Manchester City Council List No. 5 Planning and Highways Committee 26 June 2008
Moss Side Application Number Date of Appln Committee Date Ward 085605/FO/2008/S1 29th May 2008 26th Jun 2008
Proposal Erection of a part six, part five, part four and part three storey building comprising 148 self-contained flats, and 414 square metres of A1, A2. B1 or D2 floorspace and 316 sq metres of D1 accommodation together with 160 parking spaces Location 482-506 Moss Lane East, Moss Side, Manchester, M14 4PA Applicant Property Route, Ashley House, Ashley Road, Altrincham, Manchester, WA14 2DW Agent Hodder Associates 113-115 Portland Street, Manchester, M1 6DW
Description
The application site relates to two, large vacant industrial buildings, formerly in use as a factory but more recently used for storage and distribution purposes. The site consumes an area of approximately 0.5 hectares and fronts Moss Lane East to the north and Heald Grove to the west. In terms of the site's immediate surroundings, the area is mixed use in nature. The site is bounded by Whitworth Park to the north, a public house, restaurant and supermarket with associated car park to the east, a vacant job centre and 5 storey student apartment blocks to the south and south east, and derelict land subject to an extant planning permission for a four storey block of student flats to the west, together with three storey, terraced properties along Heald Grove. The site is considered to be part of Rusholme district centre which contains a vast array of different commercial and residential uses, including large, 8 storey buildings containing student apartments with ground floor commercial uses to the north east of the site, and a large proportion of food and drink uses. The site is situated only a short distance from the main arterial route of Wilmslow Road, the nearby University and St Mary's Hospital.
With regard to this application, it is proposed to erect 148 residential apartments, comprising 20 x 1 bedroom, 97 x 2 bedroom and 31 x 3 bedroom apartments. It is also proposed that the new building will contain 730 square metres of commercial floorspace. This will comprise of two units on the ground floor Moss Lane East frontage and consist of 414 square metres for either A1, A2, B1 or D2 use and 316 square metres of D1 floorspace. The applicant has indicated that the D1 floorspace will accommodate a dentist.
The proposed apartments are of a contemporary design and consist of eight distinct blocks of various heights ranging from three to six storeys. These are arranged on the site to reflect the scale of buildings in the immediate area and culminates with a six-storey block on the corner of Heald Grove and Moss Lane East, where a strong presence on the street corner and relationship with Whitwork Park is sought. Manchester City Council List No. 5 Planning and Highways Committee 26 June 2008
The scheme includes 160 car parking spaces at basement and semi-basement level with vehicular access gained from Heald Grove. Amenity space is provided in the form of a communal walled garden to the interior of the urban block.
The current scheme relates to an amended scheme to that originally submitted. The proposal has been modified to address previous concerns regarding the height of the apartment blocks, vehicular access, elevational design and refuse storage. The application has subsequently been reconsulted upon.
Consultations
Local residents - 2 letter of objection has been received as part of the original consultation process. These objections are summarised below:
(i) A further large scale development of this type will exacerbate the on street parking problems for local residents and large numbers of students or short term residents will have no long term interest in the area. Further, the industrial units to be demolished are prime examples of early industrial buildings and there are few such remaining structures.
(ii) There will be a loss of light to my property at 59 Heald Place and would be detrimental to residential amenity.
Following the submission of revised plans and a subsequent period of reconsultation, no further objections have been received to date.
Environmental Health - Historical information indicates the presence of significance levels of contamination. It is therefore recommended that a condition be inserted requiring the submission of a risk assessment in relation to ground contamination. The risk assessment should conform to the City Council's current guidance document - 'Planning Guidance in Relation to Ground Contamination'.
Regulatory and Enforcement Services - recommends conditions are imposed in relation to waste management, external lighting, car park ventilation, the extraction of fumes and odours, noise insulation and servicing arrangements.
Greater Manchester Police (Architectural Liaison Unit) - GMP have been in consultation with the applicants and have produced a Crime Impact Statement to identify concerns. It is recommended that the applicant follows the recommendations in the statement which should lead to a successful Secured by Design award.
South Manchester Regeneration - It is appreciated that the development is close to the district centre and may attract residents demanding one and two bedroom apartments. It is also appreciated that they have reduced the height of the proposed development and have 100% parking provision and cycle spaces.
Manchester City Council List No. 5 Planning and Highways Committee 26 June 2008
Issues
Unitary Development Plan - There are no site specific policies relating to the application site. However, the following city-wide policies are relevant to the proposal:
Policy H1.2 seeks to ensure that the housing stock contains a wide range of housing types to meet the needs of all people living in Manchester.
Policy H2.2 states that the Council will not allow development that will have an unacceptable impact on residential areas. The matters that the Council will consider include the scale and appearance of the development and it's impact in terms of noise, vibration, traffic generation, road safety and air pollution
Policy H2.7 - refers to new housing schemes and states that new housing development should be of a high standard of design and make a positive contribution towards improving the City's environment.
Policy E1.5 - states that the Council will contribute towards energy conservation by ensuring where practicable that new development is located where it can be easily served by public transport and encourage high standards of energy efficiency in new development.
Policy I1.6 - advocates that the Council will encourage the location of new business development on sites where they will contribute to urban regeneration.
Regional Spatial Strategy - In terms of regional policy, the Draft North West Plan (The Regional Spatial Strategy) was submitted to Government on 30th January 2006. The Regional Spatial Strategy forms part of the statutory development plan for every Local Authority in the North West and provides a framework for development and investment over the next fifteen to twenty years.
A public consultation on the proposed changes to the Draft Regional Spatial Strategy as launched on 20th March 2008. The proposed changes to the draft strategy take account of the recommendations of the independent panel of Inspectors following the examination in public into the draft strategy between November 2006 and February 2007.
The following policies are considered relevant:
Policy DP1 encourages both the economic use of land and the development of brownfield land. Buildings of poor quality and little or no scope for re-use should be properly removed to make way for new uses.
Policy DP2 - seeks to enhance to overall quality of life experienced in the region by delivering sustainable development focused on providing a high quality of life for this and future generations. Manchester City Council List No. 5 Planning and Highways Committee 26 June 2008
Policy SD1 seeks to concentrate development in the North West Metropolitan Area which will enhance economic strength, the environment, overall quality of life and social regeneration.
Policy UR1 - sets targets for the recycling of land and buildings. The redevelopment and re-use of vacant sites and buildings should be a priority and additional development should be encouraged to make best use of such sites at sustainable locations.
In addition to the above, central government provides national planning guidance in the form of Planning Policy Guidance Notes (PPG) and on some planning issues, Planning Policy Statements (PPS).
PPS1 'Delivering Sustainable Development' sets out the overarching policies on the delivery of sustainable development through the planning system. Emphasis in placed on the need for good design to ensure, attractive, usable, durable and adaptable places
PPS3 'Housing' highlights that the majority of new housing should be located on brownfield land. The guidance also states that the planning system should deliver:
- High quality housing that is well designed and built to a high standard.
- A mix of housing, both market and affordable, particularly in terms of tenure and price, to support a wide variety of households in all areas both urban and rural.
- A sufficient quantity of housing taking into account need and demand and seeking to improve choice.
- Housing developments in suitable locations, which offer a good range of community facilities and with good access to jobs, key service and infrastructure.
PPG4 - 'Industrial and Commercial Development and Small Firms' refers to the importance of bringing under used and vacant land back into beneficial use for the regeneration of towns and cities. It also promotes mixed-use developments, advising that optimum use should be made of sites in urban areas, taking into account factors such as accessibility by public transport.
PPS6 'Planning for Town Centre' relates to town centre uses and promotes measure that seek to protect the vitality and viability of existing centres
PPG13 'Transport- strongly promotes public transport, walking and cycling as alternatives to the private car. By shaping the pattern of development and influencing the scale, density, design and mix of land uses, planning can help reduce the need to travel.
The Guide to Development in Manchester - This is a City Council supplementary planning document (SPD). This document offers design advice and sets out the City Council's aspirations and vision for future development and contains core principles Manchester City Council List No. 5 Planning and Highways Committee 26 June 2008 to guide developers to produce high quality and inclusive design. The principles that development should seek to achieve, include, character and context, continuity, and enclosure, ease of movement, quality of the public realm, diversity, legibility and adaptability.
Principle - The site is located along Moss Lane East and just off Wilmslow Road within Rusholme district centre. This is an area that is typified by modern, high rise, high density, residential developments. The broad principle of redeveloping the site with such a use is therefore acceptable. In light of the derelict and untidy nature of the site, the proposal would also harness regeneration objectives and bring a redundant site back into effective use.
In addition to the above, the proposed scheme would adhere to the guidance provided within PPS3 'Housing' in offering a good range of community facilities and with good access to jobs, key service and infrastructure, whist also contributing towards the strategic objectives of regional planning guidance by re-using previously developed land.
Design and Layout - With the exception of the communal garden, the proposed building is occupies much of the whole site. Such density however is considered appropriate bearing in mind the site's sustainable, district centre location and the layout and height of adjoining buildings. The various blocks of accommodation are set on a plinth which varies in height and serves to ehance the security of the ground floor apartments, as well as allowing natural ventilation to the semi-basement car park. It is also modelled to incorporate both pedestrian accesses off Moss Lane East and Heald Grove, as well as the vehicular access of Heald Grove. The vehicular entrance is positioned at the middle of building's length along Heald Grove to take account of the residential, terraced properties on the opposite side of Heald Grove and for highway safety considerations, away from the junction with Moss Lane East.
Scale and Massing - The composition of the building as distinct blocks and of different sizes, evolves from the consideration of the surrounding urban form. Along Heald Grove the building begins at 3 stories in line with the adjacent, vacant job centre and terraced properties on the opposite side of Heald Grove. Moving north along Heald Grove, blocks are set back from the plinth at various points and ascends to four and five storey levels and eventually a six storey block at the junction of Heald Grove and Moss Lane East. The building returns along Moss Lane East into a 5 storey then a 4 storey block, continuing the stepped massing profile. A recessed sixth storey, entirely glazed, to the rear half of the block lightens the mass of the more solid rendered blocks which sit on a concrete canopy. This defines the separation between commercial accommodation at ground floor and the residential above.
It is considered that in light of the mass and height of surrounding buildings, the proposed building is consistent and entirely satisfactory for this location. The building has been informed and is sympathetic to adjacent or potentially adjacent structures. The proposed building is located immediately north and north east of large, five- storey student flats, an extant planning permission for a four-storey block of student apartments to the west and eight-storey apartment blocks just to the north east of the site. Where there or more sensitive properties such as the terraced houses on Heald Manchester City Council List No. 5 Planning and Highways Committee 26 June 2008
Grove, the proposed building responds with set backs and a lower number of storeys. As such, the scale and massing of the proposed building is deemed acceptable.
Environmental Impact Assessment - The proposal was advertised as major development and has been subject to an Environmental Assessment screening. Given the information accompanying the application and in the light of guidance contained in Circular 2/99, it is considered that an Environmental Impact Assessment is not required in this instance.
Residential Amenity - It is not considered that the development will have any significant detrimental impact upon residential amenity. Being within a district centre, the area is already very busy and there are a number of similar, and indeed, much larger developments in the immediate area. The design of the building is sensitive to the residential properties most likely to be affected by the development along Heald Grove, by decreasing in height at a certain point, so not to be of any overbearing or oppressive appearance. It should also be noted that the current building benefits from consent for B8 use (storage and distribution). As such, the proposed use would be contain uses more appropriate for this location.
Car Parking - 160 basement car parking spaces are to be provided including 10 spaces for disabled users for 148 apartments. Although the Council do not have any parking standards enshrined in planning policy, it is generally accepted that one car parking space should be provided per residential unit. In this case, the parking provided is in excess of 100% parking provision.
One resident has expressed concern regarding congestion caused by current on- street car parking availability, particularly along Heald Grove. It is acknowledged that parking is a problem in the area, particularly within Rusholme district centre - as identified by the Rusholme and Moss Side Local Plan. However, the scheme provides in excess of the parking spaces required and is located within a district centre and in a highly sustainable location. The Transport Sustainability Assessment which accompanies the application, highlights that alternative modes of transport are available. Cycle storage is provided within the basement and the site is located within immediate proximity of several, extremely busy bus routes. As such, it is considered that parking provision is acceptable and entirely consistent with other developments in the area. It should also be noted that in response to increasing parking concerns in the area generally, the applicant has agreed to pay a large financial contribution towards funding a parking study and the implementation of any solutions that come out of the study for the Rusholme Area. Any such works would be carried out by, or on behalf of the City Council. In addition, and in response to concerns that car park spaces could be sold off separately from the residential units, the proposed legal agreement will ensure that each residential unit must have a designated parking space for the sole purpose of preventing on-street car parking. It will therefore be legally prohibited to sell of the allocated car parking spaces.
Access - Pedestrian access to the building is provided through two entrances, one off Moss Lane East and one sited on Heald Grove. The entrance level above ground level requires stepped access. Ramped access however to a suitable gradient is Manchester City Council List No. 5 Planning and Highways Committee 26 June 2008 provided to the Heald Grove entrance to allow for ease of access for disabled users. Space restrictions at the Moss Lane East entrance do not allow for a level access, although an internal platform lift is to be provided. Both entrances are linked internally to provide a choice of access routes. Vehicular access is provided via ramp off Heald Grove down to the basement car park with lifts provided to gain access to the upper floors.
In terms of disabled access, the proposal has been designed to allow for a disabled resident to live in any of the apartments without further alteration required. Internal circulation space and ramped access to outdoor areas including the garden means the proposal complies with the Council's 'Design for Access 2'.
Retail/Commercial Use - The scheme contains two ground floor commercial units. It is proposed that one unit will contain 414 square metres of either A1 (retail), A2 (financial and professional), B1 (business) or D2 (assembly and leisure) use and 316 square metres of D1 (non-residential institution) floorspace. The units are located within Rusholme district centre and in line with Government guidance contained within PPS6 'Planning for Town Centres'. Such uses are entirely appropriate for this location.
Sustainability - The proposed development is located within a highly sustainable location. The site is located within Rusholme district centre, University and Hospital. This enables easy access and a walkable distance to a full range of shops, services and other amenities, as well as being within a short distance of the some of the largest employers in the city.
The proposed development also provides cycle storage in the basement and is less than a minute from the most busy and comprehensive bus network in the city, located along Wilmslow Road.
Landscaping/Amenity Space - An internal, communal walled garden is provided along the eastern side of the building. In light of the site's district centre location and its proximity to Whitworth Park, the provided space is considered adequate.
Affordability - The proposed development is close to the centres of education and healthcare in the south of the city and the developer is prepared to enter into a legal agreement whereby a number of units will be offered on an affordable basis. This will contribute towards improving conditions for first time buyers and keyworkers. It is proposed that 20 of the apartments (10 x 1 bedroom and 10 x 2 bedroom) will be given over to affordable housing and offered on a shared ownership basis with the applicant not looking to charge a rent on the remaining portion other than a simple administration charge. The applicant would look to proceed with a social housing partner and would only advertise the allocated unites subject to stringent income and bank account verification procedures.
Refuse Storage - Refuse storage is provided at basement level with the car park and includes space for segregated waste. It is proposed that the bins will be moved for collection to a specially designated holding area at the top of the car park ramp by an on-site management company and collected by the Local Authority. Manchester City Council List No. 5 Planning and Highways Committee 26 June 2008
Code for Sustainable Homes - A pre-construction Code for Sustainable Homes Assessment has been submitted with the application. This states that the development is likely to achieve a level 3 rating. A suitable condition has been inserted ensuring that a licensed assessor awards a post construction rating of level 3 or above should the application be approved.
Developers should aim to provide at least 20% of final site energy demand to be met by on-site renewables. In response to this, the applicants have stated that they have assessed all renewable energy options. From the analysis, it is concluded that although not technically a renewable solution, a gas fired mini combined heat and power plant is to be provided (CHP). CHP uses heat that is otherwise discarded from conventional power generation to produce thermal energy. This energy is used to provide cooling or heating for buildings. This solution will offer considerable carbon emission savings, equating to a 30.9% carbon reduction and is seen as being the most effective method for this development.
Ecology - Due to the possibility of protected birds or bats being present within a disused industrial building, the application was accompanied by a bat and bird survey report. The aim of the survey was to identify any evidence of bat usage, assess bat roost potential and identify any protected bird use or suitability as a nesting site. The survey concluded that although suitable roosting or nesting sites are located within the buildings, no evidence of bat or protected bird usage was identified at the time of survey.
Crime and Safety - The applicant consulted with Greater Manchester Policy to provide a 'Crime Impact Statement' as part of the application. This enables measures to be incorporated within the scheme in order to be able design out crime. It is suggested by the Police that if the measure are successfully implemented, a secure by design accreditation can be achieved. A suitable condition requiring such has been inserted.
Legal Agreement - As previously discussed, the applicants have agreed to enter into a S.106 legal agreement should the application be approved. This relates to a financial contribution towards funding a parking study in the Rusholme area and any solutions that arise as a result. The applicant has also agreed to contribute towards affordable housing objectives by providing 20 of the apartments on an affordable, shared ownership basis. These apartments will consist of 10 x 1 bedroom and 10 x 2 bedroom units. 10 units are to be offered on a 70% shared ownership basis and 10 units at 80%. This gives an overall percentage of 75%.
In addition to the above, due to concerns regarding for sale/to let sign boards having a negative impact on visual amenity, a restriction will be placed on the placing of such boards on the building or its grounds. It has also been agreed to restrict buy to let units and student lettings for a limited number of years so to give preference to first time buyers and key workers. The period for such a restriction is still to be agreed.
Manchester City Council List No. 5 Planning and Highways Committee 26 June 2008
Human Rights Act 1998 considerations – This application needs to be considered against the provisions of the Human Rights Act 1998. Under Article 6, the applicants (and those third parties, including local residents, who have made representations) have the right to a fair hearing and to this end the Committee must give full consideration to their comments.
Protocol 1 Article 1, and Article 8 where appropriate, confer(s) a right of respect for a person’s home, other land and business assets. In taking account of all material considerations, including Council policy as set out in the Unitary Development Plan, the Head of Planning has concluded that some rights conferred by these articles on the applicant(s)/objector(s)/resident(s) and other occupiers and owners of nearby land that might be affected may be interfered with but that that interference is in accordance with the law and justified by being in the public interest and on the basis of the planning merits of the development proposal. He believes that any restriction on these rights posed by the approval of the application is proportionate to the wider benefits of approval and that such a decision falls within the margin of discretion afforded to the Council under the Town and country Planning Acts.
Recommendation
Minded to Approve subject to a S.106 agreement relating to the provision of affordable housing, a financial contribution towards a parking study, a contribution to any subsequent works, a restriction on for sale/to let sign boards, a restriction of buy to lets for limited number of years (period to be agreed), a restriction on student lettings for a limited number of years (period to be agreed) and a linkage between each residential unit and a defined car parking space.
In light of the above and the overall merits of the scheme, it is considered that the proposal is acceptable due to its highly sustainable location and the significant regenerative benefit that the development would bring. As such the proposal accords with Policies H1.2, H2.2, H2.7, E1.5 and I1.6 of the Unitary Development Plan and there are no material considerations of sufficient weight to indicate otherwise.
Conditions and/or Reasons
1) The development must be begun not later than the expiration of three years beginning with the date of this permission.
Reason - Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990.
2) No development that is hereby approved shall commence unless and until samples and specifications of all materials to be used on all external elevations of the development have been submitted to and approved in writing by the City Council as local planning authority. The development shall be constructed only using the approved materials unless otherwise agreed in writing by the City Council as local planning authority.
Manchester City Council List No. 5 Planning and Highways Committee 26 June 2008
Reason - To ensure that the appearance of the development is acceptable to the City Council as local planning authority in the interests of the visual amenity of the area within which the site is located, as specified in policy H2.2 of the Unitary Development Plan for the City of Manchester.
3) The development hereby approved shall be carried out in accordance with the following drawings and documents unless otherwise agreed in writing by the City Council as Local Planning Authority: L(-)002, L(-)012/Rev/E and L(-)013 stamped as received on 18th March 2008, L(-)112, L(-)113 and L(-)114 stamped as received on 19th May 2008 and L(-)0111/Rev/A, L(-) 004/Rev/B, L(-)005/Rev/B, L(-)006/Rev/B, L(-)007/Rev/B, L(-)008/Rev/B, L(-)010/Rev/C and L(-)011/Rev/E stamped as received on 29th May 2008.
Reason - To ensure that the development is carried out in accordance with the approved plans pursuant to policy H2.2 of the Manchester Unitary Development Plan.
4) Before the development commences, studies containing the following with regard to television reception in the area containing the site shall be submitted to and approved in writing by the City Council as local planning authority: a) Identify, before the development commences, the potential impact area in which television reception is likely to be adversely affected by the development. The study shall be carried out either by the Office of Communications (OFCOM), or by a body approved by OFCOM and shall include an assessment of when in the construction process an impact on television reception might occur. b) Measure the existing television signal reception within the potential impact area identified in (a) above before development commences. The work shall be undertaken either by an aerial installer registered with the Confederation of Aerial Industries or by a body approved by the Independent Television Commission, and shall include an assessment of the survey results obtained.
(c) Assess the impact of the development on television signal reception within the potential impact area identified in above within one month of the practical completion of the development or before the development is first occupied, whichever is the sooner, and at any other time during the construction of the development if requested in writing by the City Council as local planning authority in response to identified television signal reception problems within the potential impact area. The study shall identify such measures necessary to maintain at least the pre-existing level and quality of signal reception identified in the survey carried out in (b) above. The measures identified must be carried out either before the building is first occupied or within one month of the study being submitted to the City Council as local planning authority, whichever is the earlier.
Reason - To provide an indication of the area of television signal reception likely to be affected by the development to provide a basis on which to assess the extent to which the development during construction and once built, will affect television reception and to ensure that the development at least maintains the existing level Manchester City Council List No. 5 Planning and Highways Committee 26 June 2008 and quality of television signal reception, as advised in Planning Policy Guidance Note 8: Telecommunications.
5) The car parking indicated on the approved plans shall be surfaced, demarcated and made available for use prior to the building hereby approved being occupied. The car park shall then be available at all times whilst the site is occupied.
Reason -
To ensure that there is adequate car parking for the development proposed when the building is occupied, pursuant to Policy H2.2 of the Unitary Development Plan for the City of Manchester.
6) The permitted hours of opening of the ground floor commercial units hereby approved, are to be agreed with the City Council as local planning authority prior to occupation.
Reason -
In order that the local planning authority can achieve the objectives both of protecting the amenity of local residents and ensuring a variety of uses at street level in the redeveloped area pursuant to policy H2.2 of the Unitary Development Plan for the City of Manchester.
7) No loading or unloading shall be carried out outside the following hours 7.30 am to 8.00 pm Monday to Friday, 9.00 am to 6.00pm Saturday and no similar activity on Sundays and Bank Holidays
Reason -
In the interests of residential amenity pursuant to policy H2.2 of the Unitary Development Plan for the City of Manchester..
8) No part of the development shall be occupied until a management plan for the management of the residential and commercial units has been submitted to and approved in writing by the City Council as local planning authority. This plan should remain in operation at all times.
Reason -
In the interests of residential amenity, pursuant to Policy H2.2 of the Unitary Development Plan for the City of Manchester.
9) No development shall take place until there has been submitted to and approved in writing by the local planning authority a plan indicating the positions, design, materials and type of boundary treatment and gates to be erected. The boundary treatment shall be completed before the use hereby permitted is commenced or before the building(s) is/are occupied or in accordance with a timetable agreed in Manchester City Council List No. 5 Planning and Highways Committee 26 June 2008 writing with the local planning authority. Development shall be carried out in accordance with the approved details.
Reason –
To ensure that the appearance of the development is acceptable to the City Council as local planning authority in the interests of the visual amenity of the area within which the site is located in order to comply with Policies H2.2, E3.3 and E3.5 of the Unitary Development Plan for the City of Manchester.
10) Before development commences a scheme for the extraction of any fumes, vapours and odours from the commercial premises areas within the development hereby approved shall be submitted to, and approved in writing by, the City Council as local planning authority. The approved scheme shall be implemented prior to occupancy and shall remain operational.
Reason - In the interests of the amenities of the occupiers nearby properties in order to comply with Policy H2.2 of the Unitary Development Plan for the City of Manchester.
11) Details of the shop frontages of the commercial units hereby approved, including security grills or roller shutters shall be submitted to and approved in writing by the City Council as Local Planning Authority and the frontages shall be installed in accordance with the approved details.
Reason -
In the interests of residential amenity, pursuant to Policy H2.2 of the Unitary Development Plan for the City of Manchester.
12) The development hereby approved shall achieve a post-construction Building Research Establishment Environmental Assessment Method (BREEAM) rating of at least 'very good' or 'excellent' and at least three star sustainability rating under the code for sustainable homes for those elements of the development which are residential in nature. A post construction review certificate shall be submitted to and approved in writing by the City Council as local planning authority before any of the buildings hereby approved are first occupied.
Reason –
In order to minimise the environmental impact of the development pursuant to policies E1.5 and E1.6 in the Unitary Development Plan for the City of Manchester.
13) No development shall commence until a hard and soft landscaping treatment scheme has been submitted to and approved in writing by the City Council as local planning authority. The approved scheme shall be implemented not later than 12 months from the date the buildings are first occupied. If within a period of 5 years from the date of the planting of any tree or shrub, that tree or shrub or any tree or shrub planted in replacement for it, is removed, uprooted or destroyed or dies, or Manchester City Council List No. 5 Planning and Highways Committee 26 June 2008 becomes, in the opinion of the local planning authority, seriously damaged or defective, another tree or shrub of the same species and size as that originally planted shall be planted at the same place, unless otherwise agree in writing by the City Council as local planning authority.
Reason –
To ensure that a satisfactory landscaping scheme for the development is carried out that respects the character and visual amenities of the area, in accordance with policy H2.2 of the Unitary Development Plan for the City of Manchester.
14) No development shall commence until a scheme for the storage (including segregated waste recycling) and disposal of refuse has been submitted to and approved in writing by the City Council as local planning authority. The details of the approved scheme shall be implemented as part of the development and shall remain in situ whilst the use or development is in operation.
Reason - In the interests of residential amenity, pursuant to Policy H2.2 of the Unitary Development Plan for the City of Manchester.
15) Before the building hereby approved is first occupied it shall be insulated in accordance with a scheme submitted to and approved in writing by the City Council as local planning authority in order to secure a reduction in the level of noise emanating from the property.
Reason –
To safeguard the amenities of the occupiers of nearby accommodation, pursuant to policy H2.2 of the Manchester Unitary Development Plan.
16) The wheels of contractors vehicles leaving the site shall be cleaned and the access roads leading to the site swept daily in accordance with a management scheme submitted to and approved in writing by the City Council as local planning authority prior to any works commencing on site.
Reason –
In the interest of pedestrian and highway safety, as specified in policy H2.2 of the Unitary Development Plan for the City of Manchester.
17) a) Before the development hereby approved commences, a report (the Preliminary Risk Assessment the Desk Study) to identify and evaluate all potential sources and impacts of any ground contamination, groundwater contamination and/or ground gas relevant to the site shall be submitted to and approved in writing by the City Council as local planning authority. The Preliminary Risk Assessment shall conform to City Council's current guidance document (Planning Guidance in Relation to Ground Contamination).
Manchester City Council List No. 5 Planning and Highways Committee 26 June 2008
The Desk Study shall be prepared by a suitably qualified person whose competence to carry out the Desk Study has been approved in writing by the City Council as local planning authority (an "Expert").
In the event of the Preliminary Risk Assessment Desk Study identifying risks which in the written opinion of the Local Planning Authority require further investigation, the development shall not commence until a scheme for the investigation of the site and the identification of remediation measures (the Site Investigation Proposal Scheme) has been submitted to and approved in writing by the City Council as local planning authority.
The measures for investigating the site identified in the Site Investigation Proposal Scheme shall be carried out, by an Expert before development commences and the Expert shall prepare a report prepared outlining what measures, if any, are required to remediate the land (the Site Investigation Report and/or Remediation Strategy) which shall be submitted to and approved in writing by the City Council as local planning authority. b) When the development commences, the development shall be carried out in accordance with the previously agreed Remediation Strategy Site Investigation Report and a Completion/Verification Report shall be submitted to and approved in writing by the City Council as local planning authority.
In the event that ground contamination, groundwater contamination and/or ground gas, not previously identified, are found to be present on the site at any time before the development is occupied, then development shall cease and/or the development shall not be occupied until, an Expert has prepared a report outlining what measures, if any, are required to remediate the land (the Revised Remediation Strategy Site Investigation Report) which shall be submitted to and approved in writing by the City Council as local planning authority and the development shall be carried out in accordance with the Revised Remediation Strategy Site Investigation Report, which shall take precedence over any Remediation Strategy Site Investigation Report or earlier Revised Remediation Strategy Investigation Report.
Reason - To ensure that the presence of or the potential for any contaminated land and/or groundwater is detected and appropriate remedial action is taken in the interests of public safety, pursuant to H2.2 of the Unitary Development Plan for the City of Manchester.
Local Government (Access to Information) Act 1985
The documents referred to in the course of this report are either contained in the file(s) relating to application ref: 085605/FO/2008/S1 held by planning or are City Council planning policies, the Unitary Development Plan for the City of Manchester, national planning guidance documents, or relevant decisions on other applications or appeals, copies of which are held by the Planning Division.
Manchester City Council List No. 5 Planning and Highways Committee 26 June 2008
The following residents, businesses and other third parties in the area were consulted/notified on the application:
Chief Executive's Landscape Practice Group Engineering Services Environmental Health Contaminated Land Section Director Of Housing South Manchester Regeneration Greater Manchester Police Judith Sadler, Crime Reduction Officer Great Western Street Residents Association Rusholme Traders Association Engineering Services South Manchester Regeneration 321 Great Western Street, Manchester, M14 4AN 490 Moss Lane East, Manchester, M14 4PA 58 Heald Grove, Manchester, M14 4PE 60 Heald Grove, Manchester, M14 4PE 62 Heald Grove, Manchester, M14 4PE 64 Heald Grove, Manchester, M14 4PE 66 Heald Grove, Manchester, M14 4PE 68 Heald Grove, Manchester, M14 4PE 70 Heald Grove, Manchester, M14 4PE 47 Heald Place, Manchester, M14 4PF 49 Heald Place, Manchester, M14 4PF 51 Heald Place, Manchester, M14 4PF 53 Heald Place, Manchester, M14 4PF 55 Heald Place, Manchester, M14 4PF 57 Heald Place, Manchester, M14 4PF 59 Heald Place, Manchester, M14 4PF 333 Great Western Street, Manchester, M14 4AL 323 Great Western Street, Manchester, M14 4AN 325 Great Western Street, Manchester, M14 4AN 327 Great Western Street, Manchester, M14 4AN 329 Great Western Street, Manchester, M14 4AN 331 Great Western Street, Manchester, M14 4AN Northern Examinations & Assessment Board Publications, Aldon House, 39 Heald Grove, Manchester, M14 4NA Flat 1, 6 Heald Grove, Manchester, M14 4PE Flat 2, 6 Heald Grove, Manchester, M14 4PE Flat 3, 6 Heald Grove, Manchester, M14 4PE Flat 4, 6 Heald Grove, Manchester, M14 4PE Flat 5, 6 Heald Grove, Manchester, M14 4PE Flat 6, 6 Heald Grove, Manchester, M14 4PE Flat 7, 6 Heald Grove, Manchester, M14 4PE Flat 8, 6 Heald Grove, Manchester, M14 4PE Flat 9, 6 Heald Grove, Manchester, M14 4PE Flat 10, 6 Heald Grove, Manchester, M14 4PE Manchester City Council List No. 5 Planning and Highways Committee 26 June 2008
Flat 11, 6 Heald Grove, Manchester, M14 4PE Deptartment Of Works & Pensions, 341 Great Western Street, Manchester, M14 4HB Whitworth Arms, 508 Moss Lane East, Manchester, M14 4PA Mailboxes Etc, 6 Wilmslow Road, Manchester, M14 5TP Flat 1, 12 Wilmslow Road, Manchester, M14 5TP Flat 1, 12a, Wilmslow Road, Manchester, M14 5TP Flat 1, 14 Wilmslow Road, Manchester, M14 5TP Flat 1, 14a, Wilmslow Road, Manchester, M14 5TP Elf Service Station, Wilmslow Road, Manchester, M14 5TQ Flat 2, 345 Great Western Street, Manchester, M14 4AH Flat 3, 345 Great Western Street, Manchester, M14 4AH Flat 4, 345 Great Western Street, Manchester, M14 4AH Flat 5, 345 Great Western Street, Manchester, M14 4AH Flat 6, 345 Great Western Street, Manchester, M14 4AH Flat 7, 345 Great Western Street, Manchester, M14 4AH Flat 8, 345 Great Western Street, Manchester, M14 4AH Flat 2, 347 Great Western Street, Manchester, M14 4AH Flat 3, 347 Great Western Street, Manchester, M14 4AH Flat 4, 347 Great Western Street, Manchester, M14 4AH Flat 5, 347 Great Western Street, Manchester, M14 4AH Flat 6, 347 Great Western Street, Manchester, M14 4AH Flat 7, 347 Great Western Street, Manchester, M14 4AH Flat 8, 347 Great Western Street, Manchester, M14 4AH Flat 2, 349 Great Western Street, Manchester, M14 4AH Flat 3, 349 Great Western Street, Manchester, M14 4AH Flat 4, 349 Great Western Street, Manchester, M14 4AH Flat 5, 349 Great Western Street, Manchester, M14 4AH Flat 6, 349 Great Western Street, Manchester, M14 4AH Flat 7, 349 Great Western Street, Manchester, M14 4AH Flat 8, 349 Great Western Street, Manchester, M14 4AH Flat 2, 351 Great Western Street, Manchester, M14 4AH Flat 3, 351 Great Western Street, Manchester, M14 4AH Flat 4, 351 Great Western Street, Manchester, M14 4AH Flat 5, 351 Great Western Street, Manchester, M14 4AH Flat 6, 351 Great Western Street, Manchester, M14 4AH Flat 7, 351 Great Western Street, Manchester, M14 4AH Flat 8, 351 Great Western Street, Manchester, M14 4AH Flat 2, 353 Great Western Street, Manchester, M14 4AH Flat 3, 353 Great Western Street, Manchester, M14 4AH Flat 4, 353 Great Western Street, Manchester, M14 4AH Flat 5, 353 Great Western Street, Manchester, M14 4AH Flat 6, 353 Great Western Street, Manchester, M14 4AH Flat 7, 353 Great Western Street, Manchester, M14 4AH Flat 8, 353 Great Western Street, Manchester, M14 4AH Flat 2, 355 Great Western Street, Manchester, M14 4AH Flat 3, 355 Great Western Street, Manchester, M14 4AH Flat 4, 355 Great Western Street, Manchester, M14 4AH Flat 5, 355 Great Western Street, Manchester, M14 4AH Flat 6, 355 Great Western Street, Manchester, M14 4AH Manchester City Council List No. 5 Planning and Highways Committee 26 June 2008
Flat 7, 355 Great Western Street, Manchester, M14 4AH Flat 8, 355 Great Western Street, Manchester, M14 4AH Flat 2, 357 Great Western Street, Manchester, M14 4AH Flat 3, 357 Great Western Street, Manchester, M14 4AH Flat 4, 357 Great Western Street, Manchester, M14 4AH Flat 5, 357 Great Western Street, Manchester, M14 4AH Flat 6, 357 Great Western Street, Manchester, M14 4AH Flat 7, 357 Great Western Street, Manchester, M14 4AH Flat 8, 357 Great Western Street, Manchester, M14 4AH Flat 1, 345 Great Western Street, Manchester, M14 4AH Flat 1, 347 Great Western Street, Manchester, M14 4AH Flat 1, 349 Great Western Street, Manchester, M14 4AH Flat 1, 351 Great Western Street, Manchester, M14 4AH Flat 1, 353 Great Western Street, Manchester, M14 4AH Flat 1, 355 Great Western Street, Manchester, M14 4AH Flat 1, 357 Great Western Street, Manchester, M14 4AH M S V South, 357a, Great Western Street, Manchester, M14 4AH Flat 2, 12 Wilmslow Road, Manchester, M14 5TP Flat 3, 12 Wilmslow Road, Manchester, M14 5TP Flat 4, 12 Wilmslow Road, Manchester, M14 5TP Flat 5, 12 Wilmslow Road, Manchester, M14 5TP Flat 6, 12 Wilmslow Road, Manchester, M14 5TP Flat 2, 12a, Wilmslow Road, Manchester, M14 5TP Flat 3, 12a, Wilmslow Road, Manchester, M14 5TP Flat 4, 12a, Wilmslow Road, Manchester, M14 5TP Flat 5, 12a, Wilmslow Road, Manchester, M14 5TP Flat 6, 12a, Wilmslow Road, Manchester, M14 5TP Flat 2, 14 Wilmslow Road, Manchester, M14 5TP Flat 3, 14 Wilmslow Road, Manchester, M14 5TP Flat 4, 14 Wilmslow Road, Manchester, M14 5TP Flat 5, 14 Wilmslow Road, Manchester, M14 5TP Flat 6, 14 Wilmslow Road, Manchester, M14 5TP Flat 7, 14 Wilmslow Road, Manchester, M14 5TP Flat 8, 14 Wilmslow Road, Manchester, M14 5TP Flat 2, 14a, Wilmslow Road, Manchester, M14 5TP Flat 3, 14a, Wilmslow Road, Manchester, M14 5TP Flat 4, 14a, Wilmslow Road, Manchester, M14 5TP Flat 5, 14a, Wilmslow Road, Manchester, M14 5TP Flat 6, 14a, Wilmslow Road, Manchester, M14 5TP Flat 7, 14a, Wilmslow Road, Manchester, M14 5TP Flat 8, 14a, Wilmslow Road, Manchester, M14 5TP Aldi Foodstore Ltd, 401 Great Western Street, Manchester, M14 4AH Zap Computers Distributers Ltd, 8a, Wilmslow Road, Manchester, M14 5TP Vernons Jerk Paradise, 2 Wilmslow Road, Manchester, M14 5TP Flat, 357a, Great Western Street, Manchester, M14 4AH
Representations were received from the following third parties:
Chief Executive's Landscape Practice Group Manchester City Council List No. 5 Planning and Highways Committee 26 June 2008
Engineering Services Environmental Health Contaminated Land Section South Manchester Regeneration Personal details withheld at the request of individual
Relevant Contact Officer : Steven McCoombe Telephone number : 0161 234 4607 Email : [email protected]