excavated materials that are recovered via a treatment operation can be re-used on-site under the CL:AIRE Definition of Waste: Development Industry Code of Practice. This voluntary Code of Practice provides a framework for determining whether or not excavated material arising from site during remediation and/or land development works are waste.

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

We recommend that developers should refer to our: · Position statement on the Definition of Waste: Development Industry Code of Practice and; · website at https://www.gov.uk/government/organisations/environment-agency for further guidance.

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

Developers should ensure that all contaminated materials are adequately characterised both chemically and physically in line with British Standards BS EN 14899:2005 'Characterisation of Waste - Sampling of Waste Materials - Framework for the Preparation and Application of a Sampling Plan' and that the permitting status of any proposed treatment or disposal activity is clear. If in doubt, the Environment Agency should be contacted for advice at an early stage to avoid any delays.

Infiltration methods on contaminated land carries groundwater pollution risks and may not work in areas with a high water table. Where the intention is to dispose to soakaway, these should be shown to work through an appropriate assessment carried out under Building Research Establishment (BRE) Digest 365. Where infiltration techniques are to be used for surface water disposal the appropriate levels of treatment may need to be applied.

Any car park surface should be impermeable and there should be a suitable series of treatment to prevent the pollution of groundwater. Please see CIRIA SUDS Manual (C697) for guidance on drainage attenuation, storage and treatment. We would like to refer the applicant/enquirer to our groundwater policies in Groundwater Protection: Policy and Practice (GP3). This sets out our position for a wide range of activities and developments including: § Land contamination § Drainage

The applicant should also refer to pollution prevention guideline 3 (ppg3): Use and design of oil separators in surface water drainage systems, which is available to download from our website at https://www.gov.uk/government/collections/pollution-prevention-guidance-ppg

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

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

3. All species of bats found in the UK receive a high level of legal protection under the terms of the Wildlife & Countryside Act 1981 and the Conservation of Habitats and Species Regulations 2010. Bats roost in a variety of places and will use cracks, crevices and holes in trees. They are mobile in their habits and can turn up in the most unlikely places at any time of year. Precautions should be taken throughout works, at any time of year, with the possible presence of bats borne in mind. If bats are found at any time during works, then work should cease immediately and advice sought from Natural England or a suitably qualified bat worker.

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

5. No removal of trees shall be carried out between the months of March to August inclusive, unless nesting birds have been shown to be absent.

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

7. In discharging conditions 4 and 30 regard should be given to the recommendations within section 3 and 4 of the Crime Impact Statement submitted in support of this application.

8. In respect of condition 20 the applicant is advise that the following information shall be submitted with the condition  Drainage layout drawing(s) including the proposed storage and SUDS features  Hydraulic calculations to show no flooding in a 1 in 30 year event  Hydraulic calculations to show no internal flooding in a 1 in 100 year event plus climate change.

9. The applicant's attention is drawn to the contents of the letter from United Utilities dated 20th February 2017. 10. Please note that all highway works as required by condition 25 are to be provided through a Section 278 Agreement of the Highways Act 1980. Please be aware of the following requirements:

 A minimum of 2m wide area behind each of the proposed lay-bys along Furness Quay to be dedicated as adopted highway to maintain public right of way.  The adoptable highway drainage system must either connect into a proposed adoptable surface water system, or an existing United utilities adopted surface water sewer or a watercourse where a Consent to Discharge from the Environmental Agency is required.  Any amendments to the existing adopted carriageway need to be re-instated using similar approved materials.  Existing adopted street lighting and existing services within the footway and carriageway to be either diverted or protected in agreement with relevant authorities.  No gates to open onto the existing/proposed highway.  The use of high quality materials other than those normally specified will require a service level agreement with the developer, which involves the developer paying a sum for maintenance.  The use of high quality materials other than those normally specified will require a service level agreement with the developer, which involves the developer paying a sum for maintenance.  Any proposed trees within the adopted highway will require approved tree pits – to protect services and the road construction. In addition, proposed trees within the adopted highway will command a commuted sum for future maintenance.  Any part of the building that over sailing the adopted highway will require a S177 license.  Dilapidation Survey should be undertaken after the completion of the development to ensure the adopted footway and carriageway has not been damaged by construction vehicles.

11. In respect of condition 29 the applicant is advised that TfGM require the RAMS to have a mechanism to ensure that if excavation is carried out greater than 1m deep within 1m of the Metrolink land boundary or in the vicinity of the viaduct or retaining wall foundations then the applicant should notify the Metrolink in advance. As any such works may require track, structure and or earthwork monitoring to be carried out as agreed with Metrolink and at the cost to the developer.

12. In respect of condition 10 and 29 the applicant’s attention is drawn to the necessary system clearances and agrees safe methods of working to meet the safety requirements of working above and adjacent to the Metrolink system. Further details can be found via the Metrolink Website at; https://www.tfgm.com/public-transport/tram/working-safely

Useful contacts

Dilapidation Survey:  Developer shall contact John Horrocks to arrange a full dilapidation/Condition Survey of all adopted highways surrounding the site prior to works commencing on site. Tel: 0161 603 4046

Highway Permits/Licensing:  Applications for all forms of highway permits/licenses shall be made in advanced of any works being undertaken on the adopted highway Note: NO boundary fencing shall be erected or positioned on any part of the adopted highway with first seeking the relevant permits/licenses from the Local Highway Authority Tel: 0161 603 4046

General Highway Information:  Requests for general Information regarding the adopted highway network shall be directed to the Local Highway Authority – John Horrocks- 0161 603 4046

S278 Works:  The Developer shall contact Neil Ashmall to arrange for the S278 element of the development. Neil Ashmall 0161 779 4883 13. Any work in the Metrolink hazard zone will need to comply with requirements of Working Safety Near Metrolink, this includes construction and maintenance / cleaning. See http://www.metrolink.co.uk/using- the-network/Pages/working-safely-near-Metrolink.aspx

14. In respect of condition 21 the document ‘Improving the Flood Performance of New Buildings - Flood Resilient Construction’ notes that a water entry strategy should be employed for levels above 600mm deep or structural checks should be provided to show water can safely be excluded. Please see https://assets.publishing.service.gov.uk/government/uploads/system/uploads/attachment_data/file/7730/fl ood_performance.pdf