Planning and Transportation Regulatory Panel

Public Document Pack

Dear Member,

You are invited to attend the meeting of the Planning and Transportation Regulatory Panel to be held as follows for the transaction of the business indicated.

Miranda Carruthers-Watt Proper Officer

DATE: Thursday, 9 May 2019

TIME: 9.30 am

VENUE: Salford Suite, Salford Civic Centre, Chorley Road, Swinton

In accordance with ‘The Openness of Local Government Bodies Regulations 2014,’ the press and public have the right to film, video, photograph or record this meeting.

Members attending this meeting with a personal interest in an item on the agenda must disclose the existence and nature of that interest and, if it is a prejudicial interest, withdraw from the meeting during the discussion and voting on the item.

Please note that there will be a break for Members at approximately 11.00 a.m. until 11.15 a.m.

AGENDA

1 The Panel is asked to consider whether it agrees to the inclusion of the items listed in Parts 1 and 2 of the agenda.

2 Apologies for absence.

3 Declarations of interest.

4 To approve, as a correct record, the minutes of the meeting held (Pages 1 - 4) on 4 April 2019.

5 Planning applications and related development control issues. (Pages 5 - 10)

9.30 A.M.

5a 17/69573/FUL Norton Court, Greengate, Salford M3 7NS (Pages 11 - 28)

5b 18/72691/FUL 11 Ellesmere Road, Eccles M30 9HE (Pages 29 - 48)

5c 18/72805/FUL Lowry Mill, Lees Street, Swinton M27 6DB (Pages 49 - 70) 5d 19/73235/DISCON Former Brown Cow Public House, 319 Worsley (Pages 71 - 74) Road, Eccles M30 8BW

11.15 A.M.

5e 18/72845/FUL Land Off Hilton Lane, Worsley (Pages 75 - 104)

6 Planning applications determined under delegated authority. (Pages 105 - 156)

7 Planning and enforcement appeals. (Pages 157 - 160)

8 Enforcement activity from 1 January to 31 March 2019. (Pages 161 - 168)

9 Urgent business.

10 Exclusion of the public.

11 Part 2 - Closed to the Public.

12 Urgent business.

Contact Officer: Tel No: 0161 793 2602 Claire Edwards, Democratic Services E-Mail: [email protected] Agenda Item 4

PLANNING AND TRANSPORTATION REGULATORY PANEL

4th April 2019

Meeting commenced: 9.30 a.m. “ ended: 11.10 a.m.

PRESENT: Councillor Mashiter - in the Chair

Councillors Antrobus, Clarke, Dawson, K. Garrido, Hunt, Linden and McIntyre

Please note that a list of persons in attendance in respect of matters referred to in Minute 93 is included at Appendix A

89. WELCOME AND APOLOGIES FOR ABSENCE

The Chair welcomed those present and outlined the procedure for the meeting.

Apologies for absence were submitted on behalf of Councillors Burch, Dickman, Morris and Warmisham.

90. COUNCILLORS HUNT AND MCINTYRE

The Chair made reference to this being Councillor Hunt’s final Panel meeting due to him retiring as an Elected Member and not standing in the forthcoming May Local Elections. He expressed his thanks to Councillor Hunt for his contributions to the Panel and wished him well for the future.

91. DECLARATIONS OF INTEREST

There were no declarations of interest.

92. MINUTES OF PROCEEDINGS

RESOLVED: THAT the minutes of the meeting held on 7th March 2019 be agreed as a correct record.

93. APPLICATIONS FOR PLANNING PERMISSION

Full details of the matter referred to in this Minute are contained in the report of the Strategic Director Place (Main Report).

RESOLVED: THAT, following consideration by the Panel, the under-mentioned applications for planning permission were determined, subject to the conditions listed in the above report, as indicated below –

Application Number/ Site Development Decision Applicant

18/71877/FUL Former 37-39 Cavendish Erection of 13 new dwellings Please refer to Minute 94 Road comprised of 12 apartments below Mr Jacky Emanuel Land Off Carmona and 1 dwelling house, with Gardens/Cavendish Road landscaping, parking and Salford associated works. M7 4WP

18/72507/FUL Longley Road Club Demolition of bungalow and Granted 17 Longley Road conversion and extension of Mr Gary Thompson Worsley the Longley Road Club to M28 3JA provide 16 apartments with associated external works and landscaping, car parking

1 Page 1 18/72823/FUL Agecroft Commerce Park Change of use of industrial unit Granted Rechar Way from existing B8 use (Storage Vengrove Pendlebury and Distribution) to a Salford mixed B2 (General Industrial) / M27 8WA B8 (Storage and Distribution) use.

94. 18/71877/FUL – FORMER 37-39 CAVENDISH ROAD, LAND OFF CARMONA GARDENS / CAVENDISH ROAD, SALFORD M7 4WP

RESOLVED: THAT planning permission be granted, subject to (a) the planning conditions listed in the report and (b) condition 3 (Materials) being amended to require design details for the elevations, in addition to details of the materials, to be submitted for approval, and that: (i) The City Solicitor be authorised to enter into a legal agreement under Section 106 of the Town and Country Planning Act to secure the following heads of terms:

o An off-site open space contribution of £52,263;

(ii) The applicant be informed that the Council is minded to grant planning permission, subject to the conditions stated in the report, on completion of such a legal agreement;

(iii) The authority be given for the decision notice relating to the application be issued (subject to the conditions and reasons listed in the report) on completion of the above-mentioned legal agreement.

95. PLANNING APPLICATIONS DETERMINED UNDER DELEGATED AUTHORITY

The Strategic Director Place submitted a report containing details of planning applications which he had determined under delegated authority during February and March 2019 and were not, therefore, for consideration by the Panel.

RESOLVED: THAT the content of the report be noted.

96. PLANNING APPEALS

The Strategic Director Place submitted a report which provided details of planning and enforcement appeals that had recently been determined.

RESOLVED: THAT the content of the report be noted.

97. ENFORCEMENT ACTIVITY FROM 1ST OCTOBER TO 31ST DECEMBER 2018

The Strategic Director Place submitted a report containing information regarding enforcement activity between 1st October and 31st December 2018. The report analysed current enforcement data in relation to complaints received and complaints closed for the quarter, together with complaints received by ward, those outstanding by ward and prioritisation of complaints.

RESOLVED: THAT the content of the report be noted with thanks to the officers involved for the work that had been undertaken.

2 Page 2 APPENDIX A – LIST OF ATTENDEES

APPLICATION REF. & LOCATION IN FAVOUR OBJECTING OBSERVING

18/71877/FUL Richard Purser* Eli Pick* Michael Lewis Former 37-39 Cavendish Road Dr Wayne Davis* Land Off Carmona Gardens / Cavendish Road Salford M7 4WP

18/72507/FUL Gary Thompson Rachel McGee Longley Road Club Jahan Arji* 17 Longley Road Worsley M28 3JA

18/72823/FUL Agecroft Commerce Park Rechar Way Pendlebury Salford M27 8WA

* Indicates those who made representations to the Panel.

3 Page 3 This page is intentionally left blank Agenda Item 5

REPORT

Strategic Director Place

To the

Planning & Transportation Regulatory Panel

9th May 2019

Planning Applications and Related Development Control Matters

(Not considered to contain exempt information)

Non-members of the panel are invited to attend the meeting during consideration of any applications included within the report in which they have a particular interest.

MAIN REPORT

Page1 5

PLANNING AND TRANSPORTATION REGULATORY PANEL

THE LOCAL GOVERNMENT ACT 1972-SECTIONS 100A-100K

LIST OF BACKGROUND PAPERS

The “Background Papers” relating to all reports on Planning Applications appearing in this report are: -

1. The appropriate ‘Development Information Folder’ for each planning application on the Agenda. The contents of the folder include the following documents:

(a) The submitted planning application (forms, plans and supporting documents and Information)

(b) Correspondence with statutory and other consultees;

2. Any previous planning applications and subsequent Decision Notices (if issued referred to in each planning application report on this Agenda.

3. Any Tree Preservation Order referred to in each planning application report on the agenda.

4. Any Conservation Area Plan referred to in each planning application report on the agenda.

5. The “Standard Planning Conditions Etc…’Booklet’.

6. Papers specifically listed under a heading “Other Background Papers” in any planning report on the agenda.

These Background Papers can normally be inspected between the hours of 8.30 am and 4.30 pm on any weekday (except Bank Holidays) at Urban Vision Partnership Ltd reception at the Salford Civic Centre, Chorley Road, Swinton, M27 5AW. Whilst background papers will be made available for inspection as quickly as possible, immediate access cannot be guaranteed. It is therefore advisable wherever practical, to make an appointment by telephoning (0161) 779 4852. Alternatively the planning application forms, plans and supporting information is available on the Council’s web site http://publicaccess.salford.gov.uk/publicaccess/

Publications

In considering planning applications or legal action, the City Council has regard to a wide range of published documents, although not ‘Background Papers’ for the purposes of the Local Government Act 1972 – Sections 100A-100K, are nevertheless important to the consideration of these matters.

The Government in particular has published a large number of circulars and Statutory Instruments in addition to the primary legislation and these are available from Her Majesty’s Stationery Office, which has a bookshop in Manchester.

The following Local Authority publications are available for inspection at Salford Civic Centre, Chorley Road, Swinton, M27 5AW. They can also be viewed on the Council’s web site http://www.salford.gov.uk/planning-policy.htm

Page2 6

If you do not have personal access to the Internet, free access is available to registered members at each of the sixteen libraries in the city .

• Design and Crime – SPD • Trees and Development – SPD • House Extensions – SPD • Housing Planning Guidance • Salford Green Space Strategy – SPD • Nature Conservation & Biodiversity – SPD • Lower Broughton Design Code – SPD • Ellesmere Park – SPD • Hot Food Take Aways - SPD • Telecommunications - SPD • Planning Obligations - SPD • Sustainable Design and Construction SPD • Design SPD

The following Planning Guidance documents have been adopted by the City Council

• The Exchange, Greengate • Mediacity:uk & Quays Point • Housing Planning Guidance • Claremont and Weaste Neighbourhood Plan • Salford City Council - UDP Policy E5: Development in Established Employment Areas • Flood Risk and Development Planning Guidance • Salford central • Irwell City Park • Ordsall Riverside • Pendleton Planning Guidance

Amendments/Additional Information received after the completion of this series of reports

Any amendment/additional information, such as amendments to planning applications, additional information from applicants or consultees, representations from interested parties, etc…. received AFTER the preparation of this series of reports will be reported at the Panel meeting together with any changes to my recommendation.

Page3 7 PLANNING & TRANSPORTATION REGULATORY PANEL

Set out below are details of all of the items which will be considered by the Planning and Transportation Regulatory Panel at their meeting. Some of these applications may be subject to a s.106 legal agreement (planning obligation). Where this is the case it will be stated next to the recommendation using the code ‘S106’ as detailed in the list of codes below.

Ward Members may make representations to the Panel on all items below including those with an associated s.106 legal agreement.

INDEX REPORT

DATE: 09.05.2019

RECOMMENDATION PER = Approve AUTH = Consent REF = Refuse FUL = Full application ADV = Advert Application OUT = Outline Application HH = Householder Application REM = Reserved Matters COU = Change of use LBC = Listed Building Consent CON = Conservation Area Consent S106 = Subject to a S106 Obligation

Ordsall

17/69573/FUL RECOMMENDATION: APPROVE

TIME OF MEETING: 09.30am

PROPOSAL: Variation of condition 2 (approved plans) attached to planning permission 15/66806/FUL

LOCATION: Norton Court Greengate Salford M3 7NS

APPLICANT: Elliot Property Construction Limited And Equity Group Lim...

Page 8 Eccles

18/72691/FUL RECOMMENDATION: APPROVE

TIME OF MEETING: 09.30am

PROPOSAL: Proposed three-storey side extensions and conversion of the property to accommodate 15 no. dwellings, including balcony at 2nd floor level, external parking, landscaping and court yard patio.

LOCATION: 11 Ellesmere Road Eccles M30 9HE

APPLICANT: Mr Jonathan Leponis Dean

Swinton North

18/72805/FUL RECOMMENDATION: APPROVE

TIME OF MEETING: 09.30am

PROPOSAL: Conversion of existing mill pond into a car park.

LOCATION: Lowry Mill Lees Street Swinton M27 6DB

APPLICANT: Vanguard Holdings Limited

Winton

19/73235/DISCON RECOMMENDATION: REQUEST DETERMINED - APPROVE

TIME OF MEETING: 09.30am

PROPOSAL: Request for confirmation of compliance of condition 24 (off-site highway works) attached to planning permission 18/72586/FUL.

LOCATION: Former Brown Cow Public House 319 Worsley Road Eccles M30 8BW

APPLICANT: C/O Rapleys LLP

Page 9 Little Hulton

18/72845/FUL RECOMMENDATION:APPROVE

TIME OF MEETING: 11.15am

PROPOSAL: Erection of up to 209 dwellings, creation of open space and associated infrastructure and works

LOCATION: Land Off Hilton Lane Worsley

APPLICANT: Bellway Homes Plc

Page 10 Agenda Item 5a PLANNING & TRANSPORTATION REGULATORY PANEL PART I SECTION 1: APPLICATIONS FOR PLANNING PERMISSION

APPLICATION No: 17/69573/FUL APPLICANT: Elliot Property Construction Limited And Equity Group Limited LOCATION: Norton Court, Greengate, Salford, M3 7NS, PROPOSAL: Variation of condition 2 (approved plans) attached to planning permission 15/66806/FUL WARD: Ordsall

CONTEXT

In March 2016 planning permission was granted for a residential-led, mixed-use development on this site under application 15/66806/FUL. The scheme comprised of two blocks, 15 and 34 storeys in height, which provided a total of 300 residential units and 474sqm of commercial floor-space (Use Classes A1, A2, A3, or B1). The proposals also included off-street car parking and landscaping works. The development has since been named ‘The Residence’.

This s.73 application proposed a series of minor material amendments to the development permitted under 15/66806/FUL. Principal amongst these was the repositioning of the 34 storey Irwell Tower away from the river’s edge. The amendments were approved by Members at the Planning Panel on 07 September 2017, subject to the signing of a Deed of Variation / s106 agreement. To date, the legal

Page 11

$5tsljote.rtf agreement remains incomplete and as such 17/69573/FUL remains a live, undetermined application. Furthermore it is evident that the developer has started to implement the scheme proposed under this application, to the point where the supporting structure for the Irwell Tower is now above-ground level.

A number of the pre-commencement conditions attached to the original permission (15/66806/FUL) have been addressed since September 2017 and are discussed in more detail later in this report.

In February 2018 the Council adopted the Greengate Regeneration Strategy (GRS). The application site falls within the geographical area covered by the document. Section 6.2 of the GRS states that a critical project to promoting walking and cycling in the area is the River Irwell Park, which aims to enhance the pedestrian and cycle route along the river edge.

As a result of the various changes that have taken place since the matter was last heard by Panel, it is considered necessary and appropriate to bring the matter back to review the current position and update conditions prior to a decision being issued.

RIVERSIDE WALKWAY

In November 2017, as part of the site preparation works, the developer demolished a section of riverside walkway, elements of which were located outside of the red-line planning boundary. These works severed a wider public route that followed the river between New Bridge Street and Blackfriars Road. They were undertaken without discharging Condition 7 (Riverside Walkway) of the original planning permission (ref: 15/66806/FUL), which is worded as follows:

No development shall take place until a scheme for the provision and management of a high quality landscaped river bank shall be submitted to and agreed in writing by the local planning authority. Thereafter the development shall be carried out in accordance with the approved scheme and any subsequent amendments shall be agreed in writing with the local planning authority. The scheme shall include: - detailed methodology of removing redundant infrastructure from river corridor and reinstatement of new riparian wall and walkway. - details of proposed soft landscaping scheme and addition of new wildlife features to enhance the ecology of riparian site. - details demonstrating how the river corridor will be protected during development and managed/maintained over the longer term including adequate financial provision and named body responsible for management - details of new enhanced riparian walkway and associated hard land landscaping, and appropriate lighting. - where a green roof is proposed recommend appropriate substrate and planting mix to maximise wildlife value.

Reasons: Inappropriate development that encroaches on watercourses and key ecological networks has a potentially severe impact on their ecological value. Land alongside watercourses is particularly valuable for wildlife and it is essential this is protected.

To date, the requirements of Condition 7 have not been addressed, although discussions are ongoing with the applicant team.

The Local Planning Authority considers the events that have occurred since September 2017 represent a material change in planning circumstances. It is therefore considered to be necessary to impose an amended condition in relation to the riverside walkway, to ensure that this important piece of public realm is delivered as intended.

Page 12

$5tsljote.rtf In light of the above, it is recommended that the wording associated with Condition 7 be updated as follows:

Within one month of the date of this permission, a scheme for the reinstatement of a public riverside walkway across the site shall be submitted to, and approved in writing by, the Local Planning Authority. The walkway shall provide a safe, direct and convenient public route alongside the river that connects with existing established sections of the riverside walkway to form part of a continuous route that is accessible to all and suitable for both walking and cycling. The submitted scheme shall include, but shall not be limited to, details regarding the following: - The alignment, scale, design and levels for the walkway and means for it tying-in with existing sections of walkway, so as to create a continuous public route that is accessible to all. - Details of the proposed soft landscaping, hard surfacing materials and street furniture, including appropriate lighting. - Details of new wildlife features (to include new riparian wall and walkway) to enhance the ecology of the riparian site. - Details demonstrating how the river corridor will be protected during construction of the development and managed/maintained over the longer term. - A management plan detailing the long-term management and maintenance of the walkway

The replacement walkway shall be constructed in full accordance with the approved details and shall be made available for public use prior to the first use/occupation of the development hereby approved. Thereafter it shall be retained for its purpose as a continuous public walkway at all times.

Reasons: As mitigation for the previous public walkway that was lost to this development and to re-establish pedestrian routes along the River Irwell. Inappropriate development that encroaches on watercourses and key ecological networks has a potentially severe impact on their ecological value. Land alongside watercourses is particularly valuable for wildlife and it is essential this is protected. Having regard to Policies DES 2, DES 6, EN 5 and EN 9 of the City of Salford Unitary Development Plan, the Greengate Regeneration Strategy and the Irwell City Park SPG.

Planning Conditions

A number of the pre-commencement conditions attached to the permission granted under 15/66806/FUL and previously recommended for this application have been formally addressed by the developer since September 2017. It therefore seems prudent to update the relevant conditions that previously featured on the recommendation to Panel for this application, so that they now require compliance with the approved details.

In addition to the above, three conditions (No’s 18 – 20) attached to 15/66806/FUL were not included on the list of conditions presented to Members in September 2017. They covered matters relating to wind mitigation; material samples; and the submission of a landscaping scheme and have now been incorporated into the updated officer recommendation (see below).

The site was cleared for development in Autumn 2017 and as such there is now no need to impose previously recommended Condition 15 (bat roosting survey) as part of any permission granted.

RECOMMENDATION

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

Page 13

$5tsljote.rtf 1) The Strategic Director of Environment and Community Safety be authorised to enter into a legal agreement under Section 106 of the Town and Country Planning Act to secure the following heads of terms:

i) a financial contribution of £250,000 towards Greengate Pocket Park and the inclusion of a clawback mechanism directed towards the same park.

2) That the applicant be informed that the Council is minded to grant planning permission, subject to the conditions stated below, on completion of such a legal agreement;

3) The authority be given for the decision notice relating to the application be issued (subject to the conditions and reasons stated below) on completion of the above-mentioned legal agreement;

Conditions

Amend the following conditions

3. The development hereby approved shall be implemented in accordance with the details approved as part of application 17/71446/DISCON in respect of condition 3 of 15/66806/FUL (Land Contamination) and comprising the Combined Phase I /II Report (Geotechnical Ltd. Ref: CCG-C-16-9089 – October 2016) and the Remediation Strategy and Verification Plan (Terraconsult Ref: 3605/02 Issue 1 – October 2017). The remedial work approved under 17/71446/DISCON shall be incorporated into the development during the course of construction and completed prior to occupation of the development.

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

7. Within one month of the date of this permission, a scheme for the reinstatement of a public riverside walkway across the site shall be submitted to, and approved in writing by, the Local Planning Authority. The walkway shall provide a safe, direct and convenient public route alongside the river that connects with existing established sections of the riverside walkway to form part of a continuous route that is accessible to all and suitable for both walking and cycling. The submitted scheme shall include, but not be limited to, details regarding the following: - The alignment, scale, design and levels for the walkway and means for it tying-in with existing sections of walkway, so as to create a continuous public route that is accessible to all. - Details of the proposed soft landscaping, hard surfacing materials and street furniture, including appropriate lighting. - Details of new wildlife features (to include new riparian wall and walkway) to enhance the ecology of the riparian site. - Details demonstrating how the river corridor will be protected during construction of the development and managed/maintained over the longer term. - A management plan detailing the long-term management and maintenance of the walkway

Page 14

$5tsljote.rtf essential this is protected. Having regard to Policies DES 2, DES 6, EN 5 and EN 9 of the City of Salford Unitary Development Plan, the Greengate Regeneration Strategy and the Irwell City Park SPG.

13. The development hereby permitted shall be constructed in accordance with the approved Construction Method Statement for the site approved under 17/71168/DISCON.

14. The development hereby permitted, shall be carried out in accordance with the strategy for surface water drainage approved for the site under 17/71446/DISCON.

Reason: In order to reduce the risk of flooding in accordance with policy EN19 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

17. The development hereby permitted shall be carried out in accordance with the details approved as part of application 17/71446/DISCON in respect of flood resilience measures.

Reason: In order to reduce the risks from flooding in accordance with policy EN19 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

Add the following conditions

18. The development hereby approved shall not be occupied until further wind model testing and mitigation measures have been submitted to and approved in writing by the Local planning authority. The building shall not be brought into use until such mitigation measures as are necessary have be implemented. They shall be maintained as such thereafter.

Reason: To safeguard the amenity of the area and users of the public realm and highways in the vicinity of the site in accordance with policies DES5 of the City of Salford Unitary Development Plan.

19. No external-facing materials shall be installed on the building until samples or full details of materials to be used externally on the building(s) have been submitted to, and approved in writing by, the Local Planning Authority. Such details shall include the type, colour and texture of the materials. Only the materials so approved shall be used, in accordance with any terms of such approval.

Reason: In order to ensure a satisfactory appearance in the interests of visual amenity in accordance with Policy DES1 of the City of Salford Unitary Development Plan and the requirements of the National Planning Policy Framework.

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

(b) The landscaping works shall be carried out in accordance with the approved scheme for timing / phasing of implementation or within 12 months of first occupation of the development hereby permitted, whichever is the later.

(c) Any trees or shrubs planted or retained in accordance with this condition which are removed, uprooted, destroyed, die or become severely damaged or become seriously

Page 15

$5tsljote.rtf diseased within 5 years of planting shall be replaced within the next planting season by trees or shrubs of similar size and species to those originally required to be planted, unless the Local Planning Authority gives its consent in writing to any variation.

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

Remove the following condition

15. No structure shall be removed from the site or its immediate environs until the potential for bat roosting has been reassessed. The finding of the bat roosting survey together with an mitigation measures required shall be submitted to and approved in writing prior to the demolition works taking place. All demolition works shall be carried out in accordance with the approved details.

Reason: To protect the interests of any protected species that may be present on site in accordance with policy EN9 of the City of Salford Unitary Development Plan and the Biodiversity Supplementary Planning Document.

*******************************************************************************************************************

Description of Site and Surrounding Area

The application site covers an area of 0.19hectare and is rectangular in shape. Access is achieved from Greengate and the site is bounded by Trinity Way to the north, the River Irwell to the north-east, and by a surface car park to the south east. Greengate runs along the south-western edge of the site and beyond that is the existing Abito apartment building. To the north-west is a building site, where the 44-storey ‘Exchange Court’ development is being constructed.

An electricity sub-station is located in the northern corner of the site with the remaining land being used for surface car parking.

The site lies within the area covered by the Greengate Regeneration Strategy, where mixed use regeneration is to be delivered.

The Cathedral Conservation area lies some 275m to the east and south-east of the site.

In the wider area there are a number of listed buildings including the former post office on Mirabel Street; railway bridges crossing the River Irwell; the Eagle Inn; the Collier street baths; Chetham’s School of Music and Manchester Cathedral.

The surrounding area contains a mix of uses including residential, commercial and car parking.

Background

In March 2016 planning permission was granted for a residential-led, mixed-use development on the site under application 15/66806/FUL. More specifically this comprised of two blocks, 15 and 34 storeys in height, which provided a total of 300 residential units and 474sqm of commercial floorspace (Use Classes A1, A2, A3, or B1) within two ground-floor units. The proposals also included off- street car parking and landscaping works.

The development has since been named ‘The Residence’.

Page 16

$5tsljote.rtf In February 2017 a series of Non-Material Amendments to planning permission 15/66806/FUL were approved under application 16/69267/NMA. These included the following alterations:  Both the Greengate and Irwell Towers were reduced in width by 800mm;  A new basement level was installed to increase parking and provide space for plant and servicing;  New access ramp for basement with alteration to allow construction;  The internal headroom within Irwell Tower Floors 1 to 28 were reduced from 3.0m to 2.85m (4.2m reduction). A new 3.0m high floor was created at level 34, providing 4 new apartments (three 3 bed and one 2 bed) and reducing the overall height of the building by 1.2m;  Level 30 of Irwell Tower revised to reduce apartments by 1 to facilitate one large bespoke apartment;  Greengate Tower floor 1 – 10 height fixed at 2.85 from 3.0m to reduce height by 1.5m.

Description of the Proposal

The applicant has submitted a s.73 application to secure a set of minor material amendments to the approval granted under application 15/66806/FUL. They are as follows:  Repositioning of the 34 storey Irwell Tower inwards, away from the river’s edge.  Realignment of the building’s northern façade to remove the colonnade to the lower two floors and the building overhang above.  Conversion of proposed Commercial Unit 2, which fronts onto the river Irwell, into a resident’s gym, resident’s lounge, and a management office.  Omission of a lift shaft from the Greengate Tower and alterations to footprint of remaining stair and lift core.

Initially the application proposed to convert Commercial Unit 2 into four additional apartments, however this element of the scheme was removed and amended during the course of the present application.

Relevant Site History

16/69267/NMA - Application for a non-material amendment to planning permission 15/66806/FUL approved plans – Approved, 10th February 2017

15/66806/FUL - Demolition of existing factory walls and river walk way to provide mixed use development comprising of 2 blocks ranging from 15 to 34 storeys in height total of 300 residential units with associated off street parking , together two commercial units comprising of 474sqm of floor space (A1, A2, A3 and B1) at ground floor level. – Approved with Conditions, 4th March 2016.

06/53244/OUT - Outline planning application to include layout, scale, appearance and means of access for mixed use development (maximum 26 storey) comprising 189 residential units, 814 sq.m commercial (A1, A2 A3 and B1) floorspace and 64 basement car parking spaces - Although the application was approved at Panel in February 2008, the subsequent S106 agreement was never signed and the application was finally disposed of.

Publicity

Site Notice: Non HH Article 15 Date Displayed: 15 June 2017 Reason: Article 13

Press Advert: Manchester Weekly News Salford Edition Date Published: 13 March 2017 Reason: Article 15 Standard Press Notice

Neighbour Representations

Page 17

$5tsljote.rtf None received

Consultations

Highways - No objections

PSSC Canal And River Trust – No comments / no objections

Greater Manchester Ecological Unit – No objections

Planning Policy

Development Plan Policy

Unitary Development Plan A10 - Provision of Car, Cycle, Motorcycle Park This policy states that there should be adequate provision for disabled drivers, cyclists and motorcyclists, in accordance with the Council’s minimum standards; maximum car parking standards should not be exceeded; and parking facilities should be provided consistent with the provision and maintenance of adequate standards of safety and security.

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

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

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

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

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

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

Unitary Development Plan DES6 - Waterside Development

Page 18

$5tsljote.rtf This policy states that all new development adjacent to the Manchester Ship Canal will be required to facilitate pedestrian access to, along and, where appropriate, across the waterway. Schemes should incorporate a waterside walkway with pedestrian links between the walkway and other key pedestrian routes and incorporate ground floor uses and public space that generate pedestrian activity. Where it is inappropriate to provide a waterside walkway, an alternative route shall be provided. Development should protect, improve or provide wildlife habitats; conserve and complement any historic features; maintain and enhance waterside safety; and not affect the maintenance or integrity of the waterway or flood defenses. All built development will face onto the water, and incorporate entrances onto the waterfront; be of the highest standard of design; be of a scale sufficient to frame the edge of the waterside; and enhance views from, of, across and along the waterway, and provide visual links to the waterside from surrounding areas.

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

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

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

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

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

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

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

Unitary Development Plan EN5 - Irwell Valley

Page 19

$5tsljote.rtf This policy states that development within the Irwell Valley will not be permitted where it would result in the fragmentation of the open land resource; reduce the public accessibility existing and proposed routes within the valley; have an unacceptable impact on the landscape or wildlife; result in the unacceptable loss of land of acknowledged existing or potential recreation value; have an unacceptable impact on important views; have an unacceptable effect on water quality; have an unacceptable impact on the visual quality of the river frontage; or have an unacceptable impact on the amenity of other valley users.

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

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

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

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

Unitary Development Plan ST1 - Sustainable Urban Neighbourhoods This policy states that development will be required to contribute towards the creation and maintenance of sustainable urban neighbourhoods.

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

Other Material Planning Considerations

National Planning Policy

National Planning Policy Framework National Planning Policy Guidelines

Local Planning Policy

Supplementary Planning Document - Sustainable Design and Construction This policy document expands on policies in Salford’s Unitary Development Plan to provide additional guidance for planners and developers on the integration of sustainable design and construction measures in new and existing developments.

Supplementary Planning Document - Design

Page 20

$5tsljote.rtf This document reflects the need to design in a way that allows the city to support its population socially and economically, working with and inviting those affected into an inclusive decision making process. Equally, development must contribute to the creation of an environmentally sustainable city supporting the natural environment minimising the effects of, and being more adaptable to, the potential impact of climate change.

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

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

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

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

Planning Guidance - Irwell City Park This guidance relates to the intention to establish the Irwell City Park as an exciting and unique waterfront location within the Regional Centre.

It is not considered that there are any local finance considerations that are material to the application

APPRAISAL

The principle of introducing tall buildings on this site to accommodate residential and commercial uses (A1, A2, A3, B1) was established with the granting of planning permission 15/66806/FUL. Therefore this report will consider only those elements of the scheme that materially differ from the development approved under 15/66806/FUL.

Principle of Development

The permission granted under application 15/66806/FUL included 473sqm of commercial floor-space, split between two units, to be used flexibly within Use Classes A1, A2, A3 and B1. This application seeks to convert the unit within the Irwell tower into a lounge and gymnasium. As the gym would only be available to residents of the development, it can be considered to be a facility that is ancillary to the residential element of the building and therefore there are no objections, in policy terms, to its installation.

Assessment of the proposed alterations

Conversion of upper-ground-floor

Page 21

$5tsljote.rtf Under the previous approval, Commercial Unit 2 presented a glazed frontage onto the riverfront walkway, albeit at a slightly raised level. The introduction of a resident’s lounge and gym and a manager’s office in place of the commercial unit would not significantly alter the appearance of what is a prominent façade, as the upper ground-floor would still consist of a series of large windows, albeit with a slightly higher cill height than the previous scheme. The resident’s lounge would provide a frontage onto the riverside walkway, whilst the gym facility would present a dual-frontage, with windows also facing out onto the internal courtyard. This layout is considered to be acceptable, as it would allow for sufficient activity and passive surveillance onto both the riverfront walkway and internal courtyard.

Re-positioning of the tower

Siting the Irwell Tower further away from the river would, as a result, shorten the interface distance for residents of the building and those within the facing Greengate Tower. Application 15/66806/FUL approved a separation of 17.5m – 20m between apartments across the internal amenity area. Re- siting the Irwell tower will reduce these distances down to 14.5m – 17m, which is still considered to be an acceptable relationship within a high-density development within Greengate.

A further consequence of re-siting the Irwell Tower is that the internal courtyard area between the two blocks would be reduced from 376sqm to 318sqm. Whilst this reduction is regrettable, it is modest in size and the courtyard will continue to function as a useable area for people to sit out on. It shall also continue to provide a visual amenity value for residents looking down onto it from their apartments. A positive consequence of the re-siting and removal of the colonnade is the creation of a wider riverfront walkway that is free of potential hiding places for would-be-criminals.

The applicant has submitted a series of elevations and visuals with the application that allow the proposed revisions to be compared against the previously approved scheme (15/66806/FUL). These demonstrate that, across medium and longer distance views, the proposed scheme would not appear significantly different to that originally approved in 2016. The relationship between the re-sited Irwell Tower and the adjacent 44-storey Exchange Court building (approved under application 16/67809/FUL in December 2016) would continue to be acceptable, with sufficient space retained between the two towers.

On the basis of the above, there are no objections to the proposed re-siting of the Irwell Tower.

Realignment of northern façade and removal of colonnade

Under application 15/66806/FUL the upper 33 floors of the Irwell Tower’s riverfront elevation were supported by a series of columns, which created a sheltered colonnade where members of the public could walk along the river, past the lower two floors. In conjunction with moving the Irwell Tower, this application seeks to remove this colonnade and create a flush riverfront façade from ground to roof level. It is recognised that the columns could have provided potential hiding places for would-be criminals and was an area of concern identified within the Crime Impact Statement submitted with application 15/66806/FUL. Therefore there is no objection to their removal from a crime-prevention perspective. The change to the tower’s northern façade, when viewed as a whole, would be limited. For residents / members of public walking past the tower along the river, it is considered to be more important that the series of windows within the upper-ground floor have been retained as, despite being at a raised level relative to the walkway, these provide passers-by with a perceived sense of activity and passive surveillance. Therefore there are no objections to the removal of the colonnade on the grounds of design or crime prevention.

Revisions to lift shaft on Greengate Tower

Page 22

$5tsljote.rtf The application proposes to omit one of the lift shafts from the Greengate Tower’s eastern elevation. The resulting footprint and external appearance of the lift/stair core would not be significantly altered and therefore there are no objections to this element of the revisions.

Planning Obligations

Following the removal of the four additional apartments that were initially proposed as part of this application, there are no aspects of the s.73 revisions that would necessitate a further review of planning obligations or viability. A fresh s106 agreement will, however, be drafted to ensure that the obligations and level of contributions agreed under the previous application are carried across to any approval issued under this application.

Recommendation

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

1) The Strategic Director of Environment and Community Safety be authorised to enter into a legal agreement under Section 106 of the Town and Country Planning Act to secure the following heads of terms: a financial contribution of £250,000 towards Greengate Pocket Park and the inclusion of a clawback mechanism directed towards the same park.

2) That the applicant be informed that the Council is minded to grant planning permission, subject to the conditions stated below, on completion of such a legal agreement;

3) The authority be given for the decision notice relating to the application be issued (subject to the conditions and reasons stated below) on completion of the above-mentioned legal agreement;

Conditions

1. The development must be begun not later than three years beginning with the date of this permission.

Reason: Required to be imposed by Section 91 of the Town and Country Planning Act 1990 (as amended).

2. The development hereby permitted shall be carried out in accordance with following approved plans:

03-02-001 – Site Plan 03-03-098A – Basement Level 03-03-099A – Lower Ground Floor Plan 03-03-100D – Upper Ground-Floor Plan 03-03-101 – Greengate Level 1 & Irwell Level 1 03-03-102 – Greengate Levels 2-5 & Irwell Levels 2-5 03-03-107 – Greengate Levels 7-9 & Irwell Level 7 03-03-110 – Greengate Level 10 & Irwell Levels 8-10 03-03-111 – Greengate Level 11 & Irwell Levels 11, 16, 21 & 26 03-03-112 – Greengate Levels 12 & 14 & Irwell Levels 12, 14, 15, 17-20. 22-25 03-03-113 – Greengate Level 13 & Irwell Level 13 03-03-127 – Greengate Roof Plan & Irwell Level 27 03-03-128 – Greengate Roof Plan & Irwell Level 28 03-03-129 – Greengate Roof Plan & Irwell Level 29

Page 23

$5tsljote.rtf 03-03-130 – Greengate Roof Plan & Irwell Level 30 03-03-131 – Greengate Roof Plan & Irwell Levels 31-34 03-03-135 – Roof Plan 03-05-001 – North Elevation 03-05-002 – South Elevation 03-05-003 – East Elevation 03-05-004 – West Elevation

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

3. Notwithstanding any information submitted with the application, no development shall take place until an investigation and risk assessment has been submitted to and approved in writing by the Local Planning Authority. The assessment shall investigate the nature and extent of any contamination on the site (whether or not it originates on the site). The assessment shall be undertaken by competent persons and a written report of the findings submitted to and approved in writing by the Local Planning Authority before any development takes place. The submitted report shall include:

i) a survey of the extent, scale and nature of contamination

ii) an assessment of the potential risks to:

* human health, * property (existing or proposed) including buildings, crops, livestock, pets, woodland, and service lines and pipes, * adjoining land, * groundwaters and surface waters, * ecological systems, * archaeological sites and ancient monuments;

iii) where unacceptable risks are identified, an appraisal of remedial options and proposal of the preferred option(s) to form a remediation strategy for the site.

The development shall thereafter be carried out in full accordance with the duly approved remediation strategy.

4. Pursuant to condition 3 and prior to first use or occupation a verification report, which validates that all remedial works undertaken on site were completed in accordance with those agreed with the Local Planning Authority, shall be submitted to and approved in writing by the Local Planning Authority.

5. The development shall be constructed in accordance with the recommendations set out in sections 4 to 8 (inclusive)of the submitted Crime Impact statement dated 10 June 2015 version A.

Page 24

$5tsljote.rtf Reason: To reduce crime in accordance with policy DES10 of the City of Salford Unitary Development Plan, the Design and Crime SPD and the National Planning Policy Framework.

6. The development permitted by this planning permission shall only be carried out in accordance with the approved Flood Risk Assessment (FRA) by WML (6631/FRA/02) and the following mitigation measures: 1. Limiting the surface water run-off rate to no more than 5.2 l/s. 2. Identification of access/egress routes from the lower level store car park. The mitigation measures shall be fully implemented prior to occupation and subsequently in accordance with the timing / phasing arrangements embodied within the scheme, or within any other period as may subsequently be agreed, in writing, by the local planning authority.

Reason: 1. To reduce the increased risk of flooding elsewhere by control of surface water from the site. 2. To reduce the impact of flooding on occupants/users of the development.

7. No development shall take place until a scheme for the provision and management of a high quality landscaped river bank shall be submitted to and agreed in writing by the local planning authority. Thereafter the development shall be carried out in accordance with the approved scheme and any subsequent amendments shall be agreed in writing with the local planning authority. The scheme shall include: - detailed methodology of removing redundant infrastructure from river corridor and reinstatement of new riparian wall and walkway. - details of proposed soft landscaping scheme and addition of new wildlife features to enhance the ecology of riparian site. - details demonstrating how the river corridor will be protected during development and managed/maintained over the longer term including adequate financial provision and named body responsible for management - details of new enhanced riparian walkway and associated hard land landscaping, and appropriate lighting. - where a green roof is proposed recommend appropriate substrate and planting mix to maximise wildlife value.

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

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

9. Notwithstanding the details shown on the drawings hereby approved, details of secure parking for 64 bicycles shall be submitted to and approved in writing by the Local Planning Authority. The approved cycle parking shall be implemented and made available for its intended use prior to the occupation of the development hereby approved and shall be retained thereafter.

Page 25

$5tsljote.rtf Reason: To encourage more sustainable modes of travel in accordance with policies ST14, A2 and A10 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

10. Prior to the occupation of the development (or alternative timeframe which has been agreed in writing with the Local Planning Authority), an updated Travel Plan shall be submitted to and agreed in writing with the Local Planning Authority. The agreed Travel Plan shall be implemented and reviewed in accordance with the timetable embodied therein.

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

11. The following noise standards shall be attained with respect to residential accommodation on the site as stipulated in BS8233:2014 - Guidance on Sound Insulation and Noise Reduction for Buildings: (i) internal noise levels of less than 30 dB LAeq,8hour within bedrooms between 23.00 hours and 07.00 hours (ii) internal noise levels of less than 35 dB LAeq,16 hour within living rooms between 07.00 hours and 23:00 hours (iii) internal noise levels of less than 40 dB LAeq,16hour within other living areas (e.g. dining rooms) between 07.00 and 23.00 hours (iv) typical individual noise events from passing road traffic, shall not be in excess of 45 dB LAmax in bedrooms between 23.00 and 07.00 hours (v) external noise levels of less than 55 dB LAeq,16 hour on roof top terraces and amenity spaces between 07:00 and 23:00 hours

The use of ventilation measures which removes the need for future residents to open windows for general ventilation shall be identified and submitted to the Local Planning Authority for approval. The ventilation measures identified shall ensure the above standards are not compromised. The noise mitigation measures shall be approved in writing by the Local Planning Authority and installed prior to occupation of the development. Prior to occupation of the development a Site Completion Report shall be submitted to the Local Planning Authority for approval. The Site Completion Report shall validate that all works undertaken on site were completed in accordance with those agreed by the Local Planning Authority. All mitigation measures shall thereafter be retained.

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

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

Page 26

$5tsljote.rtf 13. No development shall take place, including any works of excavation or demolition, until a Construction Method Statement has been submitted to, and approved in writing by, the local planning authority. The approved Statement shall be adhered to throughout the construction period. The Statement shall provide for: (i) the times of construction activities on site (ii) the parking of vehicles of site operatives and visitors (iii) loading and unloading of plant and materials (iv) storage of plant and materials used in constructing the development (v) the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate (vi) wheel washing facilities (vii) measures to control the emission of dust and dirt during construction (viii) a scheme for recycling/disposing of waste resulting from demolition and construction works (ix) measures to prevent disturbance to any adjacent living accommodation from noise and vibration, including any piling activity (x) measures to prevent the pollution of watercourses.

14. No development shall take place until a strategy of surface water drainage for the site using sustainable drainage methods has been submitted to and approved in writing by the Local Planning Authority. The approved development shall be implemented in accordance with the approved strategy prior to the commencement of the development. The development shall be carried out in accordance with the approved scheme.

Reason: In order to reduce the risk of flooding in accordance with policy EN19 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

16. No development shall take place until details of emergency access/egress at the lower ground level have been submitted to and agreed in writing by the Local Planning Authority. The approved development shall be implemented in accordance with the approved strategy prior to the commencement of the development. The development shall be carried out in accordance with the approved scheme.

Reason: In order to reduce the risks from flooding in accordance with policy EN19 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

17. No development shall take place until details of flood resilient construction up to the flood level predicted for the 1:1,000 year flood event have been submitted to and agreed in writing by the Local Planning Authority. The approved development shall be implemented in accordance with the approved strategy prior to the commencement of the development. The development shall be carried out in accordance with the approved scheme.

Page 27

$5tsljote.rtf Reason: In order to reduce the risks from flooding in accordance with policy EN19 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

Statement of Conformity

The Local Planning Authority worked positively and proactively with the applicant to identify various solutions during the application process to ensure that the proposal comprised sustainable development and would improve the economic, social and environmental conditions of the area and would accord with the development plan. These were incorporated into the scheme and/or have been secured by planning condition. The Local Planning Authority has therefore implemented the requirement in Paragraphs 186-187 of the NPPF.

Notes to Applicant

1. STANDING ADVICE - DEVELOPMENT LOW RISK AREA

The proposed development lies within a coal mining area which may contain unrecorded coal mining related hazards. If any coal mining feature is encountered during development, this should be reported immediately to the Coal Authority on 0345 762 6848.

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

This Standing Advice is valid from 1st January 2017 until 31st December 2018

Page 28

$5tsljote.rtf Agenda Item 5b PLANNING & TRANSPORTATION REGULATORY PANEL PART I SECTION 1: APPLICATIONS FOR PLANNING PERMISSION

APPLICATION No: 18/72691/FUL APPLICANT: Mr Jonathan Leponis Dean LOCATION: 11 Ellesmere Road, Eccles, M30 9HE PROPOSAL: Proposed three-storey side extensions and conversion of the property to accommodate 15 no. dwellings, including balcony at 2nd floor level, external parking, landscaping and court yard patio. WARD: Eccles

DESCRIPTION OF SITE AND SURROUNDINGS

This application relates to a large Victorian Villa situated on a corner plot at the junction of Ellesmere Road (to the north-east) and Westminster Road (north-west). Houses dating from the inter-war period neighbour the remaining two sides of the site. They are two-storeys in height but appear noticeably shorter than No.11 within the streetscene.

The application property is known as Westminster House. It sits within a rectangular shaped plot and is set well back from its street frontages behind soft landscaping and an area of gravel used for

Page 29

$g5gtoln0.rtf parking. Currently in use as a dwellinghouse, it is understood to date from the late-19th century. Living accommodation is provided across four floors, including within a basement level and the roof-space. A former stable/coach-house block is located within the rear, southern, corner of the site. It is evident that the south-eastern side elevation has been altered during its lifetime and is clad in render.

The Ellesmere Road frontage currently benefits from two vehicular access points, with a further one provided off Westminster Road.

The property sits within the core of the Ellesmere Park Conservation Area, which includes notable large Victorian houses focussed on Ellesmere Road, Westminster Road, Victoria Road and Sandwich Road. These are generally grand, detached and semi-detached, two to three storey properties set back within generous mature gardens. Some of the properties in this area are family homes and others have been converted into apartments. The dominant feature uniting the whole area is the extensive coverage of mature trees and shrubs, which frame the roads. The trees are generally planted in the front gardens behind brick and stone boundary walls with stone cappings and gate pillars. The boundary walls are often set back behind grassed verges.

PROPOSED DEVELOPMENT

This application seeks Full planning permission to extend Westminster House and convert it from a single family dwellinghouse into 14 apartments and an adjoining townhouse. This would be achieved by erecting a part two-storey, part three-storey extension to the south-eastern side of the property and a wrap-around three-storey side and rear extension. These extensions would predominantly be constructed from brick, but would also include elements of natural stone and render.

The former coach-house would be restored and provided with a pitched roof to create a duplex apartment. Some of the existing roof-lights within the existing property would be re-positioned to provide occupants of the apartments on the second-floor with a suitable outlook.

The mix of units provided across four levels of accommodation would be as follows.

Dwelling type One-bed Two-bed Three-bed town- apartment apartment house Number 6 8 1

The existing boundary fencing that sits above the low stone wall to the street frontages would be removed to open up views into the site. A total of 16 designated car parking spaces would be provided within the curtilage of the site along with a cycle store for 14 bicycles. A communal garden area would be created to the northern corner of the plot, whilst a small courtyard garden would be shared by the occupants of the proposed town-house and coach house duplex.

PUBLICITY

Site Notice: Non HH Within Conservation Area Date Displayed: 26 February 2019 Reason: Planning App in Conservation Area

Site Notice: Non HH Article 15 Date Displayed 26 February 2019 Reason: Wider Publicity

Press Advert: Manchester Weekly News Salford Edition Date Published: 24 January 2019 Reason: Article 15 Standard Press Notice Planning App in Conservation Area

Page 30

$g5gtoln0.rtf RELEVANT SITE HISTORY

93/31425/COU – Change of use of dwellinghouse to residential home for the elderly – Refused, 20 October 1993

92/30689/COU – Change of use to a hostel for physically abused women together with alteration and extension – Refused, 20 October 1993

CONSULTATIONS

Design for Security (DfS) - No objections. Condition recommended to secure compliance with Section 4 (recommendations) of the submitted Crime Impact Statement.

Air Quality, Noise, Contaminated Land - - Air Quality: No objections as the scale and nature of the development is not likely to have a significant impact on traffic. - Noise: No objections. Standard Construction Environment Management Plan (CEMP) condition recommended. - Land Contamination: No objections subject to conditions to secure the submission of a Phase 2 Site Investigation Report and, if necessary, a Remediation Strategy and Verification Report.

UV Drainage Engineer - No objections. Standard conditions recommended in relation to the submission of a detailed strategy for surface water drainage and the discharge rate for surface water runoff.

Highways - No objections. See ‘Access, Highways and Parking’ section of the report for more details.

Greater Manchester Ecological Unit (GMEU) - No objections, subject to conditions requiring compliance with the submitted Ecological Appraisal and the submission of a scheme of biodiversity enhancement measures.

United Utilities Water Ltd - No objections. Standard conditions relating to the drainage of foul and surface water recommended.

NEIGHBOUR REPRESENTATIONS

Two rounds of neighbour notification have been undertaken during the course of this application, due to the submission of scheme amendments. The consultation process has resulted in 16 objections from 9 address points being submitted, including correspondence from the Ellesmere Park Residents’ Association. The concerns raised within these representations can be summarised as follows:

 The plans are an overdevelopment of what is a relatively small plot compared to the size and scale of the existing building.  The new two bedroom flats seem to be unusually small, which adds to the sense of rooms being added whatever the impact. A smaller development with a lower number of flats would be far more in-keeping with the local area.  The side extension is too near the adjacent property to sit comfortably on the site. The result would conflict with the existing spacious setting of large properties within the conservation area.  The garden will be obliterated by cars and associated manoeuvring spaces and by rubbish bins.  The development is not in keeping with other Victorian buildings situated within the Conservation Area. The two proposed flat-roof extensions are not in keeping with the area and should be pitched with slate roofs.  Congestion around this corner plot is already horrendous and dangerous. Putting accesses for a car park either side of the flanking roads will not make this a safe development.

Page 31

$g5gtoln0.rtf  There is insufficient parking proposed for the development. There will be more cars than parking spaces provided and they will be dumped on the grass verges, which will endanger pedestrians.  The proposed second-floor balcony and the velux’s within the coach-house will directly overlook neighbouring properties, resulting in a loss of privacy.  Following the receipt of amended plans, the proposed waste bins and cycle storage has been poorly located, as they breach the building line.

Another representation has been received on behalf of the RSPB. This states that the development represents an ideal opportunity to provide internal swift bird bricks and provide a net gain in biodiversity. It has been requested that a condition be added to secure their inclusion.

A further resident has indicated within their submission that they offer their support for the development provided there is a general consensus amongst most of the parties concerned in Ellesmere Park.

PLANNING POLICY

Development Plan Policy

Unitary Development Plan A10 - Provision of Car, Cycle, Motorcycle Parking This policy states that there should be adequate provision for disabled drivers, cyclists and motorcyclists, in accordance with the Council’s minimum standards; maximum car parking standards should not be exceeded; and parking facilities should be provided consistent with the provision and maintenance of adequate standards of safety and security.

Unitary Development Plan CH3 - Works within Conservation Areas This policy states that work in conservation areas will only be permitted where it would preserve or enhance the character or appearance of the conservation area. Consideration will be given to the extent that the proposal i) retains or improves features that contribute to the character or appearance of the conservation area ii) are of a high standard of design iii) retains mature trees iv) secures environmental improvements and enhancements v) protects views into an out of the conservation area.

Page 32

$g5gtoln0.rtf Unitary Development Plan DES9 - Landscaping This policy states that hard and soft landscaping should be provided where appropriate that is of a high quality and would enhance the design of the development, not detract from the safety and security of the area and would enhance the attractiveness and character of the built environment.

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

Unitary Development Plan H5 – Provision of Residential Accommodation within Existing Buildings This policy states that the sub-division of dwellings into smaller units of accommodation, and the conversion of non-residential property into residential use, will only be permitted where: i. the proposal would not have an unacceptable impact on the amenity of neighbouring properties, or on the character of the surrounding area; ii. the development makes satisfactory provision of amenity and open space; iii. the development would not have an unacceptable impact on highway safety as a result of traffic generation, access, parking and servicing; and iv. the development would not have an unacceptable impact on the regeneration of the local area.

Unitary Development Plan ST15 - Historic Environment This policy states that historic and cultural assets that contribute to the character of the city will be preserved and wherever possible and appropriate, enhanced.

Other Material Planning Considerations

Page 33

$g5gtoln0.rtf National Planning Policy

- National Planning Policy Framework - National Planning Policy Guidance

Local Planning Policy

Supplementary Planning Document - Ellesmere Park The policy document is designed to raise awareness of the need for and value of good design in Ellesmere Park, and how it can be achieved for the benefit of all involved.

Supplementary Planning Document - Design This document reflects the need to design in a way that allows the city to support its population socially and economically, working with and inviting those affected into an inclusive decision making process. Equally, development must contribute to the creation of an environmentally sustainable city supporting the natural environment minimising the effects of, and being more adaptable to, the potential impact of climate change.

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

It is not considered that there are any local finance considerations that are material to the application

The Greater Manchester Spatial Framework Draft 2019 (“GMSF”) and the Revised Draft Local Plan 2019 are subject to public consultation until 18th March and 22nd March 2019 respectively. Following that, they will go through a number of further stages, including examination at a public inquiry, before they are adopted. Adoption is expected to take place towards the end of 2020 or early 2021.

Now the GMSF and Local Plan are published documents decisions, including those by the Council and ultimately by inspectors on appeal, are able to start to afford them some weight as emerging policies. However, as the weight given depends on the stage of the plan; unresolved objections; and consistency with the Government’s policies, the weight currently to be attached to the GMSF and Local Plan is only limited. The weight moving forward will be reviewed and is likely to depend on the extent to which there are unresolved objections emerging from the consultation process.

Page 34

$g5gtoln0.rtf In addition, following the publication of the National Planning Policy Framework (NPPF) it is necessary to consider the weight which can be afforded to the policies of the Council's adopted Unitary Development Plan (paragraph 213 NPPF February 2019).

In terms of this application it is considered that the relevant policies of the UDP can be afforded due weight for the purposes of decision making as the relevant criteria within the UDP policies applicable to the proposed development are consistent with the policies contained in the NPPF.

APPRAISAL

Principle of Development

The residential use of the site is already clearly established, however consideration should be given as to whether it is appropriate to subdivide and extend the existing property to create 14 apartments and a townhouse. The Ellesmere Park SPD does not preclude the provision of apartments, but it does identify the provision of large numbers of apartments as one of a series of issues that could result in the reduction in the character, appearance and environmental quality of Ellesmere Park. Policy HOU1 of Salford’s Housing SPG states that within West Salford (where the application site is located) the large majority of dwellings within new developments should be in the form of houses rather than apartments, in order to protect the existing character of the areas and reflect the generally lower levels of accessibility compared to other parts of the city.

Westminster House was originally constructed as a substantial Villa within a gated residential estate for wealthy middle-class Victorian families. Whilst it is undoubtedly a handsome property, it is also in need of some refurbishment. It is considered that the future demand to occupy it as a single, family dwellinghouse would be relatively limited given its large size and compartmentalised layout and given the level of investment and subsequent maintenance required to keep it in good condition. The sensitive conversion and extension of Westminster House to create apartments would help to secure the necessary repairs, and the building’s longer-term future, as it would provide a more viable use in the form of new housing that better fits the modern housing needs of the area.

Policy HOU2 of the Housing Planning guidance states that where apartments are proposed, they should provide a broad mix of dwelling sizes, both in terms of the number of bedrooms and the net residential floorspace of the apartments. Small dwellings (i.e. studios and one bedroom apartments) should not predominate, and a significant proportion of three bedroom apartments should be provided wherever practicable. The ‘reasoned justification’ that supports this Policy indicates that those units with two or more bedrooms should have a floorspace and layout that makes them adaptable to changing needs (typically 57 square metres or above).

The applicant has proposed the following accommodation schedule for the development:  5 x 1-Bed apartments (43sqm – 45sqm)  9 x 2-Bed apartments (49sqm – 66sqm)  1 x 3-Bed townhouse (101sqm)

Three of the two-bedroom apartments would not meet the Council’s guideline floor-space of 57sqm. The applicant has indicated that it is important to maintain the structural integrity and original layout of the existing building, so as not to remodel or demolish parts of the building that would ultimately lead to alterations to the external appearance. This is noted and, when viewed in the round, it is considered that the proposed accommodation schedule would provide a mix of dwelling sizes within the development and would diversify the type and range of accommodation available within this part of Eccles also. Weight is also attached to the benefits of associated with securing the future of this prominent character property within the Ellesmere Park conservation area.

Page 35

$g5gtoln0.rtf Also of relevance is UDP Policy H5 (Provision of Residential Accommodation within Existing Buildings) which requires a more detailed assessment of the impacts that the new/additional dwellings would have on the character and amenity of the area; highway safety; and the regeneration of the wider area. This exercise will be undertaken within the remaining sections of this report.

Overall it is considered that the development sufficiently complies with Policy H1 of the City of Salford UDP and the Council’s Housing Planning Guidance.

Residential Amenity

Impact on existing residents

Impact on 9 Ellesmere Road

The proposed side extension would not extend beyond any rear windows serving habitable rooms within 9 Ellesmere Road. Furthermore, there are no habitable room windows within the facing side elevation of No.9. The extensions to Westminster House would introduce new windows at first and second-floor level that are 9m away from the No.9’s rear garden. This is considered to be an acceptable separation, given that the Council’s House Extensions SPG only requires this distance to be 5m.

The eaves level of the proposed coach house is set to increase by approximately 700mm for a 6.5m section of the coach house that adjoins the garden boundary with No.9. A pitched roof will also be added to it. The additional impact generated by this aspect of the development on the private garden of No.9 is considered to be acceptable as the neighbour has already sited a detached garage against the existing coach-house, which occupies the part of their garden which would be most affected.

Impact on 12 Westminster Road

The proposed wrap-around extension to the side/rear of the subject property would project past the rear elevation of 12 Westminster Road by approximately 3.65m, although a separation of 2.2m would remain between the two properties. The closest, ground-floor window within No.12’s rear elevation serves a kitchen area, a non-habitable room. The proposed extension sits to the north-east of this neighbour and therefore would only give rise to a very limited amount of overshadowing early in the morning time. Given the above, this relationship is considered to be acceptable.

The eaves level of the proposed coach house is set to increase by approximately 770mm and a pitched roof will be added to it. Alterations to its footprint will bring a short, 600mm section 1.42m closer to the common boundary with No.12. Overall the additional impact on No.12’s garden, over and above that already generated by the existing coach-house, is considered to be acceptable due to the orientation of the two properties and that No.12 has a good-sized rear garden.

There are no new habitable room windows within the proposed development that would overlook the private garden serving No.12. The Velux windows proposed within the new coach-house roof would be situated well in-excess of 1.7m above the height of the internal mezzanine floor level.

Impact from the proposed balcony area

The outer edges of the proposed balcony area to Unit 8, which is located at second-floor level, would retain 20m to the garden boundary with 12 Westminster Road and approximately 50m to the facing habitable room windows within 14 Ellesmere Road. Both of these distances are considered to be sufficient to prevent neighbouring residents from experiencing an unacceptable loss of privacy. It is considered that views from the balcony area into the private rear garden associated with 9 Ellesmere

Page 36

$g5gtoln0.rtf Road will not be possible as they would be interrupted by No.9’s two-storey rear extension and by the 2.9m high wall and fence that defines the common boundary between the two plots.

All other relationships with surrounding neighbours have been considered and are considered to be in accordance with Policy DES 7 of the City of Salford UD.

Level of amenity afforded to future residents

Following a series of amendments to the application, all habitable rooms within the proposed dwellings will be served by a window that provides a reasonable outlook and access to daylight. To achieve this, the internal floor-level of the second-floor (within the roof-space) would be raised.

Generally windows have been positioned to avoid any direct interlooking over short distances. Where necessary and appropriate, non-principal habitable room windows have been fitted with obscured- glazing, again to protect privacy. A distance of approximately 10m would be retained between the ground-floor bedroom window within the former coach-house (Unit 7) and the first-floor bedroom window within the facing townhouse (Unit 8). This distance, coupled with the angled relationship between the windows, would be sufficient to prevent any undue loss of privacy.

Units 1 and 2 would be situated within the basement level of Westminster House. The habitable rooms within these apartments would be served by good-sized windows and associated lightwells.

Policy 8 of the Ellesmere Park SPD states that apartments should provide private communal gardens on the basis of 18sqm for the first two apartments, plus 5sqm for each additional apartment. They should be screened and secured from parking areas. For a development of this size, 83sqm of amenity space would be required. The proposed development would provide in excess of 200sqm of useable communal amenity space within the northern corner of the site. Providing that it is adequately screened by appropriate soft landscaping along the site boundaries, this area would provide future residents with a reasonable level of privacy. The internal courtyard area measures approximately 60sqm, albeit it would seemingly be shared by the occupants of Units 8 and 9 only.

Overall it is considered that the proposed development would provide future residents with an acceptable level of amenity and is therefore in accordance with Policy DES 7 of the City of Salford UDP.

Layout, Scale and Massing

Policy 5 of the Ellesmere Park SPD states that development in Ellesmere Park should retain the spacious character of the area, including in terms of the scale, massing and site coverage of buildings and the spacing of buildings to retain visual breaks. Development should reflect the typical layout of existing plots within the area, including in terms of a strong building line set well behind a boundary wall and front garden area. Building heights should be consistent with surrounding developments.

The proposed extensions to Westminster House have been located away from the property’s highway-fronting elevations, which is appropriate, and have been set-back so as to protect the established building lines that run along Ellesmere Road and Westminster Road.

The side extension to the Ellesmere Road frontage steps down in height to meet the eaves level of neighbouring 9 Ellesmere Road. A distance of 2m would be retained to the common boundary between the two dwellinghouses. Whilst this represents a substantial reduction in the current separation to the boundary, it is recognised that housing on this side of Ellesmere Road, to the south- east, is post Victorian and much more closely spaced. In particular, No.9 extends right up to its boundary with the application site. As such the layout, scale and massing of the side extension is considered to be acceptable.

Page 37

$g5gtoln0.rtf Policy 9 of the Ellesmere Park SPD states that surface car parking should normally be located at the side or rear of new developments, within a private enclosure. Where car parking can only be provided to the front of a development, this should not be at the expense of providing a significant area of garden. In this instance it has not been possible to locate the parking areas behind the building lines. The applicant has however sought to reduce the extent of the existing parking area in front of the dwelling’s principal, Ellesmere Road facing, elevation as part of works to create a useable area of communal amenity space. Additional space for surface parking would be created to the side of the property’s Westminster Road frontage, however this would be set behind a border of soft landscaping.

Policy 9 of the SPD goes on to state that all bicycle storage provision should be covered, secure, well lit, and well located in relation to building entrances. Such provision should be designed to be complementary to the main building, not as an after-thought. The applicant has indicated that a cycle store would be located adjacent to the original dwelling’s Westminster Road frontage. This position would be convenient for residents entering the site by bicycle from either the Ellesmere Road or Westminster Road access points and is located close to the main entrance into the building. It is also sited in such a way as to reasonably retain the spacious character of the streetscene, although further discussions on its final size and position are required to ensure that it does not obstruct the bedroom window to proposed unit 3 and does not unduly extend past the property’s principal elevation. It is considered that these further discussions can be adequately concluded through the inclusion of a cycle parking condition.

Policy 11 of the Ellesmere Park SPD requires waste bin storage to be sited in a visually unobtrusive location. For apartment developments communal bin stores should be secure and covered. The applicant has identified an area adjacent to the south-western site boundary, close to the vehicular access off Westminster Road, for bin storage. It is considered that the location of the bins reasonably balances objectives relating to maintaining visual amenity, maximising ease of collection and maximising ease of use for residents. There is however a need to enclose the bins within a bin store and these details should be submitted as part of the requirements of a planning condition.

The layout, scale and massing of the development is therefore considered to be in compliance with Policy DES 1 of the City of Salford UDP and relevant Policies within the Ellesmere Park SPD.

Design and Streetscene

The proposed interventions to Westminster House principally comprise of two full-height extensions, located to the side and to the rear of the property. The updated Heritage Assessment that accompanies the application considers that the development will leave the main building undisturbed and that the extensions offer a contemporary aesthetic which resembles the existing building through the careful selection and distribution of materials.

The side extension fronting Ellesmere Road is considered to be well-designed. Its massing has been broken up into two vertically-proportioned elements, one of which is fully glazed to create a clearly defined and lightweight transition between the old and new aspects of the property. The front bay feature complements the canted bays on the front of the original dwellinghouse, but is still overtly modern in its design. The two features do not compete with each other as the side extension has been set back behind the main front wall of the house.

The materials proposed for the extensions include brickwork to match the existing property, which is appropriate given that the extensions are otherwise modern in their form and design. Following amendments to the scheme, natural stone has been identified for the plinth and the projecting feature surrounds, whilst white painted timber is proposed for the window frames. These latter two materials already feature on the existing Victorian property and are reasonably required, given that the extensions relate to a prominent character property in the heart of the Conservation Area.

Page 38

$g5gtoln0.rtf The wrap-around side/rear extension has been set well-back from the Ellesmere Road and Westminster Road frontages of the existing property and as such it would not form a prominent feature within either streetscene. In any event it has been designed to an acceptable standard.

A new ground-floor window has been proposed within the Westminster Road elevation of the existing property, whilst the majority of the existing roof-lights would be re-positioned lower to provide future residents of the second-floor apartments with an outlook. These alterations are considered to be acceptable, providing that they are constructed using materials that match those used on the original dwellinghouse.

Subject to compliance with the recommended materials condition, it is considered that the proposed extensions would sit comfortably with the existing Victorian property and within the Ellesmere Road and Westminster Road streetscenes also. As such the development would be in compliance with Policy DES1 of the City of Salford UDP and the Ellesmere Park SPD.

Impact on Ellesmere Park Conservation Area Paragraph 193 of the NPPF states that when considering the impact of a proposed development on the significance of a designated heritage asset (which includes a conservation area), great weight should be given to the asset’s conservation (and the more important the asset, the greater the weight should be). This is irrespective of whether any potential harm amounts to substantial harm, total loss or less than substantial harm to its significance.

The Ellesmere Park Conservation Area is characterised by large Victorian houses set in generous grounds, on long, straight, and wide tree lined streets. The dominant feature uniting the whole area is the extensive coverage of mature trees and shrubs, which frame the roads. The trees are generally planted in the front gardens behind brick and stone boundary walls with stone cappings and gate pillars. The boundary walls are often set back behind grassed verges.

The verdant character of the conservation area, as described above, would be retained and even enhanced by the development through the removal of the existing boundary fencing, which would open up views of the new and replacement soft landscaping set to be installed. The extensions have been sited so as to protect the large frontages that currently exist between Westminster House and its site boundaries, which are also characteristic of the area. The side extension would reduce the space that currently exists to the boundary of 9 Ellesmere Road and as such it would be clearly visible when approaching the site from the south-east, along Ellesmere Road. However, it is well-designed and has been sufficiently set back to give the impression that this was originally a detached dwelling constructed within a large, spacious plot.

Overall, it is recognised that the proposal is designed to safeguard the future of Westminster House, which is to be welcomed. It is considered that the proposed development would have a neutral impact on the Ellesmere Park conservation area, providing that it uses materials of the highest quality and that a comprehensive landscaping scheme is implemented within the site frontages. As such the development is considered to be in compliance with Policy CH 3 of the City of Salford UDP; the Ellesmere Park SPD; and Chapter 16 of the NPPF.

Ecology

The proposed development would involve works to the roof and eaves of the existing building and as such a bat survey has been submitted with the application, as part of a wider Ecological Appraisal of the site. The survey found the building to have low suitability of use by bats but because of its close proximity to a known bat roost a number of precautionary measures have been recommended. A condition will be added to any grant of permission to ensure that all works are carried out in accordance with these precautionary measures.

Page 39

$g5gtoln0.rtf The Appraisal also includes measures to enhance biodiversity at the site, in line with the requirements of the National Planning Policy Framework. Again a condition will be added to secure the recommended measures.

Trees and Landscaping

High quality landscaping is a prominent aspect of Ellesmere Park’s character, supporting its attractive appearance, and in particular the presence of a large number of mature trees. Policy 10 of the Ellesmere Park SPD states that existing mature trees and landscaping should be retained where practicable. Proposals to cut down, top or lop trees in the Conservation Area or that are subject to a Tree Preservation Order will be resisted. New trees and shrubs should be provided directly behind boundary walls fronting the highway where there are existing gaps in provision.

An Arboricultural Impact Assessment has been submitted with the application. This identifies that there are 11 trees within the vicinity of the site. Two of these have been identified for removal, to facilitate the earthworks preceding the new parking area along the Westminster Road frontage. However, they have been classed as Category C and Category U trees, meaning they should not form a reason for constraining the proposed development. In any event it is considered that their removal should be adequately mitigated through replacement tree planting and supporting landscaping to maintain the verdant character of the area.

The submitted site plan shows landscaped borders directly behind the boundary walls fronting the highways, in accordance with the SPD, although no details have been provided in terms of new/existing landscaping and proposed species etc. These should be secured through the Council’s landscaping condition. Opportunities for new planting exist within the proposed communal amenity area, although this should also be a useable space and as such should be kept generally open. It is worth noting that Policy 10 of the SPD advises that new and replacement trees and shrubs near to the boundary should utilise or complement the typical species within the area, which are: Ash; Beech; Horse Chestnut; Lime; Sycamore; Holly; Laurel; and Rhododendron. Other locally native species of a similar character and size may be acceptable within properly designed landscape schemes. Given its position on a prominent corner plot within the heart of the Conservation Area, it is important that the landscaping associated with this development is well maintained going forwards. As such a Landscape Management Plan for the site should be secured by way of planning condition.

The applicant has agreed to remove the unsightly wooden fencing that currently fronts the highways and tops the original stone boundary walls. This should open up views into the site and enable new soft landscaping to be appreciated. A condition is recommended to secure this alteration.

Subject to the conditions recommended above, it is considered that the development would adequately comply with Policy DES 9 of the City of Salford UDP and Policy 10 of the Ellesmere Park SPD.

Access, Highways and Parking

Due to its modest scale, the proposed development would add only a limited amount of additional traffic onto the surrounding local highway network within the peak hours. As such it would not generate any residual, cumulative traffic impacts that could be deemed to be severe in NPPF Paragraph 109 terms.

The applicant is set to utilise two of the three existing access points onto the site, one from Ellesmere Road and the other from Westminster House. To facilitate two-way traffic into and out of the site the width of both accesses would be increased up to 4.2m. The redundant access would be sealed up and a new section of footway reinstated along Ellesmere Road.

Page 40

$g5gtoln0.rtf The 15 dwelling development would be served by a total of 16 parking spaces within the curtilage of Westminster House. This provision is considered to be acceptable. In reaching this decision regard has been given to the need to balance the demand for car parking with encouraging travel by sustainable transport modes and the fact that the development would be supported by cycle parking. If necessary, some overspill parking could occur on the surrounding streets without having a severe impact on highway safety, in NPPF Paragraph 109 terms.

The Local Highway Authority has indicated that 14 cycle parking spaces would be required for a development of this scale. A cycle store has been shown on the amended plans however officers question whether the size shown would be sufficient to adequately accommodate 14 cycles. As such a condition should be added to any grant of permission to secure and agree the design and security details for the cycle store.

Overall the development is considered to be acceptable in highways terms. Conditions relating to the provision of car and cycle spaces and alterations to the site access and surrounding footways have been recommended in the event that planning permission is granted.

Air Quality

The proposed development is not within the Greater Manchester Air Quality Management Area. Its scale and nature is not likely to have a significant impact on traffic generation and consequently air quality. As such there are no objections to the development on the grounds of air quality.

Flood Risk and Drainage

The site is situated in Flood Zone 1 and as such is appropriate for introducing additional residential development, including at basement level.

The development is a brownfield site in the Salford North West Critical Drainage Area. The Strategic Flood Risk Assessment (SFRA) user guide requires a reduction in surface water runoff to 50% of the existing (or to greenfield runoff, whichever is greater). The City Council’s consultant Drainage Engineer has confirmed that a detailed drainage strategy would need to be submitted for the site, which demonstrates how surface water will be drained using sustainable methods. Appropriately worded planning conditions designed to secure these requirements would be added to any grant of planning permission.

Contaminated Land

The desk study report submitted with the application considers there is a potential for contaminants (metals, PAH, ACM and TPH) to exist on site which may affect the future occupants of the new development. A limited intrusive investigation is recommended to confirm if any contamination is present, and if so quantify and determine appropriate remediation requirements.

The City Council’s consultant Environmental Officer has accepted the conclusions of the report and recommended conditions to secure the submission of a Phase 2 Site Investigation Report and, if necessary, a Remediation Strategy and Verification Report. Subject to compliance with these conditions the development is considered to be in accordance with Policy EN17 of the City of Salford UDP.

Noise

Page 41

$g5gtoln0.rtf The City Council’s consultant Environmental Officer has stated that standard thermal glazing and ventilation requirements within the proposed dwellings would mitigate any road traffic noise from this area.

Due to the scale of the development and its location within an established residential area it is recommended that the Council’s standard Construction Environment Management Plan condition be added to any grant of planning permission.

Crime Prevention

A Crime Impact Statement (CIS) has been submitted with the application. GMP Design for Security have recognised that the proposed development would provide additional activity, surveillance and overlooking to the area, at various times of the day and night. This includes maximising surveillance over the parking areas and the communal amenity areas. The CIS does however recommend that any communal rear access alleyways are gated at their outermost point, in order to prevent access to where dwellings can be vulnerable and unauthorised persons can go unseen. This additional feature could reasonably be accommodated as part of the proposed landscaping and boundary treatments condition. Subject to compliance with this condition, the development is considered to be in accordance with Policy DES 10 of the City of Salford UDP.

Sustainability

The applicant has supported their submission with a Sustainability Checklist and associated commentary within the Design and Access Statement. The information provided indicates that the development would re-use the existing buildings on the site; achieve a BRE Green Guide 2006 Rating of D (or above) and provide amenity areas capable of providing shade. The apartments would incorporate water-saving devices and water meters. Notwithstanding this, officers consider that more could and should be done to incorporate SUDS into the proposed soft landscaping and hard surfacing. As such this requirement shall be incorporated into the Council’s standard landscaping condition.

On the basis of the above, it is considered that the development would adequately meet the requirements of the City Council’s SPD: Sustainable Design and Construction.

Planning Obligations

The application proposes the conversion and extension of an existing family dwellinghouse to create 15 residential units, one of which would meet the Council’s definition of a townhouse.

Given the scale of the development, an assessment of its impact on nearby public realm and open space is required in accordance with UDP Policy DEV5 and the Planning Obligations SPD (2015). If considered necessary, planning obligations will be sought to mitigate the impact of the development.

It is noted that, in accordance with the National Planning Policy Framework (paragraph 56) planning obligations should only be sought where they are necessary to make a development acceptable in planning terms, directly related to the development; and fairly and reasonably related in scale and kind to the development.

The development is likely to result in increased demand for access to public realm and public open space within the vicinity of the site, as a result of the increase in residents. Planning obligations have therefore been sought to mitigate against this impact.

The applicant has agreed to pay the full extent of the financial contributions required to mitigate the impacts of the development, in accordance with Planning Obligations SPD. The contributions amount

Page 42

$g5gtoln0.rtf to £57,050, which would be secured via a Section 106 agreement, and would be directed towards improve cycling along Ellesmere Road and/or Swinton Greenway (the old loop line).

CONCLUSION

This application seeks to convert and extend Westminster House, a prominent character property within the Ellesmere Park conservation area, to create 14 apartments and a 3-bed town-house. The principle of creating apartments, and the detailed accommodation scheduled proposed, is considered to be acceptable when viewed in the round. The proposed additions would not have an unacceptable impact on the amenity of existing neighbouring residents and the dwellings and surrounding environment would provide future residents within a reasonable standard of amenity. The scale, massing and design of the proposed extensions is considered to be acceptable and would not harm the special character or significance of the conservation area providing that materials of the highest quality are used and a comprehensive landscaping scheme is delivered. Sufficient car parking would be associated with the site and no objections have been received from consultees. The applicant has agreed to pay the full extent of the financial contribution required for a development of this size. Overall the development is considered to be in compliance with all relevant policies within the City Council’s UDP; the Ellesmere Park SPD; and the NPPF.

RECOMMENDATION

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

(i) a financial contribution of £57,050 to deliver improved cycling along Ellesmere Road and/or Swinton Greenway (the old loop line).

2) That the applicant be informed that the Council is minded to grant planning permission, subject to the conditions stated below, on completion of such a legal agreement;

3) The authority be given for the decision notice relating to the application be issued (subject to the conditions and reasons stated below) on completion of the above-mentioned legal agreement

Conditions

1. The development must be begun not later than three years beginning with the date of this permission.

Reason: Required to be imposed by Section 91 of the Town and Country Planning Act 1990 (as amended).

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

Site Location Plan – P01 Rev: F Proposed Basement Plan – P-02 Rev: D Proposed Ground-Floor Plan – P03 Rev: G Proposed First-Floor Plan – P04 Rev: F Proposed Second-Floor Plan – P05 Rev: F Proposed Roof Plan – P06 Rev: F Proposed Front Elevation – P07 Rev: G

Page 43

$g5gtoln0.rtf Proposed Side Elevation (North-West) – P08 Rev: D Proposed Rear Elevation – P09 Rev: F Proposed Side Elevation (South-East) – P10 Rev: G Proposed Section Through Apartments – P11 Rev: C Proposed Section Through Staircore – P12 Rev: D Proposed Elevations, Coach House – P13 Proposed Elevations, Coach House – P14

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

3. No development shall take place, including any works of excavation or demolition, until a Construction Method Statement has been submitted to, and approved in writing by, the local planning authority. The approved Statement shall be adhered to throughout the construction period. The Statement shall include: (i) the times of construction activities on site which, unless agreed otherwise as part of the approved Statement, shall be limited to between 8am-6pm Monday to Friday and 9am-2pm Saturday only (no working on Sundays or Bank Holidays). Quieter activities which are carried out inside buildings such as electrical works, plumbing and plastering may take place outside of agreed working times so long as they do not result in significant disturbance to neighbouring occupiers; (ii) the spaces for and management of the parking of site operatives and visitors vehicles; (iii) the storage and management of plant and materials (including loading and unloading activities); (iv) the erection and maintenance of security hoardings including decorative displays and facilities for public viewing, where appropriate; (v) measures to prevent the deposition of dirt on the public highway; (vi) measures to control the emission of dust and dirt during demolition/construction; (vii) a scheme for recycling/disposing of waste resulting from demolition/construction works; (viii) measures to minimise disturbance to any neighbouring occupiers from noise and vibration, including from any piling activity; (ix) measures to prevent the pollution of the River Irwell/Manchester Ship Canal from accidental spillages, dust and debris; (x) a community engagement strategy which explains how local neighbours will be kept updated on the construction process, key milestones, and how they can report to the site manager or other appropriate representative of the developer, instances of unneighbourly behaviour from construction operatives. The statement shall also detail the steps that will be taken when unneighbourly behaviour has been reported. A log of all reported instances shall be kept on record and made available for inspection by the local a planning authority upon request.

Reason: In the interests of the amenity of neighbours in accordance with policies DES7 and EN17 of the Salford Unitary Development Plan and the National Planning Policy Framework.

Reason for pre-commencement condition: Any works on site could harm the amenity of neighbouring occupiers if not properly managed so details of the matters set out above must be submitted and agreed in advance of works starting.

4. Prior to the commencement of construction of the extensions a Phase 2 Site Investigation report shall be submitted to, and approved in writing, by the Local Planning Authority. The investigation shall address the nature, degree and distribution of land contamination on site and shall include an identification and assessment of the risk to receptors focusing primarily on risks to human health, groundwater and the wider environment.

Should unacceptable risks be identified the applicant shall also submit and agree with the Local Planning Authority in writing a contaminated land remediation strategy prior to commencement of

Page 44

$g5gtoln0.rtf development. The development shall thereafter be carried out in full accordance with the duly approved remediation strategy or such varied remediation strategy as may be agreed in writing with the Local Planning Authority.

5. Pursuant to condition 4 and prior to first use or occupation a verification report, which validates that all remedial works undertaken on site were completed in accordance with those agreed with the Local Planning Authority, shall be submitted to and approved in writing by the Local Planning Authority.

6. The car parking areas associated with the development hereby approved shall not be laid out, (including excavations and works below ground), until a scheme for surface water drainage for the site using sustainable drainage methods and which includes details of how water quality will be improved, and how existing surface water discharge rates reduced, has been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented prior to first occupation or use of the development hereby approved unless alternative timescales have been agreed in writing as part of the strategy.

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

7. Notwithstanding any description of materials in the application no above ground construction works shall take place until samples and full details of materials to be used externally on the buildings, including further details of the patterned brickwork proposed across the development, have been submitted to, and approved in writing by, the Local Planning Authority. Such details shall include the type, colour and texture of the materials. Only the materials so approved shall be used, in accordance with any terms of such approval.

8. Notwithstanding the drawings hereby approved in condition 2, the development shall not be brought into first occupation until details of secure and covered cycle parking have been submitted to, and approved in writing by, the Local Planning Authority. The approved cycle parking shall be

Page 45

$g5gtoln0.rtf implemented and made available for its intended use prior to first occupation of the development hereby approved and shall be retained thereafter.

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

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

10. a) Notwithstanding the details shown on the approved plans, the development hereby permitted shall not be occupied until full details of both hard and soft landscaping works have been submitted to and approved in writing by the Local Planning Authority. The details shall include the formation of any banks, terraces or other earthworks, hard surfaced areas and materials, boundary treatments, external lighting, planting plans, specifications and schedules (including planting size, species and numbers/densities), existing plants / trees to be retained and a scheme for the timing / phasing of implementation works. The landscaping shall also incorporate a SuDS scheme to drain surface water runoff from hard-standing areas sustainably.

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

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

11. The development hereby permitted shall not be occupied until a Landscape Management Plan, which includes a timetable for its implementation, has been submitted to and approved in writing by the Local Planning Authority.

12. No development shall be started until all the trees within (or overhanging) the site, with the exception of those trees clearly shown to be felled on the submitted plan, have been surrounded by substantial fences which shall extend to the extreme circumference of the spread of the branches of the trees (or such positions as may be agreed in writing by the Local Planning Authority). Such fences shall be erected in accordance with a specification to be submitted to and approved in writing by the Local Planning Authority and shall remain until all development is

Page 46

$g5gtoln0.rtf completed and no work, including any form of drainage or storage of materials, earth or topsoil shall take place within the perimeter of such fencing.

Reason: To safeguard existing trees adjacent to the site and to ensure that adequate provision is made for their protection whilst the development is carried out, having regard to policies DES1 and CH3 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

13. Notwithstanding the drawings hereby approved in condition 2, no above ground works shall commence until a scheme for off-site highway works has been submitted to and approved in writing by the local planning authority. The approved scheme shall be completed prior to first occupation of the development, or within an alternate timescale that may be agreed with the local planning authority.

Reason: To ensure the safe operation of the highway network in accordance with policy A8 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

14. Notwithstanding the drawings hereby approved in condition 2, the development hereby approved shall not be occupied until further details relating to bin storage, within a designated enclosure, have been submitted to, and agreed in writing by the Local Planning Authority. The scheme shall be undertaken in accordance with the approved details and the bin stores shall be made available for use before the development is brought into use and retained thereafter.

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

15. Notwithstanding the drawings hereby approved in condition 2 , the development hereby approved shall not be brought into first occupation until a scheme for Biodiversity Enhancement Measures, in line with the recommendations set out in section 9.3 (Enhancement) of the Ecological Appraisal by Verity Webster dated September 2018, has been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented prior to first occupation of the development and shall be retained thereafter.

Reason: To secure opportunities for the enhancement of the nature conservation value of the site in accordance with the National Planning Policy Framework.

16. The development hereby approved shall be carried out in accordance with the details and recommendations contained in section 9.1 (Bats) of the Ecological Appraisal by Verity Webster dated September 2018.

Reason: In the interests of avoiding adverse impacts to protected species and having regard to Policy EN10 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

17. Notwithstanding the provisions of Condition 6, the rate of discharge of surface water from the development shall be restricted to 50% of the existing discharge rate (or to green-field runoff, whichever is greater), as per Salford City Council's SFRA, unless otherwise agreed in writing with the Local Planning Authority.

Reason: To reduce the risk of flooding by ensuring the satisfactory storage of/disposal of surface water from the site, in accordance with policy EN19 of the City of Salford Unitary Development Plan.

Page 47

$g5gtoln0.rtf 18. The windows and doors identified as being ‘obscured’ on the following plans shall be fitted with, and permanently glazed, in textured glass whose obscuration level is at least 3 on the Pilkington scale of 1-5 (where 1 is clear and 5 is completely obscure): - P03 Rev: C – Ground Floor Plan - P04 Rev: D – First-Floor Plan - P05 Rev: C – Second-Floor Plan

Reason: In the interest of the amenity of residents in accordance with policy DES7 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

19. Notwithstanding the drawings hereby approved in condition 2, the development shall not be brought into first occupation until the wooden boundary fencing and supporting posts facing onto Ellesmere Road and Westminster Road has been removed.

Reason: In the interest of visual amenity and having regard to the special character of the Ellesmere Park Conservation Area, in accordance with policies DES1 and CH3 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

20. The second-floor floor-level of Westminster House shall be raised in accordance with the levels shown on the drawings hereby approved in condition 2 prior to the occupation of Units 9-15 inclusive.

Reason: In the interests of amenity for future residents of the development and having regard to policy DES7 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

Page 48

$g5gtoln0.rtf Agenda Item 5c PLANNING & TRANSPORTATION REGULATORY PANEL PART I SECTION 1: APPLICATIONS FOR PLANNING PERMISSION

APPLICATION No: 18/72805/FUL APPLICANT: Lowry Mill LOCATION: Lowry Mill, Lees Street, Swinton, M27 6DB PROPOSAL: Conversion of existing mill pond into a car park. WARD: Swinton North

Description of Site and Surrounding Area

Lowry Mill (previously known as Newtown Mill) is a refurbished mixed use office and storage space located along Lees Street in Swinton. The building is locally listed (ref: HE_LLSN05) for its industrial heritage, landmark importance and communal value within the local area and comprises two separate buildings, the main being five storeys in height with engaged tower onto Lee Street, whilst the adjoining, later addition to the west is three storeys in height and used primarily for storage. The architectural integrity of the building is derived from inherent use as a former mill which was constructed in 1883 in red brick with regimented arched windows and stone sills to the fenestration.

Within the peripheries of the site lies a small car park and outside storage area accessed off Lees Street to the rear and two connecting sloping mill ponds which collect and drain excess surface water into the main sewer network. The mill ponds are maintained by Lowry Mill and fished recreationally by the Crescent Angling Club. At the present time the lower mill pond (adjacent to Lees Street) has been drained for restoration purposes and wildlife temporarily transferred to the upper mill pond in accordance with an Environmental Permit granted by the Environment Agency.

Page 49

$fbib1mzn.docx

Picture 1: Lower mill pond to be restored Picture 2: Upper mill pond to be infilled

Picture 3: View towards Lowry Mill Picture 4: Relationship between car park and upper mill pond

Beside the small car parking area to the rear of the main building, Lowry Mill is served by a multi-storey car park to the north, beyond Lees Street. The multi-storey car park was permitted in 2012 under 12/61634/FUL and provides 255 car parking spaces with associated cycle parking facilities.

The application site is located within a predominantly residential area and bound to the north (along Mossfield Road), east (along Station Road) and south (along Torkington Avenue and Norbury Grove) by a mixture of terraced properties and apartment buildings. Those properties located along the southern boundary face onto the application site and are positioned at a lower elevation (approximately 400mm) with a 2m high brick wall and established shrubbery. The western boundary lies adjacent to an embankment which leads to a grouping of narrow allotments separated from the playing fields relating to Mossfield primary School further west by a public footpath (Swinton and Pendlebury Definitive Footpath 52).

Background to Mill Ponds

The Design and Access Statement submitted in support of this application explains that the upper pond is used as a collection point for surface water drainage from the rear service yard/car park and part of the roof area to Lowry Mill. Historically, the water would be have been recycled for the steam generated boilers with the weir outfall controlled by a gate valve which allowed the contents of the two ponds to be balanced and managed to suit the operations of the complex. Any excess overflow from the lower pond drains directly into public sewer along Lees Street.

Description of Proposal

Permission is sought for the infilling of the upper mill pond to provide a car parking facility for 100 cars with associated landscaping and vehicle access via the existing entrance onto Lees Street.

Page 50

$fbib1mzn.docx The car park will extend over 2400sqm with the pond infilled with a granular material (crushed natural stone or recycled material) and the arched access routes surfaced in bituminous macadam. The parking bays will be surfaced with a permeable material (such as Bodpave) underlined by a 300mm sub-base which creates a porous plastic paving grid system for surface water infiltration from the arched access routes. It is also intended to retain all existing landscape features and boundary treatments (fencing and walling) along common boundaries and provide additional landscaping to the car park with seated areas for employees adjacent to the western boundary with the allotments.

Due to the level differences between the existing car park/storage area and the mill pond a 12m wide 1:12 gradient slope will be created to connect the two areas together.

The applicant intends to install low level LED lighting within the car park however no further details have been submitted for consideration other than the intended operational hours of between 06:00 to 20:30 Monday to Friday.

In order to facilitate development the applicant has detailed how the upper pond will be discharged:

Stage 1 Drain the upper pond weir level by allowing water to flow into the lower pond

Page 51

$fbib1mzn.docx Stage 2 In conjunction with United Utilities and with the aid of a silt separation device (e.g. Siltbuster) the water would be pumped from the upper to the lower pond at a rate equal to the natural overflow rate from the lower pond into the public sewer along Lees Street

Stage 3 As the water level is slowly lowered the Crescent Angling Club, who have exclusive use of the ponds, will be invited to supervise the sensitive stage of water reduction to the collect and transfer the fish to alternative accommodation.

Stage 4 Once the fish have been safely removed and transferred, sampling and testing of the any material to be removed and taken off site will be undertaken to ascertain levels of contamination.

As part of a package of mitigation for biodiversity enhancements the lower mill pond is currently being restored and landscaping around the pond retained and supplemented through additional planting. The emergent vegetation from the upper pond will also be relocated to the lower pond to allow for aquatic invertebrates to recolonize the pond.

Relevant Site History

15/66760/DISCON - Request for confirmation of compliance of conditions 2 (colour treatment), 3 (details of guard rail), 5 (car parking management strategy), 6 (car parking layout), attached to planning permission 12/61634/FUL. Discharged 10th February 2016

14/65339/ADV - Display of 2 non-illuminated logo signs. Approved 22nd October 2014

12/61634/FUL - Construction of a raised car park over the existing car parking. Approved 10th August 2012

10/58464/FUL - Erection of 2.4m high palisade fencing on 0.45m dwarf wall to the front boundary. Approved 22nd April 2010

10/59011/FUL - Retrospective planning application for cladding to part of the north-west and south west elevations. Approved 2nd February 2011

09/58173/ADV - Retention of two externally illuminated advertisements. Approved 30th November 2009

09/57551/ADV - Display of two internally illuminated individual letter signs. Approved 8th October 2010

09/58100/FUL - Demolition of existing security lodge and erection of a new security lodge, canopy and fencing. Alterations to roof of fire escape stairs to rear elevation and creation of a new access along Lees Street. Approved 23rd November 2009.

09/57799/ADV - Retention of 3 no. externally illuminated fascia signs to front and side of tower. Approved 25th August 2009

08/56955/ADV - Display of three internally illuminated individual letter signs. Application withdrawn 29th October 2008.

Publicity

Site Notice: Four Non HH Article 15 site notices were erected on the 21st February 2019 on:  Torkington Avenue;  Dudley Road;  Lees Road; and  Mossfield Road.

Reason: Wider Publicity

Press Advert: Not applicable. Reason: Not applicable.

Page 52

$fbib1mzn.docx Neighbour Notification

6 neighbouring properties were notified of the application on the 31st January 2019. The same 6 neighbouring properties were re-notified on the 14th March 2019 due to concerns raised by those occupants that the original notification letter had not been received.

Representations

In total, 18 letters of representation have been received from 15 separate addresses. This amounts to:  10 letters of objection;  7 letters of support; and  1 letter neither supporting nor objecting to the application.

Objection

Loss of leisure facility

 Loss of leisure facilities and green space. The ponds have provided leisure facilities for years and therefore is there a local accessible alternative as the remaining pond is much smaller;  Acknowledgment of weekday parking issues however a loss of green space should not be the answer; and  Too many green spaces have been lost.

Loss of wildlife

 Loss of wildlife habitat – swallows, kestrels, toads, newts, finches and herons;  Hugely detrimental on local wildlife and to replace it, with all things, another car park which can only damage the environment, just beggars belief; and  Allotments are maintained on the adjoining land and many fellow plot holders have successfully created tiny mini-nature reserves for wildlife but nothing compares to the species of insects, wildlife and flora from a large, well established mill pond.

Drainage  How will the water be disposed of? Will it end up in the drains? Is it contaminated?; and  Will the hard surfacing of the pond affect the drainage on the adjacent allotments which is already prone to water logging?

Amenity to neighbouring properties

 Car park will create a lot of noise pollution with cars coming and going;  The fumes from cars will be awful, especially with a number of young children living along Torkington Avenue;  Views of the pond from properties along Torkington Avenue will be ruined by the construction of the car park;  Presume some type of lighting will have to be fitted which again will affect amenities of neighbours through light pollution;  Increased noise pollution;  Loss of amenity through overlooking from the car park into the gardens and windows of neighbouring residential properties;  The smell of fumes will restrict the opening of windows and stop children from being able to play in the gardens; and  Properties have not been notified of this application and the date for the submission of objections has passed.

Crime and Security

Page 53

$fbib1mzn.docx  The mill has been targeted numerous times people breaking in the caravans and now with extra cars this will be worse and the potential of the criminals using our property or neighbouring properties as an escape route leaving residents feeling unsafe;  The car park is not secure; and  The current pond offers security from burglars etc. but the car park will open the avenue up to access from such people;

Miscellaneous

 The Mill is taking over the whole area.  The car park will devalue properties; and  The fact that someone underestimated the parking that would be needed does not mean you look elsewhere. The existing car park should be updated.

Support

 Many companies within Lowry Mill rely on street parking for staff which is causing huge issues;  Countless staff have been threatened/accosted by neighbours due to parking outside properties;  Residents are unhappy and have even deliberately boxed off cars so employees cannot leave;  Lowry Mill is not the most accessible location and the majority of employees drive, particularly if living in the Whitefield or Bury area;  Cars are targeted by vandals when parked on neighbouring roads and the car park will remove the ability of vandals to target cars;  Employees are afraid to walk the streets on an evening given the issues with neighbours and vandals. The violence against property and individuals appears to be increasing and may escalate further;  Living on Mossfield Road is already a nightmare for parking given the proximity of the school and Lowry Mill. The construction of another car park would be a great help.  Neighbouring streets are overloaded with parked cars – on pavements, bends and junctions. This is causing an obstruction for large vehicles (even ambulances) and therefore the construction of an additional car park would help relieve this problem;  The need for extra parking is paramount and this will certainly reduce the angst felt by staff members & residents who bear the brunt of daily street parking;  During working hours the roads can become congested and often dangerous with double parking.  The new car park proposal is a sensible solution;  Mossfield Primary School strongly support this application and welcome the attempt to create more parking and address the parking issues in the area: o There are severe traffic problems, especially around school drop off time (9am) and school collection time (3:15pm); o There have been a large number of concerns from parents and local residents due to the traffic issues with the school unable to offer a school crossing patrol or pedestrian crossing; o The increased parking has reduced sign lines down to almost zero and given the lack of defined, safe places to cross, it is only a matter of time before a child runs between parked cars and is struck by a vehicle; o Cars now routinely double park along much of the length of the road with passing places filled; and o Moving cars are unable to pass each other when going in opposite directions, which has led to ‘road rage’ incidents witnessed by pupils.

Neither objection nor supporting

Although the loss of one pond is disappointing Lowry Mill is providing funds and support of a much improved facility for Crescent Angling Club. This includes major improvement in all ecological aspects from water quality, water circulation, generation of floating islands, improved fishing with platform and aquatic plants.

All fish movements and transfers have been in association with the Environment Agency through an Environmental Permit.

Although there will be reduced fish capacity the retention of one pond will provide a much improved facility for fisherman, fish and wildlife.

Page 54

$fbib1mzn.docx Consultations

Highways – No objection subject to the agreement to contribute towards a Traffic Management Scheme to mitigate the dependency on car journeys.

Air Quality, Noise, Contaminated Land - No objection subject to the noise generative construction works being restricted to certain hours and prior to development commencing the applicant shall submit and agree with the LPA a suitable chemical testing methodology for all materials intended to be imported to the site for the infilling of the pond.

Senior Drainage Engineer - No objection subject to the attachment of conditions requesting the submission of a surface water drainage scheme and evidence that the disposal of surface water from the site will not exacerbate existing flooding.

United Utilities Water Ltd - No response received.

Greater Manchester Ecological Unit – No objection

Design For Security – No objection subject to the recommendation that the surfacing/signage should be legible at up to date at all times, lighting should be in accordance with BS5489 and the submission of a security management plan.

Planning Policy

Development Plan Policy

Page 55

$fbib1mzn.docx Unitary Development Plan DES4 - Relationship Development to Public Space This policy states that developments that adjoin a public space shall be designed to have a strong and positive relationship with that space by creating clearly defining public and private spaces, promoting natural surveillance and reduce the visual impact of car parking.

Unitary Development Plan CH8 – Local List Buildings, Structures and Features of Architectural, Archeological or Historic Interest The impact of development on any building, structure or feature that is identified on the council’s local list of buildings, structures and features of architectural, archaeological or historic interest will be a material planning consideration.

Other Material Planning Considerations

National Planning Policy

National Planning Policy Framework (2019).

Local Planning Policy

Page 56

$fbib1mzn.docx development must contribute to the creation of an environmentally sustainable city supporting the natural environment minimising the effects of, and being more adaptable to, the potential impact of climate change.

It is not considered that there are any local finance considerations that are material to the application

Appraisal

Paragraph 47 of the NPPF states that planning law requires applications for planning permission to be determined in accordance with the development plan, unless material considerations indicate otherwise. In this instance it is considered that the relevant policies of the Unitary Development Plan can be afforded due weight for the purposes of decision making as the policies applicable to the proposed development are consistent with the overarching principles contained within the NPPF.

The main considerations in the determination of this application include: - Principle of Development; - Siting, Scale and Design; - Crime and Security; - Impact upon the Highway Network; - Residential Amenity; - Flood Risk and Drainage; - Contaminated Land; and - Ecology.

Principle of Development

The NPPF expresses a clear presumption in favour of sustainable development which comprises three main dimensions; economic, social and environmental. In order to achieve sustainable development the objectives are interdependent and need to be pursued in mutually supportive ways (paragraph 7).

As reiterated through paragraph 80 of the NPPF planning decisions should help in creating conditions in which businesses can invest, expand and adapt whereby significant weight should be placed on the need to support economic growth and productivity for local business needs.

In respect to the utilisation of land the NPPF requires that planning decisions promote an effective use of land in meeting the needs of alternative uses whilst safeguarding and improving the environment and ensuring safe and healthy living conditions (paragraph 117).

Page 57

$fbib1mzn.docx Whilst acknowledging the need to promote sustainable modes of transport through the reduction in car related journeys the applicant has provided justification in support of the proposal whereby it is believed that the proposal represents a responsible, consolidated approach to manage the continuing increases in vehicle numbers and moderate the dependency for roadside parking in adjacent residential streets, the majority of which have no parking restrictions. It is also recognised that the existing car parking facilities are now fully utilised and can no longer sustain the intensification of the business use within Lowry Mill which still remains partially unoccupied.

In assessing alternative options the applicant has considered:

1. Doing nothing

This was not considered sustainable given that this would significantly impact upon the commercial viability of the Lowry Mill’s redevelopment which is reliant upon a reasonable allocation of site parking. Additionally, it would have the potential to further increase the reliance of surrounding residential streets and cause continuing issues for local residents and the nearby school.

2. Extending the existing car park

In order to create an additional 100 car parking spaces the existing car park would need to be extended upwards which was not considered viable given the:  Excessive capital cost;  The existing car park would need to be decommissioned with no temporary car parking within the local area to accommodate 250 users; and  From an aesthetics perspective the resulting built form would be unattractive, out of context with its immediate surroundings and significantly harm the amenities of neighbouring residential properties.

3. Demolish part of the existing building to create additional car parking provision

In response to this option with the exception of the Lowry Mill’s 4th floor, all the remaining floor-space within the site is let and therefore not possible, especially in the short to medium term.

4. Construct a parking deck in the rear service yard

This was not considered viable as:  The additional deck would need to be set at a height of approximately 5m in height to allow for commercial vehicles to access the storage areas.  The structural columns required to support the deck would become a significant impediment to the manoeuvrability of vehicles and affect the operational requirements of the storage facility; and  The proposal would detrimentally harm the amenities of neighbouring residential properties and the significance of the locally listed mill.

5. Infilling the existing mill ponds

In response to the issues currently experienced at Lowry Mill this option was considered the most appropriate. Whilst the loss of one mill pond would be regrettable from an operational and visual perspective the upper mill pond is ideally positioned to facilitate improved car parking provision. In this regard the upper pond area adjoins the existing service yard which maintains a wide entrance point from Lees Road and provides a secure access route for cars and pedestrians within the confines of the buildings curtilage.

In addition, the applicant argues that the area to which this application relates is:  Largely screened from public vantage points with limited site lines from surrounding roads;  Set down to reduce visibility from neighbouring residential properties;  Provides the opportunity to create biodiversity improvements to the lower mill pond;  Creates improved landscaping with the addition of a small seating area for staff members; and

Page 58

$fbib1mzn.docx  The proposal represents less than substantial harm to the significance of the non-designated heritage asset whereby the public benefits outweigh the residual harm.

In accordance with paragraphs 80 and 117 of the NPPF it is considered that the proposal would aid in improving the operational requirements of businesses based within Lowry Mill and therefore subject to the compliance of the proposal to other material considerations detailed in the subsequent sections, the principle of the development is accepted.

Siting, Scale and Design

Annex 2 of the NPPF defines a heritage asset to be “a building, monument, site, place, area or landscape identified as having a degree of significance meriting consideration in planning decisions, because of its heritage interest. It includes designated heritage assets and assets identified by the local planning authority (including local listing).”

Paragraph 189 sets out that in determining applications, local planning authorities should require an applicant to describe the significance of any heritage assets affected [by development], including any contribution made by their setting.

Paragraph 192 confirms that in determining applications, local planning authorities should take account of:

a) The desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation; b) The positive contribution that conservation of heritage assets can make to sustainable communities including their economic vitality; and c) The desirability of new development making a positive contribution to local character and distinctiveness.

Paragraph 197 states the effect of an application on the significance of a non-designated heritage asset should be taken into account in determining the application. In weighing applications that directly or indirectly affecting non-designated heritage assets, a balanced judgement will be required having regard to the scale of any harm or loss and the significance of the heritage asset.

At a localized level, saved UDP Policy CH8 sets out “the impact of development on any building, structure or feature that is identified on the council’s local list of buildings, structures and features of architectural, archaeological or historic interest will be a material consideration”.

This is supported by saved UDP Policy DES1 which states that development will be required to respond to its physical context and respect the positive character of the local area in which it is situated to contribute towards the local distinctiveness of the area. This policy is further accompanied by Policy DES8 which states that planning permission will only be granted for alterations which respect the general scale, character, rhythm, proportions, details and materials of the original structure and complement the general character of the surrounding area.

A heritage assessment accompanies the planning application given Lowry Mill’s designation as a locally listed building (ref: HE_LLSN05). In this regard the heritage assessment outlines the significance of the Mill as an inherent part of Swinton’s industrial past whereby the existence of the ponds are important in understanding how the Mill originally functioned.

The ponds themselves are an example of water being used to power steam engines rather than water wheels, although it is understood that none of the original fittings associated with the use of steam power have been retained beyond the sluice gates between the ponds. As a consequence the heritage assessment considers the ponds to represent some historic value associated to their previous function. Aesthetically, the ponds are largely obscured from public vantage points and poorly maintained with the principle aesthetic value of the site now lying with the refurbished mill building. In terms of communal value, the ponds no longer serve their original function and are now utilised solely by Crescent Angling Club as a place of leisure.

As outlined within the heritage assessment the principal significance of the site now lies within the main mill building with the existence of the ponds to the northwest being of interest in understanding the function of

Page 59

$fbib1mzn.docx building and how it was originally powered, however no longer having an active or useful link with mill buildings themselves. It is also recognised that whilst the upper pond would be partially infilled the retention of the accompanying embankments provide an indication of the sites former use with the preservation and enhancement of the lower pond reinforcing this visual relationship.

In conclusion, whilst the scheme could be considered to represent less than substantial harm to the significance of the non-designated heritage asset the proposal demonstrates that a viable alternative use of the pond is achievable without significantly harming the preservation of the Mill, any features of intrinsic value, or any contributions it makes upon the local distinctiveness of the area.

In design terms, the parking area would not be visible from public vantage points due, in part, by the existence of the embankments which would make the car parking area indistinguishable from neighbouring roads and the adjacent public footpath along the western boundary. The obscurity of the proposal is also heightened by the existence of established boundary treatments; most notably a 2.5m high brick wall across the entirety of Lees Road, the formation of 2m high palisade fencing with shrubbery and the presence of the allotment with associated domesticated paraphernalia. To this end whilst the increase in hardstanding would neither preserve nor enhance the character and appearance of the area the concealed positioning of the car park, in addition to the retention and enhancement of the natural boundary treatments, sufficiently balances any harm attributed by this development upon the surrounding area.

The proposed site plan accompanying this application indicates that landscaping will be incorporated into the scheme to provide visual interest and an outside seating area for employees which is supported. However, no further details have been submitted signifying whether these areas would be grassed or landscaped with other forms of planting. It is therefore considered reasonable to attach a condition to any grant of approval requesting the submission of a detailed landscaping scheme to encourage the inclusion of shrubbery in an effort to further enhance the aesthetics of the car parking area and biodiversity credentials attributed to this development.

Overall, the application would provide an alternative viable use of a contaminated mill pond and the wider benefits of creating biodiversity enhancements to the retained lower pond. Whilst the harm attributed to the loss of the pond creates less than substantial harm upon the significance of the non-designated heritage asset the positive contribution made to its overall preservation, in addition to clear public benefits arising from securing additional car parking provision, the proposal is considered to outweigh the relatively low scale of harm and therefore is considered to comply with the policies of the UDP and main objectives of Section 16 of the NPPF (2019).

Crime and Security

UDP policy DES10 states that development will not be permitted unless it is designed to discourage crime, antisocial behaviour and the fear of crime. This approach is fully supported in accordance with paragraph 91 of the NPPF which indicate that planning decisions should aim to ensure that developments ‘create safe and accessible environments where crime and disorder, and the fear of crime, do not undermine quality of life or community cohesion. Further policy guidance is outlined in the Council’s SPD on Design and Crime.

A Crime Impact Statement, produced and assessed by Design for Security (Greater Manchester Police), has been submitted for consideration. The Statement outlines that for the most part, the proposal makes a positive contribution to the prevention of crime and fear of crime with the following points identified which would further enhance the proposals acceptability:

 The surfacing should be checked on a regular basis to ensure it remains uniform in coverage and well consolidated. Appropriate signage must be legible and up to date.

Response: This recommendation lies outside the realms of planning however the applicant will be reminded of this request through the attachment of an informative to any grant of planning approval.

 Lighting to parking areas should be in accordance with BS 5489, and display an average lux of 20 (urban areas) with a uniformity level of no less than 25%. These figures should be evidenced by a lighting layout/lux plan.

Page 60

$fbib1mzn.docx Response: In ensuring the amenities of neighbouring residential properties are appropriately mitigate it is recommended that a condition be attached to any grant of approval requesting the submission and agreement of a lighting plan prior to first use of the car park.

 The success of the proposed development will be dependent upon the effective management and maintenance of the site and the applicant should be required to provide a security management plan which includes measures to deal with the following: o Frequent inspection and prompt repair of security features (e.g. lighting CCTV, signage, barriers, locks, fencing and rails). o Regular litter and graffiti removal (if applicable) o Maintenance of car parking surface o Vegetation management o Installation & Monitoring of CCTV and procedures for response to any incident /recording of images.

Response: In line with the representations made by the Greater Manchester Police, in addition to the concerns raised by neighbouring residents in respect to security, the applicant has submitted a Rear Car Park Management Plan. The Management Plan details the following measures in order to discourage crime: o Prohibiting car entry into the car park between the hours of 18:00 and 0600 Monday- Friday; o The erection of a 2m high Armco fence and automated entry/exit barrier between the existing operation yard and the proposed car park; o Installation of a camera number plate recognition operating system; o Reassurance that the site exit gates will be closed between the hours of 20:00 and 05:00 which are controlled manually by the guard office; o Confirmation of the guard arrangements; o Installation of five additional CCTV cameras to extend coverage to the new car park; o Installation of LED lighting in accordance with BS 5489; o General housekeeping arrangements for the waste bins and maintenance of car parking areas; o Updating and servicing of software and other operational equipment; and o Other actions in respect to any accidents and incidents reported.

In assessing the Crime Impact Statement alongside the Rear Car Park Management Plan the applicant is clear in their intentions to a create safe and accessible environment where crime and disorder, and the fear of crime, do not undermine the operations of the business, the employees or neighbouring residents through the incorporation of suitable mitigation measures to provide a positive contribution to the prevention of crime in accordance with Policy DES10 of the UDP and paragraph 91 of the NPPF.

Impact upon the Highway Network

Policy A8 states that development will not be permitted where it would i) have an unacceptable impact upon highway safety ii) cause an unacceptable restriction to the movement of heavy goods vehicles along Abnormal Load Routes. Policy A10 states that there should be adequate provision for disabled drivers, cyclists and motorcyclists, in accordance with the Council’s minimum standards; maximum car parking standards should not be exceeded; and parking facilities should be provided consistent with the provision and maintenance of adequate standards of safety and security.

As confirmed through paragraph 109 of the NPPF, “Development should only be prevented or refused on highways grounds if there would be an unacceptable impact on highway safety, or the residual cumulative impacts on the road network would be severe”.

The application seeks the creation of an additional 100 car parking spaces to accommodate a noticeable increase in the dependency of on-street car parking on local unrestricted roads given the existing car parking facilities are now fully utilized and by the applicant’s own admission, a recent survey confirmed that approximately 80% of those working at Lowry Mill commuting by car. As a result the intensification of use has now created an undesirable situation for local residents, the adjoining Mossfield Primary School and those occupants within Lowry Mill.

Page 61

$fbib1mzn.docx In terms of policy compliance it is understood that Lowry Mill provides approximately 14,000sqm of usable accommodation with a provision of 250 allocated car parking spaces within the existing multi-storey car park accessed off Lees Road. The proposal seeks to increase the car parking provision to 350 spaces. In accordance with the stipulations of Table C.1 of Appendix C of the City of Salford UDP (saved policy) a maximum of 1 parking space per 35sq.m of floorspace should be provided (i.e.400 spaces). Therefore, the resultant parking level would still be below that maximum and would remain policy compliant.

As a result of the proposed development the level of vehicle related movements along Lees Road would evidently increase and therefore to mitigate any harm the increased vehicular movements may have upon the usability of the highway network the applicant has agreed to enter into a Traffic Management Scheme. The specifics of this scheme are still ongoing however for the purposes of this application a condition requesting a Scheme to be submitted and agreed by the Local Planning Authority prior to first use of the car park is considered sufficient to progress with a recommendation of approval.

Having due regard to disabled car parking the Council’s standards require 6 spaces plus 2% of the overall provision. In this case that translates to 13 spaces. There are already 15 spaces provided for the site on the parking deck which has level access (13) and at the entrance to the mill (2 spaces). It is considered that there is no need for additional disabled spaces on this car park extension which is more remote than the existing spaces. It is, however, recognized that the 1:12 gradient attributed to a small proportion proposed car park meets Part M of the Building Regulations (2004) for disabled access for wheelchair use should access be required.

With respect to cycle storage a secure cycle store providing 10 Sheffield stands for 20 bicycles is located within the basement level of the multi-storey car park however during a site visit the Council’s Highways Officer observed this to be empty, potentially due to the dependency of car bourne journeys for employees or the possibility of the bicycle stores positioning away from the main building.

It is understood from the applicant’s submission that a cross-tenant Travel Plan has been recently introduced to help facilitate a reduction in the number of car dependent commuters. This is considered a positive step in encouraging more sustainable modes of transportation for those who do not require the use of a car given Lowry Mill’s relatively sustainable location to public transport networks.

Overall, it is clear that the proposal represents a betterment argument to the existing issues surrounding the insufficient level of car parking provision at Lowry Mill which is greatly impacting upon the local highway network, in addition to straining the relationship between Lowry Mill and local residents through the dependency of on-street car parking along unrestricted road links.

It is also recognized that the applicant is willing to condition a Rear Car Park Management Plan to maintain the operational requirements of the car park and functionality of the businesses within the facility.

Whilst it is appreciated that the proposed development would not eliminate the requirement for on-street car parking, it would certainly improve the existing car parking situation for the benefit of the local community and remains compliant with the provisions of Policies A8 and A10 of the UDP and paragraph 109 of the NPPF.

Residential Amenity

DES7 of the UDP states that all new development, alterations and extensions to existing buildings will be required to provide potential users with a satisfactory level of amenity in terms of space, sunlight, daylight, privacy, aspect and layout. Development will not be permitted where it would have an unacceptable impact on the amenity of occupiers or users of other development. This policy is supported by EN17 which states that in areas whereby existing levels of pollution exceed local or national standards, planning permission will only be granted where the development incorporates adequate measure to ensure there is no unacceptable risk or nuisance to occupiers.

Torkington Avenue

Due to the developments position to the south-western peripheries of the Lowry Mill complex the application site lies immediately adjacent to the common boundaries of Nos.18, 20, 25 and 27 Torkington Avenue, a terrace of four two storey residential properties with rear facing views towards the upper mill pond. The properties lie at a

Page 62

$fbib1mzn.docx distance of approximately 17.5m to the common boundary which is delineated by a 2.1m high brick wall and established hedgerow within the curtilage of Lowry Mill.

As part of this application the existing landscaping along the intervening boundary will be retained with the finished ground level of the car park 2m below the ridge of the wall. This would appear 2.1m from the rear curtilages of the neighbouring properties given the topographical differences.

As evidenced on the sectional diagram below, the car parking area would remain obscured at ground floor level from the adjacent residential properties due to the existing brick walling and level differences. Equally, there would be no views from the car park into the private amenity areas of those properties with a distance of 21m maintained between the car park and any first floor habitable room windows. This is considered to represent suitable aspect distance to ensure the amenities of neighbouring occupants are maintained.

Whilst it is appreciated that views from the first floor elevations would change, issues relating to outlook are not material considerations in the determination of planning applications and therefore do not form part of this assessment. Nonetheless, it is recognized that any outlook from first floor vantage points would be at long range and filtered by established boundary treatments which soften the solidarity of the car parking area from these properties.

Having due regard to the issues surrounding noise and light pollution it is evident that such an encroachment would occur however the applicant has reassured the Council that the intended operational hours of the car park will be between 06:00 to 20:30 Monday to Friday which, as explained by the Council’s Environmental Consultant, lies within sociable hours and therefore local residents are unlikely to significantly impacted by excessive noise generation. Equally, in respect to glare from cars, the boundary treatments will offer a suitable barrier to prevent light spillage into the habitable areas at first floor level. It is considered reasonably necessary, however, to request the submission of a lighting scheme to ensure the LUX levels associated with the development are within acceptable parameters. This can be requested through the attachment of a suitably worded condition to any grant of permission.

Page 63

$fbib1mzn.docx In respect to the concerns raised regarding air pollution and the inability for adjacent properties to utilize their garden spaces, the Council’s Environmental Consultant has reviewed the planning application and notes that given the site is not located within an Air Quality Management Area the impact of development upon the health of neighbouring occupants is unlikely to be significant and therefore no objection is made on air quality grounds.

It is not considered that the properties along Norbury Grove would be considerably impacted by this development given the dwellings already lie adjacent to an established car parking and storage area whereby the operational requirements of the facility create a level of disruption upon the amenities of the occupants.

During the construction period, the Council’s Environmental Consultant has requested the attachment of a condition to restrict noise generative construction activities to the following hours which are considered appropriate given the site’s location within a predominately residential area; o Monday – Friday: 08:00 – 18:00 o Saturday: 09:00 – 14:00 o Sunday and Public No noise generative working / deliveries Holidays

Flood Risk and Drainage

The NPPF provides policy guidance relating to flood risk. Paragraph 163 provides specific advice with respect to the determination of planning applications stating that local planning authorities, when determining planning applications, should ensure flood risk is not increased elsewhere.

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

The site is located within Flood Zone 1 and classed as Less Vulnerable owning to its commercial use. The Environment Agency’s national dataset on Areas Susceptible to Groundwater Flooding (AStGWF) indicates that the risk class for this area is greater than 25% however less than 50% for the superficial deposits groundwater flooding. In this regard it is understood that groundwater flooding is being experienced within existing gardens to the south of the application site (along Torkington Avenue) which is alleged to be associated with water leeching from the pond and exacerbating the existing ground water conditions.

Whilst the proposal does not represent major development, it does however include the removal of an existing SuDS feature which accommodates existing roof and highway run-off and therefore in acknowledging the proposed drainage information submitted in support of this application, it is appropriate to insist that the site continues to be drained in the most sustainable method possible. In this regard the applicant has not provided a drainage strategy whereby pollution prevention measures owing to the creation of an additional 100No spaces are required.

In order for the Council’s Drainage Engineer to support the scheme in its entirety it has been requested that a sustainable drainage strategy is submitted through condition prior to the implementation of the permission in order to understand how the site drains, what type of collection system is proposed, how the water level within the retained pond will be regulated and what occurs in the event of exceedance. Additionally, pollution prevention measures are required to regulate the discharge of pollution into the retained pond alongside further details of the BODPave system and whether this would be utilized as an appropriate SuDS feature to aid in the drainage of the site.

It is considered that subject to incorporation of conditions relating to the surface water drainage scheme and a demonstration that the disposal of surface water from the site will not exacerbate existing flooding, the proposal complies with policy EN19 of the UDP and relevant Policy FRD11 of the Flood Risk and Development SPD.

Contaminated Land

NPPF paragraph 178 states that planning decisions should ensure that the proposed site is suitable for its new use taking account of ground conditions, including pollution arising from previous uses and any proposals for mitigation including land remediation or impacts on the natural environment arising from that remediation.

Page 64

$fbib1mzn.docx The Council’s Environmental Consultant has reviewed the proposed development and raises no objection subject to the attachment of a condition to any grant of permission requesting the submission of a suitable chemical testing methodology for all materials intended to be important to the site for the infilling of the pond to ensure that the material used is free from chemical contamination at levels likely to impact human health.

The application has also been reviewed by the Environment Agency who make objection subject to the applicant ensuring that any site operations are undertaken with a registered waste carrier with the applicant having a duty of care to ensure all materials removed go to an appropriate permitted facility and all relevant documentation is competed and complied with in line with regulations. Additionally, if any waste is to be used onsite the applicant may be required to obtain the appropriate waste exemption or permit from the Environment Agency with all accompanying contact details forming an informative to any grant of permission.

Subject to the submission of the testing methodology the proposed development is considered to comply with paragraph 178 of the NPPF.

Ecology

The NPPF incorporates measures to conserve and enhance the natural and local environment, including 'Biodiversity and Geological Conservation' with Paragraph 175 requiring that in determining planning applications the following principles are applied to conserve and enhance biodiversity:-

 Significant harm resulting from a development should be avoided, adequately mitigated, or, as a last resort compensated for; and  Opportunities to incorporate biodiversity in and around developments should be encouraged.

In accordance with the Council’s validation checklist an Extended Phase 1 Habitat Survey (dated November 2018) with accompanying Phase Habitat Survey (dated March 2019) has been submitted.

The surveys identified that the mill pond had a steep sloping bank with limited aquatic vegetation principally comprising soft rush and bulrush with water horsetail, water forget-me-not and yellow flag iris with small patches of white water-lily and pieces of Canadian pondweed. As a result the emergent aquatic vegetation was considered to cover less than 5% of the pond surface area.

The surveys identified that the upper pond was densely stocked with various coarse fish including carp, roach, perch, chub and tench and in respect to amphibians, none were found during the surveys with local fisherman explaining that none had been sited whilst fishing over the years. Having regard to invertebrates, eleven families of aquatic invertebrate were recorded within the pond and those identified were largely contained within areas of emergent vegetation.

In utilizing the PondNet Invertebrate Family Survey List the biological monitoring working party (BMWP) score for measuring water quality using families of macroinvertebrates as biological indicators was 50. This is considered to be a relatively low score and indicates that the pond as being of only ‘moderate’ water quality. Additionally, it is understood that through the passage of time contaminates have entered the system and therefore the upper mill pond is considered to be of relatively low conservation value with limited aquatic vegetation and a deficit of diverse aquatic invertebrate assemblage.

In response the Greater Manchester Ecological Unit (GMEU) has reiterated paragraph 175 of the NPPF which requires the planning system to contribute towards the enhancement of the natural environment whereby any loss of habitat should be mitigated, or at the very least compensated for with a site visit undertaken by the GMEU demonstrating that the owners are committed to enhancing the lower mill pond for wildlife and angling, with works already underway to remove contaminated silt, reduce fish numbers to a more sustainable level and the objective of introducing native aquatic and marginal plants once the water levels are restored. The GMEU is also in agreement with continued use as an angling facility which whilst preventing the mill pond reaching optimal ecological value, it nonetheless guarantees the pond’s future maintenance and security.

As a result the GMEU considers that whilst the retained and enhanced mill pond is smaller and therefore the improvement of a pond in poor condition to possibly one that provides only moderate value would not fully compensate for the overall loss of the upper mill pond, the harm is likely to be minor and given the guaranteed

Page 65

$fbib1mzn.docx medium to long term management and investment envisaged by the applicant and the Crescent Angling Club the GMEU raises no objection to the proposed development.

As an informative, it is requested that the applicant is reminded that, under the Wildlife and Countryside Act 1981 as amended, it is an offence to remove, damage, or destroy the nest of a wild bird, while the nest is in use or being built.

Miscellaneous

A number of local residents have raised concerns with the proposed development in respect to its impact upon property prices. In this regard the value of local properties is not a material consideration in the determination of planning applications and therefore cannot be taken into account in assessing the appropriateness of a development.

Recommendation Approve

1. The development must be begun not later than three years beginning with the date of this permission.

Reason: Required to be imposed by Section 91 of the Town and Country Planning Act 1990 (as amended).

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

Proposed Plan and Site Location Plan 2018-254-001 Rev B Proposed Sections 2018-254-002 Rev A Proposed Details 2018-254-003

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

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

(d) The Landscaping Plan shall be designed, wherever possible, in accordance with the recommendations and mitigation section of the Ornithological Summary (Breeding Birds) by Brooks Ecological dated August 2018.

5. No development shall take place until a strategy of surface water drainage for the site using sustainable drainage methods and which includes details of how water quality will be improved, and how existing

Page 66

$fbib1mzn.docx surface water discharge rates reduced, has been submitted to and approved in writing by the Local Planning Authority. The approved strategy shall be implemented prior to first occupation or use of the development hereby approved unless alternative timescales have been agreed in writing as part of the strategy.

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

The car park requires an oil separator and/or equivalent SuDS.

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

Reason for pre-commencement condition: The solution for surface water disposal must be understood prior to works commencing on site as it could affect how underground works are planned and carried out.

6. Noise generative construction activities (works likely to generate noise beyond the site boundary) shall be restricted to the following hours; a. Monday – Friday: 08:00 – 18:00 b. Saturday: 09:00 – 14:00 c. Sunday and Public No noise generative working / deliveries Holidays

Reason: To safeguard the amenities of neighbouring residential properties in accordance with Policy EN17 of the City of Salford Unitary Development Plan.

7. Prior to first use of the car park hereby permitted a lighting scheme shall be submitted to and approved by the Local Planning Authority. The measures in the approved scheme shall be implemented in full and continue to be implemented as long as the car park is in use.

Reason: To safeguard the amenity of the neighbouring residents in accordance with Policy EN17 of the City of Salford Unitary Development Plan.

8. The Rear Traffic Management Plan shall be implemented in full and continue to be implemented as long as the car park is in use.

Reason: To safeguard the amenity of the neighbouring residents in accordance with Policies EN17 and DES10 and of the City of Salford Unitary Development Plan.

9. Prior to any materials being imported onto the site the applicant shall submit and agree with the Local Planning authority a suitable chemical testing methodology for all materials intended to be imported to the site for infilling the pond. The development shall be undertaken in accordance with the agreed chemical sampling regime.

Page 67

$fbib1mzn.docx 10. Prior to first use of the car park hereby approved the applicant shall enter into a Traffic Management Scheme to be agreed by the Local Planning Authority and implemented in accordance with the approved details.

Reason: To safeguard highway safety in accordance with Policy A8 of the City of Salford Unitary Development Plan.

Informative

1. Highways: The applicant is advised that they have a duty to adhere to the regulations of Part 2A of the Environmental Protection Act 1990, the National Planning Policy Framework 2018 and the current Building Control Regulations with regards to contaminated land. The responsibility to ensure the safe development of land affected by contamination rests primarily with the developer. 2. Coal Authority - The proposed development lies within a coal mining area which may contain unrecorded coal mining related hazards. If any coal mining feature is encountered during development, this should be reported immediately to the Coal Authority on 0345 762 6848.

Further information is also available on the Coal Authority website at:

www.gov.uk/government/organisations/the-coal-authority

This Standing Advice is valid from 1st January 2019 until 31st December 2020

3. Secure by Design - The applicant is recommended to incorporate the design specifications into the scheme in accordance with the

4. Greater Manchester Ecological Unit - Building works should not take place during the optimum times of year for bird nesting (March to July inclusive)

5. Environmental Health - If any controlled waste is to be removed off site, then the site operator must ensure a registered waste carrier is used to convey the waste material off site to a suitably permitted facility.

The Environmental Protection (Duty of Care) Regulations 1991 for dealing with waste materials are applicable for any off-site movements of wastes. The developer as waste producer therefore has a duty of care to ensure all materials removed go to an appropriate permitted facility and all relevant documentation is completed and kept in line with regulations.

If any waste is to be used onsite, the applicant may be required to obtain the appropriate waste exemption or permit from us. We are unable to specify what exactly would be required if anything, due to the limited amount of information provided.

Excavated material arising from site remediation or land development works can sometimes be classified as waste. For further guidance on how waste is classified, and best practice for its handling, transport, treatment and disposal please see our waste pages at: https://www.gov.uk/managing-your- waste-an-overview

The applicant is advised to contact the appropriate Environment Management team on 03708 506 506 or refer to guidance on our website https://www.gov.uk/topic/environmental-management/waste

You may need an abstraction license if you wish to abstract more than 20m3 of water a day. Further information is available on our website at https://www.gov.uk/guidance/water-management-abstract-or- impound-water

Prior to commencing construction works on the site, ensure the construction method statement has identified potential risks and appropriate control measures to ensure that all staff are aware of the pollution prevention requirements including appropriate silt runoff precautions. This is to ensure no

Page 68

$fbib1mzn.docx pollution is caused by the works. Please refer to our pollution prevention guidance pages at: https://www.gov.uk/guidance/pollution-prevention-for-businesses

6. Land contamination - Pursuant to condition X above an example verification matrix is presented below;

Type No. Samples Testing Schedule Assessment Criteria Virgin Quarried Material 1 or 2 depending on the type Standard metals / metalloids of stone utilised to confirm the inert nature of the material Crushed hardcore, Minimum 1 per 1000m3 Standard metals / metalloids stone, brick PAH (speciated) Asbestos Leachate analysis UK Based to be Greenfield soils Minimum 3 or 1 per 250m3 Standard metals / metalloids agreed with Urban (whichever is greater) PAH (speciated) vision prior to sampling Asbestos Brownfield soils Minimum 6 or 1 per 100m3 Standard metals / metalloids (whichever is greater) PAH (speciated) TPH (speciated) Asbestos Any additional analysis dependant on the history of the donor site Table 1: Soil verification Matrix, reproduced from Verification Requirements for Cover Systems, (2010), Yorkshire and Humberside Pollution Advisory Council. The applicant is advised that they have a duty to adhere to the regulations of Part 2A of the Environmental Protection Act 1990, the National Planning Policy Framework 2018 and the current Building Control Regulations with regards to contaminated land. The responsibility to ensure the safe development of land affected by contamination rests primarily with the developer.

Page 69

$fbib1mzn.docx This page is intentionally left blank Agenda Item 5d PLANNING & TRANSPORTATION REGULATORY PANEL PART I SECTION 1: APPLICATIONS FOR PLANNING PERMISSION

APPLICATION No: 19/73235/DISCON APPLICANT: LOCATION: Former Brown Cow Public House, 319 Worsley Road, Eccles, M30 8BW, PROPOSAL: Request for confirmation of compliance of condition 24 (off-site highway works) attached to planning permission 18/72586/FUL. WARD: Winton

Description of Site and Surrounding Area

The application site relates to a 0.9ha plot of land that lies immediately to the south of the elevated M602 Motorway and to the west of the B5211 - Worsley Road. The eastern end of the plot was formerly occupied by a (vacant) Public House (PH), known as the ‘Brown Cow’, but this was demolished in 2017 following a series of fires. Consequently the vehicular access from Worsley Road has been temporarily blocked up.

The surrounding area is predominantly residential in nature, although a library and a church are located on the opposite side of Worsley Road and a series of local shops are situated on the northern side of the motorway.

In February 2019 Lidl UK GmbH were granted planning permission to erect a food-store (Class A1) with a public sales area of 1,325sqm and an associated 104-space car park (ref: 18/72586/FUL). Included within the consented scheme was a new vehicular access point from Worsley Road.

Page 71

$zt4frpcj.rtf Description of Proposals

Application 18/72586/FUL was considered by Members at the 07 February 2019 Panel. During the meeting, Members requested that Condition 24 (Off-site Highways Works) be presented to Planning Panel for agreement when submitted, principally so that they could ensure the development delivered an appropriate pedestrian crossing close to the site on Worsley Road.

Condition 24 of the planning permission granted for the Lidl food-store reads as follows:

Notwithstanding the list of approved plans (condition 2), no above ground works shall commence until a scheme for off-site highway works has been submitted to and approved in writing by the local planning authority. The approved scheme shall be completed prior to the retail use hereby permitted commencing.

Reason: To ensure the safe operation of the highway network in accordance with policy A8 of the City of Salford Unitary Development Plan.

The application to which this report relates seeks to formally discharge the requirements of Condition 24. It is accompanied by a ‘General Arrangement Plan’ that identifies the position of Traffic Regulation Orders and a relocated bus-stop with associated road markings. Details of the site access have been provided and a pedestrian refuge island has been shown on Worsley Road, 20m south-east of the site access. This is designed to assist those pedestrians crossing the highway on their way to/from the consented foodstore.

The submission is also supported by a Technical Note and associated data, which seek to demonstrate why a pedestrian refuge to the south-east of the site access is an appropriate solution, given the level of anticipated pedestrian footfall.

Publicity

There is no requirement to publicise applications for the discharge of conditions pursuant to a planning permission granted.

Relevant Site History

18/72586/FUL - Full planning application for the erection of a Lidl store (Use Class A1) and associated works including new site access, parking area and landscaping – Approved with Conditions - 22 February 2019

Consultations

Not applicable

Planning Policy

Development Plan Policy

Unitary Development Plan DES1 - Respecting Context

Page 72

$zt4frpcj.rtf This policy states that development will be required to respond to its physical context and respect the positive character of the local area in which it is situated and contribute towards a local identity and distinctiveness.

Other Material Planning Considerations

National Planning Policy

National Planning Policy Framework (NPPF)

Appraisal

The proposed arrangement of off-site highways works is very similar to that shown within the application approved by members in February 2019. The applicant has, however, increased the width of the refuge island proposed within the centre of Worsley Road by 600mm, to ensure that pedestrians feel safe when using it to cross the highway. At 2m in width, the refuge island will now safely accommodate cyclists and their bicycles too. With the crossing in place, Worsley Road will continue to operate with a single carriageway heading in each direction (north-west and south-east).

The applicant has submitted a Technical Note to demonstrate that a refuge island on Worsley Road will be sufficient to deal with the additional pedestrian demand generated by the store. This draws upon TRICS data of pedestrian footfall from existing discount food-stores. The data is then used to predict the level of pedestrian demand that will be generated by the Winton store before it is distributed onto the local network for the weekday and weekend peak periods. The applicant has assessed the resulting figures against an industry guideline that shows a refuge island to be an appropriate solution and that enhanced pedestrian crossing infrastructure is not necessary in this instance.

The Local Highway Authority (LHA) are in agreement that the data is sufficiently robust and that it clearly indicates a pedestrian crossing point with a refuge island is sufficient in this location. In reaching this conclusion, regard has also been had to the lack of vehicle/pedestrian accidents along this section of Worsley Road and that existing demand to cross the highway at this point is low. The LHA considers that neither a zebra-crossing, nor a signalise, controlled crossing are warranted here due to the close proximity of the Parrin Lane signal junction, which already provides controlled pedestrian crossing facilities. It is also worth noting that the City Council and TfGM are developing a scheme to enhance the pedestrian infrastructure around the Parrin Lane signal junction, using the financial contributions secured as part of the Lidl foodstore application.

Page 73

$zt4frpcj.rtf The LHA has reviewed the wider layout proposed within the applicant’s General Arrangement Plan and considers it to be satisfactory. Matters relating to detailed highway design will be agreed as part of the usual s.278 process. The LHA has therefore confirmed that they have no objections to the discharging of Condition 24 of planning permission 18/72586/FUL.

Recommendation

Discharge Condition 24

Page 74

$zt4frpcj.rtf Agenda Item 5e PLANNING & TRANSPORTATION REGULATORY PANEL PART I SECTION 1: APPLICATIONS FOR PLANNING PERMISSION

APPLICATION No: 18/72845/FUL APPLICANT: Bellway Homes Plc LOCATION: Land Off Hilton Lane, Worsley PROPOSAL: Erection of up to 209 dwellings, creation of open space and associated infrastructure and works. WARD: Little Hulton

Description of Site and Surrounding Area

The application site extends to 6.59ha and is currently grass land, which is partly enclosed by fencing with an established hedge along the southern boundary. The site is currently used for grazing however, prior to this; part of the site accommodated the former St George’s playing fields. A railway line and embankment forms the northern boundary of the site, land to the west and south is being developed for housing and is nearing completion and land to the west is a Site of Biological Importance (SBI) known as Ponds near New Manchester. The site has approximately 18m of frontage at the north east corner onto Hilton Lane. Adjacent to the site entrance fronting Hilton Lane is Burgess Farm which is one of the Council’s locally listed buildings. There are two Public Rights of Way that run around the perimeter of the site (W135 and W136). The site is allocated in the Salford UDP as a wildlife corridor.

Description of Proposal

Planning permission is sought for the erection of up to 209 dwellings and associated works. The proposed dwellings would comprise 123 x three bed and 86 x four bed houses. The development would be in the form of

Page 75 detached, semi-detached and terraced properties. Vehicle access into the site would be taken from Hilton Lane. Within the site there would be two circular access roads leading to shared space/cul-de-sacs. The proposed dwellings would be positioned to front the internal roads and shared spaces within the development.

The proposed dwellings would be either 2, 2½ or 3 storeys in height. The dwellings would have a traditional appearance and would be constructed from brick with tiled roofs. All the dwellings would have rear gardens and across the site 418 car parking spaces will be provided either in-curtilage or within shared parking areas.

The layout plan shows an area to the west of the site which would provide for 15 allotments with ancillary infrastructure.

The application is supported by the following documents

- Design and Access Statement - Transport Assessment - Air Quality Assessment - Travel Plan - Flood Risk Assessment and Drainage Strategy - Phase 1 Preliminary Site Assessment & Phase 2 Site Investigation - Outline Scope and Specification Stabilisation of Shafts and Shallow Mine Workings - Crime Impact Statement - Habitat Survey - Sustainability Checklist - Historic Environment Desk-Based Assessment - Written Scheme of Investigation - Arboricultural Impact Assessment - Noise Study - Planning Statement and Sports Pitch Impacts Assessment - Statement of Community Involvement - Himalayan Balsam Method Statement - Reasonable Avoidance Measures Method Statement for Great Crested Newts - Landscape Masterplan including Landscape Management Plan, Landscape Implementation Management Schedule

Publicity

Site Notice: Non HH Article 15 Date Displayed: 18 January 2019 Reason: Article 13

Press Advert: Manchester Weekly News Salford Edition Date Published: 17 January 2019 Reason: Article 15 Affect Public right of Way Article 15 Standard Press Notice

Representations

65 objections have been received from 51 different properties in response to the application publicity. Three letters of objection have also been received from Peel Holdings. In addition, letters of objection have been received from Councillor Edwards and Councillor Critchley. The issues raised can be summarised as follows:

Loss of Greenspace  The loss of natural greenspace will not create a desirable area to live and will have environmental and health consequences as the City will lose a ‘green lung’. Development should be directed towards brownfield land.  The development is leading to a loss of greenspace, which is referred to in some objections as greenbelt. There should be areas of greenspace between new housing developments  The site is used to play on and for dog walking.  There are no facilities for children to play in the area within the development.

Design

Page 76  Three storey houses are out of keeping with the character of the area, development on the site should be no taller than 2 ½ storeys.  There are too many houses on the site. The high density of this development does not respect the surrounding context as the adjacent development has large detached dwellings, unlike this scheme with small semi-detached properties.  The scheme is poorly designed.  The shared spaces within the development would mean having to pull bins to the end of the street so they can be serviced. The layout and relationship of shared spaces and cul-de-sacs between the old and new development are awkward and not well designed.

Crime  The development will result in crime from opportunists; objectors believe that crime has increased since the Redrow and Bloor homes estate was built and therefore will go up again once more houses are built in the area.  There will be an increase in crime due to the lack of policing. There is also a lack of places for the community to meet which discourages social interaction.

Highways/Accessibility  The scheme will generate 418 cars, two per household at least. The traffic along Hilton Lane is horrendous and has become a main road through a residential area; it is not designed to be an arterial route used to avoid Walkden Town Centre.  The traffic impact will be far reaching onto Newearth Road, Leigh Road, Park Road, Walkden Road and further afield into Walkden, Ellenbrook and Little Hulton.  The mini roundabout at Newearth Road and Hilton Lane and near the train station is dangerous and not fit for the amount of traffic using it without the additional traffic proposed as part of this development.  Traffic will be made worse by the RHS garden and other committed developments  The Transport Assessment (TA) states that the junction of Newearth Road and Hilton Lane is already over capacity and this has been agreed by officers in the Council. The TA considers that in future scenarios i.e. 2023 the capacity would be significantly over the ‘intolerable delay’ and therefore should be classed as a severe highway impact. Also it is highlighted that the length of the queues at this junction is equivalent to queuing behind 40 buses.  The TA was undertaken in 2016 and therefore does not account for current traffic flows from the adjacent housing development and is therefore out of date. It was undertaken in school holidays and outside peak hours so is not a true representation of the volume of traffic and does not account for the traffic movements of 1200 cars plus. Road sensors under the bridge is not accounting for traffic movement turning right out of the Hilton Lane. The TA suggests the peak hour is 7:30am to 8:30am and from 5pm to 6pm but the survey works were conducted between 8am to 9:30am and 4pm to 5:30pm.  The TA and Travel Plan (TP) are bias and lack impartiality, the train station is located further than suggested so doesn’t comply with walking distances and makes the site seem more sustainable. It also refers to St Georges RC High School which is closed. Also distances are taken from the site entrance so will be further for those who live towards the rear of the development.  Transport links cannot cope with travel times tripled in peak hours.  The site is not well connected to Walkden Train Station or the Guided Busway. Walkden station is not accessible for anyone with a pram, baggage, the elderly or disabled.  The only bus service along Hilton lane is temporary facilitated by the Burgess Farm development, this bus service and the service along Bridgewater Road and Newearth Road have low levels of patronage. The objectors also note that service 29 does not run from the stop on Hulton Avenue and the service 36 often skips part of Little Hulton due to timing delays.  The road access is too close to the entrance of the adjacent new housing development.  Public transport cannot cope with the amount of development, many of the services are over capacity and the services are unreliable. Further investment into public transport will not mitigate the highway impacts of the development. It also poorly connects to major employment growth centres such a Salford Quays or Port Salford.  The site access is unsafe and unsuitable. It is located on a blind bend with poor visibility. The existing traffic calming measures do not slow traffic down to 20mph and therefore the viability splays are not sufficient. 49m visibility splays should be provided as required from the access to the development of Burgess Farm. The additional traffic and complex road layout, with cars parked on street and the proximity of local schools all impact on highway safety. The buttresses on the bridge are not shown on the highway drawings; they impact on visibility. The junction also does not consider the access from the Burgess Farm development or the

Page 77 entrance to the public right of way (PROW) 4m from the proposed access, the proximity of the two junctions with the PROW between is unsafe and does not create an attractive pedestrian environment.  Road surfaces are too thin to take the additional traffic.  What would happen in an emergency if access into the development is blocked off due to an accident which has structural issues with the bridge  There are no parking facilities at Walkden Station and the pedestrian walkways to get to the station are insufficient, people parking near to the station cause road traffic accidents.  An alternative access into the development rather than from Hilton Lane should be explored.  It is difficult to cross Hilton lane on foot and the pedestrian footpath under the railway is very narrow.  Emergency services will be restricted due to the traffic especially in peak hours.  Construction traffic will create significant traffic delays and noise issues.  There is no legal right to extend the VH2 bus service contract.  There is no local centre within walking distance of this site and as such there will be a reliance on the car.

Need for the development  There is a 14.9 year supply of housing over 5 years, so why are further developments required.  The site is identified in the Salford five year housing land supply as being suitable for 100 net units, therefore showing the site is overdeveloped.  There is no need for new housing.

Planning Obligations/Affordable Housing  The list of proposed planning obligations is not clear in the application submission.  The affordable dwellings within the development are not ‘pepper potted’. Also there are 10 affordable homes directly opposite properties on Dunmail Close and Semmington View which will not be built to a high standard and this will impact on prices of existing homes. The street scene plans submitted with the application have been chosen on purpose and do not show the affordable homes. The potential occupiers will bring the area down. There have been crime issues on the Worsley Fold estate with occupiers of the affordable units.  The social housing has already been agreed with the council, prior to granting of planning consent.  The site should be used to build affordable homes.  The developer should meet the full section 106 contribution.

Residential amenity/Air and Noise Pollution  The coal mining risk assessment submitted with the application highlights risks from mines, ground gas and combustion. These risks and developing the site will have an acute effect on the health of existing residents.  The development will result in the loss of views across a field, from existing properties.  Salford is second in the country for the worst air quality in the UK. The additional traffic will cause air and noise pollution, dust and dirt.  The proposed dwellings are too close to existing dwellings and would unacceptably impact on the amenity of existing residents and result in overlooking and loss of privacy. Made worse by land in the application site being 10m higher than neighbouring properties on Semmington View and inclusion of three storey properties.  Under the Human Rights Act a person has the right to peaceful enjoyment of all their possessions, which includes the home and other land. In this context the development would violate this right due to traffic and loss of view and impact on the standard of living for existing residents.

Ecology  The development will impact on local wildlife, specifically birds of prey (owl) as they use the open space provided by the fields for hunting, birds, swallows, bats, kestrels, hawks, small rodents, cats, foxes, rabbits, frogs, toads and great crested newts and butterflies.  The application does not address impacts on great crested newts which have been found on the boundary of the site. The ecology assessment is out of date. It is questioned whether the timing (1) time of year surveys were undertaken and (2) surveys undertaken prior to the SBI improvement taking place, methodology and conclusion of the Ecological Assessment are correct and that no great crested newts were found on site, given the sites proximity to the SBI which has been developed to provide suitable habitat for great crested newts. The adjacent housing development provided a significant improvement package for the SBI and it is questioned why this development should not make a similar contribution.

Page 78 Flood Risk and Drainage  Developing the site which sits on higher ground than the surrounding development will impact on drainage with more surface water running into the small brook. There are capacity concerns about whether the existing culvert can accommodate increased flows and increase flooding and maintenance liabilities elsewhere. The drainage solution proposed is unsustainable due to cost and the applicant has no legal right to deliver this. The pumping station will neutralise a 15m radius of land which is reliant on land outside the applicants ownership and a proposed culvert diversion required would also encroach onto third party land, therefore has applicant has no right to execute this.  Concerns about the foul drainage sewer connections and this surcharging and flowing into the land to the south impact on the existing residential development.

Other  There have been workman from Bellway Homes working at the proposed access into the development.  The land has been signposted as private land no trespassing.  Local services, for example, doctors, dentists, nursery places, primary and high schools are over-subscribed and emergency services are over stretched by the current level of development in the area and this will be worsened by the provision of more housing. Local children are having to travel to schools outside their local area and will be forced into larger classes. As the schools continued to be stretched, the quality of education will drop. Short term private investment into the area will have long terms impacts on the local community and services.  Planning permission was submitted prior to the Christmas break knowing members of the public would be too busy to respond.  Plans and residents comments are not available on the Council Website.  This area is over populated with high levels of development in the surrounding area in Ellenbrook, Walkden, Worsley, Little Hulton, Mosley Common, Atherton and Tydlesley. Walkden and Little Hulton experiencing the highest rate of house building anywhere in the City, outside the City Centre.  There is a conflict of interest as Salford City Council own the site and are only interested in making money without thinking of the consequences for the local residents.  The Council and Councilor’s are not objecting to this development on land owned by SCC. But spend lots of public money fighting private land owners.  The developer is keen for profit to the detriment of the local community.

Relevant Site History

No relevant site history.

Consultations

Design For Security – Recommend that a full Crime Impact Statement is submitted as part of the planning application to show that the scheme has been designed to avoid/reduce the adverse effects of crime and disorder.

Air Quality, Noise, Contaminated Land - No objections to the application, subject to conditions securing noise mitigation in the form of acoustic boundary treatments and glazing/ventilation. Conditions have been recommended to secure electric charging points and a construction method statement to safeguard air quality. Together with a full suite of contaminated land conditions.

Senior Drainage Engineer - No objection to the proposed drainage scheme.

Highways - No objections to the application subject to a package of mitigation, further details are provided in the highways section of this report.

The Coal Authority – No objection to the application subject to the imposition of a condition to secure remedial works.

Greater Manchester Archaeological Advisory Service – No objection subject to the development being carried out in accordance with the agreed Written Scheme of Investigation.

Page 79 Greater Manchester Ecological Unit – Object to the scheme on the grounds that the scheme will deliver insufficient semi-natural habitat to provide satisfactory mitigation for the loss of a large open area of greenspace that will currently function as a wildlife foraging and movement resource, more detail is set out in the ecology section of this report. In respect of other matters, GMEU recommend conditions to ensure the development is carried out in accordance with the method statements for Great Crested Newts and Himalayan Balsam and recommend a condition in respect of securing a Landscape Creation and Management scheme.

The Open Spaces Society - No comments received to date

Peak and Northern Footpaths Society – Request a condition to ensure there is no obstruction to any public right of way. They note that should a temporary or permanent obstruction be unavoidable, then no development should take place until a Diversion Order has been confirmed and made available for public use.

Ramblers Association (Manchester Area) - There are two Public Rights of Way (PROW) around the perimeter of the proposed development (W135 and W 136). These paths link into an extensive network of paths which are strategically important for recreational purposes. The Association note that for the first 10m of the footpath from Hilton Lane is narrow and bounded by high wooden panels and is poorly sign posted. The Association request that this footpath is opened up and correctly signposted as part of this scheme. They also request that there should be multiple points of access from the site to the footpath network.

Within their comments the Ramblers Association (Manchester Area) note that there are notices on the adjacent development that warn against accessing the PROW. This relates to the adjacent housing development and is not directly applicable to this scheme, however the City’s PROW officer is aware of this matter.

Network Rail (LNW) – Currently object to the application until they are reassured that the development does not impact upon their assets and the safe operation of the railway and its maintenance. The applicant is currently responding to this and an update will be provided via the amendment sheet.

Sport England – No objection to the proposal, more detail can be found in the appraisal section of this report.

Rights Of Way – Request that resurfacing improvements are made to footpath 137 Worsley. Also support the connections from the development to the wider footpath network.

United Utilities (UU) - Note that there is an easement in the vicinity of the site affected by the proposal and has restrictive covenants that must be adhered to. UU have no objections to the development subject to conditions relating to foul water and surface water. UU note that a public sewer crosses the site and they may not permit building over it and provide advice of access strips. Comments have been provided on site drainage, the management and maintenance of SUDs, water supply and United Utilities assets.

Planning Policy

Development Plan Policy

Unitary Development Plan ST10 - Recreation Provision This policy states that a comprehensive range of accessible recreation opportunities will be provided through 1) the protection, improvement and reorganisation of existing recreation sites; 2) the development of a regional park; 3) developing a network of Key Recreation Areas; 4) provision of new recreation facilities on sites allocated in the UDP; 5) the development of a series of Local Nature Reserves; 6) improvement of access between urban areas and the Countryside; 7) use of planning obligations to provide new and enhanced recreation facilities.

Unitary Development Plan ST12 - Development Density This policy states that development within regional centres, town centre and close to key public transport routes and interchanges will be required to achieve a high density appropriate to the location and context.

Page 80 Unitary Development Plan DES1 - Respecting Context This policy states that development will be required to respond to its physical context and respect the positive character of the local area in which it is situated and contribute towards a local identity and distinctiveness.

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

Unitary Development Plan A10 - Provision of Car, Cycle, Motorcycle Parking in New Development

Page 81 This policy states that there should be adequate provision for disabled drivers, cyclists and motorcyclists, in accordance with the Council’s minimum standards; maximum car parking standards should not be exceeded; and parking facilities should be provided consistent with the provision and maintenance of adequate standards of safety and security.

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

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

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

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

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

Page 82 and/or maintenance, will only be granted planning permission subject to planning conditions or planning obligations that would ensure adequate mitigation measures are put in place.

Other Material Planning Considerations

National Planning Policy

National Planning Policy Framework 2019 National Planning Practice Guidance

Local Planning Policy

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

Supplementary Planning Document - Greenspace Strategy This policy document expands on the policies of the Unitary Development Plan relating to the issues of open space and recreation, and seeks to ensure that all stakeholders have a clear understanding of how those policies should be implemented and their desired outcome. This should help to ensure that the greenspace needs of Salford are successfully met; delivering safe, high quality open spaces that are well-located, well- designed, well-managed, and meet the aspirations of local communities.

Page 83 It is not considered that there are any local finance considerations that are material to the application

In addition, following the publication of the National Planning Policy Framework (NPPF) it is necessary to consider the weight which can be afforded to the policies of the Council's adopted Unitary Development Plan (paragraph 213 NPPF February 2019).

Appraisal

Principle of Development

At the heart of the NPPF is a presumption in favour of sustainable development. The NPPF chapter 11 encourages the effective use of land by reusing land that has been previously developed provided that it is not of high environmental value. However, whilst this principle clearly encourages the use of previously developed land in the first instance, the NPPF does not preclude development on any other land, including greenfield or previously undeveloped land which this site is. For the avoidance of doubt this site is not located within the greenbelt.

The site is identified in Salford’s 2018 to 2037 Housing and Economic Land Availability Assessment (HELAA) as a potential development site for housing (reference S/LHU/81). Having regard to the government’s planning practice guidance relating to land availability assessments, the site is considered to be suitable, available and achievable for new housing development (including the site being viable). A yield of 200 houses has been assumed on the site.

The site is also allocated in the Revised Draft Local Plan for circa 200 houses (reference H9/6). Although the allocation carries very limited weight given there are likely to be objections to it and that the plan is at a relatively early stage of preparation, development of the site for housing would in principle be supported subject to more detailed consideration of a number of issues.

Although the HELAA and Revised Draft Local Plan estimate that the site has the potential to accommodate 200 dwellings, the proposed 209 dwellings is considered to be acceptable given that the development is at an appropriate density for its location.

Neighbouring residents have questioned why the development is required as Salford has a 14.9 year supply of housing over five years. Although there is a five year supply of deliverable dwellings this does not mean that planning applications for new housing should be refused. To maintain a five year supply the council has to continue to grant planning permission for sustainable development. Government projections show there is a need for new housing in the city into the long term.

Loss of Playing Fields

The northern part of the site (approximately half of the land area) was historically maintained as a detached education playing field known as St. Georges Playing Fields. This use ceased in 1997, due to lack of maintenance and the schools underutilisation. Since 1997, the site has been leased as grazing land. The

Page 84 playing field has therefore not been used for over 20 years. In terms of UDP policy R1, it is considered that the site is surplus to recreational requirements and it has been agreed that alternative recreational facilities in the form of 15 allotment plots will be provided on-site. It has also been agreed and that the sports pitch portion of the open space financial contribution will be directed towards Wharton Playing Fields. Sport England has confirmed that, subject to the financial contribution, they have no objection to the loss of the playing field.

Housing Mix

Policy HOU1 of the housing planning guidance states that within the part of the city where the proposed development is located, the large majority of dwellings within new developments should be in the form of houses rather than apartments. The entire scheme is being delivered as houses in accordance with policy HOU1.

Policy HOU2 of the housing planning guidance states that where houses are proposed the majority should have at least three bedrooms. The development is for 123 x three bed and 86 x four bed houses. Given this, the proposed development is in accordance with policy HOU2.

Design

Layout of the development -

The site will have one vehicle access point into the development from Hilton Lane. Due to the limited frontage the site has on Hilton Lane there will be no dwellings directly fronting onto Hilton Lane. Plots 1 and 2 have been designed to front the access road into the development and this will provide the development with presence to Hilton Lane. The internal layout provides a series of circular roads within the site with a number of cul-de-sac / shared driveway arrangements. The proposed layout of the site will be informal in nature, similar to the new housing development to the east.

All of the proposed dwellings would front the highway or shared drives providing strong frontages to the streets and overlook features such as the allotments, substation and pumping station. This is supported as this will promote natural surveillance of the streets and discourage crime. Also, where possible, gardens have been position back to back to increase security.

It is considered that the sizes of the proposed plots are appropriate, and are at a comparable density to the adjacent development. All dwellings would have space within their plots to the front or the side for off road car parking and all dwellings will have a private garden with sufficient space within the curtilage for bin storage provision.

The allotment provision will be located in the south west corner of the site. The dwellings to the north and west of the allotments have been designed to overlook the allotments which will provide a degree of natural surveillance which is supported. The final layout of the allotments and associated infrastructure will be agreed by condition.

The Council is keen for the scheme to include the provision of pedestrian connections from the site to the public footpaths which bound the site. These will provide future residents with direct access to an extensive network of public footpaths which is supported. Three points of access from the development have been identified by the Council, these are:

1) A connection in the north-west corner of the site close to the pedestrian route which runs under the railway. 2) A connection on the southern boundary close to the proposed pumping station 3) A connection on the western boundary in close proximity to the junction on Semmington View

Within the application site there is no proposed built form that would prohibit these connections from being created. However, the provision of the routes would need to be examined in detail as there are land level changes, access will be required over third party land, agreements will need to be reached in places to remove boundary treatments to facilitate the connections, and the routes would need to be formalised through relevant highway legislation. Any works required to facilitate the footpaths outside the redline boundary of the site; will be funded through the public realm S106 contribution. A condition will therefore be recommended to secure these routes, where practically possible.

Page 85 The Crime Impact Statement highlights that access to the public footpaths would compromise the security of the development, allowing criminal legitimate access. Whilst the concerns are noted, given the low boundary treatment/hedgerow that exists around the perimeter of the site it is considered that access could easily be obtained. The site has been designed so that all the boundaries of the site, with the exception of that along the boundary with the railway, are overlooked by the proposed dwellings, in addition the dwellings on the adjacent site also look out onto the eastern and southern boundaries of the application site, it is therefore questionable as to whether the development will be more vulnerable to crime by creating pedestrian routes to and from the site. It is also considered that the benefits of creating pedestrian access in terms of accessibility far outweigh any potential negative impacts.

In light of the above, it is considered that the layout of the development is acceptable and will accord with policies DES1, DES2, DES3 and DES10 of the UDP.

Scale and Massing -

The proposed dwellings, in terms of their scale and massing, are considered to be appropriate. The development includes three storey dwellings; these are positioned where there are land level changes and to add interest to the street scene. Whilst three storey dwellings will be taller than the dwellings in the immediate area, there is a variety of house types and a large number of two and a half storey properties. It is therefore considered that three storey dwellings would be in-keeping with the character of the area and accord with UDP policy DES1.

Appearance of Dwellings -

The immediate design context for the development has been set by the adjacent housing development. Within this adjacent development there is a mix of dwellings with hipped and gable roofs, dwellings have detailing such as projecting porches and bay windows. There is also a mix of brick and render facing materials.

The proposed dwellings are traditional in appearance, constructed from brick with gable pitched roofs. The dwellings will have feature brick detailing above and below windows, black barge boards and guttering. Design features on properties include projecting pitched roof canopies over front doors, Juliet balconies, single storey bay windows, front projecting gables and dormer windows. Dwellings located on corner plots have been designed to be duel fronted.

At this stage the applicant is unable to confirm the exact palette of materials due to industry wide sourcing issues. Material samples will be required by condition to ensure that the materials are acceptable and will respect the context of the immediate area in accordance with the council’s design policies.

The crime impact statement submitted with the application states that all dwellings will be designed to Building Regulations Approved Document Q which includes standards for door and windows to resist physical attack from burglary.

Highways

A Transport Assessment (TA) and Travel Plan (TP) have been submitted in support of this planning application.

Sustainable location -

The presumption in favour of sustainable development, which is identified by the National Planning Policy Framework (NPPF), means that it is necessary to consider whether the proposed development represents a sustainable form of development. As part of this overall assessment, consideration of whether the proposed development is accessible to everyday facilities and employment by non-car modes of transport should be given.

The application site is well connected to the local highway network providing convenient access from the development to the surrounding residential areas and local amenities. Hilton Lane is well lit, with footways on either side of the carriageway, apart from west of the proposed site access. Hilton Lane is subject to a 20mph speed limit with traffic calming in the form of raised junction table and speed cushions.

Page 86 As part of this proposal, the new site access is designed with provision of a 2m wide footway on either side of the entrance, this provides for a new wider footway on the western side of the access point. The junction incorporates calming features in the form a raised junction table plus a pair of speed cushions on Hilton Lane to ensure traffic speeds are kept low. These measures will improve access to and from the site for pedestrians. The highway mitigation package proposed also includes a sum of £48,000 towards a highway infrastructure improvement scheme to improve the pedestrian / cycle facilities at the junction of Newearth Road / Hilton Road mini roundabout and on Hilton Lane.

There are two Public Right of Way’s (PROW) adjacent to the site boundary connecting to Trent Drive to the north and Wigan’s PROW to the south. As discussed in more depth later in the report, the proposal will facilitate access from the development onto these footpaths which will improve accessibility to the public footpath network and the wider area. S106 monies for public realm improvements will be used to improve these PROWs and the Loop Line.

There are bus stops located close to the site on Hilton Lane providing regular services in each direction. The circular VH2 service links Burgess Farm, Walkden Railway Station and Walkden Town Centre at 15 minute intervals. Alternatively, there are bus stops available on the A6 Manchester Road, around a 12 minute walk from the site. The S106 package includes a sum of money to improve bus services, to fund an extension of the existing shuttle bus which currently serves the adjacent development and/or to fund changes to the route/frequency of the existing service or to fund additional journeys to the bus services numbered 29, 36, and 38 which also serve the development.

Walkden Railway Station is located around a 5 minute cycle journey or a 15 minute walk from the entrance of the site and provides services to destinations including Manchester Victoria, Wigan, Blackburn, Kirkby, Southport and Leeds. The S106 package also includes a sum of monies to be directed towards improvements to Walkden Train Station, which may include improved access to the station from the development site.

In summary, contribution towards pedestrian/cycle infrastructure improvements and public transport, providing future residents with genuine alternatives to travel by private vehicles are proposed as part of the development in accordance with national and local transport policies.

Likely Trip Generation -

During the course of the application, Transport for Greater Manchester (TfGM) have raised concerns that the traffic survey used in the TA is out of date and is not representative of current conditions. The Manchester Road / Hilton Lane / Ellesmere Street junction models had missing signal parameters. Subsequently, a Technical Note (TN) was issued by the applicant to address these concerns.

The TN demonstrates that the background traffic is slightly lower than the historic data used in the TA. The Local Highway Authority (LHA) and TfGM agree this is reprehensive of current traffic around the site.

The trip rates associated with the development have been revisited to reflect the up to date position. The revisited trip rates are calculated using the arrivals and departures to the Dukes Manor and Worsley Fold residential developments via Burgess Way, which provides a per dwelling trip rate which is applied to the proposed development of 209 dwellings to establish the updated trip generation, as shown below.

Housing Trips (209 dwellings) Time Period Arrival Departure 2-Way Weekday AM Peak Hour 15 73 88 Weekday PM Peak Hour 80 31 111

It can be seen from the table above that the development is expected to generate 88 and 111 two-way trips in the AM and PM peaks, respectively. The LHA have reviewed and accept the trip rates and the other technical inputs into the traffic model.

Page 87 Weekday AM Peak HR Weekday PM Peak HR Route Additional 2-Way Movement Additional 2-Way Movement Vehicle / % Vehicle / % Trips Trips min Increase min Increase 1 vehicle Manchester Road per 1 vehicle 1 / Hilton Lane 25 Approx. 1.4% 31 per Approx. 2.3% signal junction 2.4 1.9 minutes minutes Newearth Road / 1 vehicle 1 vehicle Hilton Lane mini- per 2 62 3.4% 76 per 47 4.1% roundabout Approx. seconds junction minutes

It can be seen from the table above how traffic from the development is envisaged to disperse into the local highway network. The highest at the junction of Newearth Road / Hilton Lane mini-roundabout of 1 two-way trip per minute and every 47 seconds in the AM and PM peaks, respectively this equates to a 3.4% in the AM and 4.1% increase in the PM peak.

The modelling of the Hilton Lane/Park Road / Newearth Road mini roundabout demonstrates that the junction is currently operating at theoretical capacity with high levels of queuing and congestion. This relatively reflects the existing operation of the junction. However, with the addition of the development traffic, the modelling shows that the junction will see an increase in traffic and as the roundabout is at theoretical capacity this will result in additional delays. TfGM and the LHA acknowledge this; however consider that a package of measures to reduce the need for private vehicles usage by encouraging the use of sustainable modes of travel and creating a safe and desirable environment for pedestrians and cyclists, is suitable to mitigate the impact from the development. This will involve improving the pedestrian infrastructure along Hilton Lane and at the junction of Manchester road / Hilton Lane and Newearth Road / Hilton Road mini roundabout.

The Manchester Road / Hilton Lane signal junction has an increase of 1.4% and 2.3% in the AM and PM peaks. The modelling in the TN shows that, with the addition of development traffic, the Manchester Road / Hilton Lane signal junction will operate at practical capacity. The junction model doesn’t consider any downstream congestion on the A6 corridor affecting the operation of the junction. TfGM consider that the addition of development traffic will result in a slightly worse operation than predicted in the modelling.

In planning terms, considering the information above and being mindful of the existing traffic situation, it is considered that the impact of this proposal will be minimal and does not represent a “severe” impact, the test set out in the NPPF. In light of this and the contributions secured towards pedestrian/cycle infrastructure improvements and public transport, no objections are raised to the development on traffic impact grounds and therefore the development complies with the requirements of UDP policies A2 and A8 and the NPPF.

Site Access -

The development will provide a single vehicular access point off Hilton Lane. The new access includes a 6.75m wide carriageway with 2m wide footways with tactile paving across on either side of access. The junction incorporates traffic calming features in the form of a raised junction table, plus a pair of speed cushions between the proposed access point and the access to the Burgess Farm residential development.

The visibility splays for the proposed site access are designed in accordance with the 20mph speed limit of Hilton Lane. Objectors to the scheme have raised concerns in relation to highway safety and suggest the traffic speed on Hilton Lane is significantly higher than the posted speed limit.

The applicant undertook an ATC speed survey in February 2019. The dry weather speed was recorded in the ATC survey as 31.7mph in the westbound direction and in wet weather the speed was 29.2mph.

To discourage speeding the applicant has proposed to install an additional traffic calming measure in the form of a speed table at the site access and additional speed cushions to help further reduce the speed of vehicles along Hilton Lane.

Page 88 Notwithstanding this, the Local Highway Authority (LHA) have reviewed the design of the proposed site access and confirm that visibility splays of 2.4m x 43m for a 30mph speed limit with a 250mm or 500mm offset of the visibility splay into carriageway are achievable and would comply with Manual for Street 2.

In terms of forward visibility along Hilton Lane and under the railway bridge the LHA have confirmed a 60m forward viability is achievable in both directions which is more than suitable for the speed the road and would comply with Manual for Street.

In respect of concerns regarding the site access and its proximity to the development of the former Burgess Farm which has outline planning consent for residential development. Given the Burgess Farm access will only serve up to 10 dwellings, it is likely to generate minimal traffic and as such is not considered to conflict with the proposed access arrangements for this site.

The development has only one point of access, therefore it will be a requirement that the footways on both sides of the access road entering the site should be strengthened. This would allow emergency vehicles to use the footways, should the carriageway become blocked along this section of the road in the event of an emergency.

The TA reviews the recorded Personal Injury Collision (PIC) data and this does not indicate any inherent road safety issues within 400m of the site access. In addition, the PIC data does not indicate any inherent road safety issues or recurring accident patents within the wider study area.

Whilst objectors concerns are noted about Hilton Lane not being suitable for the amount of traffic, Hilton Lane has been designed to carry traffic from the A6 to B5232 and as such is suitable from a highway perspective for the additional traffic that will use the route generated from this development.

In light of this the LHA have advised that the proposed site access is acceptable.

Landscaping

Trees -

The application has been supported by a tree report, which the council’s Arborist considers contains a fair and accurate appraisal of the trees on site. The tree report records 6 individual trees, 6 groups and 1 hedge. 9 trees and groups are categorised as ‘C’ and 4 trees and groups are categorised as ‘B’ these include two groups of trees, the hedge and one tree.

It is proposed that, in order to facilitate the development, five trees and part of two groups of trees will be removed. The components of the groups of trees proposed for removal represent small stems with a low amenity value, also it is recognised that these are category ‘C’ trees and should not be allowed to constrain development.

A small part of the hedgerow (category ‘B’) would also be removed. The council’s Arborist is of the opinion that the integrity of the hedgerow has been lost over time with many stems of elder having established within the hedge. The elder is now in decline leaving a sporadic boundary. The loss of part of the hedgerow is regrettable given the contribution to the overall amenity value of the area in the short, mid and long-term. However, given the footprint of the proposal; the available space and the earthworks proposed, retention is not possible. It is considered that the loss of part of the hedgerow can be mitigated against by securing supplementary planting in the existing hedge and removing the elder, which in the long term will maintain the integrity of the hedgerow.

It is also proposed that, in order to create sufficient clearance for the development, three groups and one tree will be pruned back to the boundary which is considered acceptable.

The site will be subject to a landscape strategy, details of which are discussed below. It is considered that this provides mitigation for the trees lost as part of the development. In order to safeguard the existing trees on site a combined Arboricultural Method Statement (AMS) and Tree Protection Plan (TPP) submitted with the application is considered to be fit for purpose and will be secured by condition.

Subject to conditions, it is considered that the development will accord with UDP policy EN12 and the Trees and Development Supplementary Planning Document.

Page 89 Landscaping –

The applicant has submitted a series of detailed landscape plans and information in support of the application. These plans have been reviewed by Urban Vision’s Landscape Consultant who has made comments in respect of the choice of species of hedge and trees and also requested that wildflower/grass mix is planted around the boundaries of the site. It is also noted that details of hard landscaping have not been submitted.

The scheme is considered to provide residents with a good balance of hard and soft landscaping and provides a clear indication of public and private spaces within the development. The use of landscaping to break up the dominance of car parking across the site, and the provision of landscaping in-between the application site and the boundary with the adjacent housing development to screen parallel access roads does need further consideration, however this can be dealt with through a conditions. Therefore a full landscaping condition is recommended.

In light of above it is considered that the development will be appropriately landscaped in accordance with policy DES9 of the UDP.

Boundary Treatments –

A boundary treatment plan has also been provided in support of the application. Fencing to a height of 1.8m is proposed along the boundary of the rear gardens and 0.9m high post and rail fencing will be provided between plots. Where rear gardens of dwellings border the street boundary, walls to a height of 1.8m are proposed. A 3m high fence will be proposed to plots 1 to 8 for acoustic purposes. The boundary treatment around the perimeter of the site will be in the form of 0.45m high knee rail, in addition 2.4m high weld mesh fencing is proposed around the allotments.

It is considered that the proposed boundary treatment has been design to discourage crime by ensuring all gardens and rear access paths to gardens having lockable gates. It is considered that the approach to boundary treatments is acceptable. The detailed design of the boundary treatment has not been submitted with the application, therefore this detail will be agreed through a landscaping condition. Subject to this condition the scheme is considered to accord with policies DES1 and DES10 of the UDP.

Flooding and Surface Water

The application site is located in Flood Zone 1 and within the Core Conurbation Critical Drainage area. Given the size of the site, the application has been supported by a Flood Risk Assessment and Drainage Strategy.

The development is classed as More Vulnerable owing to its proposed residential use, however such uses are deemed to be appropriate in Food Zone 1, therefore there are no objections to the proposal on flood risk grounds.

The drainage scheme submitted with the application confirms that the land is not suitable for an infiltration drainage solution. The applicant also explored the option of above ground SuDS within the site, however this was deemed not to be appropriate due to the open space provision within the site being used for allotments and also the fall in land levels across the site. Due to land ownership it is not possible to obtain a gravity connection to the water course which runs along the boundary of the site. In this instance, as described in paragraph 083 of the Planning Practice Guidance, notes the following:

“In terms of the overall viability of a proposed development, expecting compliance with the technical standards is unlikely to be reasonably practicable if more expensive than complying with building regulations – provided that where there is a risk of flooding the development will be safe and flood risk is not increased elsewhere.”

In this situation compliance with building regulations relates to the connection of site discharges to a separate system. In this situation, the discharges are to the public sewer system as advised by United Utilities following discussion with the applicant and the Lead Local Flood Authority (LLFA). Therefore, the only realistic option is to pump the surface water to the watercourse. Whilst a pumping station is less than ideal, it is a more sustainable solution than pumping the water to the combined sewer. The drainage solution submitted has been designed to have the same run off rate as the greenfield site due to proposed attenuation measures. The City’s Drainage Engineer has reviewed the detailed drainage scheme and considers it to be acceptable. He has also confirmed

Page 90 that this drainage scheme meets the requirements as set out by Network Rail to ensure that the drainage will not have an impact upon the operation railway.

Sustainable drainage tree pits have been included in the scheme and all dwellings will be provided with a water butt, which is betterment in terms of surface water drainage. The drainage strategy highlights that these are located within the site in shared or open spaces and shows there to be a total of 27 trees. The strategy clearly states this is preliminary therefore a condition to secure these is recommended.

In respect of the pumping station, objectors have highlighted that the station will neutralise a 15m radius of land which relies on land outside of the redline and that works to a culvert on site will also require works on third party land. Given there is no agreement in place for such works an objector considered the applicant to have no legal right to deliver the proposed drainage scheme. This is a matter for agreement between both parties and is not a material planning consideration and sites outside the planning process.

In respect of the representations regarding the surface water drainage capacity and concerns about the foul drainage sewer connections and wider implications of these matters, the city’s drainage engineer disagrees with the assertion that this situation will exacerbate flood risk to another site. Currently run-off from the site will generally flow towards the Bloor Homes site due to topography. The development will include the construction of a surface water drainage system to collect surface water run-off. Only in exceedence events will water leave the system. It is proposed that a new foul drainage system will be connected to the existing combined public sewer which crosses the site. All requirements of United Utilities must be met prior to approval of connection.

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

Heritage

Archaeology –

An archaeological desk-based assessment (DBA) was submitted with the application and during the course of the application the applicant has provided a Written Scheme of Investigation (WSI) for the proposed archaeological works on site. The Greater Manchester Archaeological Advisory Service (GMAAS) have confirmed that they are satisfied that the DBA meets the requirements for such a study as set-out in paragraph 189 of the NPPF and accept its concluding recommendations. GMAAS have also reviewed the WSI which has been updated during the course of the application and agreed that this is acceptable. A condition is recommended to ensure the development is carried out in accordance with the WSI.

Locally Listed Building –

Burgess farmhouse and outbuildings are included on the city council’s local list of heritage assets for its architectural and aesthetic value. The farmhouse, which is currently unoccupied and in a poor state of repair, fronts onto Hilton Lane, adjacent to the proposed site access to the development. It is important to note that planning permission has been granted for the demolition of all the farm buildings and the redevelopment of the site for residential use. Notwithstanding this, it is considered that, given the scale and massing of the proposed development, being low rise, together with the distance of separation between the proposed development and the locally listed asset, there would be no significant detrimental impact upon the setting of the former farmhouse.

In light of the above it is considered that the proposed development would accord with UDP policy CH8.

Ecology

The application site is allocated in the Salford UDP as a wildlife corridor and the land adjacent, to the west is a Site of Biological Importance (SBI) known as ‘Ponds near New Manchester’. The Greater Manchester Ecology Unit (GMEU) note that this SBI is designated partly because it is known to support the great crested newt, a specially protected species -

The application is supported by a Habitat Survey and Reasonable Avoidance Measures Method Statement for Great Crested Newts. GMEU have reviewed the Habitat Survey noting that reliance has been placed on

Page 91 previous surveys undertaken to inform nearby recent developments, particularly in relation to great crested newts. GMEU have confirmed that they are prepared to accept that taking these previous surveys into account there is sufficient information available to determine the application. GMEU accept that the site currently has limited potential to support great crested newts. GMEU note that significant work has been undertaken on the wider Burgess Lane housing developments and on the creation of the Nature Park West. The disturbance to the landscape caused by the work, and the distances between known newt ponds and the current application site, make the probability that newts have colonised the application site or land adjacent to the site as very low since 2015 when the latest survey was undertaken. GMEU further note that the site itself does not support optimum terrestrial habitat that could be used by great crested newts. GMEU conclude by stating that they do not consider that further surveys for great crested newts will add anything to the assessment of the potential impact of the proposed development on great crested newts.

Given the highly protected status of the great crested newts and because the presence of the great crested newts on the site cannot be entirely ruled out, the applicant has prepared a Reasonable Avoidance Measures Method Statement for Great Crested Newts. GMEU note that all of the works on the nearby development sites have been carried out successfully using Reasonable Avoidance Measures. The method statement has been reviewed by GMEU who have confirmed that it is fit for purpose. A condition is recommended to ensure the development is undertaken in accordance with the Reasonable Avoidance measures.

GMEU note that the adjacent Burgess Farm site supported much better habitat (sheep grazed pasture and hedgerows) than the current application site. The boundary of the Burgess Farm site to the adjacent SBI is much longer, the landscape had not been subject to any recent disturbance, and parts of the Burgess Farm development (drainage solutions) involved direct encroachment into the SBI. There was also a concurrent loss of open farmed land in this development. The enhancement of land in the ‘Nature Park west’ was considered to be a proportionate requirement for the Burgess Farm site to compensate for the loss of open farmland habitats and direct and indirect impacts on the SBI, a view upheld at Public Inquiry.

The current application does not involve the same degree of direct and indirect impact on the special interest of the SBI or on the landscape and therefore the requirement for the provision of compensatory habitats and greenspace is not comparable.

Nevertheless, GMEU consider there is a requirement for the current application to provide more in the way of semi-natural greenspace to mitigate for the loss of greenspace that currently functions as a wildlife foraging and movement resource. In particular, GMEU consider the areas of greenspace around the perimeter of the site to be too narrow and too formal to function effectively. GMEU advise that effective landscape corridors of semi- natural greenspace should be provided through the site or at the site boundaries of at least 10m.

The applicant has stressed that widening the greenspace around the development will have significant consequence for the layout of the scheme. The applicant is of the opinion that the buffer zone with appropriate landscaping and measures to prevent public access will be sufficient to ensure the greenspace functions as a wildlife corridor. The landscape buffer along the south and east boundary ranges in width from 0.8m to 5.4m, along the southern boundary this increases to between 3.96m and 13.9m in width, it is acknowledged that the western boundary abuts the SBI.

GMEU note that the applicant cannot rely on provision from other nearby developments to deliver mitigation for the loss of greenspace on this site, because this greenspace was provided as mitigation for greenspace losses associated with other developments. Whilst this position is accepted it is considered that a landscape buffer will be created between the two developments and for over half of the south/east boundary this is over the recommended 10m width. A detailed Landscape Creation and Management Plan is to be prepared for the development and this will be conditioned. This will ensure this greenspace is planted to encourage the movement of wildlife. It is also acknowledged that the developer has agreed to make a planning obligation contribution for public open space.

Whilst GMEU consider the provision of semi-natural greenspace on the site is not sufficient, when being mindful of the spaces surrounding the site and the opportunity to increase biodiversity by landscaping within the site, it is considered on balance that the development is acceptable in terms of its impacts on biodiversity and it would be difficult to justify a reason for refusal on the grounds of biodiversity.

Invasive Species –

Page 92 The submitted Habitat Survey identifies that Himalayan Balsam occurs on the site. It is an offence under the terms of the Wildlife and Countryside Act 1981 (as amended) to cause any of these plant species to spread in the wild. Following comments from GMEU the applicants have provided a Himalayan Balsam Method Statement. GMEU have agreed that the detail is sufficient and as such a condition is recommended to ensure the development is undertaken in strict accordance with this statement.

Bird Nesting –

GMEU recommend that any vegetation clearance required to facilitate the scheme takes place outside of the optimum time of year for bird nesting. As it is an offence under the Wildlife and Countryside Act 1981 (as amended) to intentionally damage or destroy the nest of any wild bird whilst in use or being built, the attachment of a condition is not necessary as it would duplicate that legislation. However, an informative has been added to remind the applicant of this.

Residential Amenity

The closest residential dwellings to the application site are those on Semmington View, Dunmail Close and Bullbridge View which form part of the recently constructed Burgress Farm development. These properties directly face the southern and western boundaries of the site and are accessed via cul-de-sacs or shared driveways that run between the existing dwellings and the site boundary. Suitable separation distances, of over 26m, will be retained between habitable elevations of these existing dwellings and those proposed, this takes into account the fact that some dwellings along this boundary are either 2½ or three storeys in height. This will ensure that privacy for existing residents and proposed residents is safeguarded and ensure the proposed dwellings would not have an overbearing impact on the existing dwellings in accordance with policy DES7 of the UDP.

There are certain points within the development where the Council’s normal separation distances would not be maintained. At their closest point, 14m is provided between front elevations and 17m is provided between rear elevations. Other areas which are short of the separation distances are where windows face gable elevations the closest relationship here is 9.8m. It is considered that these distances have been dictated by the layout that seeks to maintain suitable distances to existing neighbours and to create a strong and positive street frontage. It is also acknowledged that potential occupiers will be ‘buying into’ this relationship and therefore reduced separation distances are considered to be appropriate in this case.

Given the significant levels difference across the site there will be a need for retaining features within the site, mainly in the rear gardens of dwellings. The retaining features in some places could be as high as 2.8m and it is noted that in most circumstance there will be a 1.8m high fence on top. Also a 3m high acoustic fence will be erected in the rear gardens of plots 1 to 8. Whilst some boundary treatments are high, it is considered that the rear gardens are of sufficient size to ensure the boundary treatments are not overbearing on the gardens or the properties, ensuring residents have an acceptable level of amenity.

The development will provide all future occupiers with an acceptable level of light and outlook. All dwellings would benefit from a private rear garden. It is therefore considered that future occupants of the site would have a good level of amenity in accordance with UDP policy DES7.

Pollution

Air Quality -

The development does not sit within the Greater Manchester Air Quality Management Area (AQMA), however due to the scale of the development there is potential for the number of vehicle movements generated to have a detrimental impact on air quality in the wider city region. There is also potential for fugitive dust emissions during the construction phase to impact on the AQMA and also nearby receptors. The application has been supported by an air quality impact assessment. The model inputs have been reviewed by the City’s Environmental Consultant and are considered to be representative of the conditions in the area and cumulative impacts have been considered.

It is important to note that the UK Limit value for nitrogen dioxide (long term exposure) is 40 µg/m3 (annual mean). Long term exposure to concentrations of NO2 are known to have a negative impact on health.

Page 93 The model predicts that, at most receptors, the increase in emissions from road transport associated with the development will not result in any exceedance of the UK limit values. At two of the receptors (R2 – Manchester Road East and R9 – Walkden Road) concentrations (with development) are predicted to be 36.19 µg/m3 and 39.77 µg/m3 (annual mean) respectively. Both these receptors are within the boundary of the AQMA and located in close proximity to busy roads. The model demonstrates that road traffic emissions associated with increased traffic will increase pollutant concentrations within the AQMA.

Whilst the model shows that the pollutants within the AQMA will increase, these values do not exceed the UK Limit value as set out above. Notwithstanding this, the City’s Environmental consultant considers that some mitigation is required to minimise the impact of increasing emissions in the wider area, and safeguard public health.

The application is accompanied by a travel plan promoting the use of public transport, S106 monies will be directed towards public transport and improvements to public rights of way and pedestrian connections, all of which will go some way towards reducing emissions. In addition, in line with the Greater Manchester Air Quality Action Plan, a condition to secure electric vehicle charging points for all residential properties with off road parking is recommended. The applicant has not agreed to provide the charge points, however has agreed to fit all dwellings with appropriate wiring to a suitable point to enable future occupiers to easily install a charge point when their needs require it. This is deemed to be appropriate as the technology for charge points is changing at a fast pace and being mindful of the time to build out the site and that future occupiers may not have electric cars from occupation. These connections will be secured via condition.

Noise –

The application is supported by a noise assessment which confirms that the noise climate in the area is affected by trains using the railway and to some degree Hilton Lane.

The assessment includes results from a noise monitoring survey to determine design standards for building elements to ensure internal noise levels are achieved. The report concludes that suitable acoustic glazing and standard trickle ventilation is capable of reducing internal noise levels to the required standards. Ventilation for first floor rooms in plots closest to the railway (plots 1 to 26, 43 to 48, 55 and 61) requires acoustic trickle vents to enable the required standard to be met.

With respect to external noise levels in garden areas closest to the railway and the road (i.e. those impacted by both noise sources), these will require mitigation in the form of a 3m high close boarded acoustic fence to the northern boundary of plots 1 to 8.

The City’s Environmental Consultant considered the noise assessment to be robust and the conclusions are accepted. As such there is no objection to the application on the grounds of noise subject to conditions securing noise mitigation in the form of acoustic glazing and ventilation and boundary treatments.

Land Contamination -

The site has previously been undeveloped in agricultural and leisure use; however the proposed end use is for residential properties with gardens, which are considered a sensitive end use with respect to land contamination risk.

A Phase 1 Preliminary Site Assessment & Phase 2 Site Investigation has been submitted in support of the application. The City’s Environmental Consultant has confirmed that the conclusions of the report are accepted and the final remediation strategy including detailed validation requirements is required prior to the development commencing which will be secured by condition.

Coal Mining

The application site falls within the defined Development High Risk Area; therefore within the application site and surrounding area there are coal mining features and hazards which need to be considered in relation to the determination of this planning application. The planning application has been supported by a Phase 1 Preliminary Site Assessment and a Phase 2 Site Investigation Report, which also incorporates a Coal Mining Risk Assessment. The Coal Authority concurs with the recommendations of the reports; that coal mining legacy potentially poses a risk to the proposed development and that a detailed scheme of remedial measures should

Page 94 be provided to the Local Planning Authority to treat the onsite recorded mine entries and provide details of the mitigation measures necessary to ensure the stability of the offsite mine entries, as well as deal with the shallow coal workings to ensure the safety and stability of the proposed development.

Such remedial works will be secured by condition, The remediation works will ensure the associated risks from developing the site will be minimised as far as possible, which is a concern of neighbouring residents.

Sustainability

The application is supported by the Council’s Sustainability Checklist. The Design and Access Statement also outlines the applicant’s approach to sustainability which promotes a fabric first approach, to maximise the efficiency of the dwellings to be built in for the life of the dwelling. The use of energy will be reduced by good levels of thermal insulation, use of energy efficient lighting and the use of natural ventilation. The applicants approach to sustainability is considered to be acceptable and meets the requirements of policy EN22 of the Salford UDP and the Councils Sustainable Design and Construction SPD.

Planning Obligations

The Planning Obligations Supplementary Planning Document (SPD) explains the city council’s approach to the use of planning obligations. The SPD advises that a development of this nature in this part of the City should contribute towards open space, education, public realm, transport/highways improvements.

In terms of open space, the scheme proposes to provide 15 on-site allotments in lieu of the financial contribution for Youth and Adult facilities. The final layout of the allotments and design of associated infrastructure will be secured by condition as will the trigger for the allotments to be implemented on site and made available for use. The Council’s estates team has confirmed that the area of land where the allotments are sited will be retained in the Council’s ownership, therefore as this is within the City’s Councils control there is no requirement for the applicant to enter into a legal agreement to ensure that the allotments are retained in perpetuity.

No obligation is sought in respect of equipped children’s play space as the site falls within the catchment of the play area (500m) which is being provided on the adjacent development. As discussed above, the applicant has agreed to provide pedestrian linkages to the public footpath which runs along the southern boundary of the site which then will provide access beyond to the play space.

An open space financial obligation of £252,921 will be sought for improvements to Parr Fold Park and/or Peel Park and £170,570 will be directed to Wharton Playing Fields changing rooms and pitches.

In terms of education, in line with the formulas set out in the SPD, a financial contribution of £581,011 will be secured and directed towards existing or new primary school(s) within Pupil Planning Area 1 (Walkden North and Little Hulton) and/or Pupil Planning Area 2 Boothstown, Worsley & Ellenbrook.

Public realm contributions are considered necessary for this development to improve pedestrian linkages. A figure of £150,000 has been agreed. Initially this will be directed towards facilitating the links between the site and the PROW, as discussed earlier in the report. Any remaining monies will be directed towards improvements to the loop line as it heads towards the guided bus way.

A package of transport improvements is also considered necessary to mitigate the impact of development, details of this mitigation is set out in the highways section of this report. In addition, the following sums have been secured.

 £48,000 towards an upgrade to pedestrian and cycle movements at the roundabout at Newearth Road and Hilton Lane.  £10,000 to improve public transport - this will be directed towards improvements to Walkden Train Station which may include improved access to the station from the development site.  £275,880 to fund an extension of the existing shuttle bus which currently serves the adjacent development and/or to fund changes to the route/frequency of the existing service or to fund additional journeys to the bus services numbered 29, 36, and 38 which also serve the development.

Page 95 In respect of comments made about the applicant’s ability to legally extend the current bus service, as stated above this money can be used in a number of ways to improve the route/frequency of buses that serve the development, not just the VH2 bus. It will be for the Council to negotiate contracts with the bus providers and TfGM.

Policy OB1 of the planning obligations SPD identifies that the site is within a mid/high value area; given this there is a requirement that 20% of the houses on site should be affordable with a tenure spit of 75% social/affordable rented and 25% intermediate tenure. Given that the scheme proposed 209 houses, there is a requirement for 42 dwellings, comprising of 32 social/affordable rent dwellings and 10 of an intermediate tenure.

The applicant has engaged with the Council’s Planning and Housing Division and Derive (Councils local housing company) and through negotiation a scheme consisting of 42 affordable homes has been agreed in principle, subject to contract. The affordable homes will be secure via a section 106 agreement. These affordable dwellings will be provided on site, located in 3 groups of 10 and a group of 12. This is considered to meet the requirements in terms of pepper potting as per policy OB1.

Objections

The majority of the issues raised in representations have been given due consideration within the appraisal section of this report. However there are some objections which are not covered in the matters above, these will be given due consideration below.

It is noted in representations that the community use the site to play and walk dogs on. Whilst this is not disputed, the land is in private ownership and as such is not publically accessible space. It has also been noted in the objections that the land has been sign posted as private land with no trespassing.

There have been a significant number of objections to the scheme on the grounds that local services such as doctors, dentists, schools, are already significantly over subscribed and emergency services over stretched and that the provision of more housing will make this situation worse. The provision of services such as doctors, dentists and emergency services are planned and delivered at a strategic level to meet demand from a wider area than that of the application site. Therefore, the provision of these services is outside the remit of this planning application. In respect of primary schools, the application will make a full contribution towards education in accordance with the Planning Obligations SPD.

In respect of the objections regarding the amount of development in this area and that there is too much housing development. The assessment of the planning application does account for cumulative impacts from other committed developments in the area therefore this has been given due consideration in the consideration of this application.

In respect of the construction period, neighbouring residents may experience issues as identified by objectors. However, construction activity is temporary in nature and considered to be an acceptable consequence of development. A condition will also be imposed to address amenity related issues during the construction phase of development.

The objections regarding the submission date of the planning application are noted; however this has no bearing on the determination of a planning application, which has been publicised in line with legislation. There have been some comments regarding the plans and neighbour letters not being available to view on line. Members of the public have had issues with viewing plans; this was noted and additional time for representations to be received was provided by the case officer. In terms of being able to review the representations online, the Council does not publish these to the website, however representations can be viewed by appointment in the Council offices.

Whilst objectors have asked that an alternative access point into the development should be explored, the Local Planning Authority has to determine the application as submitted. The proposed access into the development is considered to be acceptable from a highways perspective. Also, in respect of the site being used for affordable housing, the scheme is considered to comply with the Council’s requirements for the provision of affordable units in this part of the City.

In respect of there being a conflict of interest as the City Council own the site, the planning application has been considered on its planning merits, ownership is not a material planning issue, nor is the financial benefits of the

Page 96 scheme for either the landowner or the developer. Workmen on site and that the affordable housing offer has been agreed with the Council are not indications that this application has been pre-determined; the planning application will be considered openly in accordance with national and local planning policies and procedures.

The loss of a view and impact on house prices are also not a material planning issues and therefore cannot be afforded any weigh in the determination of this planning application.

In respect of the objections regarding the increased opportunity for crime, the scheme has been designed to discourage crime and it would be unreasonable to assume that this development would increase crime or antisocial behavior.

In respect that planning obligations are not clear in the submission, the package of planning obligations has been discussed and confirmed during the course of the application. The package of planning obligations deemed to be suitable to mitigate the impacts of the development is set out in the planning obligation section of this report

Value Added

The applicant has engaged in extensive pre-application discussions on proposals for developing the site. Additional information has been submitted during the course of the application to address consultee and officer concerns and also to limit the number of pre commencement conditions.

Recommendation

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

A financial contribution of to be directed towards:

 £275,880 Shuttle Bus contribution – To fund an extension of the existing shuttle bus which currently serves the development site and/or to fund changes to the route/frequency of the existing service. Or to fund additional journeys to the bus services numbered 29, 36, and 38 which also serve the development.  £252,921 Open space contribution – Improvements to Parr Fold Park and/or Peel Park.  £170,570 Sports Pitch contribution – Improvements to Wharton Playing Fields changing rooms and pitches.  £150,000 Public Realm contribution – To direct some or all of the monies towards either improvements to the loop line as it heads towards the guided bus way and/or improved connections to the site including works to improve pubic rights of way which serve the site.  £581,011 Education contribution – To increase capacity to an existing or new primary school(s) within Pupil Planning Area 1 (Walkden North and Little Hulton) and/or Pupil Planning Area 2 Boothstown, Worsley & Ellenbrook.  £10,000 Walkden Train Station contribution – Improvements to the station or works to provide improved access to station from the development site.  £48,000 Newearth Road and Hilton Lane Mini Roundabout – Highway infrastructure improvement scheme to improve the pedestrian / cycle facilities.  Affordable Housing – 20% affordable housing to be provided onsite. This equates to 42 units.

2) That the applicant be informed that the Council is minded to grant planning permission, subject to the conditions stated below, on completion of such a legal agreement;

3) The authority be given for the decision notice relating to the application be issued (subject to the conditions and reasons stated below) on completion of the above-mentioned legal agreement;

Conditions

1. The development must be begun not later than three years beginning with the date of this permission.

Page 97 Reason: Required to be imposed by Section 91 of the Town and Country Planning Act 1990 (as amended).

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

Planning Layout BHM091/PL01 Rev U Hilton Lane, Worsley All House Types submitted on 11th March 2019 Secondary Package Substation Brick Built with Roof Variants Rev B

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

3. Prior to development commencing on the allotments and notwithstanding the details as shown on plan BHM091/PL01 Rev S, full details of the allotments including layout, car parking, associated infrastructure and boundary treatments shall be submitted to and approved in writing by the Local Planning Authority. The allotments shall be implemented in accordance with the approved details and be made available for use prior to the completion of the 150th dwelling.

Reason: To safeguard the amenity of the area in accordance with policy DES1 of the City of Salford Unitary Development Plan and to mitigate the impacts of development in accordance with DEV5 of the City of Salford Unitary Development Plan and the Planning Obligation SPD.

4. The development hereby approved shall be undertaken in accordance with the Written Scheme of Investigation for a Programme of Archaeological Work, P100021.01.1 vs 2.0 dated March 2019. Notwithstanding the programme at section 2.6, no development shall take place until a scheme for the timing / phasing of implementation works has been submitted to and approved in writing by the Local Planning Authority. The development shall be undertaken in accordance with the approved Written Scheme of Investigation and the approved timing / phasing of implementation works.

Reason: To record and advance understanding of heritage assets impacted on by the development and to make information about the archaeological heritage interest publicly accessible in accordance with CH8 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

Reason for pre-commencement condition: Any work on the site has the potential to damage archaeological assets and so the programme of works is required before any development commences.

5. Prior to development commencing (except for demolition and enabling works) the applicant shall submit and agree with the Local Planning Authority in writing a contaminated land remediation strategy. The development shall thereafter be carried out in full accordance with the duly approved remediation strategy or such varied remediation strategy as may be agreed in writing with the Local Planning Authority.

Reason for pre-commencement condition: Any works on site could affect any contamination which may be present and hinder the effective remediation of any contamination causing a risk to the health of future occupiers and harm to the environment, hence the initial investigation must be carried out before works commence

6. Pursuant to condition 5; and prior to first use or occupation a verification report, which validates that all remedial works undertaken on site were completed in accordance with those agreed with the Local Planning Authority, shall be submitted to and approved in writing by the Local Planning Authority.

7. No development shall take place until a detailed scheme of remedial works for the treatment for the mine entries on site, any mitigation measures deemed necessary to ensure the stability of the offsite mine

Page 98 entries and remedial works for the shallow coal workings has been submitted to and approved in writing by the Local Planning Authority. The development shall be undertaken in strict accordance with approved scheme and prior to the occupation of any dwellings or group of dwellings as agreed in writing with the LPA, a verification report relating to those dwellings shall be submitted to, and approved in writing by, the Local Planning Authority. The Verification Report shall validate that all remedial works undertaken were completed in accordance with the details agreed by the Local Planning Authority.

Reason: In the interests of public safety in accordance with paragraphs 178 and 179 of the National Planning Policy Framework.

Reason for pre-commencement condition: The undertaking of remedial and mitigatory measures, prior to the commencement of development, is considered to be necessary to ensure the safety and stability of the development.

8. Prior to occupation of any plot the acoustic mitigation scheme (including glazing and passive ventilation requirements) as described in the submitted acoustic report (Noise Assessment, November 2018, ref: R1421-REP01-JW, Red Acoustics) shall be installed. Prior to occupation of the residential units a Site Completion Report confirming that all necessary noise attenuation measures identified in the assessment shall be submitted to and approved in writing by the local planning authority.

9. Prior to the occupation of plots 1 to 8, the 3m high acoustic fence shall be installed as shown on site layout drawing BHM091/BT01 Rev F. The fence shall have a minimum density of 20kg/m2 and constructed of a material with no holes or openings. Once erected the fence shall be retained thereafter.

Reason: In the interests of the amenity of future occupiers in accordance with policy EN17 of the Salford Unitary Development Plan and the National Planning Policy Framework.

10. Prior to the commencement of the development, with the exception of site clearance and remediation, plans showing the existing and proposed ground levels across the site and details of proposed retaining features (there position, dimensions and construction specification) shall be submitted to and approved in writing by the local planning authority. The development shall be carried out in accordance with the submitted details.

Reason -To enable any proposed changes of level to be assessed in accordance with the provisions of policy DES1 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

Reason for pre-commencement condition: The levels of the site need to be understood prior to works commencing on site as it could affect how ground works are planned and carried out.

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

(i) the times of construction activities on site which, unless agreed otherwise as part of the approved Statement, shall be limited to between 8am-6pm Monday to Friday and 9am-2pm Saturday only (no working on Sundays or Bank Holidays). Quieter activities which are carried out inside buildings such as electrical works, plumbing and plastering may take place outside of agreed working times so long as they do not result in significant disturbance to neighbouring occupiers; (ii) the spaces for and management of the parking of site operatives and visitors vehicles; (iii) the storage and management of plant and materials (including loading and unloading activities); (iv) the erection and maintenance of security hoardings including decorative displays and facilities for public viewing, where appropriate; (v) measures to prevent the deposition of dirt on the public highway; (vi) measures to control the emission of dust and dirt during demolition/construction; (vii) a scheme for recycling/disposing of waste resulting from demolition/construction works;

Page 99 (viii) measures to minimise disturbance to any neighbouring occupiers from noise and vibration, including from any piling activity; (ix) measures to prevent the pollution of watercourses; (x) a community engagement strategy which explains how local neighbours will be kept updated on the construction process, key milestones, and how they can report to the site manager or other appropriate representative of the developer, instances of unneighbourly behaviour from construction operatives. The statement shall also detail the steps that will be taken when unneighbourly behaviour has been reported. A log of all reported instances shall be kept on record and made available for inspection by the local a planning authority upon request; and (xi) an intended date for the commencement of development and, following commencement, evidence of the material start on site.

Reason: In the interests of the amenity of neighbours in accordance with policies DES7 and EN17 of the Salford Unitary Development Plan and the NPPF.

12. Prior to occupation the applicant shall provide a scheme for the wiring to facilitate the provision of a single electric vehicle charging point for all residential properties with off road parking. The charging point shall be capable of Type 2 "Fast" charging, and wired to a dedicated 30A spur to provide 7KV charging capacity.

Reason: In accordance with paragraph 105 and 110 of the National Planning Policy Framework, to encourage the uptake of ultra-low emission vehicles and ensure the development is sustainable and to safeguard residential amenity, public health and quality of life.

13. The development shall be undertaken in strict accordance with the Reasonable Avoidance Measures Method Statement for Great Crested Newts dated 4th February 2019 by Rachel Hacking Ecology.

Reason: To protected species in accordance with the Nature Conservation and Biodiversity Supplementary Planning Document and the National Planning Policy Framework.

14. The development shall be undertaken in strict accordance with the Himalayan Balsam Method Statement dated 4th February 2019 by Rachel Hacking Ecology.

Reason - It is an offence under the Wildlife & Countryside Act 1981 to introduce, plant or cause to grow wild any plant listed in Schedule 9 part 2 of the Act.

15. The development hereby approved shall be carried out in strict accordance with the drainage strategy as presented in Drainage Strategy, Hilton Lane Worlsey, 30231/SRG March 2019.

Reason: To reduce the risk of flooding to the proposed development and future occupants in accordance with policy EN19 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

16. A scheme for the provision of sustainable drainage tree pits (based on the plan 30231/107 within the Drainage Strategy, Hilton Lane Worlsey, 30231/SRG March 2019) and the provision of water butts shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented prior to the development being brought into use (or in accordance with a phasing plan which shall first be agreed in writing with the local planning authority) and shall be retained thereafter.

Reason: To provide betterment in terms of water quality and surface water discharge rates policies EN19 and EN22 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

17. Notwithstanding any description of materials in the application no above ground construction works shall take place until samples or full details of materials to be used externally on the building(s) have been submitted to and approved in writing by the Local Planning Authority. Such details shall include the type,

Page 100 colour and texture of the materials. Only the materials so approved shall be used, in accordance with any terms of such approval.

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

19. No landscaping works, pursuant to condition 18, shall take place until a Landscape Creation and Management Scheme has been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented in accordance with the approved details and the approved timing / phasing of implementation as agreed under condition 18(b) or within 18 months of first occupation and retained thereafter.

Reason: To ensure that the site is satisfactorily landscaped having regard to its location and to support protected species in accordance with the policy DES9 of the City of Salford Unitary Development Plan, Nature Conservation and Biodiversity Supplementary Planning Document and the National Planning Policy Framework.

20. No development shall be started until all the retained trees as shown at the Arboricultural Method Statement (AMS), Drawing No: P.918.17.02 Rev. C, shown at Appendix 2 of the Ascerta Arboricultural Impact Assessment, Report entitled: 'Land at Hilton Lane, Worsley', dated November 2018 within (or overhanging) the site, have been protected using temporary protective fencing. Such protection shall be installed in accordance with the description shown at AMS, Drawing No: P.918.17.02 Rev. C in the positions as shown at AMS, Drawing No: P.918.17.02 Rev. C: and shall remain until all development is completed and no work, including any form of drainage or storage of materials, earth or topsoil shall take place within the perimeter of such protection.

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

21. The development hereby approved shall be carried out in accordance with the submitted Arboricultural Method Statement [AMS, Drawing No: P.918.17.02 Rev. C].

Page 101 22. The vehicle parking, servicing and other vehicular access arrangements shown on the approved plans to serve the development hereby permitted shall be made available for use prior to the development being brought into use (or in accordance with a phasing plan which shall first be agreed in writing with the local planning authority) and shall be retained thereafter for their intended purpose.

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

Within six months of the development hereby approved being brought into first occupation, a further, updated Travel Plan shall be submitted to and agreed in writing with the Local Planning Authority. The agreed Travel Plan shall be implemented and reviewed in accordance with the timetable embodied therein.

24. A scheme for the provision of pedestrian links from the site to the Public Right of Way W135 and W136 together with a timetable for implementation shall be submitted to and approved in writing by the Local Planning Authority. The pedestrian links shall be constructed in accordance with the approved scheme and timetable for implementation and shall remain free from obstruction thereafter.

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

Notes for Applicant:

1. The applicant is advised that they have a duty to adhere to the regulations of Part 2A of the Environmental Protection Act 1990, the National Planning Policy Framework 2018 and the current Building Control Regulations with regards to contaminated land. The responsibility to ensure the safe development of land affected by contamination rests primarily with the developer.

2. With respect to gas protection measures the applicant's attention is drawn to BRE 414, Protection Measures for Housing on Gas-Contaminated Sites. In addition the requirements of BS8845:2015 Code of Practice for the design of protective measures for methane and carbon dioxide ground gases for new buildings should be followed for installation and the verification requirements of CIRIA C735 Good Practice on the Testing and Verification of Protection Systems for Buildings against Hazardous Ground Gasses will need to be submitted.

Verification of gas protection systems needs to be undertaken during the construction process, or the applicant may not be able to discharge the condition. This can lead to issues with property searches and / or mortgage at a later time.

3. Ordinary watercourse consent will be required for any works to the watercourse. Refer to https://www.salford.gov.uk/media/388215/ordinary-watercourse-consent.pdf

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

Page 102 5. No vegetation clearance required by the scheme should take place in the optimum period for bird nesting (July to August inclusive) unless nesting birds have been shown to be absent by a suitably qualified person.

6. In respect of condition 7 any mitigation measures proposed shall first be agreed with The Coal Authority's Permitting Team.

7. Under the Coal Industry Act 1994 any intrusive activities, including initial site investigation boreholes, and/or any subsequent treatment of coal mine workings/coal mine entries for ground stability purposes require the prior written permission of The Coal Authority, since such activities can have serious public health and safety implications. Failure to obtain permission will result in trespass, with the potential for court action. In the event that you are proposing to undertake such work in the Forest of Dean local authority area our permission may not be required; it is recommended that you check with us prior to commencing any works. Application forms for Coal Authority permission and further guidance can be obtained from The Coal Authority's website at: https://www.gov.uk/get-a-permit-to-deal-with-a-coal-mine-on-your-property

8. Building over or within the influencing distance of a mine entry (shaft or adit) can be dangerous and has the potential for significant risks to both the development and the occupiers if not undertaken appropriately. The Coal Authority would draw your attention to our adopted policy regarding new development and mine entries: https://www.gov.uk/government/publications/building-on-or-within-the-influencing-distance-of-mine-entries

9. Where development is proposed over areas of coal and past coal workings at shallow depth, The Coal Authority is of the opinion that applicants should consider wherever possible removing the remnant shallow coal. This will enable the land to be stabilised and treated by a more sustainable method; rather than by attempting to grout fill any voids and consequently unnecessarily sterilising the nation's asset. Prior extraction of surface coal requires an Incidental Coal Agreement from The Coal Authority. Further information can be found at: https://www.gov.uk/get-a-licence-for-coal-mining

10. The applicant's attention is drawn to the contents of the attached letter from United Utilities dated 29th January 2019.

11. A public sewer crosses the site. Please liaise with United Utilities in relation to building over or diverting the sewer or about requirements for an easement.

12. This permission does not authorise the closure of the public right(s) of way affected by the proposed development which should at all times be maintained unrestricted and available for the free passage of the public.

Page 103 This page is intentionally left blank Agenda Item 6

PART 1 (OPEN TO THE PUBLIC)

REPORT OF THE STRATEGIC DIRECTOR PLACE

TO THE PLANNING AND TRANSPORTATION REGULATORY PANEL ON 9th May 2019

TITLE: PLANNING APPLICATIONS DETERMINED UNDER DELEGATED AUTHORITY

RECOMMENDATION: That the report be noted

EXECUTIVE SUMMARY: To set out details of applications determined by the Strategic Director Place in accordance with the Scheme of Delegation

BACKGROUND DOCUMENTS: (Available for public inspection) Details of the applications are available on the Council’s Public Access Website http://publicaccess.salford.gov.uk/publicaccess/default.aspx If you would like to access this information in an alternative format, please contact the planning office on 0161-779 6195 or e-mail [email protected]

KEY DECISION: NO

DETAILS: See attached schedule

KEY COUNCIL POLICIES: Performance Management

EQUALITY IMPACT ASSESSMENT AND IMPLICATIONS:N/A

ASSESSMENT OF RISK:N/A

SOURCE OF FUNDING: N/A

LEGAL IMPLICATIONS Supplied by N/A

FINANCIAL IMPLICATIONS Supplied by N/A

OTHER DIRECTORATES CONSULTED:N/A

CONTACT OFFICER: Liz Taylor – 0161 779 4803

WARD(S) TO WHICH REPORT RELATE(S): As specified in the attached schedule

Page 105

Recommendation

PER = Approve AUTH = Consent REF = Refuse NO OBJECTION = Allow the scheme as no objections have been received. An example would be used in response to consultations from neighbouring authorities or in relation to prior approvals when no objections have been received DISCON = Discharge of condition – an example would be that the submitted information is approved PDIS = Part discharge of conditions requested – an example of this would be that negotiations are still on-going with regard to some of the requested conditions or the condition is a multi staged condition and part is acceptable NDIS = Not Discharging condition requested – an example would be the submitted information is not acceptable and the decision is to refuse

Application Type

FUL = Full application ADV = Advert Application OUT = Outline Application HH = Householder Application REM = Reserved Matters COU = Change of use LBC = Listed Building Consent CON = Conservation Area Consent DISCON = Formal Discharge of Condition NMA = Non-Material Amendment MMA = Minor material Amendment DEMCON = Demolition Consultation TPO = Tree Application TEL56 = Telecommunication Notification ART16 = Art16 Notification PDE = General Permitted Development Extension

Page 106 DELEGATED DECISIONS BY DCM

APPLICATION No: 18/72750/ART16 DATE VALID: 27.11.2018

APPLICANT:Bethany Brown

LOCATION: Article 16 Barton Square Phoenix Way Trafford Park

PROPOSAL: Article 16 Consultation received from Trafford Council (95596/FUL/18) for Construction of new retail (Use Classes A1, A3 _ A5) and leisure (Use Class D2) floorspace, reconfiguration of existing retail (Use Class A1) and leisure (Use Class D2) floorspace, enclosure of mall and provision of additional parking

DECISION: No Objections DATE DECISION ISSUED: 3 April 2019 ______

APPLICATION No: 18/72620/FUL DATE VALID: 27.1 0.2018 WARD: Barton APPLICANT:Mr Jon Smith

LOCATION: 631 Liverpool Road Eccles M30 7BY

PROPOSAL: Conversion of dwelling to 7 bed HMO (Sui Generis), including minor alteration to side elevation

DECISION: Approve DATE DECISION ISSUED: 3 April 2019 ______

APPLICATION No: 19/72875/CLUDP DATE VALID: 30.01.2019 WARD: Barton APPLICANT:Mr Mathew w Ward

LOCATION: 722 Liverpool Road Eccles M30 7LW

PROPOSAL: Certificate of Lawfulness for the proposed raising of the roof level to create adequate head room for installation of patio doors.

DECISION: Approve DATE DECISION ISSUED: 26 April 2019 ______

Page 107 APPLICATION No: 19/72937/FUL DATE VALID: 08.02.2019 WARD: Barton APPLICANT:Mr Phil Duffy

LOCATION: Land Adjacent To 23 Eldon Place Eccles M30 8QE

PROPOSAL: Erection of a three storey building to be used as a 9 Bed House of Multiple Occupancy (HMO) (Sui Generis)

DECISION: Approve DATE DECISION ISSUED: 1 April 2019 ______

APPLICATION No: 19/73064/DISCON DATE VALID: 12.02.2019 WARD: Barton APPLICANT:Mr Pin Zhao

LOCATION: Land Formerly 140 Trafford Road Eccles M30 0FX

PROPOSAL: Request for confirmation of compliance of conditions 3 (materials), 5 (surface water drainage), 6 (CEMP), 8 (AMS) and 11 (site investigation) attached to planning permission 18/71785/FUL.

DECISION: Condition Request determined DATE DECISION ISSUED: 18 April 2019 ______

APPLICATION No: 19/73101/DISCON DATE VALID: 21.02.2019 WARD: Barton APPLICANT:Miss Lisa Matthewson

LOCATION: Newhaven Business Park Barton Lane Eccles M30 0HH

PROPOSAL: Request for confirmation of compliance of conditions 15 (Access Barton Lane), 18 (CMS), 19 (Materials), 22 (Japanese Knotweed), 23 (Manchester Ship Canal), 24 (Manchester Ship Canal 2), 25 (Surface Water), 27 (Contamination), 30 (Gas Protection Measures), 34 (Piling) and 35 (Levels) attached to planning permission 14/65186/FUL.

DECISION: Condition Request determined DATE DECISION ISSUED: 8 April 2019 ______

Page 108 APPLICATION No: 19/73145/FUL DATE VALID: 23.02.2019 WARD: Barton APPLICANT:Mr BRYAN DANIELS

LOCATION: 7 Edison Road Eccles M30 7AW

PROPOSAL: Erection of a first floor extension to existing ground floor extension to create new dwelling, installation of rear door access to existing dwelling, and car parking to both properties

DECISION: Approve DATE DECISION ISSUED: 17 April 2019 ______

APPLICATION No: 18/72798/HH DATE VALID: 29.01.2019 WARD: Boo thstown APPLICANT:Mr Scott Sandford And Ellenbrook LOCATION: 36 Stetchworth Drive Worsley M28 1EX

PROPOSAL: Erection of single storey front and first floor side extension (resubmission of 18/72236/HH).

DECISION: Approve DATE DECISION ISSUED: 3 April 2019 ______

APPLICATION No: 19/73026/HH DATE VALID: 05.02.2019 WARD: Boothstown APPLICANT:Mr James Grant And Ellenbrook LOCATION: 11 Wyre Drive Worsley M28 1HH

PROPOSAL: Erection of rear extension.

DECISION: Approve DATE DECISION ISSUED: 5 April 2019 ______

Page 109 APPLICATION No: 19/73030/HH DATE VALID: 06.02.2019 WARD: Boothstown APPLICANT:Mr Neville Sharples And Ellenbrook LOCATION: 18 Helmclough Way Worsley M28 7XY

PROPOSAL: Demolition of existing rear conservatory and erection of a single storey rear extension together with alterations to elevations.

DECISION: Approve DATE DECISION ISSUED: 3 April 2019 ______

APPLICATION No: 19/73031/HH DATE VALID: 13.02.2019 WARD: Boothstown APPLICANT:Dr Vasanth And Ellenbrook LOCATION: 3 Cornlea Drive Worsley M28 7XW

PROPOSAL: Erection of a single storey rear extension.

DECISION: Approve DATE DECISION ISSUED: 8 April 2019 ______

APPLICATION No: 19/73087/HH DATE VALID: 19.02.2019 WARD: Boothstown APPLICANT:Mrs Joanne Hirst And Ellenbrook LOCATION: 4 Goodshaw Road Worsley M28 7GJ

PROPOSAL: Erection of two storey side extension, single storey rear extension, partial garage conversion with new windows to the rear and door to the side, replacement conservatory roof.

DECISION: Approve DATE DECISION ISSUED: 18 April 2019 ______

Page 110 APPLICATION No: 19/73109/HH DATE VALID: 22.02.2019 WARD: Boothstown APPLICANT:Mrs Mike Turner And Ellenbrook LOCATION: 156 Vicars Hall Lane Worsley M28 1HY

PROPOSAL: Erection of a two storey side extension, extension to existing rear roof dormer together with alterations to elevations.

DECISION: Approve DATE DECISION ISSUED: 18 April 2019 ______

APPLICATION No: 19/73142/HH DATE VALID: 22.02.2019 WARD: Boothstown APPLICANT:Mr & Mrs Alker And Ellenbrook LOCATION: 58 Vicars Hall Gardens Worsley M28 1HU

PROPOSAL: Erection of first floor rear extension and alterations to the elevation.

DECISION: Approve DATE DECISION ISSUED: 26 April 2019 ______

APPLICATION No: 19/73189/PDE DATE VALID: 04.03.2019 WARD: Boothstown APPLICANT:Mr R Brichall And Ellenbrook LOCATION: 20 Vicars Hall Lane Worsley M28 1HS

PROPOSAL: Erection of a single storey rear extension to include roof lantern.

DECISION: No Objections DATE DECISION ISSUED: 12 April 2019 ______

Page 111 APPLICATION No: 19/73219/PDE DATE VALID: 08.03.2019 WARD: Boothstown APPLICANT:Mr Ben Yim C/O Mr John Boden And Ellenbrook LOCATION: 12 Maplefield Drive Worsley M28 1GB

PROPOSAL: Erection of a rear single storey garden room

DECISION: No Objections DATE DECISION ISSUED: 17 April 2019 ______

APPLICATION No: 18/72733/HH DATE VALID: 23.01.2019 WARD: Broughton APPLICANT:Mr Jacob KURAKOSE

LOCATION: 22 Pentlands Avenue Salford M7 2YG

PROPOSAL: Erection of a single storey rear and side extension

DECISION: Approve DATE DECISION ISSUED: 5 April 2019 ______

APPLICATION No: 18/72854/FUL DATE VALID: 30.01.2019 WARD: Broughton APPLICANT:Eric Earnshaw

LOCATION: 313 - 313A Great Clowes Street Salford M7 2FZ

PROPOSAL: Installation of disabled access ramp, 1.2m high metal wall top railings and gates, construction of a disabled/staff parking space, and erection of a timber garden shed and bin stores, together with alterations to right elevation.

DECISION: Approve DATE DECISION ISSUED: 17 April 2019 ______

Page 112 APPLICATION No: 19/72871/HH DATE VALID: 18.01.2019 WARD: Broughton APPLICANT:Mr Hiley

LOCATION: 356 Lower Broughton Road Salford M7 2HY

PROPOSAL: Erection of a single storey rear extension and alterations to side elevations

DECISION: Approve DATE DECISION ISSUED: 8 April 2019 ______

APPLICATION No: 19/73070/FUL DATE VALID: 12.02.2019 WARD: Broughton APPLICANT:Mr Simon Stott

LOCATION: 1 Alexander Gardens Salford M7 1RY

PROPOSAL: Erection of a Bin Store

DECISION: Approve DATE DECISION ISSUED: 8 April 2019 ______

APPLICATION No: 19/73134/FUL DATE VALID: 21.02.2019 WARD: Broughton APPLICANT:Mr Suruk Miah

LOCATION: 312 Lower Broughton Road Salford M7 2HQ

PROPOSAL: Change of use from ancillary flat into self contained flat at first/second floor, demolition of existing out house and erection of a single storey rear extension, and new shop front

DECISION: Approve DATE DECISION ISSUED: 10 April 2019 ______

Page 113 APPLICATION No: 19/73165/CLUD DATE VALID: 01.03.2019 WARD: Broughton APPLICANT:Mr Akiba Pines

LOCATION: 345 Great Cheetham Street East Salford M7 4BP

PROPOSAL: Certificate of Lawfulness for the continued use as a small HMO (up to 6 people)

DECISION: Refuse DATE DECISION ISSUED: 29 March 2019 ______

APPLIC ATION No: 19/73017/ADV DATE VALID: 08.02.2019 WARD: Cadishead APPLICANT:Mr David Taylor

LOCATION: Land Adjacent To Liverpool Road Irlam

PROPOSAL: Display of an internally illuminated community digital advertising/messaging screen

DECISION: Approve DATE DECISION ISSUED: 24 April 2019 ______

APPLICATION No: 19/73077/P3NPA DATE VALID: 11.02.2019 WARD: Cadishead APPLICANT:Mr Colin Fisher

LOCATION: 157 Liverpool Road Cadishead M44 5BT

PROPOSAL: Prior approval for proposed change of use from A1 (shop) to C3 (residential) and alterations to elevations

DECISION: No Objections DATE DECISION ISSUED: 5 April 2019 ______

Page 114 APPLICATION No: 19/73147/DISCON DATE VALID: 25.02.2019 WARD: Cadishead APPLICANT:Mr David Burgess

LOCATION: 2A Prospect Road Cadishead Manchester M44 5AW

PROPOSAL: Request for confirmation of condition 3 (materials) attached to planning permission 17/70800/FUL (APPEAL: 18/00004/REF).

DECISION: Condition Request determined DATE DECISION ISSUED: 8 April 2019 ______

APPLICATION No: 19/73178/HH DATE VALID: 04.03.2019 WARD: Cadishead APPLICANT:Mr Simon Loosemore

LOCATION: 9 Warwick Road Cadishead Irlam M44 5HE

PROPOSAL: Erection of a single storey rear extension.

DECISION: Approve DATE DECISION ISSUED: 26 April 2019 ______

APPLICATION No: 19/73315/NMA DATE VALID: 29.03.2019 WARD: Cadishead APPLICANT:Mrs Miranda Bell

LOCATION: Land Off Omega Drive Northbank Industrial Estate Irlam M44 5GR

PROPOSAL: Application for a non-material amendment to planning permission 18/72017/FUL for amending the Optimo composite panels to micro-rib, and for repositioning the goods door and fire doors on grid A.

DECISION: Approve DATE DECISION ISSUED: 10 April 2019 ______

Page 115 APPLICATION No: 19/72908/FUL DATE VALID: 21.01.2019 WARD: Claremont APPLICANT:Ms Helen AYO

LOCATION: 40 Acresfield Road Salford M6 7GE

PROPOSAL: Change of use from C3 (dwelling house) to C2 (residential institutions), together with erection of a single storey rear extension, construction of rear dormers and alterations to elevations

DECISION: Approve DATE DECISION ISSUED: 29 March 2019 ______

APPLICATION No: 19/72917/HH DATE VALID: 15.01.2019 WARD: Claremont APPLICANT:Mrs Joan Mogridge

LOCATION: 39 East Lancashire Road Swinton M27 5LY

PROPOSAL: Retrospective planning application for the erection of a single storey rear extension and raised timber decking

DECISION: Approve DATE DECISION ISSUED: 8 April 2019 ______

APPLICATION No: 19/73037/HH DATE VALID: 06.02.2019 WARD: Claremont APPLICANT:Mr & Mrs Stapley

LOCATION: 18 Kingsway Swinton M27 4JX

PROPOSAL: Erection of two storey side extension and single storey side and rear extension with front entrance canopy and alterations to the roof

DECISION: Approve DATE DECISION ISSUED: 5 April 2019 ______

Page 116 APPLICATION No: 19/73139/HH DATE VALID: 22.02.2019 WARD: Claremont APPLICANT:Mr & Mrs Bishay

LOCATION: 14 Moorville Road Salford M6 8NP

PROPOSAL: Erection of first floor side extension, construction of a bay window and new window to side elevation.

DECISION: Approve DATE DECISION ISSUED: 1 April 2019 ______

APPLICATION No: 19/72950/FUL DATE VALID: 22.01.2019 WARD: Eccles APPLICANT:Mr & Mrs Mark and Sarah Cain and Vice -Cain

LOCATION: 37 Ellesmere Road Eccles M30 9JH

PROPOSAL: Demolition of the existing bungalow down to and including the ground floor level and erection of a new detached dwelling on the same footprint

DECISION: Approve DATE DECISION ISSUED: 26 April 2019 ______

APPLICATION No: 19/73099/CLUDP DATE VALID: 14.02.2019 WARD: Eccles APPLICANT:Mr A Green

LOCATION: 8 Snowdon Road Eccles M30 9AT

PROPOSAL: Demolition of existing conservatory and erection of single storey rear extension.

DECISION: Approve DATE DECISION ISSUED: 26 April 2019 ______

Page 117 APPLICATION No: 19/73104/FUL DATE VALID: 20.02.2019 WARD: Eccles APPLICANT:C/O Rev Anna Jarvis

LOCATION: Monton Unitarian Church Monton Green Eccles M30 8AP

PROPOSAL: The construction of a new level access and inclined approach to the main entrance to the south elevation of the church.

DECISION: Approve DATE DECISION ISSUED: 17 April 2019 ______

APPLICATION No: 19/73152/LBC DATE VALID: 26.02.2019 WARD: Eccles APPLICANT:C/O Rev Anna Jarvis

LOCATION: Monton Unitarian Church Monton Green Eccles M30 8AP

PROPOSAL: Listed Building Consent for ease of accessibility to the church to include, inclined approach and new stairs to the main entrance. Internally, an accessible WC added to the west narthex, levelling of platforms in both transepts and the addition of two wheelchair spaces within the pews.

DECISION: Approve DATE DECISION ISSUED: 18 April 2019 ______

APPLICATION No: 19/73175/HH DATE VALID: 02.03.2019 WARD: Eccles APPLICAN T:Dr Issam Alainachi

LOCATION: 20 Bradford Road Eccles M30 9FT

PROPOSAL: Demolition of existing conservatory and erection of a single storey rear extension together with link corridor to garage conversion and alterations to elevations.

DECISION: Approve DATE DECISION ISSUED: 18 April 2019 ______

Page 118 APPLICATION No: 19/73184/DISCON DATE VALID: 05.03.2019 WARD: Eccles APPLICANT:Mr David Lowe

LOCATION: Kemball House Clarendon Road Eccles M30 9AD

PROPOSAL: Request for confirmation of compliance of condition 3 (tree replacement scheme) attached to planning permission 18/72655/FUL.

DECISION: Condition Request determined DATE DECISION ISSUED: 3 April 2019 ______

APPLICATION No: 19/73187/HH DATE VALID: 06.03.2019 WARD: Eccles APPLICANT:Mrs THELMA OREGAN

LOCATION: 66 Winchester Road Eccles M30 9BU

PROPOSAL: Demolition of existing detached out building and erection of a single storey rear extension together with alterations to elevations.

DECISION: Approve DATE DECISION ISSUED: 18 April 2019 ______

APPLICATION No: 19/73197/HH DATE VALID: 12.03.2019 WARD: Eccles APPLICANT:Mr Stuart Cochrane

LOCATION: 8 Bledlow Close Eccles M30 9LP

PROPOSAL: Erection of a first floor side extension

DECISION: Approve DATE DECISION ISSUED: 17 April 2019 ______

Page 119 APPLICATION No: 18/72687/FUL DATE VALID: 13.11.2018 WARD: Irlam APPLICANT:Mr J Pirie

LOCATION: Land At Osprey Drive Osprey Drive Irlam M44 6LS

PROPOSAL: Erection of four dwellings together with car parking and landscaping

DECISION: Approve DATE DECISION ISSUED: 27 March 2019 ______

APPLICATION No: 19/72888/HH DATE VALID: 15.01.2019 WARD: Irlam APPLICANT:Lesley Segal

LOCATION: 12 Ferryhill Road Irlam M44 6DD

PROPOSAL: Erection of a two storey rear and side extension

DECISION: Approve DATE DECISION ISSUED: 26 April 2019 ______

APPLICATION No: 19/73093/P3NPA DATE VALID: 11.02.2019 WARD: Irlam APPLICANT:Mr Colin Fisher

LOCATION: 159 Liverpool Road M44 6DA

PROPOSAL: Prior approval for proposed change of use from A1 (shop) to C3 (residential) and alterations to elevations

DECISION: No Objections DATE DECISION ISSUED: 5 April 2019 ______

Page 120 APPLICATION No: 19/73122/ FUL DATE VALID: 22.02.2019 WARD: Irlam APPLICANT:LeasePlan UK Ltd

LOCATION: Land To The South Of Stadium Way Salford M30 7EY

PROPOSAL: Application for the variation of condition one (Temporary Consent) attached to planning permission 18/72491/FUL

DECISION: Approve DATE DECISION ISSUED: 12 April 2019 ______

APPLICATION No: 18/71783/DEMCON DATE VALID: 10.05.2018 WARD: Irwell APPLICANT:Mr Darren Kibble Riverside

LOCATION: University Of Salford, Allerton Building And Theatre Frederick Road Salford M6 6PU

PROPOSAL: Prior notification for the demolition of the main Allerton Annexe building, with the associated out-buildings to be retained,

DECISION: No Objections DATE DECISION ISSUED: 3 April 2019 ______

APPLICATION No: 18/72857/FUL DATE VALID: 23.12.2018 WARD: Irwell APPLICANT:David Mann Riverside

LOCATION: Land Located South Of The River Irwell And West Of Littleton Road Centred On Whit Lane Charlestown M6 6HP

PROPOSAL: Installation of a 160kW hydropower scheme including fish pass and eel pass

DECISION: Approve DATE DECISION ISSUED: 29 March 2019 ______

Page 121 APPLICATION No: 19/73054/LBC DATE VALID: 09.02.2019 WARD: Irwell APPLICANT:Ms Lewington Riverside

LOCATION: 51 Crescent Salford M5 4WX

PROPOSAL: Listed Building Consent for the installation of an improved environmental management system for archive collections stored in the basement and move a server to the ground floor, together with external and internal alterations

DECISION: Approve DATE DECISION ISSUED: 18 April 2019 ______

APPLICATION No: 19/73126/FUL DATE VALID: 25.02.2019 WARD: Irwell APPLICANT:Mr Joule Stovold Riverside

LOCATION: 18 Suffolk Street Salford M6 6DU

PROPOSAL: Change of use from C3 (residential) to C4 (Small HMO) together with a two storey side extension and loft conversion.

DECISION: Refuse DATE DECISION ISSUED: 26 April 2019 ______

APPLICATION No: 19/73228/CLUD DATE VALID: 09.03.2019 WARD: Irwell APPLICANT:Mrs Geeta Rehal Riverside

LOCATION: 64 Blandford Road Salford M6 6BE

PROPOSAL: Certificate of Lawfulness of Existing Use as a C4 property.

DECISION: Approve DATE DECISION ISSUED: 3 April 2019 ______

Page 122 APPLICATION No: 19/7324 2/NMA DATE VALID: 15.03.2019 WARD: Irwell APPLICANT:C/O Agent Riverside

LOCATION: Land Facing Playing Fields Duchy Road Salford M6 7JQ

PROPOSAL: Application for a non-material amendment to planning permission 17/71136/FUL for minor alteration of the approved Site Layout plan, moving Plots 41-54 to the west by 600mm.

DECISION: Approve DATE DECISION ISSUED: 1 April 2019 ______

APPLICATION No: 19/73262/NMA DATE VALID: 19.03.2019 WARD: Irwell APPLICANT:Mr Brian Westley Riverside

LOCATION: 20 Tudbury Way Salford M3 6TW

PROPOSAL: Application for a non-material amendment to planning permission 18/72270/HH for the alteration to the design to replace the shallow pitched lean-to roof and Velux rooflights on the single storey rear extension, with a parapet flat roof and integral rooflights, including reconstruction of the existing conservatory and glazed rear window arrangements.

DECISION: Approve DATE DECISION ISSUED: 24 April 2019 ______

APPLICATION No: 18/72087/T PO DATE VALID: 30.01.2019 WARD: Kersal APPLICANT:First Port Retirement

LOCATION: Brook Court Moor Lane Salford M7 3NF

PROPOSAL: Crown thin to a maximum of 30% eight silver birch (T6-T10, T12, and T14-T15), one ash (T13), one cherry (T11) and one sycamore (T16). Crown reduce to leave a height of 4m one holly (T17).

DECISION: Approve DATE DECISION ISSUED: 3 April 2019 ______

Page 123 APPLICATION No: 19/72897/HH DATE VALID: 29.01.2019 WARD: Kersal APPLICANT:Mr Z Dzialowski

LOCATION: 95 Singleton Road Salford M7 4LX

PROPOSAL: Erection of a single storey rear extension, front porch to include steps and hand rail, and construction of front and rear dormers.

DECISION: Approve DATE DECISION ISSUED: 15 April 2019 ______

APPLICATION No: 19/72930/HH DATE VALID: 18.01.2019 WARD: Kersal APPLICANT:Mr C Goldman

LOCATION: 9 Brookside Drive Salford M7 4NP

PROPOSAL: Demolition of existing side extension, two storey side extension and single storey rear extension, loft conversion with dormers to the front, side and rear, balcony to the rear, new front bay window, ridge height being raised and associated alterations to front elevation.

DECISION: Approve DATE DECISION ISSUED: 10 April 2019 ______

APPLICATION No: 19/72986/FUL DATE VALID: 29.01.2019 WARD: Kersal APPLICANT:Mr Stuart Gatley

LOCATION: Flat Above 319 Littleton Road Salford M7 3TA

PROPOSAL: Continued use of domestic 2 bedroom flat at first and second floor and construction of a rear dormer window together with alterations to rear elevation.

DECISION: Approve DATE DECISION ISSUED: 26 March 2019 ______

Page 124 APPLICATION No: 19/72999/TPO DATE VALID: 31.01.2019 WARD: Kersal APPLICANT:Mr Joseph Grunfeld

LOCATION: 456C Bury New Road Salford M7 4LH

PROPOSAL: Fell one sycamore tree (T4).

DECISION: Approve DATE DECISION ISSUED: 27 March 2019 ______

APPLICATION No: 19/73038/HH DATE VALID: 07.02.2019 WARD: Kersal APPLICANT:Mr M Rashman

LOCATION: 3 Kersal Gardens Salford M7 4NS

PROPOSAL: Construction of new lantern light on existing single storey rear flat roof; adjustments to the roof over the rear out-building to suit a widened passageway and erection of a new transparent roof to cover the yard between the house and outbuilding.

DECISION: Approve DATE DECISION ISSUED: 26 April 2019 ______

APPLICATION No: 19/73106/NMA DATE VALID: 15.02.2019 WARD: Kersal APPLICANT:Mr Almond

LOCATION: Broughton House Park Lane Salford M7 4JD

PROPOSAL: Application for a non-material amendment to planning permission 17/70362/FUL for amendments to approved plans.

DECISION: Approve DATE DECISION ISSUED: 24 April 2019 ______

Page 125 APPLICATION No: 19/73120/FUL DATE VALID: 01.03.2019 WARD: Kersal APPLICANT:Mrs Glejser

LOCATION: 7 Okeover Road Salford M7 4JX

PROPOSAL: Creation of additional dwelling unit by splitting the existing house into one apartment on each floor, and erection of a single storey rear extension

DECISION: Approve DATE DECISION ISSUED: 26 April 2019 ______

APPLICATION No: 19/73158/HH DATE VALID: 27.02.2019 WARD: Kersal APPLICANT:Mrs Theresa Partington

LOCATION: 226 Littleton Road Salford M7 3QU

PROPOSAL: Provision for a dropped kerb to allow vehicular access from a driveway onto a classified road.

DECISION: Approve DATE DECISION ISSUED: 12 April 2019 ______

APPLICATION No: 19/73169/NMA DATE VALID: 01.03.2019 WARD: Kersal APPLICANT:Mr Goodman

LOCATION: 125 Leicester Road Salford M7 4HJ

PROPOSAL: Application for a non-material amendments to planning permission 18/72755/HH for the flat roof of extension to match the height of existing roof eaves, re-siting of a smaller window in the front elevation and the insertion of a window to the angled wall

DECISION: Approve DATE DECISION ISSUED: 27 March 2019 ______

Page 126 APPLICATION No: 19/73177/TPO DATE VALID: 12.03.2019 WARD: Kersal APPLICANT:clark

LOCATION: Moor End Court Bury New Road Salford M7 3PA

PROPOSAL: Crown reduce to leave a height of 5m and a width spread of 4m one goat willow (T1).

DECISION: Approve DATE DECISION ISSUED: 12 April 2019 ______

APP LICATION No: 19/72949/NMA DATE VALID: 22.01.2019 WARD: Langworthy APPLICANT:Mr David Prescott

LOCATION: Mulberry, Sycamore & Magnolia Courts Mulberry Road Salford M6 5FQ

PROPOSAL: Application for a non-material amendment to planning permission 14/65822/FUL for change of render panel colour on elevations from grey to green.

DECISION: Approve DATE DECISION ISSUED: 29 March 2019 ______

APPLICATION No: 18/72605/OUTEIA DATE VALID: 07.11.2018 WARD: Little Hulton APPLICANT:MHE Investments Ltd

LOCATION: Land At Brackley Golf Club Bullows Road Little Hulton M38 9TR

PROPOSAL: Demolition of existing buildings and outline planning application with all matters reserved except for the principal means of access from Manchester Road West (A6) for the erection of a residential development with associated landscaping, open space, ecological corridor, acoustic bund and mitigation and infrastructure

DECISION: Approve DATE DECISION ISSUED: 28 March 2019 ______

Page 127 APPLICATION No: 19/73088/HH DATE VALID: 13.02.2019 WARD: Little Hulton APPLICANT:Mr Khizer Khan

LOCATION: 10 Peel Drive Little Hulton Worsley M38 0EJ

PROPOSAL: Erection of single storey rear extension and porch at front.

DECISION: Approve DATE DECISION ISSUED: 17 April 2019 ______

APPLICATION No: 19/73118/TPO DATE VALID: 19.02.2019 WARD: Little Hulton APPLICANT:Ms Janey Holleran

LOCATION: Land To The Side Of 5 Hallview Way Worsley M28 0BF

PROPOSAL: 20% crown thin one beech tree (T1).

DECISION: Approve DATE DECISION ISSUED: 29 March 2019 ______

APPLICATION No: 18/72738/COU DATE VALID: 06.12.2018 WARD: Ordsall APPLICANT:Ms Amira Mohsen

LOCATION: 19 Modwen Road Salford M5 3EZ

PROPOSAL: Change of use from use B1 (business) to D1 (non-residential institution).

DECISION: Approve DATE DECISION ISSUED: 27 March 2019 ______

Page 128 APPLICATION No: 19/72880/ADV DATE VALID: 31.01.2019 WARD: Ordsall APPLICANT:Mrs Katie Merrell

LOCATION: Tayleur Apartments Waterman Walk Salford M50 3AQ

PROPOSAL: Display of large marketing banner to be attached to the frontage of Tayleur Apartments, facing Trafford Road.

DECISION: Approve DATE DECISION ISSUED: 24 April 2019 ______

APPLICATION No: 19/72913/DISCON DATE VALID: 05.02.2019 WARD: Ordsall APPLICANT:Mr Phil Marsden

LOCATION: Plot 1 New Bailey / Plots B2/B3 Salford Central Masterplan At Land Southwest New Bailey Street And Southeast Salford Central Station M3 5ET

PROPOSAL: Request for confirmation of compliance of condition 5 - (Construction Method Statement / Health & Safety Plan) 12 - (Drainage Strategy) and 19 - (Piling Method Statement) attached to planning permission 18/71823/FUL

DECISION: Approve DATE DECISION ISSUED: 29 March 2019 ______

APPLICATION No: 19/72951/DISCON DATE VALID: 12.02.2019 WARD: Ordsall APPLICANT:Mr Mark Hooson

LOCATION: Plot 1 New Bailey / Plots B2/B3 Salford Central Masterplan At Land Southwest New Bailey Street And Southeast Salford Central Station M3 5ET

PROPOSAL: Request for confirmation of compliance of conditions 18 - (scheme of commemoration and timetable) attached to planning permission 18/71823/FUL.

DECISION: Condition Request determined DATE DECISION ISSUED: 27 March 2019 ______

Page 129 APPLICATION No: 19/72957/ADV DATE VALID: 23.01.2019 WARD: Ordsall APPLICANT:N/A

LOCATION: Trinity Riverside Worsley Street Salford M3 5AA

PROPOSAL: Display of one fascia sign and one totem pole both internally illuminated

DECISION: Approve DATE DECISION ISSUED: 15 April 2019 ______

APPLICATION No: 19/72967/DISCON DATE VALID: 25.01.2019 WARD: Ordsall APPLICANT:Mr Lyndon Forshaw

LOCATION: Land At Worrall Street Salford M5 4TH

PROPOSAL: Request for confirmation of compliance of conditions 3 - (Contamination), 9 - (Surface drainage), and condition 8 - (Construction Method Statement) attached to planning permission 18/71363/FUL

DECISION: Condition Request determined DATE DECISION ISSUED: 5 April 2019 ______

APPLICATION No: 19/72969/ADV DATE VALID: 25.01.2019 WARD: Ordsall APPLICANT:CO -OPERATIVE FOOD

LOCATION: Co-operative Food Ordsall Lane Salford M5 4TX

PROPOSAL: Display of four internally illuminated and two non-illuminated various signs

DECISION: Approve DATE DECISION ISSUED: 8 April 2019 ______

Page 130 APPLICATION No: 19/72970/DISCON DATE VALID: 25.01.2019 WARD: Ordsall APPLICANT:Mrs Michele Steel

LOCATION: Former Cinema Site Clippers Quay Salford M5 2XP

PROPOSAL: Request for confirmation of compliance of condition 25 - (Ventilation) attached to planning permission 14/65413/HYB

DECISION: Condition Request determined DATE DECISION ISSUED: 5 April 2019 ______

APPLICATION No: 19/72983/HH DATE VALID: 29.01.2019 WARD: Ordsall APPLICANT:Mr Martin Parr

LOCATION: 1 Wodens Avenue Salford M5 4TF

PROPOSAL: Garage conversion and new part flat and part pitch roof to the garage, garage door replaced with a window.

DECISION: Approve DATE DECISION ISSUED: 3 April 2019 ______

APPLICATION No: 19/73003/FUL DATE VALID: 01.02.2019 WARD: Ordsall APPLICANT:Sainsbury's Supermarkets Ltd

LOCATION: Unit1 Block F Middlewood Locks Middlewood Street Salford M5 4GP

PROPOSAL: External changes to commercial ground floor unit to include installation of ATM machine, amendment to main entrance to install sli ding door and changes to louvre screen to plant room.

DECISION: Approve DATE DECISION ISSUED: 27 March 2019 ______

Page 131 APPLICATION No: 19/73004/ADV DATE VALID: 01.02.2019 WARD: Ordsall APPLICANT:Sainsbury's Supermarkets Ltd

LOCATION: Unit1 Block F Middlewood Locks Middlewood Street Salford M5 4GP

PROPOSAL: Display of 3no. internally illuminated fascia signs, 1no. internally applied vinyl lozenge sign and 1no. internally applied vinyl ATM surround.

DECISION: Approve DATE DECISION ISSUED: 27 March 2019 ______

APPLICATION No: 19/73020/ADV DATE VALID: 18.02.2019 WARD: Ordsall APPLICANT:c/o Canmoor Projects Limited

LOCATION: 2 Anchorage Quay Salford

PROPOSAL: Display of externally illuminated fascia signs to the West and East elevation and the application of transparent vinyl to the central glazed section of Anchorage 2

DECISION: Approve DATE DECISION ISSUED: 24 April 2019 ______

APPLICATION No: 19/73023/FUL DATE VALID: 08.02.2019 WARD: Ordsall APPLICANT:Mr Rory O'Connor

LOCATION: 81 Chapel Street Salford M3 5DF

PROPOSAL: Retrospective planning application for the removal of existing roof light and installation of new roof light/AOV

DECISION: Approve DATE DECISION ISSUED: 17 April 2019 ______

Page 132 APPLICATION No: 19/73095/FUL DATE VALID: 14.02.2019 WARD: Ordsall APPLICANT:Mr Leigh Thomas

LOCATION: Harbour City Multi Storey Car Park The Quays Salford M50 3SP

PROPOSAL: Improvements to facade and entrance of Harbour City Multi Storey Car Park at ground floor level, to replace existing railings with new cladding, over clad the existing brick work and installation of sliding doors at the pedestrian entrance.

DECISION: Approve DATE DECISION ISSUED: 10 April 2019 ______

APPLICATION No: 19/73200/DISCON DATE VALID: 07.03.2019 WARD: Ordsall APPLICANT:Mr Phil Mayall

LOCATION: Land Surrounding Stanley Street Bound By Trinity Way, Irwell Street And River Irwell M3 5DA

PROPOSAL: Application for confirmation of condition 35 (fumes and odours) attached to planning permission 16/68325/OUT.

DECISION: Condition Request determined DATE DECISION ISSUED: 3 April 2019 ______

APPLICATION No: 19/73224/NMA DATE VALID: 09.03.2019 WARD: Ordsall APPLICANT:Mr Simon Stott

LOCATION: Arthur Millwood Court Rodney Street And Canon Hussey Court Islington Way Salford

PROPOSAL: Application for a non-material amendment to planning permission 11/61061/FUL for replacement cladding.

DECISION: Approve DATE DECISION ISSUED: 1 April 2019 ______

Page 133 APPLICATION No: 19/73246/DISCON DATE VALID: 15.03.2019 WARD: Ordsall APPLICANT:Mr Martin Halsey

LOCATION: Former Cinema Clippers Quay Salford M50 3XP

PROPOSAL: Request for confirmation of compliance of condition 14 (Landscaping FUL) and 16 (Landscaping Outline) attached to planning permission 14/65413/HYB.

DECISION: Condition Request determined DATE DECISION ISSUED: 26 April 2019 ______

APPLICATION No: 19/73282/DISCON DATE VALID: 21.03.2019 WARD: Ordsall APPLICANT: -

LOCATION: Land At The Junction Of Langworthy Road And Eccles New Road Salford M5 4UF

PROPOSAL: Request for confirmation of compliance of condition 5 - (Materials) attached to planning permission 18/72424/FUL.

DECISION: Condition Request determined DATE DECISION ISSUED: 5 April 2019 ______

APPLICATION No: 18/72823/FUL DATE VALID: 20.12.2018 WARD: Pendlebury APPLICANT:Vengrove

LOCATION: Agecroft Commerce Park Rechar Way Pendlebury Salford M27 8WA

PROPOSAL: Change of use of industrial unit from existing B8 use (Storage and Distribution) to a mixed B2 (General Industrial) / B8 (Storage and Distribution) use.

DECISION: Approve DATE DECISION ISSUED: 4 April 2019 ______

Page 134 APPLICATION No: 19/73062/FUL DATE VALID: 19.02.2019 WARD: Pendlebury APPLICANT:Mr K KOMALESWARAN

LOCATION: 143 Manchester Road Clifton Swinton M27 8PH

PROPOSAL: Change of use from A1 (Shop) to dual use A3 (Restaurants and cafes) A5 (Hot Food Takeaway) installation of extraction/ducting flue system to side elevation and alterations to elevations

DECISION: Approve DATE DECISION ISSUED: 17 April 2019 ______

APPLICATION No: 19/73111/HH DATE VALID: 16.02.2019 WARD: Pendlebury APPLICANT:Miss Dawn Bradbury

LOCATION: 12 Oakwood Avenue Swinton M27 6NR

PROPOSAL: Erection of a single storey rear extension, alterations and extension to existing front porch, construction of new parapet wall over the existing garage together with alterations to elevations.

DECISION: Approve DATE DECISION ISSUED: 17 April 2019 ______

APPLICATION No: 19/73179/DEMCON DATE VALID: 07.03.2019 WARD: Pendlebury APPLICANT:Mr Ian Bellamy

LOCATION: Manor Lodge Agecroft Road Swinton M27 8UF

PROPOSAL: Prior notification for the demolition of a block of 7 garage units and ancillary bin store attached to the garages

DECISION: No Objections DATE DECISION ISSUED: 3 April 2019 ______

Page 135 APPLICATION No: 18/72489/FUL DATE VALID: 05.11.2018 WARD: Swinton APPLICANT:Mr William Fairfiled North

LOCATION: Land To East Of Priestley Road Wardley Industrial Estate Worsley M28 2LX

PROPOSAL: Erection of 8 no. light industrial work units (Use Class B1(c)/B2) together with associated landscaping, car parking and construction of new vehicular access and installation of 2.4m high fence and gates

DECISION: Approve DATE DECISION ISSUED: 9 April 2019 ______

APPLICATION No: 18/72761/FUL DATE VALID: 29.11.2018 WARD: Swinton APPLICANT:Mr Govind Anda North

LOCATION: 272 Chorley Road Swinton M27 9UW

PROPOSAL: Proposed erection of a 3 storey side extension with change of use from house to 5 flats

DECISION: Approve DATE DECISION ISSUED: 3 April 2019 ______

APPLICATION No: 19/72991/HH DATE VALID: 07.02.2019 WARD: Swinton APPLICANT:Mrs Nicole Salczynski North

LOCATION: 10 Ardens Close Swinton M27 9XR

PROPOSAL: Erection of a single storey rear extension and construction of a front dormer extension together with alterations to elevations.

DECISION: Approve DATE DECISION ISSUED: 4 April 2019 ______

Page 136 APPLICATION No: 19/73129/HH DATE VALID: 19.02.2019 WARD: Swinton APPLICANT:Mr Chris Hill North

LOCATION: 13 Devon Street Swinton M27 6FQ

PROPOSAL: Erection of a first floor side extension.

DECISION: Approve DATE DECISION ISSUED: 17 April 2019 ______

APPLICATION No: 19/73171/PDE DATE VALID: 25.02.2019 WARD: Swinton APPLICANT:Mr Paul Robinson North

LOCATION: 51 Cemetery Road South Swinton M27 9TD

PROPOSAL: Erection of single storey rear extension.

DECISION: No Objections DATE DECISION ISSUED: 1 April 2019 ______

APPLICATION No: 19/73156/HH DATE VALID: 27.02.2019 WARD: Swinton APPLICANT:Mr Will Rawling North

LOCATION: 18 Worcester Road Worsley M27 9RP

PROPOSAL: Existing dormers to be demolished front and rear and rebuilt larger. (Resubmission of application Ref: 18/72274/HH).

DECISION: Approve DATE DECISION ISSUED: 24 April 2019 ______

Page 137 APPLICATION No: 19/73220/PDE DATE VALID: 07.03.2019 WARD: Swinton APPLICANT:Mrs W Cahill C/O David Young North

LOCATION: 32 Hinchley Way Pendlebury Swinton M27 6HB

PROPOSAL: Erection of a single storey rear extension

DECISION: No Objections DATE DECISION ISSUED: 17 April 2019 ______

APPLICATION No: 18/72666/FUL DATE VALID: 18.02.2019 WARD: Swinton APPLICANT:Peel Investments (North) Limited South

LOCATION: Land Adjacent To 62A Folly Lane Swinton M27 0AJ

PROPOSAL: Erection of a single dwelling house, associated external works, landscaping and footpath link

DECISION: Approve DATE DECISION ISSUED: 5 April 2019 ______

APPLICATION No: 19/72947/HH DATE VALID: 30.01.2019 WARD: Swinton APPLICANT:Mrs Joan Mogridge South

LOCATION: 14 Wingfield Drive Swinton M27 5LU

PROPOSAL: Removal of external seating area and erection of single storey rear extension and timber decked area

DECISION: Approve DATE DECISION ISSUED: 27 March 2019 ______

Page 138 APPLICATION No: 19/73018/FUL DATE VALID: 05.02.2019 WARD: Swinton APPLICANT:Miss Stephanie Baker South

LOCATION: 1 Worsley Road Swinton M27 5WN

PROPOSAL: Change of use of first floor from C3 (residential) to Sui Generis (tattoo parlour)

DECISION: Approve DATE DECISION ISSUED: 1 April 2019 ______

APPLICATION No: 19/73029/CLUD DATE VALID: 06.02.2019 WARD: Swinton APPLICANT:Ms Carolyn Williams South

LOCATION: 8 Portland Road Swinton M27 5EQ

PROPOSAL: Certificate of Lawful use for the conversion from house to 4 flats over twenty years ago

DECISION: Authorise DATE DECISION ISSUED: 1 April 2019 ______

APPLICATION No: 19/73041/HH DATE VALID: 07.02.2019 WARD: Swinton APPLICANT:Mr Matthew Dorrian South

LOCATION: 27 Carisbrook Drive Swinton M27 5LS

PROPOSAL: Erection of a single storey rear extension and lower ground basement extension together with new decking area, resubmission of application ref: 18/71625/HH.

DECISION: Approve DATE DECISION ISSUED: 3 April 2019 ______

Page 139 APPLICATION No: 19/73097/HH DATE VALID: 14.02.2019 WARD: Swinton APPLICANT:Mr & Mrs L Sharples South

LOCATION: 38 Beechfield Road Swinton M27 5RA

PROPOSAL: Erection of a part single and part two storey rear and side extensions and a first floor rear extension.

DECISION: Approve DATE DECISION ISSUED: 17 April 2019 ______

APPLICATION No: 19/73112/HH DATE VALID: 17.02.2019 WARD: Swinton APPLICANT:Mr & Mrs Vogl South

LOCATION: 1 Parkgate Drive Swinton M27 5LN

PROPOSAL: Erection of a single storey side extension.

DECISION: Approve DATE DECISION ISSUED: 17 April 2019 ______

APPLICATION No: 19/73125/TPO DATE VALID: 20.02.2019 WARD: Swinton APPLICANT:Mr Graham Hume South

LOCATION: 210-212 Folly Lane Swinton M27 0DD

PROPOSAL: 20% crown thin and crown lift to provide a 7m clearance from the surrounding ground level one copper beech tree (T1).

DECISION: Approve DATE DECISION ISSUED: 1 April 2019 ______

Page 140 APPLICATION No: 19/73130/DISCON DATE VALID: 21.02.2019 WARD: Swinton APPLICANT:Mr Ben Canning South

LOCATION: Campbell Road Playing Fields Campbell Road Swinton M27 5GQ

PROPOSAL: Request for confirmation of compliance of condition 15 (surface water drainage) attached to planning permission 17/70853/FUL.

DECISION: Condition Request determined DATE DECISION ISSUED: 15 April 2019 ______

APPLICATION No: 19/73160/HH DATE VALID: 26.02.2019 WARD: Swinton APPLICANT:Mr C Henson South

LOCATION: 51 Westgate Drive Swinton M27 5QB

PROPOSAL: Erection of a single storey rear extension together with alterations to elevations.

DECISION: Approve DATE DECISION ISSUED: 26 April 2019 ______

APPLICATION No: 19/73318/NMA DATE VALID: 30.03.2019 WARD: Swinton APPLICANT:Mr Matthew Shipman South

LOCATION: Campbell Road Playing Fields Campbell Road Swinton Manchester

PROPOSAL: Application for non-material amendment to planning permission 17/70853/FUL for amending the positions of plots 205-222, the positions of the driveways to plots 124-129, and the adjacent turning head.

DECISION: Approve DATE DECISION ISSUED: 26 April 2019 ______

Page 141 APPLICATION No: 18/72806/FUL DATE VALID: 14.12.2018 WARD: Weaste APPLICANT:Mrs Sue Crook And Seedley LOCATION: De La Salle Old Boys Club Lancaster Road Salford M6 8AQ

PROPOSAL: Erection of a single storey extension to create a new reception entrance and toilet facilities, installation of glazed outside trading area to North elevation, and amendments to the previously approved application reference 12/62641/FUL to provide a flat roofed rear extension.

DECISION: Approve DATE DECISION ISSUED: 27 March 2019 ______

APPLICATION No: 19/72878/FUL DATE VALID: 04.01.2019 WARD: Weaste APPLICANT:Mr John Matthews And Seedley LOCATION: Unit B West One Retail Park West One Way Salford M50 1ZD

PROPOSAL: Refurbishment and reconfiguration of existing floorspace to create 2no. units, including new shop front and flexible change of use from Class A1 to Class A1 and/or an tanning, health and beauty salon (sui Generis).

DECISION: Approve DATE DECISION ISSUED: 12 April 2019 ______

APPLICATION No: 19/72900/HH DATE VALID: 11.01.2019 WARD: Weaste APPLICANT:Mr James Brierley And Seedley LOCATION: 16 Vestris Drive Salford M6 8EL

PROPOSAL: Demolition of existing extension and erection of rear extension.

DECISION: Approve DATE DECISION ISSUED: 2 April 2019 ______

Page 142 APPLICATION No: 19/73006/FUL DATE VALID: 01.02.2019 WARD: Weaste APPLICANT:Mr Alan Cole And Seedley LOCATION: Unit 1 Missouri Ave M5 5GX

PROPOSAL: Installation of 8no. air conditioning condenser units on a new concrete plinth with a new 2.2m high fence and gate to form a secure enclosure

DECISION: Approve DATE DECISION ISSUED: 29 March 2019 ______

APPLICATION No: 19/73078/TEL56 DATE VALID: 18.02.2019 WARD: Weaste APPLICANT:Vodaphone And Seedley LOCATION: Land To Rear Of Bogle And Timms Engineering Off Eccles New Road Salford 5

PROPOSAL: Prior notification for the replacement of 6no antennas and head frame, installation of GPS Module, internal upgrade of 1no existing cabinet and ancillary works.

DECISION: No Objections DATE DECISION ISSUED: 8 April 2019 ______

APPLICATION No: 19/73084/TEL56 DATE VALID: 13.02.2019 WARD: Weaste APPLICANT:Cornerst one & Vodafone Limited And Seedley LOCATION: Chandos Sports And Social Club Chandos Grove Salford M5 5LJ

PROPOSAL: Prior Notification for the installation of a 15 metre high monopole accommodating 3 no. antennas with 4 no. equipment cabinets to be located at the base of the monopole along with ancillary works thereto.

DECISION: No Objections DATE DECISION ISSUED: 1 April 2019 ______

Page 143 APPLICATION No: 19/73128/PDE DATE VALID: 19.02.2019 WARD: Weaste APPLICANT:Mr Gigi Abraham And Seedley LOCATION: 13 Millers Court Canterbury Gardens Salford M5 5AT

PROPOSAL: Single storey rear extension.

DECISION: No Objections DATE DECISION ISSUED: 5 April 2019 ______

APPLICATION No: 19/72876/FUL DATE VALID: 04.01.2019 WARD: Winton APPLICANT:Ms Jackie Ashley

LOCATION: Athletics Track Blantyre Street Eccles M30 8HY

PROPOSAL: Creation of additional parking provision for users/spectators of Cleavley Athletics Track and erection of 2.4 metres high palisade boundary fence.

DECISION: Approve DATE DECISION ISSUED: 24 April 2019 ______

APPLICATION No: 19/72936/HH DATE VALID: 30.01.2019 WARD: Winton APPLICANT:Mr & Mrs WILSON

LOCATION: 42 Grange Road Eccles M30 8JQ

PROPOSAL: Demolition of existing garage, hipped to gable roof conversion, raising of roof ridge height, loft conversion with dormers to rear and sides, erection of single storey side and rear extension, new window to the rear and side.

DECISION: Approve DATE DECISION ISSUED: 12 April 2019 ______

Page 144 APPLICATION No: 19/73021/FUL DATE VALID: 05.02.2019 WARD: Winton APPLICANT:Mr David Walker

LOCATION: Kings Court 14 South King Street Eccles M30 8PH

PROPOSAL: Erection of a single storey rear extension, together with installation of new reception door/window to South King Street

DECISION: Approve DATE DECISION ISSUED: 1 April 2019 ______

APPLICATION No: 19/73172/FUL DATE VALID: 02.03.2019 WARD: Winton APPLICANT:Ms Jan Clark

LOCATION: 394-400 Liverpool Road Eccles M30 8QD

PROPOSAL: Retrospective planning application for the retention of internally illuminated ATM

DECISION: Approve DATE DECISION ISSUED: 12 April 2019 ______

APPLICATION No: 19/73173/ADV DATE VALID: 02.03.2019 WARD: Winton APPLICANT:Ms Jan Clark

LOCATION: 394-400 Liverpool Road Eccles M30 8QD

PROPOSAL: Retrospective planning application for the display of an internally illuminated ATM surround, and sign above the ATM

DECISION: Approve DATE DECISION ISSUED: 12 April 2019 ______

Page 145 APPLICATION No: 19/73174/ADV DATE VALID: 02.03.2019 WARD: Winton APPLICANT:Lidl UK GmbH

LOCATION: Former Brown Cow Public House 319 Worsley Road Eccles M30 8BW

PROPOSAL: Display 1 no. flagpole, 1 no. poster display unit, 2 no. fascia signs, 2 no. small wall mounted billboards, 2 no. large wall mounted billboards, 1 no. small wall-mounted illuminated Lidl logo sign, and 1 no. existing billboard to be retained and utilised to display a Lidl advertisement.

DECISION: Approve DATE DECISION ISSUED: 26 April 2019 ______

APPLICATION No: 18/72555/HH DATE VALID: 24.01.2019 WARD: Walkden APPLICANT:Mr Charlie Brimacombe North

LOCATION: 55 Linnets Wood Mews Worsley M28 3WW

PROPOSAL: Single storey extension to rear and side of dwelling

DECISION: Approve DATE DECISION ISSUED: 10 April 2019 ______

APPLICATION No: 19/73285/DISCON DATE VALID: 22.03.2019 WARD: Walkden APPLICANT:Mr Steve Lees North

LOCATION: Whittlebrook House Trinity Crescent Worsley Manchester

PROPOSAL: Request for confirmation of compliance of condition 4 - (Noise) and 10 - (Land Contamination) attached to planning permission 16/69039/FUL.

DECISION: Condition Request determined DATE DECISION ISSUED: 18 April 2019 ______

Page 146 APPLICATION No: 18/72597/HH DATE VALID: 23.10.2018 WARD: Worsley APPLICANT:Mr Jon Jackson

LOCATION: 7 Ewhurst Avenue Swinton M27 0FE

PROPOSAL: Demolition of existing conservatory and erection of a part single, part two storey side and rear extension

DECISION: Approve DATE DECISION ISSUED: 26 April 2019 ______

APPLICATION No: 18/72780/HH DATE VALID: 05.12.2018 WARD: Worsley APPLICANT:Mr c/o agent

LOCATION: 8 Burton Grove Worsley M28 2TA

PROPOSAL: Demolition of existing garage, erection of two storey side and single storey rear extension.

DECISION: Approve DATE DECISION ISSUED: 12 April 2019 ______

APPLICATION No: 19/72923/HH DATE VALID: 08.02.2019 WARD: Worsley APPLICANT:Mrs Jane Mailley

LOCATION: 3 Douglas Road Worsley M28 2SR

PROPOSAL: Erection of single storey rear and side extension, replacement windows and bi -fold door to the rear.

DECISION: Approve DATE DECISION ISSUED: 17 April 2019 ______

Page 147 APPLICATION No: 19/72976/HH DATE VALID: 04.02.2019 WARD: Worsley APPLICANT:Mr J Doherty

LOCATION: 1A Larch Avenue Swinton M27 0DQ

PROPOSAL: Erection of a single storey rear extension including raising of roof height

DECISION: Approve DATE DECISION ISSUED: 29 March 2019 ______

APPLICATION No: 19/72978/CLUDP DATE VALID: 31.01.2019 WARD: Worsley APPLICANT:Mr Raymond Lightfoot

LOCATION: 91 Greenleach Lane Worsley M28 2RT

PROPOSAL: Erection of single storey rear extension.

DECISION: Approve DATE DECISION ISSUED: 27 March 2019 ______

APPLICATION No: 19/72981/HH DATE VALID: 29.01.2019 WARD: Worsley APPLICANT:Mr charles costa

LOCATION: 14 Arthur Street Swinton M27 0HP

PROPOSAL: Retrospective application for demolition of existing outbuilding and erection of a single storey outbuilding to the rear.

DECISION: Approve DATE DECISION ISSUED: 12 April 2019 ______

Page 148 APPLICATION No: 19/72998/HH DATE VALID: 12.02.2019 WARD: Worsley APPLICANT:Mr lee bushell

LOCATION: 93 Ringlow Park Road Swinton M27 0HE

PROPOSAL: Erection of a single storey rear extension.

DECISION: Approve DATE DECISION ISSUED: 26 April 2019 ______

APPLICATION No: 19/73000/HH DATE VALID: 31.01.2019 WARD: Worsley APPLICANT:Mr P Baker

LOCATION: 3 Glenilla Avenue Worsley M28 1GS

PROPOSAL: Erection of first floor front extensions and a single storey rear extension, raising of the roof height, construction of a front dormer and front porch together with alterations to elevations and construction of a detached garage.

DECISION: Approve DATE DECISION ISSUED: 25 March 2019 ______

APPLICATION No: 19/73013/HH DATE VALID: 02.02.2019 WARD: Worsley APPLICANT:Mr & Mrs Taylor

LOCATION: 46 Beatrice Road Worsley M28 2TN

PROPOSAL: Demolition of existing side extension, erection of single storey rear extension and two storey side extension, new door and canopy to the front.

DECISION: Approve DATE DECISION ISSUED: 10 April 2019 ______

Page 149 APPLICATION No: 19/73022/HH DATE VALID: 05.02.2019 WARD: Worsley APPLICANT:Mr Osman

LOCATION: 1 Richmond Drive Worsley M28 2TF

PROPOSAL: Demolition of existing garage, erection of single storey side extension, porch and canopy to the front elevation (re-submission of 18/71281/HH).

DECISION: Approve DATE DECISION ISSUED: 1 April 2019 ______

APPLICATION No: 19/73050/HH DATE VALID: 27.02.2019 WARD: Worsley APPLICANT:Mr Andrew Brunt

LOCATION: 12 Woodstock Drive Worsley M28 2WW

PROPOSAL: Erection of a single storey rear extension.

DECISION: Approve DATE DECISION ISSUED: 18 April 2019 ______

APPLICATION No: 19/73060/HH DATE VALID: 18.02.2019 WARD: Worsley APPLICANT:Mrs Amanda Glancy

LOCATION: 12 Bay Tree Avenue Worsley M28 2NW

PROPOSAL: Erection of single storey rear and side extension, new juliette balcony and door to the side.

DECISION: Approve DATE DECISION ISSUED: 17 April 2019 ______

Page 150 APPLICATION No: 19/73100/COU DATE VALID: 14.02.2019 WARD: Worsley APPLICANT:Mr Asad Khan

LOCATION: 1 Pennyblack Court 21A Barton Road Worsley M28 2PD

PROPOSAL: Application for variation of condition 3 (hours of opening) attached to planning permission 18/72632/COU

DECISION: Approve DATE DECISION ISSUED: 10 April 2019 ______

APPLICATION No: 19/73121/HH DATE VALID: 20.02.2019 WARD: Worsley APPLICANT:Mrs Annabel Hunt

LOCATION: 58 Houghton Lane Swinton M27 0FB

PROPOSAL: Erection of part single/part two storey side extension, new velux windows, window and bi -folding doors to the rear.

DECISION: Approve DATE DECISION ISSUED: 17 April 2019 ______

APPLICATION No: 19/73132/HH DATE VALID: 21.02.2019 WARD: Worsley APPLICANT:Mr McNicholls

LOCATION: 17A Moorside Road Swinton M27 0EL

PROPOSAL: Construction of a two storey extension to the side elevation of the existing dwelling.

DECISION: Approve DATE DECISION ISSUED: 26 April 2019 ______

Page 151 APPLICATION No: 19/73135/HH DATE VALID: 21.02.2019 WARD: Worsley APPLICANT:Mr Kenneth Davies

LOCATION: 462 Walkden Road Worsley M28 2NF

PROPOSAL: Erection of a single storey rear and side extension, construction of a new pitched roof to existing bay window and construction of a rear dormer extension together with alterations to elevations (re-submission of 18/71522/HH).

DECISION: Approve DATE DECISION ISSUED: 26 April 2019 ______

APPLICATION No: 19/73141/FUL DATE VALID: 22.02.2019 WARD: Worsley APPLICANT:Ms Sally Hargreaves

LOCATION: Land At Hazelhall Close Off Hazelhurst Road Salford Worsley

PROPOSAL: Erection of 9 dwellings and refurbishment / adoption of existing access road (Hazelhall Close)

DECISION: Approve DATE DECISION ISSUED: 10 April 2019 ______

APPLICATION No: 19/73153/TPO DATE VALID: 26.02.2019 WARD: Worsley APPLICANT:Mr Phil Robinson

LOCATION: 2 Lambton Road Worsley M28 2ST

PROPOSAL: Fell one beech tree (T1).

DECISION: Approve DATE DECISION ISSUED: 5 April 2019 ______

Page 152 APPLICATION No: 19/73159/CLUDP DATE VALID: 27.02.2019 WARD: Worsley APPLICANT:Mr M Whipday

LOCATION: 45 Wentworth Road Swinton M27 0BA

PROPOSAL: Certificate of lawfulness for erection of single storey rear extension resubmission of 18/72642/CLUDP

DECISION: Approve DATE DECISION ISSUED: 24 April 2019 ______

APPLICATION No: 17/71167/DISCON DATE VALID: 03.01.2018 WARD: Walkden APPLICANT:c/o Agent South

LOCATION: Land To The South Of Holyoake Road Walkden Worsley M28 3DL

PROPOSAL: Request for confirmation of compliance of conditions 4 (verification), 6 (noise site completion report), 10 (TRO) and 11 (cycle parking) attached to planning permission 16/68126/FUL.

DECISION: Condition Request determined DATE DECISION ISSUED: 10 April 2019 ______

APPLICATION No: 18/72507/FUL DATE VALID: 30.10.2018 WARD: Walkden APPLICANT:Mr Gary Thompson South

LOCATION: Longley Road Club 17 Longley Road Worsley M28 3JA

PROPOSAL: Demolition of bungalow and conversion and extension of the Longley Road Club to provide 16 apartments with associated external works and landscaping, car parking

DECISION: Approve DATE DECISION ISSUED: 5 April 2019 ______

Page 153 APPLICATION No: 18/72635/HH DATE VALID: 03.01.2019 WARD: Walkden APPLICANT:Ms Jackie Clough South

LOCATION: 17 Parsonage Road Worsley M28 3SD

PROPOSAL: Erection of two storey side extension, single storey rear extension, hipped to gable roof conversion, windows replaced in the front with canopies

DECISION: Approve DATE DECISION ISSUED: 29 March 2019 ______

APPLICATION No: 19/73033/HH DATE VALID: 06.02.2019 WARD: Walkden APPLICANT:Mr Tristan Wildman South

LOCATION: 1 Oakwood Drive Worsley M28 3HN

PROPOSAL: Demolition of existing conservatory, erection of single storey rear extension

DECISION: Approve DATE DECISION ISSUED: 26 April 2019 ______

APPLICATION No: 19/73133/DISCON DATE VALID: 21.02.2019 WARD: Walkden APPLICANT:c/o South

LOCATION: Salford City College Walkden Sixth Form Centre Walkden Road Worsley M28 7QD

PROPOSAL: Request for confirmation of partial compliance of condition 10 (Part iii - Verification) attached to planning permission 18/71300/FUL.

DECISION: Condition Request determined DATE DECISION ISSUED: 3 April 2019 ______

Page 154 APPLICATION No: 19/73151/HH DATE VALID: 26.02.2019 WARD: Walkden APPLICANT:Mr Tony Grindley South

LOCATION: 7 Edge Fold Road Worsley M28 7GE

PROPOSAL: Erection of single storey rear extension

DECISION: Approve DATE DECISION ISSUED: 26 April 2019 ______

APPLICATION No: 19/73164/FUL DATE VALID: 28.02.2019 WARD: Walkden APPLICANT:Ms Julie Finlay South

LOCATION: Mesne Lea Primary School Walkden Road Worsley M28 7FG

PROPOSAL: Erection of a permanent single storey prefabricated modular nursery building.

DECISION: Approve DATE DECISION ISSUED: 18 April 2019 ______

Page 155 This page is intentionally left blank Agenda Item 7

PART 1 (OPEN TO THE PUBLIC)

REPORT OF The Strategic Director Place

TO THE PLANNING AND TRANSPORTATION REGULATORY PANEL ON 9th May 2019

TITLE: PLANNING APPEALS

RECOMMENDATION: That the report be noted

EXECUTIVE SUMMARY: To set out details of appeals received and determined

KEY DECISION: NO

DETAILS: See attached schedule

KEY COUNCIL POLICIES: Performance Management

EQUALITY IMPACT ASSESSMENT AND IMPLICATIONS:N/A

ASSESSMENT OF RISK:N/A

SOURCE OF FUNDING: N/A

LEGAL IMPLICATIONS Supplied by N/A

FINANCIAL IMPLICATIONS Supplied by N/A

OTHER DIRECTORATES CONSULTED:N/A

CONTACT OFFICER: Liz Taylor 0161 779 4803

WARD(S) TO WHICH REPORT RELATE(S): As indicated in the attached schedule.

Page 157 PLANNING AND TRANSPORTATION REGULATORY PANEL

REPORT ON PLANNING AND ENFORCEMENT APPEALS DECIDED

APPLICATION No: 18/71288/FUL

APPELLANT: Full Circle Events and Exhibitions

APPEAL SITE: Weaste Trading Estate Weaste Lane Salford M5 5HD

PROPOSAL: Infilling of the reservoir and the erection of a new commercial unit (B1c) with vehicular parking and alterations to existing elevations

WARD: Weaste And Seedley

OFFICER RECOMMENDATION: Refuse

APPEAL DECISION: Appeal Allowed

DECIDED ON: 2 April 2019

The planning appeal

The planning application sought permission to infill the existing reservoir on site and construct a commercial unit in its place. This unit would accommodate a light industrial use. Officers resolved to refuse the application on 4 May 2018 for the following reasons:

1. The culverting of the site is discouraged by the reasoned justification of Retained Policy EN19 of the Salford Unitary Development Plan (UDP). This reasoned justification first requires consideration to be given to alternatives and the applicant has not adequately demonstrated that there is not reasonable practical alternative to culverting the site. In addition, the culverting of the site would impact upon water quality in contravention of Retained Policy EN18 of the Salford Unitary Development Plan (UDP) and the Water Directive Framework.

2. The proposed hours of operation (7am - 7pm weekdays and 7am to 5pm Saturdays) are considered to be excessive and would have an unacceptable impact upon the general amenity of existing surrounding residents by way of noise in contravention of Retained Policy EN17 of the Salford Unitary Development Plan (UDP).

An appeal was subsequently lodged and the Planning Inspector has now resolved to allow this appeal.

In her decision, the Planning Inspector has concluded that the reservoir does not form part of the local watercourse network and as such serves no hydrological function. To this end, the culverting of the site and its redevelopment accords with the provisions of Retained Policy EN19 of the Salford Unitary Development Plan (UDP).

Page 158

By determining that the reservoir does not form part of the local watercourse network, the Inspector has therefore also concluded that the development would not impact upon local water quality and therefore accords with the provisions of Retained Policy EN18 of the Salford UDP.

With regard to the second reason for refusal (hours of operation), the Inspector is of the view that these could reasonably have been agreed by way of a condition on any permission issued. This is notwithstanding the fact that the operating hours suggested by the Council’s Environmental Health Officer (EHO) were never confirmed by the appellant during the assessment process.

***

Costs claim

Based on the submitted evidence, the Inspector is of the view that Officer’s actions with regard to issues concerning the culverting of the site were reasonable and appropriate. To this end, the Inspector is of the view that costs need not be awarded in relation to the first reason for refusal.

The Inspector is however of the view that the Planning Officer’s actions with regard to the second reason for refusal (hours of operation) were unreasonable and as such the appellant’s costs with regard to the preparation of evidence in relation to this reason alone are payable.

The Inspector has invited the appellant to submit details of these costs to the Council.

Page 159 This page is intentionally left blank Agenda Item 8

Part 1 - Open to the Public

REPORT OF THE STRATEGIC DIRECTOR PLACE

TO THE PLANNING AND TRANSPORTATION REGULATORY PANEL ON 9th May 2019

TITLE: A REPORT ON ENFORCEMENT ACTIVITY FROM 1st JANUARY 2019 TO 31st MARCH 2019

RECOMMENDATIONS: It is recommended that Members note the report

EXECUTIVE SUMMARY:

A report into enforcement activity for the months January through March 2019. It analyses current enforcement data in relation to complaints received and complaints closed for the quarter and complaints received by ward, complaints outstanding by ward and prioritisation of complaints.

BACKGROUND DOCUMENTS:

Prioritisation of enforcement cases

Planning enforcement cases are prioritised on receipt as follows:

Priority 1 where there is -  Danger to the public  Damage to listed buildings  Works to protected trees or trees in conservation areas

Priority 2 where there is –  A referral from a councillor or an MP  A request from Panel  Development within a conservation area  Serious harm to amenity or loss of amenity (e.g. by noise or odour)  Conditions being breached

Priority 3 where there is –  Any other development giving rise to the complaint (e.g. minor development, sheds, extensions, satellite dishes, etc.)

Page 161 KEY DECISION: NO

DETAILS: See attached report

KEY COUNCIL POLICIES:

Performance Management

EQUALITY IMPACT ASSESSMENT AND IMPLICATIONS:

N/A

ASSESSMENT OF RISK:

Risk The failure to have an effective compliance and enforcement system

Consequence Result in inappropriate forms of development which would have an adverse impact on the character and appearance and amenity and the living conditions of local communities in Salford.

Controls required To maintain sufficient resources in planning enforcement and prioritise and co- ordinate the investigation of breaches of planning control.

SOURCE OF FUNDING: N/A

LEGAL IMPLICATIONS Supplied by: Requested

FINANCIAL IMPLICATIONS Supplied by: Requested

OTHER DIRECTORATES CONSULTED: N/A

CONTACT OFFICER: DAVID BEST TEL NO: 0161 604 7781

WARDS TO WHICH REPORT RELATES: ALL

Page 162 Report into enforcement activity, 4th quarter January – March 2019

New enforcement cases for the above quarter

A total of 73 new cases were received between 1st January and 31st March 2019, compared with the 74 cases received in the previous quarter.

The following graph shows the total number of new enforcement cases that were received in the months of January (21 cases), February (25 cases) and March (27 cases).

These consist of:

Priority 1 – 10 cases Priority 2 – 14 cases Priority 3 – 47 cases

Dangerous tree 2 cases

Of the 73 cases received above, 26 cases have been investigated and closed for the following reasons:

Planning breach but not expedient to take enforcement action – 8 cases; No Breach / Not Development – 15 cases; Duplicate – 0 cases. Tree imminently dangerous – 2 Tree not imminently dangerous – 0 Tree exempt - 0 High hedge NFA – 0

Page 163 Not S215 – 0 Breach ceased - 0 Exempt – 0 Permitted Development – 0 4 year rule - 1

Enforcement Cases that have been resolved for the quarter

The following graph shows the total number of all enforcement cases that were closed during the months of January, February and March of 2019 in each of one of fifteen categories of resolution. The principal categories are; No Breach, Breach – No Further Action, Breach Ceased, Duplicate Case, Not Development, Permitted Development, Tree imminently dangerous – exempt, Breach – Further Action.

The graph also demonstrates that in this quarter the greatest individual number of cases have been closed as is ‘Breach No Further Action’, (31), usually because the owner has removed the cause of the breach or because the he/she has applied for and has been granted planning permission.

The second greatest category is ‘No Breach’, (29) where it is found that the alleged breach does not require planning permission.

A total of 70 complaints were resolved / closed between 1st January 2019 and 31st March 2019.

Priority 1 – 4 cases Priority 2 – 13 cases Priority 3 – 47 cases Possible dangerous tree – 6 cases

Page 164 High hedge - 0

The cases were closed for the following specific reasons:

Breach Further Action – 1 case Planning application approved – 4 cases Not Expedient to Take Action – 14 cases; Development amended not expedient – 0 case. Breach Ceased – 9 cases; Duplicate Cases – 1 case No Breach / Not Development – 29 cases; Not S215 – 1 case 4 year rule – 2 cases Exempt – 1 case 10 year rule – 0 cases Permitted Development – 2 cases EN complied with – 0 case Dangerous tree imminently dangerous – 5 cases Dangerous tree not imminently dangerous, not exempt - 0 Enquiry NFA – 0 cases Another dept. – 0 cases Null/Duplicate – 1 case

Notices Served during the quarter Enforcement Notices – 1 Planning Contravention Notices – 0 S215 Notices – 0 Breach of Condition Notice – 0

Current Enforcement Cases

Page 165 At the time of writing this report (16th April 2019) there were 234 open enforcement cases including those where notices have been issued, and those where planning applications have been submitted but not yet determined, and new cases. This is a slight decrease on the 239 cases reported for the previous quarter.

The following table shows the prioritisation afforded to all current enforcement complaints, in accordance with the prioritisation schedule referred to in the ‘Background Documents’ schedule above.

The highest number of current cases falls into Priority 3 Development without Planning Permission category – 76 in total.

Priority 1 – 24 (all cases) Priority 2 – 69 (all cases) Priority 3 – 140 (all cases) Dangerous tree – 0 cases

At present the great majority of cases are being actively investigated and dealt with.

The following table indicates all current enforcement cases by ward.

Page 166 The highest number of live cases are in the wards of Worsley (22 cases), Broughton (21 cases) and Kersal (20 cases)

Submission of Retrospective Applications Where development does not appear to be obviously and entirely unacceptable, enforcement officers will give the developer the option to regularise the development by the submission of a retrospective planning application. In these circumstances it is an appropriate enforcement tool. This allows the submission of plans / technical documents and the relevant consultations / notifications to be carried out and a full assessment against national and local planning policy. The number of retrospective planning applications submitted forms a small percentage of the overall number of applications submitted, as below:

All Retrospective Total ADV Retrospec Total Retrospecti Overall % of Planning Planning Apps tive ADV DISCON ve DISCON retrospective Apps Apps Received Apps Apps Apps apps received Received Received received Received Received April 141 4 6 0 17 0 2.84% May 168 5 5 0 29 0 2.98% June 153 6 2 2 25 0 3.92% July 162 4 13 0 24 0 2.47% August 147 1 2 0 8 0 0.68% September 129 2 9 0 16 0 1.55% October 157 3 6 0 11 0 1.91% November 154 1 3 0 17 0 0.65% December 100 4 3 0 19 0 4.00% January 154 5 4 0 20 0 3.25% February 173 6 5 0 20 0 3.47% March 173 4 4 1 32 0 2.32% Total 1811 45 62 3 238 0 2.49%

Table of overall % of retrospective application submitted in financial year 2018-19.

Page 167 Inputs and Outputs

Received 3rd Resolved 3rd Total received Total resolved ¼ ¼ year year 73 70 299 271

Summary

The record shows that at 16th April 2019 there were 234 enforcement cases in all categories.

Of these 209 were pending consideration, 13 where a notice has been issued, 7 where an application has been submitted and 5 complaints received (new cases).

1 enforcement notice has been appealed and 5 prosecutions are pending.

Page 168