List No. 12

Chorlton Ward Application Number Date of Appln Committee Date 082027/FO/2007/S1 26th Jan 2007 20th Dec 2007

Proposal Erection of new 288 square metre sales/ (A1) shop building and new canopy following demolition of existing building, with increased car parking. Location Chorlton Service Station, 84 Manchester Road, Chorlton, Manchester, M21 9PT, Applicant Esso Petroleum Co. Ltd., Mail Point 22, Esso House, Ermyn Way, Leatherhead, KT22 8UX Agent Bowman Riley Architects Wellington House, Otley Street, Skipton, BD23 1EL

Description

Members will recall that the this application proposed the erection of new 288 square metre sales/ (A1) shop building and new canopy following demolition of the existing building, with increased car parking. The application also proposes the remodelling of the existing petrol filling station.

The application was brought before the Committee on 22nd November 2007 with a recommendation for approval. This followed an earlier Committee meeting on 25th October 2007 at which Members resolved to defer the application until a site visit had taken place. At the last meeting representations against the proposal were made by residents, businesses, residents groups, Ward Members and the local Member of Parliament.

Members of the Committee resolved to be minded to refuse the application for the following reasons:-

1. that the proposal would by reason of the level of activity on the site constitute overdevelopment. 2. that there would be an adverse impact of the retail character of Chorlton and 3. would raise problems in terms of highway and pedestrian safety.

The Head of planning was asked to bring forward a report to the next available meeting addressing the above concerns and proposing detailed reasons for refusal.

Since the last Committee the Council has received notification of an appeal in respect of this application on the ground that the Council failed to give notification of the decision in the appropriate period. If by the time of the Committee meeting the appeal has been validated the Council will be unable to determine the application. However any reason(s) put forward for refusal will form the basis of the Councils case at the appeal. If the appeal is not registered the reasons can be used to refuse the application.

Issues

Unitary Development Plan -

List No. 12 CB1 seeks to protect and improve the quality of both the built and the open environment and Chorlton as a major district Centre.

S2.5 states the council will seek to ensure that shopping facilities are of a high standard of design with adequate parking provision and provide a safe and attractive environment for all shoppers.

DC23 states the council when considering applications for petrol filling stations will have regard to the need for safe and convenient arrangements for access, circulation and egress, ease of use for all, and good design.

T3.1 states that the Council will ensure that the needs of pedestrians are catered for in the design of new developments.

Retail Character - Chorlton District Centre is made up of a growing number of specialist independent shops, Members are concerned that the development will not enhance this retail offer that dominates the District Centre, but instead would have a negative impact on local independent businesses. The independent retail offer clearly contributes significantly to Chorltons unique character, Members believe that the proposed store would be likely to threaten the vitality and viability of the Chorlton District Centre and that the consequent loss of independent stores would adversely affect the character of the area.

Over development - Members felt that since the offer of available goods will be more diverse in the proposed store the increase in the level of activity, both by car and by foot will be significant therefore the proposal would constitute over- development. Further to this members are concerned that the increase in the comings and goings would have a detrimental impact on the local environment.

Highway Safety - Members expressed concern about the layout of the development and feel that the entry and egress of vehicles using the site will impact adversely on pedestrians. Members are particularly concerned about the proposed reduction of the pedestrian refuge between the entry and egress openings to the site and feel that the refuge is not large enough for a safe and convenient pedestrian refuge. Concern was also expressed that vehicles waiting to enter the site would back up onto Manchester Road, which would impact on pedestrian and highway safety.

Conclusion

The Head of Planning's recommendation has not changed and is still to approve the application. It is considered that in light of the weight that can be attached to Unitary Development Plan policy and National Planning Guidance, the case for refusing the application is weak. This is particularly so, bearing in mind the existing use of the site as a petrol filling station, the proposed store size and the site's location within the defined boundaries of Chorlton District Shopping Centre.

If the Committee is minded to refuse based on the concerns raised, only reason 2 is likely to be robust, albeit still limited.

1. The development as proposed would have a detrimental impact on the retail character of Chorlton District Centre, specifically adversely affecting independent traders and the variety of shopping in the centre, which would List No. 12 therefore be contrary to policies CB1 of the Unitary Development Plan for the City of Manchester.

2. The development as proposed seeks to accommodate too great a level of activity on the site and as a consequence of this over development will have a detrimental impact on the local environment and in particular pedestrian safety in terms of the associated comings and goings. The proposal is therefore be contrary to policies DC23 and T3.1 of the Unitary Development Plan for the City of Manchester.

3. The layout of the development as proposed is unsatisfactory by virtue of the arrangements for vehicle access and egress and will lead to potential conflict between vehicles and pedestrians to the detriment of Highway safety. The proposal is therefore be contrary to policies DC23, S2.5 and T3.1 of the Unitary Development Plan for the City of Manchester.

Description

At the last Committee meeting on 25th October 2007, Members resolved to defer the application for a site visit.

The application site is currently occupied by an Esso petrol filling station and forecourt convenience shop with four car parking spaces. To the east of the site there is an untidy overgrown area that includes several trees. The existing convenience shop and forecourt area are approximately 25 years old and of their time in terms of their appearance.

The site is approximately 0.15 hectares, part of the site lies in the north of Chorlton District Centre and part of the site falls outside of the District Centre boundary. All of the retail use i.e. the proposed store and petrol filling pumps fall within the extent of Chorlton District Centre as defined in the Manchester Unitary Development Plan shown on the attached plan 1.

Provision for existing retail uses and particularly for the provision of food goods extends throughout the Centre, for example to the south on Barlow Moor Road at the Co-op store and to the far north with the Unicorn grocery. While retail development is concentrated at the Manchester Road and Wilbraham Road junction, these uses do extend to the north and south but begin to offer a more diverse range of retail uses which as shown in plan 2 displayed in the committee room include restaurants, grocery stores, nurseries etc.

The application sites immediate area is predominantly made up of commercial uses that front Manchester Road. The north of the site adjoins offices and a delicatessen and grocery store is situated directly opposite. The south is adjoined with a terrace of Victorian properties, made up of one vacant commercial unit and one vacant residential unit. The remaining two are being renovated and will be used as a restaurant. These uses are contiguous and closely related to the concentrated retail uses.

The proposed new layout replaces the existing 4 petrol pumps and canopies with three petrol-filling pumps and canopies and seeks to demolish the existing convenience shop which is 100 sq metres, replacing it with a new sales building, which is 288 sq metres. The application includes a landscaped car park, which can accommodate 12 spaces including 1 disabled space. The car park will be laid out on the land that is currently overgrown. List No. 12

The proposal has been amended from that originally applied for particularly in terms of the design and appearance of the new building.

Consultations

Local residents/business

171 Letters of objection and 2 letters of support have been received from 159 people. 425 emails of objection from 209 people.

The comments put forward are summarised as follows:

The letters of support are summarised as follows:

Having the convenience and choice of the proposed store will be valuable.

The objections had four main themes; the salient points of each theme have been drawn:

Traffic

The proposal will create serious traffic problems and parking chaos in Manchester Road - an area that is already congested at certain times of the day.

The safety of pedestrians will be further compromised by the increased traffic bearing in mind this is a busy walk to school area.

The probable increase in traffic in an already busy area will contravene Manchester's UDP policies on tackling congestion. Therefore 14 parking spaces are not enough.

The proposed parking arrangements would cause a back up of traffic and cars parked on the main road, causing danger to cyclists and pedestrians and tailbacks for cars.

The proposal for the vehicle circulation is not credible.

Keep Chorlton Interesting are a group of local residents who have published a report based on a study which involved a traffic count of the existing Esso store and the Tesco store located on Upper Chorlton Road in Trafford MBC. The following conclusions were drawn:

The estimates provided on the planning application for traffic movement on the site are under estimates.

There is a commonly held view for this type of store, that more pedestrians than car users will frequent it. Our traffic count at the store on Upper Chorlton Road clearly demonstrates that this is not true.

When observing traffic flow the hazard arising from entering and existing the site was apparent. Since location of the site is problematic any additional traffic created by an expanded shop on this site will increase the risk of accidents or fatalities. List No. 12

Drivers do not heed the law of the road therefore if the car park is full will park illegally.

There is no safe convenient crossing point therefore if the number of pedestrian shoppers is higher this will cause more accidents and fatalities.

A far better indicator of pedestrian traffic would be to compare visits by foot to the Tesco Express store on Upper Chorlton Road, a store of similar size to the one proposed for 84 Manchester Road.

Boreham's analysis of trip generation is a concern, as they offer evidence from TRICS which is highly generalised, despite this database being able to offer direct comparisons based on a range of factors, including store size. Instead Boreham offer data which is generalised on site size ( 0.2-0.29 ha). We know from the planning application that the site size is static but that the store size is to increase from 100 square metres to 288 square metres. It is therefore wholly inappropriate to argue that there will be a limited difference in the number of trips to the site. We do not have access to TRICS data, so we are unable to offer a more accurate picture from that source. However, if we add the number of vehicles using the Tesco Express on Upper Chorlton Road to our counts taken of people using the Esso site to purchase petrol the picture is very different.

If this data is not strong enough to trigger a more detailed traffic impact assessment we would suggest that the Council request more appropriate data from TRICS than that offered by Boreham. For example, choosing a location with petrol (3 pumps) and a store of 288 square metres in size, as this kind of detail is available. Boreham's report states that a meeting with the LA agreed that a 5% threshold would be used as a trigger for more detailed capacity assessments.

Once more there is a weakness in the data provided by Boreham for threshold impact data shown in table 3. As can be seen from Appendix C their data does not include observed flows from all the roads surrounding the site. Our report demonstrated that there were four roads in the immediate vicinity of the garage. Boreham's report only counted flows from Manchester Road and Oswald Lane, which is the smallest of the four roads joining Manchester Road in this area.

Therefore their data on proposed flows are not valid because of these omissions. We strongly urge the Council to revisit this issue.

The detail provided in table 4 shows that the Tesco delivery vehicles are a full 1 metre longer than Esso's Fuel delivery vehicles. We would challenge the assertion that deliveries will not impact on other traffic. This is based on our observation of a fuel delivery vehicle attempting to access the site.

Keep Chorlton Interesting have submitted a further report in response to Borehams revised transport assessment, the report questions the methodology used by Boreham, the mains issues raises are as follows:

The TRICS data is problematic, population parameters do not match those of the Manchester Road site. A mixture of locations (out of centre, local centre and edge of town) are used despite this being stated as poor practice in the TRICS List No. 12 good practice guide. No location parameters were provided for the Petrol filling station only site.

The traffic flows provided only accounted for one of the 4 roads that surround the site, and that this was the smallest of those roads." We therefore consider that the data on proposed flows are not valid because of these omissions. We also urged the Council to revisit this issue. It appears that this has not been done, as the second Boreham submission uses the same approach. Claridge Road, which is directly opposite the Petrol Filling Station is not included in the flow data. Observations made during the traffic survey carried out by KCI also show that volume of traffic is not the only issue that needs consideration - the problems caused by a particular junction must be assessed also. The problems with Claridge Road have been ignored, despite this being a matter of record. Pedestrian: Adding a pedestrian refuge between the existing one and the pelican crossing some distance away would inevitably result in a further narrowing of Manchester Road. In both these locations the road is further narrowed by parking (car width 1.8 metres). Keep Chorlton Interesting have concluded that it is not feasible to locate a refuge closer to the site as suggested by Boreham and the impact of this change would lead to further congestion.

Any increase in the percentage difference between the TRICS data for the Retail+PFS and PFS-only sites would have a major impact on the proposed site and subsequent increases in the number of vehicles, traffic congestion and dangers to pedestrians and cyclists. The Keep Chorlton Interesting group does not have access to the TRICS database or analysis tools but notes that Manchester City Council does have access via the Greater Manchester Transport Unit (GMTU). The KCI group believes that there are sufficient planning and traffic grounds to refuse the application as it stands. However, we would argue that the questions raised in our submission about the "robustness" of the traffic generation analysis require that the Committee request that GMTU undertake another TRICS analysis using relevant parameters before making a decision on this application. We would therefore urge the committee to either refuse the application or at the least defer the decision until independent data, which provides a representative picture has been provided to inform a decision.

A full independent assessment of the increased traffic in this area needs to be carried out. The traffic levels, on one of the busiest arterial bus routes in Manchester, are already high. Increased local traffic in this area would only make life harder for the pedestrians and local traffic

Site Management - The applicant will not attend to site management so that people will not leave cars at petrol pumps whilst shopping. The fact that this is mentioned demonstrates that the Council recognises that it is a problem. Servicing strategy - Once again this condition simply transfers responsibility for problems that will occur with delivery vehicles by imposing this condition. These conditions cannot be enforced. These conditions are not a reassurance to local residents. Rather they seek to mitigate the effects of a development, which has been shown to be in an inappropriate location for an enlarged convenience store of this type. The appropriate course of action is to refuse the application.

Threat to local independent stores.

List No. 12 I highly value the wealth of thriving independent stores and businesses in the town. I feel these would be seriously threatened by the invasion of a retailer like Tesco.

There is already a Tesco store less than a mile away on Upper Chorlton Road. Please don't let this huge multinational take any more spend out of the coffers of our local independent retailers. Whilst the new store might create a handful of jobs, it stands to threaten many more jobs when local businesses are affected, as they will be.

A Tesco store is likely to prove highly detrimental to other local businesses, as has been the case in other areas.

There is a large body of objectors who support Councillor Newmans request for an independent study to be undertaken to determine the likely impact of this store.

An independent assessment of the proposal should be carried out which address the impact on independent shops.

Contrary to policy

The application site is an 'Out of centre' location therefore should satisfy the 5 tests set out in PPS6.

According to PPS6 the proposed store is out of centre and more than 300 metres from the primary shopping area therefore should be supported with a needs test.

The South Manchester Regeneration Framework (July 2007) has just produced a comprehensive report including plans for improving Chorltons retail centre. Given it's potential significance for the area, agreeing a new Tesco at this stage would constitute a piecemeal approach to development of the area rather than the considered planning that the framework advocates. It would also actively undermine the Framework's recommendations to preserve Chorlton's independent shops and unique character

Nothing should be permitted in this area that would compromise a total redevelopment as part of the Chorlton Town Centre.

An independent assessment of the proposal should be carried out which includes a thorough examination of PPS6 as it is ambiguous whether the proposed site falls within the primary shopping area.

What action has your department taken to ascertain the actual status of 84 Manchester Road in relation to the primary shopping area? Has you department consulted with GVA Grimley to ascertain the status of 84 Manchester Road in relation to the primary shopping area? As a result of such actions has your department reached a more definitive conclusion regarding the status of the 84 Manchester Road site in relation to the primary shopping area? The development is contrary to the Manchester Unitary development plan, in particular policies S1.2, S2.4, S2.5, T3.6.

S.1.2 talks of 'tackling traffic problems and increasing economic viability' List No. 12 How is siting a Tesco Express store on that site going to further this objective? It seems to work against the UDP as traffic problems will increase. I would assert that this development with increase traffic problems and reduce economic viability of small independent retailers. Shopping Policy 2.4 New shopping facilities should not significantly affect the amenities of nearby residential areas particularly through increased traffic congestion, noise and pollution from cars. Keep Chorlton Interesting (KCI) have demonstrated through their traffic survey that there will be increased traffic congestion, noise and pollution from cars if this development is approved. KCI has also demonstrated that there are serious problems with the robustness of the data provided by Boreham in relation to traffic (TRICS data).

Shopping Policy 2.5: The Council will seek to ensure that shopping facilities are of a high standard of design with adequate parking provision and provide a safe and attractive environment for all shoppers.

The amount of traffic congestion this store will create will put the area back in terms of providing a safe and attractive environment for shoppers. Transport T3.6 : The Council will promote cycling in the City by developing a safe network of routes and facilities for cyclists. Priority will be given to routes to the City Centre, major areas of employment, educational establishments. District Centres, recreational facilities and railway stations.

Manchester Road is a major route into the city centre. It is part of the Quality Bus Corridor and also forms part of the Air Quality Management Area in Chorlton. Our traffic survey which counted traffic at the site (not somewhere in a rural area as Boreham did by using inappropriate TRICS data) demonstrated the volume of traffic using this site as well as a Tesco Express of a similar size in the area. It is already a dangerous route for pedestrians and cyclists. Granting approval to the application will be contrary to keeping to this policy. Transport T3.9: The following broad hierarchy of road users will be used in assessing schemes and policies with significant transport implications: i) Pedestrians and disabled people, ii) cyclists; iii) public transport; iv) access (commercial); v) general traffic (off-peak); vi) general traffic (peak). This application has not been accessed with this hierarchy in mind. I suggest that it should be prior to making a decision.

Other issues

The proposed store will not be ancillary to the petrol station it will be the focal point of the business and at 288sq metres it is not of an appropriate scale for a garage forecourt in a out of centre location.

The building is designed poorly; no consideration of the character of the area has been taken into consideration.

Chorlton Civic Society (M. Tonks on Behalf of Chorlton Civic society)

PPS6 Annex A Table 2 indicates that an edge of centre retail site should be within 300m of the Primary Shopping Area (PSA)

The UDP doesn't define a PSA for Chorlton but PPS6 Annex A Table 2 indicates the PSA is the area where retail development is concentrated - the primary frontages and contiguous secondary frontages. List No. 12

I would define the PSA for Chorlton as the area of Wilbraham Road between Morrisons and the Precinct and perhaps a short section of Barlow Moor Road southwards. Certainly the secondary frontages along Manchester Road are sporadic and are not contiguous and include many non-retail (dead) frontages.

As such, the PSA cannot possibly include any secondary frontages on Manchester Road, as they are not contiguous.

In terms of distance to the PSA the Esso Garage site is more than 400m from the crossroads and / or precinct. Clearly this is more than the 300m within which an edge of centre site should fall.

It should also be remembered that 300m is a maximum for the largest centre and for a smaller district centre a lower distance might be considered appropriate.

There are also factors set out in Annex A Table 2 to take into account such as physical barriers, the attractiveness of the route, etc.

Clearly the UDP district centre boundary is superseded on this point by the guidance in PPS6 in terms of determining whether a retail site is in or edge or out of centre (and this is certainly my post PPS6 experience elsewhere in the Country where plans have drawn extensive TC boundaries).

I therefore consider the Esso Garage site to be out-of-centre and as such it should be subject to all the policy tests of PPS6. As discussed, for non-retail uses such as the bars the distance is measured from the centre boundary and not the PSA.

In the decision notice of the original application (F16576) to develop the ancillary shop at the Esso garage (enclosed) dated 25 September 1981 there is a condition (3) to restrict the type of retailing in the shop. The reason given for this condition is "to ensure that retail sales are restricted to local or district centres" Clearly at this time the city council considered the Esso garage site not to be in the district centre.

Head of Engineering

1. We are now satisfied that the revised transport assessment fully reflects the land use on the site and therefore consider the traffic generation analysis as a robust estimate. The predicted traffic generation is not considered significant in terms of impact on the local road network.

2. Site management by way of signing and lining could be improved further by signage encouraging customers to use the car parking spaces whilst they shop for longer periods rather than leave cars parked at the pumps unnecessarily.

3. The detailed design of the tactile paving across the frontage of the site and the design of the radii at the egress needs to be agreed by Engineering Services.

4. The design and location of the pedestrian island will need to be agreed by Engineering Services and implemented via a s278 (Highways Act 1980) agreement. List No. 12

5. The servicing strategy must be agreed and conditioned. There is concern regarding articulated vehicles reversing during busy periods and in some cases blocking the egress from the site. We recommend that either servicing time restrictions are conditioned or that servicing by the larger vehicles, particularly those that need to reverse within the site, are managed (i.e. use of a banksman).

This development will generate additional trips, however these trips can be accommodated on Manchester Road during both the weekday peak periods and during the Saturday peak. The Boreham report is considered a robust assessment as the consultant has not assumed that any of the generated trips are 'pass-by' trips, ie those vehicles already travelling/commuting on Manchester Road, where the development is not their final destination. In most cases of retail development pass-by trips can be assumed to be a fairly significant percentage of the total trips generated by a retail development.

There is concern over the position of a pedestrian island and our site visits have confirmed that due to visibility being impeded by legally permitted parking on the western side of Manchester Road that it would be more appropriate to construct kerb build-outs to the north of the site in the vicinity of the bus stop to shorten the length of crossing further for pedestrians. The bus stop would be relocated a couple of metres to the south to accommodate. This has been agreed with our QBC team. The consultant is resubmitting drawings, though all detailed design work will be undertaken by ourselves under a s278 agreement.

GMC Fire Service

It is important that the driver can manoeuvre a tanker onto and around the site as easily as possible. There are no adverse comments to make against the application at this stage. Although this is a relatively small and congested site, which restricts the delivery tankers movements, this matter can be addressed following a sufficient risk assessment being carried out by the occupier and then acted upon.

Landscape Practice

The expansion of the site into the area of overgrown land along the western boundary with Albany Road will result in the loss of a small area of natural landscape, which currently has some ecological value. The loss of this area of wildlife habitat is regrettable. It is therefore important to protect the more significant trees on the site and preserve some of the ecological value of the site. A condition should be made for the protection of the mature trees on the site and for the replanting of additional trees by way of mitigation for the loss of the trees on the site. Subject to this we are in support of this application.

Head of Green Space

I have no objections to the proposed development in as much as it affects the existing tree cover. Work in the proximity of trees to be retained should observe British Standards 5837: Trees in relation to construction.

Ward members

Councillor Sheila Newman has lodged the following Objection: List No. 12

I wish to put on record my continued opposition to the above planning application to turn the shop at the Service station at 84 Manchester Road into a Tesco Express. I do not believe that the amended plans offer any significant improvements to the original plans and my opposition remains. My main reasons for opposing these plans are as follows

1. The development will not enhance the retail offer in Chorlton and could have a negative impact on local independent businesses. The independent retail offer contributes significantly to Chorlton’s unique character and I believe this store could have a negative impact on that.

2. The South Manchester Regeneration framework has just reported its Chorlton District Centre needs upgrading but any improvements should retain its unique retail offer of independent stores. We wish to avoid Chorlton becoming characterless and like any district centre with only high street chains on offer. As a plan is going to be developed for Chorlton District Centre I feel allowing this development at this time does not give opportunity for the overall needs of the area to be considered: instead we are having piecemeal developments.

3. The service station is on a main route into Manchester and is a bus route, a shopping and leisure area as well as near two primary schools. There are already significant problems with traffic congestion, especially in the morning and early evening. Already is it is difficult for traffic entering and leaving the premises and there are often "near misses" and traffic snarl ups. The provision of an extended on site shop which is presumably being developed to increase business will add to these problems.

4. I am concerned about the impact of the store on the rest of the Chorlton shopping centre. Chorlton has many successful independent shops and I am not convinced that this development will not threaten their viability. The South Manchester Regeneration Framework report is being considered by the Council's Executive this week. It says that plans should be drawn up to improve the quality of the Chorlton District centre. Approving this development at this point will limit the effectiveness of these plans. An independent study should be undertaken to determine the likely impact of this store.

Councillor Paul Ankers has lodged the following objection:

I am concerned that a larger store would be detrimental to traffic-flow on Manchester Rd, most significantly at rush hours and Saturday afternoons. The stretch of road cannot support a bus lane, but is situated between to two busy feeder roads Kensington Rd & Brantingham Rd, plus a popular Leisure Centre. An illuminated fascia would be a nuisance to residents in the vicinity, especially Redgates Walk, many of whom are elderly.

John Leech MP has lodged the following Objection:

1. Lack of available parking - The proposed number of carpark spaces are insufficient for the site. The application suggest that many people will walk to the store, but the nature of this smaller store is designed to attract customers who are also getting petrol at the same time, or drive by customers. Other similar stores have been shown to have insufficient parking, and at this location, List No. 12 it would lead to an unacceptable increase in on-road parking in the local residential streets.

2. Manchester Road already suffers from unacceptable levels of traffic, especially at peak times. Tesco would undoubtedly have a significant impact on the number of journeys along this busy road.

Issues

Unitary Development Plan - the site does not have a specific allocation within the UDP. However it is clearly shown within the Chorlton District Centre boundary accordingly when determining planning applications of this nature the following polices will be considered:

S1.2 states the Council in partnership with the private sector will encourage, where appropriate, the improvement and redevelopment of existing District Centres in order to ensure that they remain the focus for both shopping a full range of community facilities.

S2.1 states that the council recognises the importance of good quality local and convenient shopping facilities within easy reach of people's homes and will seek to ensure that all parts of the city are well provided for and that facilities are accessible to disabled people.

S2.4 states that new shopping facilities should not significantly affect the amenities of nearby residential areas particularly through increased traffic congestion, noise and pollution from cars.

S2.5 states the council will seek to ensure that shopping facilities are of a high standard of design with adequate parking provision and provide a safe and attractive environment for all shoppers.

E2.6 states that the council will prevent wherever possible the loss of existing trees and in addition will encourage broadleaved tree planting schemes as a means of improving the appearance of built up areas.

E3.3 states that the council will upgrade the appearance of the city's main radial and orbital roads. This will include improvements to the appearance of adjacent premises, encouraging new development of the highest quality.

T2.6 states the council will expect adequate car parking provision to be made for disabled people to gain easy access.

T3.7 states that the council will encourage the provision of secure cycle parking facilities.

DC23 states the council when considering applications for petrol filling stations will have regard to the need for safe and convenient arrangements for access, circulation and egress, ease of use for all, and good design. Interim Policy for Centres:

In April 2005 Executive Committee approved an interim development control policy covering Centres. This policy reiterated national policy to ensure development for main town centre uses was directed towards the City Centre, district and local centres. List No. 12

Manchester Centres Qualitative Study (CBRE 2004)

This study investigated qualitative issues for all of Manchester's district and local centres. It concluded that there was a need to review the hierarchy covering Manchester's district centres to reflect the varying quality and role they played not only as retail centres but also in providing other services and facilities. It concluded that Chorlton should be re-classified as a major district centre reflecting its wider role and service provision.

Manchester Quantitative Retail Needs Study (GVA Grimley 2006)

Over 2005 and 2006 GVA Grimley consultants were engaged by the City Council to undertake a retail capacity study. This was a comprehensive study undertaken in line with best practice, providing a robust analysis of current performance of all of Manchester's 16 district centres and the City Centre. The study also provides forecasts of capacity requirements for additional retail floorspace up to 2021. The study will form an integral element in the development of future planning policies covering the City within the Core Strategy Development Plan Document, which will eventually replace the UDP.

In terms of Chorlton the study did identify baseline capacity for the wider Western study Area (incorporating the wider Chorlton catchment area) to support an additional 551 sq m net in 2009, which could increase further by 2021 to 794 sq m. This would be sufficient to support an element of further convenience floorspace or an extension to the existing provision. The study in line with national and local policy suggests, "Chorlton would appear to be a suitable location to accommodate further convenience provision”. The report also noted "There is currently a very significant leakage of expenditure from the Western Area" (the Chorlton survey area).

Draft South Manchester Strategic Regeneration Framework (2007)

The draft SRF identifies Chorlton as the key centre within South Manchester in terms of the possible future development of an Action Plan for the district centre it suggests the need to address; the redevelopment of underutilised sites and buildings, and attract key anchors to ensure trade leakage is reduced. It suggests all district centres in South Manchester have an important role to play, acting as focal points for neighbourhood activity.

The Guide to Development in Manchester 2

In addition to the above mentioned policies particular consideration should be given to the guidance set out in this Supplementary Planning Document.

The guide provides a framework for all development within Manchester and has particular reference to the importance of good quality design through building design and landscaping. The guide also states that new development should comply with the standard details within Design for Access.

Regional and National Planning Guidance

Planning Policy Statement 1 - Delivering Sustainable Development sets out the overarching policies on the delivery of sustainable development through the List No. 12 planning system. Emphasis is placed on the need for good design to ensure attractive, usable, durable and adaptable places.

Planning Policy Statement 6 - Planning for Town Centres (para 1.3) states that the Governments key objectives for Town centres is to promote the vitality and viability of town centres by planning for growth and development of existing centres and promoting and enhancing existing centres, by focusing development in such centres and encouraging a wide range of services in a good environment, accessible to all.

Further (para 1.4) promotes enhancing consumer choice by making provision for a range of shopping, leisure and local services, which allow genuine choice to meet the needs of the entire community.

Para 1.7 states it is not the role of the planning system to restrict competition, preserve existing commercial interests or to prevent innovation.

Para 2.4 states that local authorities should aim to increase the density of development, where appropriate. Further, opportunities within existing centres should be identified for sites suitable for development of redevelopment.

Para 3.3 & 3.4 sets out the additional matters relevant to the consideration of planning applications, for retail development, which is not ancillary to another use. There are: a) The need for development, b) The development is of an appropriate scale, c) That there are no more central sites for the development, d) Assessing impact, e) The location is accessible.

Principle - The proposed development is for an extension to an existing convenience store that serves a petrol station that is located in the district centre. The predominant and primary use of the site in its existing form is the petrol filling station making the existing store ancillary to the petrol station. However if the proposed development is implemented there will be a shift, creating a balance between the two uses. Since this is the case this application is subject to the policies set out in PPS6.

Given that the development is for a convenience store and a petrol station that is located in the district centre, it is considered that the proposed development is appropriate in principle, however there are issues concerning design, landscaping and access that need to be addressed.

Environmental Impact Statement - It is considered that in this particular case, although the particulars of the development will have some impact upon the area and the environment, these will not be significant and are matters that can be properly assessed, as part of the consideration of the planning application and therefore an Environmental Impact Assessment is not required.

Retail Policy - A number of objections have been received from local residents and businesses, some of these are based on a lack of need for the store, others feel that the proposal is edge of or out of centre and that the proposal is not of an appropriate scale.

In light of these objections and since the balance between the uses that are offered on site have shifted this applications is subject to the policies set out in PPS6. List No. 12

As stated earlier para 3.3 sets out the additional detail relevant to the consideration of planning applications.

A) The need for development. Para 3.8 states it is not necessary to demonstrate the need or retail proposals within the Primary Shopping Area (PSA) or for other main town centre uses located within the town centre. The Unitary Development Plan does not identify a Primary Shopping Area, however the fact the provisions of PPS6 may supersede the UDP is a material consideration. If a PSA was identified based on the descriptions set out in table 2 of Annex A in PPS6 it is likely to include the site of the current application.

Table 2 states that the Primary Shopping Area is the defined area where retail development is concentrated, generally comprising the primary (high proportion of retail uses) and those secondary frontages (diversity of uses), which are contiguous and closely related to the primary shopping frontages. Chorlton District Centre does have an area where the retail uses are concentrated see plan 2 displayed in the committee room. These uses become more diverse as you go to the far north or the far south. Nonetheless they are still related to the primary shopping frontages and there are no physical barriers that are disconnecting them. Based on the above information and if a PSA was identified in conditions that subsist at present, it is the Head of Planning's view that the application site would probably fall within the primary shopping area.

In terms of the question of need for the proposed retailer it should be reiterated that national planning policy states it is not for the planning process to restrict competition between operators particularly for uses found within centres. On the basis that the site is within the existing centre and within what is likely to be considered as the Primary Shopping area whether there is a quantitative need does not require demonstration.

B) The development is of an appropriate scale. The LPA should aim to locate the appropriate type and scale of development in the right type of centre, to ensure that it fits into that centre and that it compliments its role and function. Para 2.41 states that uses, which will attract a large number of people, should be located in the centre. In terms of appropriateness of scale Chorlton contains a number of premises selling food goods, these vary in size from the Morrisons store (2,868sqm gross floorspace), to Somerfields at 474 sqm (gross floorspace). Since the development is likely to attract a large numbers of people and the use is directly related to the role and function of the centre it is the Head of Planning's view that the proposed scale of floorspace of 288 sqm is of an appropriate scale in the proposed location.

C) That there are no more central sites for the development. Para 3.29 states that the sequential approach to identifying that there are no more central sites for the development is only a relevant consideration in relation to extensions where the gross floor space of the proposed extension exceeds 200 sq metres. The proposed extension does not increase the size of the building by more than 200 sq metre therefore does not qualify for providing a needs test.

D) Assessing impact, PPS6 states that impact assessments should be undertaken for any application for a main town centre use, which would be in an edge-of-centre or out-of-centre location. Again the proposed use is within the District Centre and if a PSA was identified it is the Head of Planning's view that List No. 12 the application site would clearly fall within the primary shopping area. Therefore assessing the impact of this proposal is not required.

E) The location is accessible. The application is located on a radial route consequently easily accessed by bus, walking, cycling and by car.

The previous application on this site (F16576) to develop the ancillary shop at the Esso garage is dated 25 September 1981 predates the Unitary Development Plan and Chorlton has changed considerably in the last 26 years. The current definition of the district centre was adopted in 1995.

Definition of a Primary Shopping Area (PSA) - The Council has not taken any action to ascertain a Primary Shopping Area, however for the purpose of considering this application we did pursue some additional work which involved looking at the retail and service function of this part of the district centre, this survey will be posted at the Committee meeting (plan 2). Based on this survey and reviewing guidance on PSAs brought to our attention by objectors, the Council believes that if a PSA was identified in conditions that subsist at present, it is the Head of Planning's view that the application site would probably fall within the primary shopping area. GVA Grimley were not contacted and did not assist with the survey. The only contact with GVA Grimley relating to this application was to getting additional information and clarification based on questions from Chorlton residents/objectors i.e. the household survey results and GOAD plans.

Manchester Unitary Development Plan - Some objectors are concerned that the proposal is contrary to the Manchester Unitary Development Plan in particular policies S1.2, S2.4 S2.5 and T3.6, however the Head of Planning’s view remains that this proposal is compliant to the Manchester Unitary Development Plan in particular polices S1.2 in that the development contributes to improving the existing district centre, S2.1 in that the development contributes in providing good quality shopping facilities that are easily accessed, S2.4 in that there would not be any significant impact on the residential amenities of adjoining occupiers and that there will not be any significant impact on highway safety, S2.5 in that the development is of good design and appropriate size within the district centre, E2.6 in that the development is retaining the trees wherever possible and replacing those that will be lost, E3.3 in that the proposal improves the appearance of radial routes, T2.6 in that the proposal provides adequate parking provision, T3.7 in that the proposal makes provision of cycle parking DC23 in that the scheme provides safe and convenient arrangements for access.

Design - The initial proposal was for a standard building design that had no relationship with its context, it did not sit well with the character of Chorlton or improve the appearance of the area. Consequently the initial design approach was not acceptable for this location. In light of the above and following negotiations with the applicant's agents a more fitting design that incorporates glazed elevations to Manchester Road and the forecourt was proposed. The revised design assists in connecting the site to the district centre.

Landscaping - The initial scheme proposed to remove all the trees onsite, following negotiations the applicants have submitted a landscaping scheme, which proposes to keep the trees which are in good condition and replace those that will be removed. The applicants have agreed to provide a 10% increase of trees, this is in line with the Tree Strategy. The car park area will feature a List No. 12 landscaped area at the rear, as will the Manchester Road elevation of the building. The scheme also proposes two street trees; the proposed scheme seeks to merge the development into its surrounding area as well as improving the street scene.

Boundary treatment - The initial proposal of a timber fence did not contribute to the overall appearance, therefore the applicants were asked to introduce a good quality boundary treatment that contributes visually as well as insulating noise. The revised scheme includes a decorative brick wall, which contributes to the visual appearance of the development.

Parking provision - The initial application proposed 14 parking spaces including one disabled parking bay. However given that the application site is well served with public transport, which runs at frequent intervals along Manchester Road it is the Head of Planning's view that omitting two of these spaces and having a total of 12 would be sufficient parking provision for a petrol filling station and convenience store in a District Centre. The circulation and layout is better as a consequence. Since the application is in the district centre it is important that shoppers do not misuse the carpark therefore a carpark management strategy should be developed to emphasise that the carpark is only available for use to those shoppers who are shopping at the application site and also to encourage customers to use the car parking spaces whilst they shop rather than leave cars parked at the pumps unnecessarily.

Traffic - Objectors raised concerns that the proposal will create a hazardous increase in traffic. After assessing all the available information put forward by both the objectors and the applicants, the applicants were requested to provide a traffic study. It was the case that not all identified sites in the initial TRICS data used in the traffic study were Tesco Express stores therefore a further assessment of directly comparable sites i.e. Tesco express sites with petrol filling stations was requested.

The Planning service would only question the methodology of the traffic assessment if the Head of Engineering advised that it was not robust, in this case the Head of Engineering advised that the revised transport assessment fully reflects the land use of the site and therefore considers the traffic generation analysis as a robust estimate and in turn predicted that the traffic generation is not considered significant in terms of impact on the local road network.

In light of the above it is the Head of Engineering's view that notwithstanding the likelihood of a significant number of people visiting the development, the potential increase in vehicular traffic as compared to current conditions will not be significant. Further the new arrangements for entering and leaving the site are, in the opinion of the Head of Engineering satisfactory for the proposed vehicle length.

Site access - concern was raised regarding the entry and egress of the site, so that despite the initial arrangements being to the satisfaction of the Head of Engineering services, it was felt that a scheme which included clear markings and signage showing which opening to enter the site and which opening to exit the site would cause less confusion and traffic tension. In light of this the plans have been further amended. In the interest of pedestrian safety the applicants need to submit a scheme that details the design of the tactile paving across the frontage of the site and the design of the radii at the egress. List No. 12

Competition - Many objectors are concerned that the granting of this application will have a detrimental effect on local independent stores, however there is no provision within planning law to prevent certain companies from operating. The granting of planning permission is associated with the land and its use. Members are reminded that they are required to consider the use of the land and not the identity of the retailer when determining this application.

Threat to local independent stores - In order to fully assess all of the concerns that have been raised the Council, irrespective of the policy status of the site commissioned an independent retail planning consultant to carry out a assessment of the proposal. The findings of the assessment are summarized as follows:

The proposed development is small in scale, particularly when account is taken of the fact there is an existing retail facility on the site. The starting point in considering the merits of the planning application is the Development Plan. The site falls within Chorlton District Centre as defined within the Adopted Unitary Development Plan. Having regard to guidance within PPS6 concerning the definition of "centres", we agree with the assessment within the Planning Officer's Report, that whilst the Unitary Development Plan has been overtaken by guidance in PPS6 in some respects, the Application Site is located within Chorlton District Centre for the purposes of applying policies for retail development. As the Application Site is located within the "centre" there is no requirement to demonstrate a need for the proposal or to consider its likely economic effects. As the proposal is located within the "centre" it is also in the preferred location for retail development. Notwithstanding this, evidence of the GVA Grimley Retail Study produced on behalf of the Council is that there is a need for additional convenience shopping at Chorlton. The scale of the proposed development is appropriate and no objections have been made on the basis that the size of the retail unit is too big relative to the role and function of the District Centre. In our view there are no sequentially preferable sites on which the development (taken as a whole) could be located. In terms of likely economic effects, it is not the purpose of the planning system to protect existing commercial interests. It is unlikely that the scheme would have any harmful effects on the vitality and viability of the centre as a whole, if indeed a view was taken that the site falls outside the "centre". Overall, having regard to shopping policies within the Development Plan which aim to encourage development in District Centres such as Chorlton, and other material considerations which include policy advice within PPS6, our view is that the proposed development is acceptable in terms of planning policies for retail development.

Disabled Access - The proposed building is in compliance with Design for Access 2.

Light pollution - The illuminated fascia sign is subject to a separate application (084294/AO/2007/S1) in light of this the issues concerning the light pollution omitted from the signs will be considered when determining the advertising consent.

Conditions - Concerns have been raised regarding the conditions, some objectors feel that these conditions will not be complied with, however the Council can not pre-empt that this should happen though should the applicants be in breach of the conditions, the Council will take the necessary action.

List No. 12 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 APPROVE

Approve on the basis that the proposal is in accordance with the City Council's Unitary Development Plan, in particular polices S1.2 in that the development contributes to improving the existing district centre, S2.1 in that the development contributes in providing good quality shopping facilities that are easily accessed, S2.4 in that there would not be any significant impact on the residential amenities of adjoining occupiers and that there will not be any significant impact on highway safety, S2.5 in that the development is of good design and appropriate size within the district centre, E2.6 in that the development is retaining the trees wherever possible and replacing those that will be lost, E3.3 in that the proposal improves the appearance of radial routes, T2.6 in that the proposal provides adequate parking provision, T3.7 in that the proposal makes provision of cycle parking DC23 in that the scheme provides safe and convenient arrangements for access, and generally that the proposal would provide good quality development within the district centre to the benefit of the community allowing the continuing regeneration of the centre and there are no material considerations of sufficient weight to indicate otherwise, and subject to the following conditions.

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.

List No. 12 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: Drawing CHORELE1FA, CHORELE1F, 030P C, 020P D 207712/SK03, stamped 10/07/2007.

Reason - To ensure that the development is carried out in accordance with the approved plans. Pursuant to policy S2.5 of the Manchester Unitary Development Plan.

4) 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 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 E2.6 of the Unitary Development Plan for the City of Manchester.

5) The car parking indicated on the approved plans shall be surfaced, demarcated and made available for use prior to the retail element being in use. The car park shall then be available at all times whilst the site is occupied.

Reason - To ensure that there is adequate parking for the development proposed particularly the retail element in order to comply with Policy T2.6 of the Unitary Development Plan for the City of Manchester.

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

Reason - to protect existing mature trees and amenity value in accordance with policy E2.6 of the Unitary Development Plan for the City of Manchester.

7) No development shall commence unless and until a scheme for the management of the site car park has been submitted to and approved in writing by the City Council as local planning authority. The strategy needs to encourage customers to use the car parking spaces whilst they shop rather than leave cars parked at the pumps unnecessarily. Further, emphasis should be made on the car park only being available for use to those shoppers who are shopping at the application site. The approved scheme shall be implemented in full prior to occupation of the development.

List No. 12 Reason - To ensure that there is adequate parking for the development proposed particularly the retail element in order to comply with Policy T2.6 of the Unitary Development Plan for the City of Manchester.

8) No development shall commence unless and until a scheme that details the design of the tactile paving across the frontage of the site and the design of the radii at the egress has been submitted to and approved in writing by the City Council as local planning authority. Any scheme approved in discharge of this condition shall be in place prior to the businesses operating.

Reason - In the interest of pedestrian and highway safety, in accordance with Policy DC23 of the Unitary Development Plan for the City of Manchester.

9) No development shall commence unless and until a scheme for the design and location of the build out has been submitted to and approved in writing by the City Council as local planning authority. The approved scheme shall be implemented in full prior to occupation of the development.

Reason - In the interest of pedestrian and highway safety, in accordance with Policy DC23 of the Unitary Development Plan for the City of Manchester.

10) No development shall commence unless and until a servicing strategy has been submitted to and approved in writing by the City Council as local planning authority. The strategy needs to address concern regarding articulated vehicles reversing during busy periods and in some cases blocking the egress from the site. The approved scheme shall be implemented in full prior to occupation of the development.

Reason - In the interest of pedestrian and highway safety, in accordance with Policy DC23 of the Unitary Development Plan for the City of Manchester.

11) The premises shall not be open outside the following hours, unless otherwise agreed in writing by the City Council as local planning authority:-

Monday to Sunday 6am - 12midnight

Reason - In interests of residential amenity in order to reduce noise and general disturbance in accordance with Policies S2.4 and the Unitary Development Plan for the City of Manchester.

12) In this condition "retained tree" means an existing tree, shrub or hedge which is to be as shown as retained on the approved plans and particulars; and paragraphs (a) and (b) below shall have effect until the expiration of 5 years from the date of the occupation of the building for its permitted use.

(a) No retained tree shall be cut down, uprooted or destroyed, nor shall any retained tree be topped or lopped other than in accordance with the approved plans and particulars, without the written approval of the local planning authority. Any topping or lopping approved shall be carried out in accordance with British Standard 5837 (Trees in relation to construction)

(b) If any retained tree is removed, uprooted or destroyed or dies, another tree shall be planted at the same place and that tree shall be of such size and species, and shall be planted at such time, as may be specified in writing by the local planning authority. List No. 12

(c) The erection of fencing for the protection of any retained tree shall be undertaken in accordance with the approved plans and particulars before any equipment, machinery or materials are brought on to the site for the purposes of the development, and shall be maintained until all equipment, machinery and surplus materials have been removed from the site. Nothing shall be stored or placed in any area fenced in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavation be made, without the written consent of the local planning authority.

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 S2.4 and S2.6 of the Unitary Development Plan for the City of Manchester.

13) The street trees shown on drawing number L4076.03 rev B shall be planted at the applicants expense within 12 months of the first occupation of the development hereby approved any trees becoming dead dying or diseased within five years of planting shall be replaced with a tree of the same species and specification, unless otherwise agreed in writing with the City Council as Local Planning Authority.

Reason - To secure the satisfactory development of the site pursuant to policy E3.3 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: 082027/FO/2007/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.

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

Environment & Operations (Trees) Environment & Operations (Trees) Chief Executive's Landscape Practice Group Engineering Services GMC Fire Service Chorlton Civic Society 81 Nicolas Road, Manchester, M21 9LS 16 Aldermary Road, Chorlton, Manchester, M21 7QN Flat 5, Sycamore Court, 58 Dudley Road, Whalley Range, Manchester, M16 8FL 6 Hudson Avenue, Chorlton, Manchester, M21 7LW 64 Alphonsus Street, Old Trafford, Manchester, M16 7RA 20 Alan Road, Withington, Manchester, M20 4WG 5 Formby Avenue, Chorlton, Manchester, M21 7SY 28 Nicolas Road, Chorlton, Manchester, M21 9LR 25 Sibson Road, Chorlton, Manchester, M21 9RH 8 Crystal House, Whalley Range, Manchester, M16 8BA 13 Albemarle Road, Chorlton, Manchester, M21 9HY 5 Meachin Avenue, Manchester, M21 7HY List No. 12 24 Allan Court, Ivygreen Road, Chorlton, Manchester, M219FR 2 Finney Drive, Chorlton, Manchester, M21 9DS 243 Ryebank Road, Chorlton, Manchester, M21 9LX 45 Claridge Road, Chorlton, Manchester, M21 9WQ 10 Wyverne Road, Manchester, M21 0XR 68 Derweat Road, Flixton, Manchester, M41 8UD 6 Eleanor Road, Chorlton, Manchester, M21 9FZ 90 Cromwell Road, Stretford, Manchester, M32 8QT 37 Whalley Avenue, Chorlton, Manchester, M21 8TU 83 Beech Road, Manchester, M21 9FD 13 Vicars Road, Chorlton, Manchester, M21 9JB 16 Barlow Terrace, Barlow Moor Road, Chorlton, Manchester, M21 7QJ 23 York Road, Manchester, M21 9HP 14 Dovecote News, Chorlton, Manchester, M21 9HN 36 Stockton Road, Chorlton, Manchester, M21 9ED 64 Alphonsus Street, Old Trafford, Manchester, M16 7RA 54 South Drive, Manchester, M21 8FB 275b Barlow Moor Road, Chorlton, Manchester, M21 7GH 13 Brookburn Road, Chorlton, Manchester, M21 8FF Flat 3, 72 Clyde Road, West Didsbury, Manchester, M20 2WN 23 Birch Hall Lane, Longsight, Manchester, M13 0XJ 11 The Meade, Chorltonville, Manchester, M21 8FA 6 Kings Hill Road, Chorlton, Manchester, M21 9FY 43 Hardy Lane, Chorlton, Manchester, M21 7JY Flat 1, 511 Bralow Moor Road, Chorlton, Manchester, M21 8AQ 3 Lychngate Mews, Chorlton Green, Manchester, M21 9ST Flat 11, 65 High Lane, Chorlton, Manchester, M21 9EE The Cottage, 38C High Lane, Chorlton, Manchester, M21 9DZ 426a Wilbraham Road, Chorlton, Manchester, M21 0AS Flat 4, 550 Wilbraham Road, Chorlton, Manchester, M21 9LB 149 Horton Road, Manchester, M14 7QD 25 Newport Road, Chorlton, Manchester, M21 9WL 426A Wilbraham Road, Chorlton, Mancester, M21 0AS 49 Chequers Road, Chorlton, Manchester, M21 9DX 13 Eric Bullows Close, Wythenshawe, Manchester, M22 1ER 24 Egerton Road North, Chorlton, Manchester, M21 0SF 9 Carlton Street, Old Trafford, Manchester, M16 7QU 33 Chequers Road, Chorlton, Manchester, M21 9DX 25 Beech Road, Chorlton, Manchester, M21 8BX 72A Manchester Road, Chorlton, M21 9PQ, Manchester, 77-79 Albany Road, Manchester, M21 0BN Albany Service Station, Brantingham Road, Manchester, M21 0BG 102 Manchester Road, Chorlton, Manchester, M21 9SZ 76 Manchester Road, Chorlton, Manchester, M21 9PQ 78 Manchester Road, Chorlton, Manchester, M21 9PQ 71A Manchester Road, Chorlton, Manchester, M21 9PW 67A Manchester Road, Chorlton, Manchester, M21 9PW 69A Manchester Road, Chorlton, Manchester, M21 9PW Flat 10, Menzies Court, 3 Redgates Walk, Manchester, M21 9GF Flat 1, Menzies Court, 1 Redgates Walk, Manchester, M21 9GF Flat 11, Menzies Court, 3 Redgates Walk, Manchester, M21 9GF Flat 12, Menzies Court, 3 Redgates Walk, Manchester, M21 9GF Flat 13, Menzies Court, 2 Redgates Walk, Manchester, M21 9GF Flat 14, Menzies Court, 2 Redgates Walk, Manchester, M21 9GF Flat 15, Menzies Court, 2 Redgates Walk, Manchester, M21 9GF List No. 12 Flat 16, Menzies Court, 2 Redgates Walk, Manchester, M21 9GF Flat 17, Menzies Court, 2 Redgates Walk, Manchester, M21 9GF Flat 19, Menzies Court, 4 Redgates Walk, Manchester, M21 9GF Flat 20, Menzies Court, 4 Redgates Walk, Manchester, M21 9GF Flat 2, Menzies Court, 1 Redgates Walk, Manchester, M21 9GF Flat 21, Menzies Court, 4 Redgates Walk, Manchester, M21 9GF Flat 22, Menzies Court, 4 Redgates Walk, Manchester, M21 9GF Flat 23, Menzies Court, 4 Redgates Walk, Manchester, M21 9GF Flat 24, Menzies Court, 4 Redgates Walk, Manchester, M21 9GF Flat 25, Menzies Court, 6 Redgates Walk, Manchester, M21 9GF Flat 26, Menzies Court, 6 Redgates Walk, Manchester, M21 9GF Flat 27, Menzies Court, 6 Redgates Walk, Manchester, M21 9GF Flat 28, Menzies Court, 6 Redgates Walk, Manchester, M21 9GF Flat 29, Menzies Court, 6 Redgates Walk, Manchester, M21 9GF Flat 30, Menzies Court, 6 Redgates Walk, Manchester, M21 9GF Flat 3, Menzies Court, 1 Redgates Walk, Manchester, M21 9GF Flat 4, Menzies Court, 1 Redgates Walk, Manchester, M21 9GF Flat 5, Menzies Court, 1 Redgates Walk, Manchester, M21 9GF Flat 6, Menzies Court, 1 Redgates Walk, Manchester, M21 9GF Flat 7, Menzies Court, 3 Redgates Walk, Manchester, M21 9GF Flat 8, Menzies Court, 3 Redgates Walk, Manchester, M21 9GF Flat 9, Menzies Court, 3 Redgates Walk, Manchester, M21 9GF Flat 18, Menzies Court, 2 Redgates Walk, Manchester, M21 9GF 67-69 Manchester Road, Chorlton, Manchester, M21 9PW 71 Manchester Road, Chorlton, Manchester, M21 9PW 84 Manchester Road, Chorlton, Manchester, M21 9PT 67A Manchester Road, Chorlton, Manchester, M21 1PW 63A Manchester Road, Chorlton, Manchester, M21 9PW 65A Manchester Road, Chorlton, Manchester, M21 9PW 71B Manchester Road, Chorlton, Manchester, M21 9PW Menzies Court, 1 Redgates Walk, Manchester, M21 9GF Menzies Court, 2 Redgates Walk, Manchester, M21 9GF Menzies Court, 3 Redgates Walk, Manchester, M21 9GF Menzies Court, 4 Redgates Walk, Manchester, M21 9GF Menzies Court, 6 Redgates Walk, Manchester, M21 9GF Chorlton Cars, 330 Brantingham Road, Manchester, M21 0BJ David Arran, Albany Service Station, Brantingham Road, Manchester, M21 0BG Manchester Social Services, 102 Manchester Road, Manchester, M21 9SZ 71a, Manchester Road, Manchester, M21 9PW 71b, Manchester Road, Manchester, M21 9PW 63 Manchester Road, Manchester, M21 9PW 65 Manchester Road, Manchester, M21 9PW 67a, Manchester Road, Manchester, M21 9PW 69a, Manchester Road, Manchester, M21 9PW Barbakan Delicatessen Ltd, 67-71, Manchester Road, Manchester, M21 9PW Chorlton Service Station, 84 Manchester Road, Manchester, M21 9PT Barbakan Delicatessen Ltd, 67/71 Manchester Road, Chorlton-cum-hardy, Manchester, M21 9PW 19 Victoria Terrace, 135-149 Hathersage Road, Manchester, M13 0HY 9 Fairhaven Avenue, Chorlton, Manchester, M21 8TN 37 Crimsworth Avenue, Manchester, M16 0EB 84 Upper Chorlton Road, Old Trafford, Manchester, M16 7RZ 32 Dartmouth Road, Chorlton, Manchester, M21 8JX Train Cottage, 19 Beech Hurst Close, Manchester, M16 8EP 6 Prory Close, Sale, Cheshire, M33 2AD List No. 12 43 Brantingham Road, Whalley Range, Manchester, M16 8PP 36 Holwood Drive, Whalley Range, Manchester, M16 8WS 41 Worthington St, , Old Trafford, , Manchester, 50 Longford Road, , Chorlton, M21 9SR 8 Regency Court, 548b Wilbraham Road, Manchester, M21 9LB 20 St Johns Road, , Old Trafford, , Manchester 5 Oswald Lane, , Chorlton, Manchester , M21 9QD 4 Hartley Road, Chorlton-cum-Hardy, Manchester, M21 9NG 49 Vicars Road, Chorlton, Manchester, M21 9JB 19 Darley Road, Old Trafford, Manchester, M16 0DG 13 Mallton Avenue, Chorlton-cum-Hardy, Manchester, M21 8AT 107 Longford Road, Chorlton, Manchester, M21 9WW 214 Oswald Road, Chorlton-cum-Hardy, Manchester, M21 9GW 33 Grosvenor Road, Whalley Range, Manchester, M16 8JP 129 Manchester Road, Chorlton, Manchester, M21 9PG 26 Crimsworth Avenue, Manchester, M16 0FB 54 Cundiff Road, Chorlton, Manchester, M21 8FW 76 Cromwell Avenue, Whalley Range, Manchester, M16 0BG 17 Moorfield Road, West Didsbury, Manchester, M20 2UZ 25 Hampton Road, Chorlton-cum-Hardy, Manchester, M21 9LA 30 Finsbury Road, Reddish, Stockport, SK5 6EZ 20 Whitehaven Gardens, Manchester, M20 2SY 48 Coronation Street, Ordsall, Salford, M5 3SA 16 Holdgate Close, Hulme, Manchester, M15 5EP 25 Nicholas Road, Chorlton Cum Hardy, Manchester, M21 9LG 7 Oswald Lane, Chorlton, Manchester, M21 9QA 29 Oakhouse Drive, Chorlton-cum-Hardy, Manchester, M21 8EN 6 Priory Close, Sale, Cheshire, M33 2AD 16 Rutland Avenue, Manchester, M20 1JD 5 Rufford Road, Whalley Range, M16 8AE 8 Bamford Grove, Didsbury, M23 2FF 45 Horton Road, Rusholme, Manchester, M14 7QB 220 Oswald Road, Chorlton, Manchester, M21 9GW 33 Albemarle Road, Chorlton, Manchester, M21 9HX

Representations were received from the following third parties:

Lynda Booth, 7 Higson Ave, Chorlton, M21 9EP , 81 Nicolas Road, Manchester, M21 9LS Katrina Lohan, 16 Aldermary Road, Chorlton, Manchester, M21 7QN Imogen Storey, Flat 5, Sycamore Court, 58 Dudley Road, Whalley Range, Manchester, M16 8FL Jess Ptonka, 6 Hudson Avenue, Chorlton, Manchester, M21 7LW A Farrand, 64 Alphonsus Street, Old Trafford, Manchester, M16 7RA , 20 Alan Road, Withington, Manchester, M20 4WG Thomas Clarke, 5 Formby Avenue, Chorlton, Manchester, M21 7SY J Connolly, 28 Nicolas Road, Chorlton, Manchester, M21 9LR C M Cooper, 25 Sibson Road, Chorlton, Manchester, M21 9RH Mathew Benham, 8 Crystal House, Whalley Range, Manchester, M16 8BA , 13 Albemarle Road, Chorlton, Manchester, M21 9HY Dr Damian O'Sullivan & Mrs P O'Sullivan, 5 Meachin Avenue, Manchester, M21 7HY Sally Starlley, 24 Allan Court, Ivygreen Road, Chorlton, Manchester, M219FR , 2 Finney Drive, Chorlton, Manchester, M21 9DS Mrs E J Davis, 243 Ryebank Road, Chorlton, Manchester, M21 9LX List No. 12 Peter Williams, 45 Claridge Road, Chorlton, Manchester, M21 9WQ , 10 Wyverne Road, Manchester, M21 0XR Ann Mitchell, 68 Derweat Road, Flixton, Manchester, M41 8UD Dr. Stephen Keeney & Lucy Mitchell, 6 Eleanor Road, Chorlton, Manchester, M21 9FZ , 90 Cromwell Road, Stretford, Manchester, M32 8QT P W Jackson, 37 Whalley Avenue, Chorlton, Manchester, M21 8TU A Shaw, 83 Beech Road, Manchester, M21 9FD J Tucker, 13 Vicars Road, Chorlton, Manchester, M21 9JB Colin Docherty, 16 Barlow Terrace, Barlow Moor Road, Chorlton, Manchester, M21 7QJ Lucia Backett, 23 York Road, Manchester, M21 9HP Dr A Myerscough, 14 Dovecote News, Chorlton, Manchester, M21 9HN Tony Payne, 36 Stockton Road, Chorlton, Manchester, M21 9ED , 64 Alphonsus Street, Old Trafford, Manchester, M16 7RA Barbara Yeadon, 54 South Drive, Manchester, M21 8FB B Thompson, 275b Barlow Moor Road, Chorlton, Manchester, M21 7GH D M Lazarus & Ruth Legeen, 13 Brookburn Road, Chorlton, Manchester, M21 8FF Alex Bushell, Flat 3, 72 Clyde Road, West Didsbury, Manchester, M20 2WN Stephen Pennells, 23 Birch Hall Lane, Longsight, Manchester, M13 0XJ Neil Pakey, 11 The Meade, Chorltonville, Manchester, M21 8FA Joe Loch, 43 Hardy Lane, Chorlton, Manchester, M21 7JY , Flat 1, 511 Bralow Moor Road, Chorlton, Manchester, M21 8AQ Michael Riley & Laura Hopkinson, 3 Lychngate Mews, Chorlton Green, Manchester, M21 9ST J A Jennings, Flat 11, 65 High Lane, Chorlton, Manchester, M21 9EE , The Cottage, 38C High Lane, Chorlton, Manchester, M21 9DZ Duncan Taylor, 426a Wilbraham Road, Chorlton, Manchester, M21 0AS P Inala, Flat 4, 550 Wilbraham Road, Chorlton, Manchester, M21 9LB Laura Gilchrist, 149 Horton Road, Manchester, M14 7QD Eleanor Losse, 25 Newport Road, Chorlton, Manchester, M21 9WL , 426A Wilbraham Road, Chorlton, Mancester, M21 0AS Stephanie McAleese & Adele McGail, 49 Chequers Road, Chorlton, Manchester, M21 9DX Miss Jodie Griffith, 13 Eric Bullows Close, Wythenshawe, Manchester, M22 1ER Abigail Christenson, 24 Egerton Road North, Chorlton, Manchester, M21 0SF Pete Abel, 9 Carlton Street, Old Trafford, Manchester, M16 7QU J Robson & Stefan Brochwicz-Lewinski, 33 Chequers Road, Chorlton, Manchester, M21 9DX , 25 Beech Road, Chorlton, Manchester, M21 8BX Dr Peter Attfield, 33 Westfield Road, Chorlton , Manchester gill moore, 6 Kings Hill Road, Chorlton vajra frigerio, 36 keppel road, chorlton, manchester Leon Sketchley, 47 Clarendon Road West, Chorlton, Manchester Edward Haygarth, 1 Churchill Avenue,, Whalley Range,, Mary Begley, 5 Rufford Rd, Whalley Range, Manchester Sian Davies, Flat 16, 155-157 Withington Road, Whalley Range Sarah Poole, 9 Oswald Lane, Chorlton, Manchester Catherine Hughes, 66 Newport Road, Chorlton , Manchester The Kalid Family, 30 Ransfield Road, Chorlton, Manchester, M21 9QH, Manchester, M21 9QH Dr Rachel Hick, 73 Maedow Court, Hackness Road, Chorlton, Manchester, M21 9HH List No. 12 L M Pepper, 252 Ryebank Road, Chorlton , Manchester, M21 9LU Deborah Clark, 89 Albany Road, Chorlton, Manchester, M21 0BN Ade Collins, 61 Henwood Road, Manchester, M20 4XQ Haley Foster, 93 Beech Road, Chorlton, Manchester, M21 9EQ Barbara Yeadon, 54 South Drive , Chorlton, Manchetser, M21 8FB Melanie Phillips, Flat 2, 50 Brundetts Road, Cholton, Manchester, M21 9DE Kate Daley, 39 Higson Avenue , Chorlton , Manchester, M21 9EP Jon Clark, 27 Claude Road, Chorlton , Manchester, M21 8BZ Dr Thomas Marchant, 249 Manley Road, Chorlton, Manchester, M21 0RE Jenny Raddings, 4 Strathmore Avenue, Whalley Range, Manchester, M16 0BU E _ E Davies, 243b Ryebank Road, Chorlton , Manchester, M21 9LX Margaret Bonnolly, 28 Nicolas Road, Chorlton, M21 9LR Mark Rowlands, 13 Cross Road, Manchester, M21 9DH Matt Clark, 5A Oak Avenue, Chorlton, Manchester, M21 8BB Imogen Storey, Flat 5 Sycamore Court, 58 Dudley Road, Whalley Range, Manchester, M16 8FL Katrina Lohan, 16 Aldermary Road, Chorlton, Manchester, M21 7QN G Walsh, 16 Finney Drive, Manchester, M21 9DS N Buthau, 81 Nicolas Road, Manchester, M21 9LS Dave Leonand, 12F Finney Drive, Chorlton, Manchester, M21 9DS Jane Oakeshott, 195 Oswald Road, Chorlton, Manchester Garry Dover, 81 Carlton Road, Whalley Range, Manchester Mark Silvey, 48 Claridge Road, Chorlton-cum-Hardy, Manchester Seema Hanware, Flat 1, Nu 12 Withington Road , Whalley Range, Manchester phil rhodes, 18 allan court, ivygreen road , chorlton , manchester Avril Danczak, 365 Wilbraham Road Avril Danczak, 365 Wilbraham Road Catherine Hughes, 66 Newport Road , Chorlton Mr Stefan Najduch, Barbakan Delicatessen Ltd, 67/71 Manchester Road, Chorlton-cum-hardy, Manchester, M21 9PW Emma Wilton, 4 Park Drive, Manchester, M16 0AH David Birkbeck, 33 Oswald Road, Chorlton, Manchester, M21 9NL Jon Kitching, 19 Victoria Terrace, 135-149 Hathersage Road, Manchester, M13 0HY May Burke, 9 Fairhaven Avenue, Chorlton, Manchester, M21 8TN Hilda McAleavy, 37 Crimsworth Avenue, Manchester, M16 0EB Jane Gray, 84 Upper Chorlton Road, Old Trafford, Manchester, M16 7RZ Lindsay Vicary, 32 Dartmouth Road, Chorlton, Manchester, M21 8JX Susan Flindt, Train Cottage, 19 Beech Hurst Close, Manchester, M16 8EP Lisa McNair, 6 Prory Close, Sale, Cheshire, M33 2AD Stuart Jones, 43 Brantingham Road, Whalley Range, Manchester, M16 8PP R Hollingworth, 36 Holwood Drive, Whalley Range, Manchester, M16 8WS Chris Yate, Flat 12, 45 Whalley Road,, Whalley Range, Manchester, M16 8AF Robin McCluney, 4 Buckfast Close, Manchester, M21 0RY Alice Cowan, 7 Halstead Avenue, Chorlton, M21 9FT Steve Welsh, 124 Nell Lane, Chorlton, Manchester, M20 7DA Paul D'Ambra, 41 Worthington St, , Old Trafford, , Manchester, Abigail Herron, Flat 2, , 25 Stockton Road, Chorlton, Manchester, M21 9FB Philip Painter, 97 Hale Road, Hale, Altrincham Susan O'Neill, Langdale Hall, Upper Victoria Road, Victoria Park Steve Connor, 4 Limley Grove, Chorlton, Manchester, M21 8UB Matthew Bend, 84 Oswald Road, Chorlton Cum Hardy, Manchester, M21 9GB Marta Z Dyer-Smith, 7 Bentley Road, Manchester, M21 9WD Dr Christine Agius, 1/47 Zetland Rd, Chorlton, Manchester, M21 8TJ Georgia Tsakiri, Flat 2, 48 Brundretts Road, Chorlton, Manchester, M21 9DE List No. 12 Judith Lacy, 15 Belfiled House, West Road, Bowdon Stuart Shields, 25 Cheltenham Road, Manchester , M21 9GL Harriet Pearson, 49 Thorne House, Wilmslow Road, Manchester, M14 6DW Nigel A. H. Riley, 100 Mauldeth Road West, Withington, Manchester, M20 1AB Dr Marisa Logan, 43 Allanson Road, Northenden, Manchester, M22 4NU Olivia Bowen, 50 Longford Road, Manchester, M21 9SR vajra frigerio, 50 Longford Road, , Chorlton, M21 9SR Mark Muldoon, 12 Rowan Avenue, Whalley Range, Manchester , M16 8AP Ali Abbas, 298 Mauldeth Road West, Chorlton, M21 7RF, Manchester, M21 Mr Nick Geyman, Apartment 62, 72-76 Newton Street, Manchester, M1 1EU David Why te, Flat 6, Sundial Bank , 25-27 Demesne Road, Manchester, M16 8HJ John O'Hare, 581a Wilbraham Road, Manchester, M21 9AF lucy ettridge, 8 Regency Court, 548b Wilbraham Road, Manchester, M21 9LB lucy ettridge, 8 Regency Court, 548b Wilbraham Road, Manchester, M21 9LB Kate Offord, 5 Simons Close, Sale, Cheshire Richard Ashley, 130 Manley Road, Manchester, M16 8WD Dr Robert Spence, 3 Grindley Avenue, Chorlton, Manchester, M21 7NE kaye griffiths, 33 Albemarle Road, Chorlton, Manchester, M20 1HX Brian Stone, 10 Mauldeth Close, Heaton Mersey, Stockport Leon Sketchley, 47 Clarendon Road West,, Chorlton, Manchester, M21 0RN Adam Ozanne, 29 Chequers Road, Chorlton, Manchester, M21 9DX Sarah Boardman, 4 Braddan Avenue, Sale Rebecca Woods, Flat 6, Strada,, 32 Stanley Road, Whalley Range, Manchester , M16 8HS Janette Elfallah, 3 Roxby Walk, New Moston, Manchester, M40 0EX Kellie Bubble, 20 St Johns Road, , Old Trafford, , Manchester Dr Peter Attfield, 33 Westfield Road, Chorlton, Manchester, M21 0SW Alison Norbury, 5 Manor Drive, Chorlton, Manchester, M21 7QG Hywel Nicholas, 199 Oswald Road, Chorlton, Manchester, M21 9GN Judith Greenhalgh, 22 Cleveleys Avenue, Manchester, M21 8TS Jessica Smith, 6 Chepstow Road, Chorlton, Manchester, M21 9SQ Nicholas Gage, 31 Yew Street, Hulme, Manchester, M15 5 YW Karen Morrison, 85 Newport Road , Chorlton, Manchester, M21 9NW Salle Dare, 33 Brundretts Road, Manchester, M21 9DA Rhys Beynon, 32 Edge Lane, Chorlton, Manchester, M21 1JF Paul D'Ambra, 41 Worthington Street, Old Trafford Ms Rosey Stock, 12 Brushford Close, Liverpool Chris Tucker, 18, Westcott Court, Lower Moss Lane, Manchester, M15 4HS Avril Danczak, 365 Wilbraham Rd, Manchester, M16 8NG Matthew Ford, 24, Romford Road,, Sale,, Cheshire Patrick Steele, 29 Maidstone Avenue, Chorlton, Manchester, M21 9ND Claire Hodson, 259 Kingsway park, Davyhulme, Manchester Peter Field, 11 Brookstone Close, Chorlton, Manchester, M21 7UH xxxxxxxxxxxxxxxxxxx, Chorlton-cum-Hardy, Manchester, M21

Fiona Birkbeck, Hawthorn House , Hulland Ward , Ashbourne , Derbyshire Andrew Clegg, 5 Oswald Lane, , Chorlton, Manchester , M21 9QD Eva Prescott, 3 Oswald Lane, Chorlton, Manchester, M21 9LH Dena Walker, 8 Cartwright Road, Chorlton , Manchester, M21 9EY Pete Fisher-Godwin, 90 Sandy Lane , Chorlton, Manchester, M21 8TZ Stephen J. Hand, 42 Sandy Lane, Chorlton, Manchester Sharon & Mark Robinson, 4 Hartley Ro ad, Chorlton-cum-Hardy, Manchester, M21 9NG D N Hume, 49 Vicars Road, Chorlton, Manchester, M21 9JB List No. 12 Miss E M Pope, 19 Darley Road, Old Trafford, Manchester, M16 0DG J E Slee, 13 Mallton Avenue, Chorlton-cum-Hardy, Manchester, M21 8AT Sue Todd, 107 Longford Road, Chorlton, Manchester, M21 9WW Phil Walsh, 214 Oswald Road, Chorlton-cum-Hardy, Manchester, M21 9GW Graeme A Rowland, 33 Grosvenor Road , Whalley Range, Manchester, M16 8JP , 129 Manchester Road, Chorlton, Manchester, M21 9PG Eric And Mavis Anderson, 26 Crimsworth Avenue, Manchester, M16 0FB Robert Alderson, 54 Cundiff Road, Chorlton, Manchester, M21 8FW xxxxxxxxxxxxxxxxxxxxxxxxxxxxxxx, Whalley Range, Manchester, M16

Anne Eardley, 17 Moorfield Road, West Didsbury, Manchester, M20 2UZ Margaret R & Frank W illiams, 25 Ham pton Roa d, Chorlto n-cum-Hardy, Manchester, M21 9LA Miss June Greaves, 30 Finsbury Road, Reddish, Stockport, SK5 6EZ Christine Clarke, 20 Whitehaven Gardens, Manchester, M20 2SY G Emily Dale, 48 Coronation Street, Ordsall, Salford, M5 3SA , 16 Holdgate Close, Hulme, Manchester, M15 5EP Jackie Kearney, 22 Limley Grove, Chorlton, Manchester, M21 8UB Rita Machin, 25 Nicholas Road, Chorlton Cum Hardy, Manchester, M21 9LG Jean Bowman, 7 Oswald Lane, Chorlton, Manchester, M21 9QA Gladys Nath, 29 Oakhouse Drive, Chorlton-cum-Hardy, Manchester, M21 8EN Lisa McNair, 6 Priory Close, Sale, Cheshire, M33 2AD Dr G C Porter, 16 Rutland Avenue, Manchester, M20 1JD Mary Begley, 5 Rufford Road, Whalley Range, M16 8AE Joseph Mutch, 45 Horton Road, Rusholme, Manchester, M14 7QB Susan Hampson & Giles Simon, 220 Oswa ld Road, Chorlton, Manchester, M21 9GW Kaye Griffiths, 33 Albemarle Road, Chorlton, Manchester, M21 9HX

Relevant Contact Officer : Charenjit Kaur Telephone number : 0161 234 4548 Email : [email protected]