Land Between the Railway Line and Gorton Monastery

Manchester City Council Item 16 Planning and Highways Committee 13 February 2014

Application Number Date of Appln Committee Date Ward 104446/FO/2013/N2 17th Dec 2013 13th Feb 2014 Gorton North Ward

Proposal Proposed erection of 67 no. two-storey, two and three bedroom houses with associated new highway, car parking, landscaping and boundary treatments Location Land Between The Railway Line And Gorton Monastery, Gorton, Manchester, Applicant Mr Ian Sharrocks , Wates Living Space NW, The Royals, 4th Floor 353 Altrincham Road, Sharston, Manchester, M22 4BJ Agent Mr Graeme Mill, Pozzoni LLP, Woodville House, 2 Woodville Road, Altrincham, Cheshire, WA14 2FH

Description

The proposal relates to a large piece of land on Gorton Lane that Is located to the east of the Grade II* listed Gorton Monastery. The site is currently vacant since the old buildings were demolished and is clear with only a few shrubs and trees around the boundary. This site was first used as a Chemical works in the late 1800's alongside housing and a school and then In the 1900's a gas works was added to the site. In 1907, the chemical works was replaced by Crossley Motor Works, which expanded over time across the whole site. These works had also then closed by 1960, and replaced by warehousing. All of these buildings have since been cleared and the land has been remediated.

The site is approximately 1.70 hectares in total and is adjacent to the piece of land where permission was recently granted for an upgraded car park for the Monastery. The Monastery bounds the site to the west, with residential dwellings to the north and south. Across the adjacent railway line, industrial buildings then bound the site to the east, with the BT depot on the opposite side of Gorton Lane also to the south.

Historically, Gleeson Homes were granted planning permission under applications 082854/FO/2007/N2 (69 houses) and 087920/FO/2008/N2 (76 houses) in 2007 and 2008 for a new residential development. However, due to the economic downturn following these permissions, the site was never developed.

Current Scheme As part of the Housing Investment Fund projects, the site is now being brought forward for redevelopment to provide a new residential development. Planning permission is sought for the erection of 67 two storey houses, all with an in-curtilage car parking space, front and rear gardens, a shed, an appropriately sized bin storage area and surrounding boundary treatments. It is proposed to deliver 23 two bedroom houses and 44 three bedroom houses across the site, with a mixture of properties for sale and for renting. The site will then be landscaped with a significant number of new trees, hedgerows to the front boundaries behind the new boundary walls, and shrub, bulb and turf planting within the gardens.

Manchester City Council Item 16 Planning and Highways Committee 13 February 2014

A new pedestrian link will be provided between Gorton Lane and the centre of the site that will run alongside the boundary of the new Gorton Monastery car park. This will be adopted and lit to provide a safe area to walk for residents. There is also the possibility for a pedestrian link to be created in the future between the new estate and the Gorton Monastery site to create good permeability within this area.

Consultations

Advertisement The application has been advertised through the display of 3 site notices across the site (3 rd January 2014) and in the press (24 th December 2013) as being a Major Development and as affecting a Listed Building (Gorton Monastery located outside the site edge red boundary).

Local Residents / Businesses No letters of representation have been received for this application.

Gorton Monastery Trust The Trust have been working very closely with the City Council’s Housing Strategy team in trying to improve the design quality and energy efficiency on the site in the context of creating an appropriate flagship scheme adjacent to a heritage building of such importance. The Trust is optimistic that by working together to resolve these concerns, it will be possible to reach a satisfactory conclusion within the required timescales. However, in the meantime it is necessary to register the Trust’s response and their objection to the planning application as it stands.

Highway Services Initial comments were received that requested further information in relation to bus and train services, the marketing of the submitted Travel Plan, traffic calming measures, the operation of the proposed parking courtyards, the adoption and lighting of the link between Gorton Lane and the centre of the site, boundary treatments and visibility splays, and details of a future S38 agreement. The applicant has provided additional information and it has been confirmed by Highway Services that are satisfied with the development in principle.

Environmental Health No objections to the proposals subject to the inclusion of conditions relating to the acoustic insulation of the residential accommodation from Gorton Lane and the adjacent railway and the delivery of an appropriate waste and recycling scheme across the site.

Arboriculturalists No objections to the proposed scheme.

Travel Change Team The Travel Plan submitted is acceptable in principle but additional information is required in relation to the travel plan coordinator, speed limits ion the area and secure bicycle parking. Additional information has now been provided and has been accepted by the Travel Change Team.

Manchester City Council Item 16 Planning and Highways Committee 13 February 2014

East Manchester Regeneration This proposal is in line with the broader regeneration ambitions for bringing new housing to the Ward and the East Manchester area.

Greater Manchester Police Greater Manchester Police are pleased to see that most of the recommendations made in the Crime Impact Statement have been addressed through the proposals. However, the boundary treatments adjacent to the new pedestrian link should be lowered, the link should be lit and made as wide as possible. Pedestrian/vehicular gates to the side/rear of dwellings (other than onto a private rear parking court), pedestrian gates to communal alleyways and automatic vehicular gates to the entrances of the private rear parking courts should be 2100mm high. The applicant has now amended the site layout plan to show the requested changes to the boundary treatments along the pedestrian link and have confirmed that the gates will be 2.1m high in accordance with the advice. GMP are now satisfied with the proposals subject to the applicant applying for the Secured by Design accreditation as soon as possible when planning permission is granted.

English Heritage The proposed new housing development, whilst different in character, has been carefully considered to recreate the significance of the Monastery through its height, layout and materiality which will re-contextualise the monastic church and its associated buildings. English Heritage are pleased to recommend approval.

Environment Agency No objections to the principle of the development, however comments were made in relation to errors in the submitted flood risk assessment and the request for a condition in relation to the discharge rates from the site into the nearby Cornbrook. Additional/amended information was provided by the applicants and the Environment Agency is currently considering this. Any further comments will be reported to Committee.

Network Rail No objections to the proposals subject to conditions and informatives being applied in relation to the submission of a risk assessment and method statement for construction works, encroachment onto railway land, appropriate fencing on the boundary, scaffolding, site drainage, excavation, an exclusion gap for buildings near the boundary, noise mitigation from the railway and appropriate landscaping next to the railway boundary.

United Utilities No objections to the proposals subject to relevant conditions in relation to surface water drainage.

Contaminated Land The site has been previously remediated under planning application 087920/FO and the desk top study, the site investigation, the final risk assessment and the remediation strategy were previously found to be adequate for this site. Therefore, a

Manchester City Council Item 16 Planning and Highways Committee 13 February 2014 validation report will now be required to confirm that the measures agreed within these reports are to be installed in the houses and gardens.

Policy Context

National Planning Policy Framework (March 2012) The National Planning Policy Framework document sets out the Government’s planning policies for England and how these are expected to be applied. The main aims of the document are to outline that the purpose of the planning system is to contribute to the achievement of sustainable development.

It explains that there are three dimensions to sustainable development: economic, social and environmental. These dimensions give rise to the need for the planning system to perform a number of roles: • an economic role, contributing to building a strong, responsive and competitive economy, by ensuring that sufficient land of the right type is available in the right places and at the right time to support growth and innovation; and by identifying and coordinating development requirements, including the provision of infrastructure; • a social role, supporting strong, vibrant and healthy communities, by providing the supply of housing required to meet the needs of present and future generations; and by creating a high quality built environment, with accessible local services that reflect the communities needs and support its health, social and cultural well-being; and • an environmental role, contributing to protecting and enhancing our natural, built and historic environment; and, as part of this, helping to improve biodiversity, use natural resources prudently, minimise waste and pollution, and mitigate and adapt to climate change including moving to a low carbon economy.

The Framework re-iterates that planning law requires that applications for planning permission must be determined in accordance with the development plan unless material considerations indicate otherwise. The statutory status of the development plan remains as the starting point for decision making. However, paragraph 14 states that `at the heart of the Framework is a presumption in favour of sustainable development' and, in `decision-taking', this means that development proposals should accord with the development plan should be approved without delay unless:

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

Core planning principles in the Framework - Within the overarching roles that the planning system ought to play, a set of core land-use planning principles should underpin both plan-making and decision-taking. In this case specific weight is given to the need to:

Manchester City Council Item 16 Planning and Highways Committee 13 February 2014 i. Proactively drive and support sustainable economic development to deliver the homes, business and industrial units, infrastructure and thriving local places that the country needs; ii. Secure high quality design and a good standard of amenity for all existing and future occupants of land and buildings; iii. Take account of the different roles and character of different areas, promoting the vitality of our main urban areas; iv. Support the transition to a low carbon future in a changing climate, taking full account of flood risk and encourage the reuse of existing resources, including conversion of existing buildings, and encourage the use of renewable resources, including renewable energy; Contribute to conserving and enhancing the natural environment and reducing pollution; v. Encourage the effective use of land by reusing land that has been previously developed (brownfield land), provided that it is not of high environmental value; vi. Promote mixed use developments, and encourage multiple benefits from the use of land in urban and rural areas, recognising that some open land can perform many functions; vii. Actively manage patterns of growth to make the fullest possible use of public transport, walking and cycling, and focus significant development in locations which are or can be made sustainable; and viii. Take account of and support local strategies to improve health, social and cultural wellbeing for all, and deliver sufficient community and cultural facilities and services to meet local needs.

In relation to the regeneration of this site, it seeks positive improvements in the quality of the built, natural and historic environment as well as improving people’s quality of life by:

Chapter 6: Delivering a wide choice of high quality homes - Refers to the delivery of policies that will result in significant increases to the supply of housing. Policy 6 specifically states that housing applications should be considered in the context of the presumption in favour of sustainable development. Local planning authorities should, subject to a range of specified criteria, seek to deliver a wide choice of high quality homes, widen opportunities for home ownership and create sustainable, inclusive and mixed communities.

Chapter 7: Requiring good design - Reflects upon the importance of design to the built environment and its contribution to sustainable development and making places better for people. With this in mind, the design of the substantive development has been assessed in relation to the quality and cohesion of its composite building, as well as the function and appearance of public and private spaces.

Chapter 11: Conserving and enhancing the natural environment - Refers to the delivery of policies to minimise pollution and other adverse effects on the local and natural environment; and encourage the effective use of land by re-using land that has been previously developed (brownfield land) provided that it is not of high environmental value .

Manchester City Council Item 16 Planning and Highways Committee 13 February 2014

Chapter 12: Conserving and enhancing the historic environment - Refers to the desirability of sustaining and enhancing the significance of heritage assets as an irreplaceable resource.

National Policy Framework has been related to the proposed development, with particular emphasis given to the outlined policies, and these issues have been considered with reference to the core strategy policies as set out in the report.

Manchester Core Strategy 2012 – 2027 (adopted July 2012) The Manchester Core Strategy 2012 - 2027 forms the key Development Plan Document (DPD) in Manchester City Council’s Local Development Framework (LDF) and sets out long term strategic policies for Manchester's future development. The Core Strategy identifies five regeneration areas that, along with the city centre, cover the entire city. Each area has different issues, challenges and opportunities.

Specific Core Strategy policies that support the regeneration of this site are as follows:

SP1 ‘Spatial Principles’ - Policy SP1 advises that the emphasis is on the creation of neighbourhoods of choice, providing high quality and diverse housing around district centres which meet local needs, all in a distinct environment. The majority of new residential development in these neighbourhoods will be in the Inner Areas, defined by the North Manchester, East Manchester and Central Manchester Regeneration Areas. Policy SP1 states under Core Development Principles, that Development in all parts of the City should:-

* Make a positive contribution to neighbourhoods of choice including:- • creating well designed places that enhance or create character; • making a positive contribution to the health, safety and wellbeing of residents; • considering the needs of all members of the community regardless of age, gender, disability, sexuality, religion, culture, ethnicity or income; • protect and enhance the built and natural environment.

* Minimise emissions, ensure efficient use of natural resources and reuse previously developed land wherever possible; and

* Improve access to jobs, services, education and open space by being located to reduce the need to travel and provide good access to sustainable transport provision.

H1 ‘Overall Housing Provision’ - Policy H1 prioritises residential development on previously developed land, in particular through the re-use of vacant housing or other existing buildings.

H4 ‘East Manchester’ – Policy H4 states that East Manchester, over the lifetime of the Core Strategy, will accommodate around 30% of new residential development. Priority will be given to family housing and other high value, high quality development where this can be sustained. High density housing will be permitted within the parts of East Manchester that fall within the Regional Centre which are adjacent to the City Centre. These neighbourhoods include Ancoats, New Islington, Holt Town and

Manchester City Council Item 16 Planning and Highways Committee 13 February 2014

Chancellor's Place; to the west of Alan Turing Way, and within Eastlands, Newton Heath, Openshaw and Gorton district centres as part of mixed-use schemes.

T2 ‘Accessible Areas of Opportunity and Need’ - The Council will actively manage the pattern of development to ensure that new development: -

*Is located to ensure good access to the City's main economic drivers, including the Regional Centre, the Oxford Road Universities and Hospitals and the Airport and to ensure good national and international connections, * Is easily accessible by walking, cycling and public transport; connecting residents to jobs, centres, health, leisure, open space and educational opportunities. Particular priority will be given to providing all residents access to strategic employment sites including:- • Links between North Manchester residents and key employment locations, including the City Centre, Central Park, Salford Quays and Chadderton Industrial Estate and Trafford Park. • Links within East Manchester to employment locations, Central Park and Eastlands in particular. • Links within Central Area between residents and employment, the Corridor in particular and east/west connectivity for residents in Central Area to employment areas in Trafford and East Manchester. • Maintaining strong links between residential areas in the South and the Regional Centre and improving connectivity with the Airport. • Ensuring good links between Wythenshawe residents and the Airport and further employment opportunities in Stockport, Trafford and the Regional Centre.

* Within the City Centre, provides a level of car parking which reflects the highly accessible nature of the location, as well as the realistic requirements of the users of the development. Elsewhere, all new development should provide appropriate car parking facilities, taking account of the guidance in appendix B, which reflects policy in the Regional Strategy (RS). In all parts of the City proposals should have regard to the need for disabled and cycle parking, in line with appendix B. If the RS is revoked the Council will continue to use these standards when applying this policy. Standards are set for two different area types: • District Centres • Areas not within the City Centre or District Centres

The car parking standards are maximums and the cycle and disabled car parking standards are minimums. However the Council will take the circumstances of each proposal into account to establish what level of parking is appropriate. Includes proportionate Traffic Impact Assessments and Travel Plans for all major applications and for any proposals where there are likely to be access or transport issues.

EN1 ‘Design Principles and Strategic Character Areas’ - All development in Manchester will be expected to follow the seven principles of urban design listed below and have regard to the strategic character area in which the development is located:

Manchester City Council Item 16 Planning and Highways Committee 13 February 2014

• Character: a place with its own identity • Continuity and enclosure: a place where public and private places are clearly distinguished • Quality of the public realm: a place with attractive, and successful outdoor areas • Ease of movement: a place that is easy to get to and move through • Legibility: a place that has a clear image and is easy to understand • Adaptability: a place that can change easily • Diversity: a place with variety and choice

Opportunities for good design to enhance the overall image of the City should be fully realised, particularly on major radial and orbital road and rail routes. Design and Access Statements submitted with proposals for new development must clearly detail how the proposed development addresses the design principles, reinforces and enhances the local character of that part of the City and supports the achievement of the Core Strategy Strategic Objectives.

EN3 ‘Heritage’ - Throughout the City, the Council will encourage development that complements and takes advantage of the distinct historic and heritage features of its districts and neighbourhoods, including those in the City Centre. New development must be designed so as to support the Council in preserving or, where possible, enhancing the historic environment, the character, setting and accessibility of areas and buildings of acknowledged importance, including scheduled monuments, listed buildings registered parks and gardens , conservation area and archaeological remains.

EN6 ‘Target Framework for CO2 reductions from low or zero carbon energy supplies’ - Applications for residential development of 10 or more units and all other development over 1,000 sq m will be expected as a minimum to meet the target shown in Tables 12.1 or 12.2, unless this can be shown not to be viable. This should be demonstrated through an energy statement, submitted as part of the Design and Access Statement. Such a statement will be expected to set out the projected regulated energy demand and associated CO2 emissions for all phases of the development. Developments smaller than the above threshold, but involving the erection of a building or substantial improvement to an existing building will also be expected to meet the minimum target, where viable, but will not be expected to submit an energy statement. The target framework relates to three broad development locations and their potential for low and zero carbon, decentralised energy. The areas are defined as follows: • Target 1 Network development areas: Locations where the proximity of new and existing buildings, the mix of uses and density of development provide the right conditions to support district heating (and cooling). • Target 2 Electricity intense areas: Locations where the predominant building type has an all electric fit-out such as retail units and leisure complexes. • Target 3 Micro-generation areas: Locations where lower densities and a fragmented mix of uses tend to mean that only building scale solutions are practical.

Manchester City Council Item 16 Planning and Highways Committee 13 February 2014

EN18 ‘Contaminated Land and Ground Stability’ - The Council will give priority for the remediation of contaminated land to strategic locations as identified within this document. Any proposal for development of contaminated land must be accompanied by a health risk assessment. All new development within former mining areas shall undertake an assessment of any associated risk to the proposed development and, if necessary, incorporate appropriate mitigation measures to address them.

DM1 ‘Development Management’ - Follows the principles advocated in the aforementioned policies and informs that all development should have regard to the following specific issues for which more detailed guidance may be given within a supplementary planning document:- • Appropriate siting, layout, scale, form, massing, materials and detail. • Impact on the surrounding areas in terms of the design, scale and appearance of the proposed development. Development should have regard to the character of the surrounding area. • Effects on amenity, including privacy, light, noise, vibration, air quality and road safety and traffic generation. This could also include proposals which would be sensitive to existing environmental conditions, such as noise. • Accessibility: buildings and neighbourhoods fully accessible to disabled people, access to new development by sustainable transport modes. • Community safety and crime prevention. • Design for health. • Adequacy of internal accommodation and external amenity space. • Refuse storage and collection. • Vehicular access and car parking. • Effects relating to biodiversity, landscape, archaeological or built heritage. • Green Infrastructure including open space, both public and private. • Flood risk and drainage. • Existing or proposed hazardous installations. • Developers will be required to demonstrate that new development incorporates sustainable construction techniques.

The detailed assessment of the scheme contained within the following issues section of this report will outline that it is considered the proposal accords with all of the Core Strategy policies listed above.

Saved Policies within the Unitary Development Plan for the City of Manchester (1995) The UDP is contained within the City Council’s Local Development Scheme as a ‘saved’ document. Policies within Part 1 of the UDP support area based holistic regeneration that involves local communities and public, private and voluntary sector bodies, to create and maintain sustainable communities. There are a number of city wide development control policies, including ones concerning accessibility, housing and commercial development that are of relevance to this proposal, including the following:

DC7 ‘New Housing Development’ - The Council will negotiate with developers to ensure that new housing is accessible at ground floor level to disabled people,

Manchester City Council Item 16 Planning and Highways Committee 13 February 2014 including those who use wheelchairs, wherever this is practicable. All new developments containing family homes will be expected to be designed so as to be safe areas within which children can play and, where appropriate, the Council will also expect play facilities to be provided.

DC19 ‘Listed Buildings’ - In determining applications for planning applications for development having an impact on buildings of Special Architectural or Historic Interest, the Council will have regard to the desirability of securing the retention, restoration, maintenance and continued use of such buildings and to protecting their general setting. In giving effect to this policy, the Council will seek to preserve and enhance the settings of listed buildings by appropriate control over the design of new development in their vicinity, control over the use of adjacent land, and where appropriate, by the preservation of trees and landscape features.

As with the Core Strategy policies above, the detailed assessment of the scheme contained within the following issues section of this report will outline that it is considered the proposal accords with all of the saved UDP policies listed above.

Guide to Development in Manchester SPD and Planning Guidance (2007) The Guide to Development in Manchester Supplementary Planning Document and Planning Guidance was formally adopted in April 2007, and is therefore relevant to the redevelopment of the Brunswick neighbourhood. In the City of Manchester, it is the relevant design tool and it outlines the importance of creating a sense of place, high quality designs, and respecting the character and context of an area. It provides a framework for all development in the City and requires that the design of new development incorporates a cohesive relationship with the street scene, aids natural surveillance through the demarcation of public and private spaces, the retention of strong building lines, appropriate elevational detailing and strong design particularly to corner plots. The redevelopment of the Brunswick estate has been designed in accordance with the guidance outlined within this document to create a new and sustainable sense of place.

Issues

Article 31 Declaration Officers have worked with the applicant in a positive and proactive manner based on seeking solutions to problems arising in relation to dealing with the planning application. The applicant did seek detailed pre-application advice from the City Council prior to the submission of this planning application and all elements of the advice given at this stage were incorporated into the design of the submission. Therefore, the scheme is now considered to be acceptable and in accordance with the Development Plan.

Principle It is considered that the redevelopment of this site for residential use is acceptable in principle and has been approved as such in recent years. The principle of the erection of 67 dwellings is considered to be an acceptable density, however, the impact of the development on the adjacent listed Gorton Monastery, the surrounding residential properties and the area in general should be assessed.

Manchester City Council Item 16 Planning and Highways Committee 13 February 2014

Design Quality As this development proposal is located on a key regeneration site adjacent to a very important listed building, the level of design quality has to be high. Therefore, this development will achieve the Secured by Design accreditation, would be Code Level 4 under the Code for Sustainable Homes ratings, and will be built to Lifetime Homes standards. Therefore, it is considered that this development will be a very high design quality and will be available and accessible to all.

Design and External Appearance The application site is currently an area of vacant land that was cleared some time ago following industrial use. This proposal includes the creation of good quality residential accommodation that will greatly improve the appearance of the site and the area. The site lies immediately adjacent to the listed Gorton Monastery, so the design needs to compliment and respect the character of this historic building. Therefore, the design concept was to address the significance of Monastery by providing reference to its form, proportions, materials and colours in a simple way. The houses that front onto Gorton Lane and that will face directly onto the Monastery site have been given an enhanced elevational design that reflects the features and proportions of the gothic building. The proposed materials would be brick, slate effect roof tiles, reconstituted stone cills, timber windows and doors and metal railings for the balconies. The buildings will then be surrounded by landscaping and quality boundary treatments to create a suburban appearance. Therefore, it is considered that the design and external appearance of this development to be acceptable.

Siting and Layout The siting and layout of this development was created by research into the history and design of the Monastery building and compliance with the Manchester Design Guide and Streetscape manual The layout is generally based on the geometric principles applied in the setting out of the Monastery. It allows vehicular access around the site and also a potential future pedestrian access through to the Monastery. The applicant has also incorporated the principles of the Development Guide by ensuring that all units have their principle frontage to the street. The proposal reflects a traditional form of development influenced by the character of the surrounding urban area. The layout adopts a traditional perimeter block and permeable street pattern, symbolic of many suburban areas, and also incorporates more contemporary influences in the form of medium density development set around the road pattern and secure car parking areas. In addition and in accordance with Design Guide, the proposal is orientated to face the key frontage of Gorton Lane in order to help integrate it into the existing urban fabric. Therefore, the site layout for this development is considered to be acceptable.

Density and Massing The surrounding area is characterised by a mix of housing and industrial uses over a range of storeys. The level of built form to landscaped areas provided within this development creates a medium density that is in keeping with the layout and density of the vicinity. The properties are only proposed to be two storeys in height which matches the existing residential properties surrounding the site. Therefore, it is felt that the application has secured an appropriate scale and massing to development in

Manchester City Council Item 16 Planning and Highways Committee 13 February 2014 relation to the surrounding area and it is considered this development acceptable in relation to density and massing.

Sustainability It should be acknowledged that the applicants have provided an Energy Standards statement that outlines that the development will achieve Code Level 4 for this development. It is also proposed to install photovoltaic panels onto the roof of some of the properties to increase the renewable credentials of the development. A condition has been included to ensure that the recommendations outlined within the energy standards statement are complied with throughout this development. The provision of sustainable developments is very important and it is respectable that the applicants can achieve this rating.

Secure by Design The applicants have provided a Crime Impact Statement with the submission completed by Greater Manchester Police which confirms that crime prevention measures have been incorporated into the design, and the design has full regard to the principles of Secure by Design. A condition has been included to ensure that the development will achieve the Secured by Design accreditation.

Residential Amenity It is acknowledged that there are residential properties directly surrounding the application site to the north and there would be a significant increase in the amount of development on the site compared to the existing open space. However, the scheme has been designed to ensure that there will be no significant impact on the amenity of the surrounding residents. The new properties are only two storeys in height and are located as far away from boundaries with existing properties as possible with sizeable rear gardens. Therefore, it is not considered that there would not be a significant reduction in the light or privacy currently received by existing properties. The property at Plot 53 is located closest to an existing dwellinghouse around the site boundary (No. 12 Assisi Gardens) and it is 8 metres from rear corner of this property to the side gable of no.12 Assisi Gardens. However, there is only one small non-habitable room window in the side elevation of No.12 and therefore, there will be no loss of privacy caused through the location of Plot 53. This is also the case for the rear garden of the existing dwelling due to the orientation of the property and windows at Plot 53. This relationship has been carefully considered and is deemed to be acceptable in this case. As this is a residential proposal, there should not be a significant increase in the noise generated from the site and the general activity should be limited to residents leaving and returning the accommodation. Therefore, it is not considered that this proposal will have a detrimental impact on the residential amenity currently enjoyed by the surrounding occupants.

Car Parking & Highways This development includes 100% parking provision within the curtilage of the proposed dwellinghouses. The proposed dwellinghouses will have either a driveway to the side or front, or an incurtilage space accessed from a private parking courtyard. Therefore, the overall level of car parking provision throughout the scheme is considered to be acceptable. The scheme also includes the creation of a

Manchester City Council Item 16 Planning and Highways Committee 13 February 2014 new vehicular access and highway system. The new road will enter the development from Gorton Lane, with a standard road and pedestrian route. A permeable route is then provided around the new housing estate in a grid pattern similar to the gothic monastery influence. This is to ensure that the development will enhance and protect the character of the Listed Building. A condition has been included to request the submission of an operational and maintenance strategy for the proposed parking courtyards to ensure these are run and maintained properly. Therefore, overall the car parking provision and highway provision of the development is considered acceptable.

Trees/Landscaping As this site was previously used for industrial purposes, the site only has a very small number of low quality trees around the boundary that will need to cleared for this development. However, it is proposed to implement a landscaping scheme with this development that includes a significant number of trees being planted around the site along with shrubs, bulbs and turf planting within the new garden areas. Network Rail have confirmed that they will not allow the planting of any new trees along the boundary with the railway to protect the infrastructure from damage in the future. However, this is mitigated by a significant number of trees being planted elsewhere around this site. A condition has been included to ensure the submitted comprehensive landscaping scheme for around and within the new dwellinghouses shown on the approved drawings is completed appropriately on site.

Ground Conditions Due to the brownfield nature of the site, a contaminated land report has been submitted with this application. The pre-commencement information for remediating the land has been submitted and agreed by the Head of Regulatory and Enforcement Services. However, the precise nature of final verification investigations would need to be submitted for consideration, and it is recommended that this aspect of the scheme be conditioned.

Waste Management Strategy The applicant has submitted a waste management strategy in support of the application, as part of the Design and Access Statement. This has been assessed and agreed by the Head of Regulatory and Enforcement Services. Therefore, a condition has been included to ensure that waste will be dealt with in line with the approved strategy.

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 Core Strategy and saved polices of the Unitary Development Plan, the Head of Planning, Building Control &

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Licensing 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. She 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 APPROVE

Article 31 Declaration

Officers have worked with the applicant in a positive and proactive manner based on seeking solutions to problems arising in relation to dealing with the planning application. The applicant did seek detailed pre-application advice from the City Council prior to the submission of this planning application and all elements of the advice given at this stage were incorporated into the design of the submission. Therefore, the scheme is now considered to be acceptable and in accordance with the Development Plan.

Conditions to be attached to the decision

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) The development hereby approved shall be carried out in accordance with the following drawings and documents:

The application form, the Design and Access Statement, the Transport Statement by TPS dated October 2013, the Ecological Assessment by TEP dated November 2013, the Crime Impact Statement, the URS Verification Report dated 13 th December 2012, the drawings numbered P3698-05-100/RevA, P3698-05-105, P3698-05-107, P3698- 05-104, P3698-05-106, P3698-05-108, P3698-05-109, P3698-05-110, P3698-05- 111, P3698-05-112, P3698-05-113, P3698-05-114, P3698-05-115 and LC/LS/1252- 1/RevA, stamped as received by the Local Planning Authority on the 11 th December 2013, the drawings numbered P3698-05-116/RevA, P3698-05-117 and P3698-05- 110/RevA, received by email on the 8 th January 2014, the amended landscaping drawings shown on drawings numbered D4260.04.001/RevB, D4260.04.002/RevB and D4260.04.003/RevB received by email on the 28th January 2014, the amended site layout plan numbered P3698-05-101/RevG, received by email on the 29 th January 2014, and the Revised Travel Plan dated January 2014, received by email on the 30 th January 2014,

Reason - To ensure that the development is carried out in accordance with the approved plans. Pursuant to policies SP1, H1, H4, T2, EN1, EN3, EN6, EN9, EN14,

Manchester City Council Item 16 Planning and Highways Committee 13 February 2014

EN18 and DM1 of the Core Strategy, saved policies within the Unitary Development Plan including DC7 and DC19, and guidance within the National Planning Policy Framework and the Guide to Development in Manchester Supplementary Planning Document and Planning Guidance.

3) The development that is hereby approved shall be constructed using the following specifications of materials as shown on the approved drawings and as outlined within the Design and Access Statement: Chepstow Multi facing brick, K-Rend render in Ivory, reconstituted stone cills, Marley Eternit Garsdale fibre cement slate roof tiles, brick header bond cladding with partially proud bricks and GRP canopies to front entrance doors.

The development shall be constructed only using the approved materials. The samples and specifications of any other materials to be used on the external elevations of the development should be submitted to and approved in writing by the City Council as local planning authority prior to the commencement of the development.

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 policies SP1, EN1 and DM1 of the Core Strategy.

4) The hard and soft landscaping scheme approved by the City Council as local planning authority shown on the drawings numbered D4260.04.001/RevB, D4260.04.002/RevB and D4260.04.003/RevB received by email on the 28th January 2014, shall be commenced within three months of the completion of construction works on site, and shall be finally completed in accordance with a timescale to be agreed in writing with the City Council as Local Planning Authority. 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 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.

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 policies SP1, H1, EN1, EN3, EN6 and DM1 of the Core Strategy.

5) The development hereby approved shall be completed in accordance with the recommendations outlined within the Crime Impact Statement submitted to the Local Planning Authority on the 11th December 2013 in relation to the measures to be incorporated into the development (or phase thereof) to demonstrate how secure by design accreditation will be achieved. The development shall only be carried out in accordance with these approved details. The development hereby approved shall not be occupied or used until the Council as local planning authority has acknowledged in writing that it has received written confirmation of a secured by design accreditation.

Manchester City Council Item 16 Planning and Highways Committee 13 February 2014

Reason - To reduce the risk of crime pursuant to policies SP1 and DM1 of the Core Strategy and to reflect the guidance contained in the National Planning Policy Framework.

6) The positions, design, heights, materials and type of boundary treatment around the development hereby approved shall be erected in accordance with the drawing numbered P3698-05-101/RevG received by the Local Planning Authority by email on the 29 th January 2014. The approved scheme shall be implemented in full before the development is first occupied and retained as such thereafter.

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 SP1 and DM1 of the Core Strategy.

7) The development hereby approved shall be implemented in accordance with the waste management scheme, namely the refuse storage space for segregated waste collection and recycling and details of all external storage areas, outlined in Section 2.07 of the Design and Access Statement and on the drawing numbered P3698-05- 101/RevG. 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 amenity and public health, pursuant to policy SP1 and DM1 of the Core Strategy.

8) All tree work should be carried out by a competent contractor in accordance with British Standard BS 3998 "Recommendations for Tree Work".

Reason - In order avoid damage to trees/shrubs adjacent to and within the site which are of important amenity value to the area and in order to protect the character of the area, in accordance with policies EN9 and EN15 of the Core Strategy.

9) No trees shall be felled, or have any works undertaken on them, during the bird nesting and bat breeding seasons (March to September inclusive), unless otherwise agreed in writing with the City Council as Local Planning Authority.

Reason - To ensure the protection of wildlife habitats in the locality, pursuant to policy EN15 of the Core Strategy for the City of Manchester and National Planning Policy Framework.

10) The development hereby approved shall achieve a post-construction Building Research Establishment Environmental Assessment Method (BREEAM) rating of at least Code Level 4 under the code for sustainable homes for those elements of the development which are residential in nature, as outlined within sections 2.07 and 8.00 of the Design and Access Statement stamped as received by the Local Planning Authority on the 11th December 2013. A post construction review including input data sheets shall be submitted to and approved in writing by the City Council as local planning authority within 6 months of practical completion of the buildings hereby approved.

Manchester City Council Item 16 Planning and Highways Committee 13 February 2014

Reason - In order to minimise the environmental impact of the development pursuant to policies SP1, T1-T3, EN4-EN7 and DM1 of the Core Strategy, and the principles contained within The Guide to Development in Manchester SPD (2007) and the National Planning Policy Framework.

11) a) The proposed development hereby approved shall only be constructed in strict accordance with the desk top study, site investigation report and final risk assessment as included within the following documents: Verification Report, Gorton Lane, URS, Reference: 46398281/MARP0002, Dated: 13 December 2012. b) When the development commences, the development shall be carried out in accordance with the previously agreed Remediation Strategy 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 a particular plot at any time before the development is occupied, then development shall cease and/or the development shall not be occupied on that plot until, a report outlining what measures, if any, are required to remediate the land (the Revised Remediation Strategy) is 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, which shall take precedence over any Remediation Strategy or earlier Revised Remediation Strategy.

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 policies DM1 and EN18 of the Core Strategy.

12) The car parking indicated on the approved plans shall be surfaced, demarcated and made available for use prior to the new buildings located adjacent to the bays hereby approved being occupied. The car parking shall then be available at all times whilst the adjacent buildings are occupied.

Reason - To ensure that there is adequate car parking for the development proposed when the building is occupied, pursuant to Policies T2 and DM1 of the Core Strategy.

13) Prior to the commencement of development, an operational strategy for the secure parking courts hereby approved including details of how they will be operated, managed and maintained shall be submitted to and approved in writing by City Council as the Local Planning Authority. The secure car parking courts will then be managed in accordance with these details whilst the adjacent buildings are occupied.

Reason - In the interests of crime and security and protecting the residential amenity of the surrounding properties, pursuant to Policies SP1, T2, EN1 and DM1 of the Core Strategy and the guidance provided within the National Planning Policy Framework and the Guide to Development in Manchester Supplementary Planning Document and Planning Guidance.

Manchester City Council Item 16 Planning and Highways Committee 13 February 2014

14) Before the development commences a scheme for acoustically insulating the residential accommodation against noise from Gorton Lane and the adjacent railway line shall be submitted to and approved in writing by the City Council as local planning authority. The approved noise insulation scheme shall be completed before any of the dwelling units are occupied.

Reason - To secure a reduction in noise from Gorton Lane and the adjacent railway line in order to protect future residents from noise nuisance, pursuant to policies SP1, H1 and DM1 of the Core Strategy.

15) Prior to the commencement of development, full details of a surface water drainage scheme, shall be submitted to and approved in writing by the City Council as Local Planning Authority. The scheme shall be fully implemented in accordance with the approved details before the scheme is completed, and maintained thereafter.

Reason - To prevent the increased risk of flooding, to improve and protect water quality, improve habitat and amenity by ensuring the satisfactory storage of/disposal of surface water from the site, pursuant to policy EN14 and DM1 of the Core Strategy.

16) Prior to the commencement of the development hereby approved, a construction risk assessment and method statement in relation to the site's relationship with the adjacent railway line shall be submitted to and approved in writing by the City Council as the Local Planning Authority. The development shall then be constructed in strict accordance with the approved method statement.

Reason - To ensure that the construction and subsequent maintenance of the proposal can be carried out without adversely affecting the safety, operational needs or integrity of the railway, pursuant to Policies SP1 and DM1 of the Core Strategy.

17) A site strategy for the facilities for keeping roads clear of mud and debris shall be submitted to and approved in writing by the City Council as local planning authority prior to the development commencing. The approved facilities shall be retained on site during the construction period and shall be positioned to allow use throughout construction.

Reason - To ensure that the proposed development does not cause unacceptable amounts of dust in the vicinity and to ensure that local roads are kept clear of mud, pursuant to policies SP1 and DM1 of the Core Strategy.

18) The details of an emergency telephone contact number for the contractor shall be displayed in a publicly accessible location on the site from the commencement of development until construction works are complete.

Reason - To prevent detrimental impact on the amenity of nearby residents and in the interests of local amenity in order to comply with policies SP1 and DM1 of the Core Strategy.

Manchester City Council Item 16 Planning and Highways Committee 13 February 2014

19) The development hereby approved shall be implemented in accordance with the Revised Travel Plan dated January 2014 completed by TPS Consultants submitted to the City Council by email on the 30 th January 2014. Prior to the first occupation of the development hereby approved, a detailed Full Travel Plan, including particulars of its implementation and monitoring, shall be submitted to and approved by the City Council as the Local Planning Authority. The Travel Plan shall then be implemented and reviewed in accordance with those approved details.

Reason - To assist promoting the use of sustainable forms of travel to the development, pursuant to policies SP1, T2 and DM1 of the Core Strategy and the Guide to Development in Manchester SPD (2007).

20) Prior to the commencement of the development hereby approved, a local labour agreement addressing initiatives to employ people residing in the vicinity of the development site for the construction of the development, shall be submitted to and agreed in writing with the City Council as local planning authority. The development shall then be completed in accordance with the approved agreement while the construction of the site is ongoing.

Reason - To safeguard local employment opportunities, pursuant to policy DM1 of the Core Strategy for Manchester.

21) Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 as amended by The Town and Country Planning (General Permitted Development) (Amendment) (England) Order 2010 (or any order revoking and re-enacting that Order with or without modification) no part of the premises shall be used for any other purpose (including any other purpose in Class C3 of the Schedule to the Town and Country Planning (Use Classes) Order 1987 as amended by The Town and Country Planning (Use Classes) (Amendment) (England) Order 2010, or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order with or without modification) other than the purpose(s) of C3(a).

Reason - In the interests of residential amenity, to safeguard the character of the area and to maintain the sustainability of the local community through provision of accommodation that is suitable for people living as families pursuant to policies DM1 and H11 of the Core Strategy for Manchester and the guidance contained within the National Planning Policy Framework.

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: 104446/FO/2013/N2 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 Item 16 Planning and Highways Committee 13 February 2014

The following residents, businesses and other third parties in the area were consulted/notified on the application:

Highway Services Environmental Health Neighbourhood Team Leader (Arboriculture) East Manchester Regeneration Greater Manchester Police English Heritage (NW Region) Environment Agency Transport For Greater Manchester Greater Manchester Ecology Unit Network Rail Housing Strategy Division Travel Change Team United Utilities Water PLC Twentieth Century Society Ancient Monuments Society Council For British Archaeology Georgian Group Society For The Protection Of Ancient Buildings Victorian Society Contaminated Land Section 6 Assisi Gardens, Manchester, M12 5AS 8 Assisi Gardens, Manchester, M12 5AS 10 Assisi Gardens, Manchester, M12 5AS 12 Assisi Gardens, Manchester, M12 5AS 14 Assisi Gardens, Manchester, M12 5AS 16 Assisi Gardens, Manchester, M12 5AS 18 Assisi Gardens, Manchester, M12 5AS 32 Assisi Gardens, Manchester, M12 5AS 34 Assisi Gardens, Manchester, M12 5AS 200 Gorton Lane, Manchester, M18 8BQ 202 Gorton Lane, Manchester, M18 8BQ 204 Gorton Lane, Manchester, M18 8BQ 206 Gorton Lane, Manchester, M18 8BQ 208 Gorton Lane, Manchester, M18 8BQ Universal Pallet Services Ltd, Preston Street, Manchester, M18 8DB Vehicle Repair Workshop, Crossley Street, Manchester, M18 8BA Monastery Of St Francis & Gorton Trust, 89 Gorton Lane, Manchester, M12 5WF 29 Assisi Gardens, Manchester, M12 5AS 31 Assisi Gardens, Manchester, M12 5AS 33 Assisi Gardens, Manchester, M12 5AS 35 Assisi Gardens, Manchester, M12 5AS 37 Assisi Gardens, Manchester, M12 5AS 39 Assisi Gardens, Manchester, M12 5AS

Manchester City Council Item 16 Planning and Highways Committee 13 February 2014

Representations were received from the following third parties:

Monastery Of St Francis & Gorton Trust, 89 Gorton Lane, Manchester, M12 5WF

Relevant Contact Officer : Jeni Regan Telephone number : 0161 234 4164 Email : [email protected]