Manchester City Council Item 6 Planning and Highways Committee 17 January 2013

Application Number Date of Appln Committee Date Ward 100958/FO/2012/S2 16th Nov 2012 17th Jan 2013 East Ward

Proposal Creation of Metrolink Park and Ride facility, consisting of 301 car spaces, 12 motorcycle spaces, new vehicular access from Lane with height restriction barrier, 1.8 metre and 2.4 metre high paladin fencing, and associated landscaping, lighting and CCTV columns Location Site Adjoining New Metrolink Stop , Parrs Wood Lane, East Didsbury, , M19 1RJ Applicant Mr Andrew Brown , Transport for , 2 Place, Manchester, M1 3BG Agent Mrs Janette Findley, Capita Symonds, Emerson House, Albert Street, Eccles, Manchester, , M30 0TE

Description

This is a full planning application for the creation of a Metrolink Park and Ride Facility consisting of 301 car spaces (18 blue badge users and 3 for electric vehicles) and 12 motorcycle spaces. Vehicular access would be taken from Parrs Wood Lane with a height restriction barrier being placed at the entrance. Pedestrian access would be taken from Parrs Wood Lane, or via the accesses to the East Didsbury Metrolink stop on or Lane. The site would be enclosed by 1.8m and 2.4m high paladin fencing. The site would constitute hard landscaped car parking areas and highways with soft landscaped areas and lighting and CCTV columns.

The ‘sunken’ triangular site at the junction of Parrs Wood Lane and Kingsway measures 1.07 hectares and is bounded by mature trees, it was formerly used as an allotment, which was re-accommodated further to the north at Acorn Close in Burnage. The site has been and is still being used as a compound (with temporary vehicular access from Parrs Wood Lane) during the construction works to form the East Didsbury Metrolink Line which terminates at the East Didsbury Metrolink stop. The East Didsbury Metrolink stop, which is under construction, will lie immediately adjacent to the north of the application site, it is envisaged that this Park and Ride facility will be used in association with the adjacent stop and is to be utilised by Metrolink customers only.

Consultations

Four letters have been received from residents at 88 Green Pastures, 677 Didsbury Road, 19 Printers Close and 60 Lynwood Road. Two residents support the development but query the amount of cycle parking provision.

Two residents object. They query the capacity of the highway network to accommodate further traffic. It is stated that there is adequate existing car parking on the Parrs Wood Leisure Complex. Concerns are expressed about the safety of the proposed access/egress from Parrs Wood Lane and the pressure that this development will place on the road junction with the A34. Concern has been expressed in terms of the increase in air pollution associated with an increase in Item 6 Planning and Highways Committee 17 January 2013 traffic and about the increased amount of surface water run-off into the sewer system stating that the site is on a flood plain. It is felt by one resident that the nature of the development and its location could give rise to crime and anti-social behaviour on the site close to their property. The efficacy of existing bus lanes in the area has been questioned and further comment has been made about this being an income generating exercise for TfGM and Manchester City Council.

A suggestion has been made that the land should be used for a green space to replace the lost allotments with a small number of shops and cafes to generate income. The other suggestion is that this is a site with a wooded area and rich wildlife the status of which should only be temporarily changed for the compound for Metrolink works and not be made permanent. Concern had been expressed about the further loss of trees as a result of this development.

Ward Members - Councillor Andrew Simcock has written in support of the application suggesting one improvement requesting that cycle parking be accommodated within the Park and Ride facility.

Highway Services – Support this application for the East Didsbury Park & Ride car park, adjacent to the East Didsbury Metrolink terminus. They state that the provision of this facility will serve to promote sustainable travel in southern Manchester via Metrolink services and reduce car-based commuter journeys along the Kingsway corridor between East Didsbury and Manchester .

They have raised queries which required further clarification/amendment as follows:

“Transport Assessment - The highway modelling submitted within the Transport Assessment appears acceptable, however there are a number of issues which require further clarification by the applicant with regard to the derivation of future year growth factors and the calculation of parking spaces;

Car Park and Access Arrangement - The applicant should clarify the boundary between the adopted and unadopted highway and how this boundary will be demarcated;

The proposed extension of the existing 'No Waiting at any time' Traffic Regulation Order in place on Parrs Wood Lane to cover the P&R entrance is acceptable. It should be noted that all costs associated with the revision of the existing TRO will be attributed to the applicant;

It is proposed to undertake local widening of the carriageway at the entrance to the P&R on Parrs Wood Lane. The rear of the adjacent footway will be similarly realigned so as to provide a constant footway width. The design of the P&R junction and associated footway works will be subject to a S38 agreement;

The land to be used to accommodate the footway widening will require a Dedication agreement;

It is not clear where the Metrolink East Didsbury Park & Ride station signage will be located in relation to the car park entrance; Manchester City Council Item 6 Planning and Highways Committee 17 January 2013

The applicant should also clarify the signing strategy to the P&R from the local and strategic highway network; and

It is understood the security barriers will be added at a later date. However, during the period the car park is operated without barriers, there is a possibility that it may be used by heavy rail commuters to park their vehicles when commuting from the nearby East Didsbury station. It is also possible the car park could be used to drop - off/pick-up tram-based commuters by non-tram-based commuters making shared purpose trips. Following introduction of car park barriers, there will be a continued demand for these uses, which may be transferred to the nearby streets in the short- term. It is therefore recommended that a condition be applied requiring the applicant to prepare a strategy for addressing these demands in the short and longer-terms.”

Environmental Health – Request the imposition of conditions relating to the external lighting scheme, noise and wheel wash.

Contaminated Land Section – Recommend the imposition of conditions.

Neighbourhood Team Leader (Arboriculture) – The proposed tree works are acceptable. Any trees removed should be replaced with suitable trees for the location. All work should be implemented in accordance with BS3998 Recommendations for Tree Works.

Environment Agency – Had no objections and recommended conditions relating to contamination and drainage.

Greater Manchester Ecology Unit - Have no objections to the proposal on nature conservation grounds. They state that it is important that the mature tree cover around the margins of the site is retained and protected as far as possible. It is acknowledged that mature trees are an important local nature conservation feature and the trees have been shown to support feeding bats.

A discrepancy between the recommended tree protection zones for retained trees and the layout of the car park has been identified – in some areas car park spaces appear to intrude into root protection areas. A recommendation that spaces be removed to protect trees or that in these areas particular care is taken during construction and porous surfaces be provided in root protection zones to prevent damage to trees was made. Landscaping Planting Plan (dwg. No. CS-003203-ED- 3000) indicates that some excavation would take place in root protection areas in order to ‘ensure finished levels are flush with surroundings’. Such excavation should be avoided to avoid damage to tree roots.

United Utilities Water PLC, Didsbury Civic Society, Trans Pennine Trail Office, Metropolitan Borough Council, Greater Manchester Police, South Manchester Regeneration – South SRF, Corporate Property - No comments have been received at the time of writing this report.

Manchester City Council Item 6 Planning and Highways Committee 17 January 2013 Issues

The National Planning Policy Framework (NPPF) – The NPPF was published on the 27th March 2012 and replaces and revokes a number of Planning Policy Guidance (PPGs) and Planning Policy Statements (PPSs) previously produced by Central Government. The NPPF constitutes guidance for local planning authorities and decision-makers both in drawing up plans and as a material consideration in determining planning applications. It does not change the statutory status of the development plan, i.e. the Core Strategy, as the starting point for decision making and it states further that development that accords with an up-to-date local plan, such as the Core Strategy, should be approved unless other material considerations indicate otherwise.

The NPPF states that the planning system must contribute to the achievement of sustainable development and that there are three dimensions to this: economic, social and environmental. It has introduced a set of Core Principle that should underpin both plan-making and decision-taking, these 12 principles are that planning should:

 Be genuinely plan-led,  Not simply about scrutiny, but instead be a creative exercise in finding ways to enhance and improve places,  Proactively drive and support sustainable economic development to deliver the homes, businesses/industrial units, infrastructure and thriving local places that the country needs,  Always seek to secure high quality design and a good standard of amenity,  Take account of the different roles and character of different areas,  Support the transition to a low carbon future,  Contribute to conserving and enhancing the natural environment and reducing pollution,  Encourage the effective use of land,  Promote mixed use developments,  Conserve heritage assets in a manner appropriate to their significance,  Actively manage patterns of growth to make the fullest possible use of public transport, walking and cycling, and focus significant development in locations which are or can be made sustainable,  Take account of and support local strategies to improve health, social and cultural well being for all.

The Manchester Core Strategy was adopted on 11th July 2012 after having been found to be sound after an Examination in Public. It represents the most up to date planning policy position as will be outlined later on in this report.

North West of Plan Regional Spatial Strategy (RSS) to 2021 (adopted September 2008) – In July 2010 the Secretary of State announced the revocation of RSS, although this decision was subject to a successful High Court Challenge, where it was subsequently reinstated. It is still the Government’s intention to abolish RSS but until such time it still forms part of the Development Plan

Manchester City Council Item 6 Planning and Highways Committee 17 January 2013 The Regional Spatial Strategy (RSS) for provides a framework for development and investment in the region over the next fifteen to twenty years. It establishes a broad vision for the region and its sub-regions, priorities for growth and regeneration, and policies to achieve sustainable development across a wide range of topics – from jobs, housing and transport to climate change, waste and energy. The following policies are considered to be of relevance in this instance:

DP1, Spatial Principles – The following principles underpin the RSS

 promote sustainable communities;  promote sustainable economic development;  make the best use of existing resources and infrastructure;  manage travel demand, reduce the need to travel, and increase accessibility;  marry opportunity and need;  promote environmental quality;  mainstreaming rural issues;  reduce emissions and adapt to climate change.

Core Strategy Development Plan Document – The Core Strategy Development Plan Document 2012 -2027 ("the Core Strategy") was adopted by the City Council on 11th July 2012. It is the key document in Manchester's Local Development Framework. The Core Strategy replaces significant elements of the Unitary Development Plan (UDP) as the document that sets out the long term strategic planning policies for Manchester's future development.

A number of UDP policies have been saved until replaced by further development plan documents to accompany the Core Strategy. Planning applications in Manchester must be decided in accordance with the Core Strategy, saved UDP policies and other Local Development Documents unless material considerations indicate otherwise. Relevant policies in the Core Strategy are detailed below:

SP1, Spatial Principles – This states that the key spatial principles which will guide the strategic development of Manchester to 2027 are:

 The Regional Centre will be the focus for economic and commercial development, , leisure and cultural activity, alongside high quality city living.  The growth of will act as a catalyst for the regional economy, and will also provide the impetus for a second hub of economic activity in this part of the City.  Beyond these areas, the emphasis is on the creation of neighbourhoods of choice, providing high quality and diverse housing around district centres which meet local needs, all in a distinct environment. The majority of new residential development in these neighbourhoods will be in the Inner Areas, defined by the North Manchester, East Manchester and Central Manchester Regeneration Areas.  The City is covered by regeneration areas including the City Centre. All development should have regard to the character, issues and strategy for each regeneration area as described in the North, East, Central and South Manchester City Council Item 6 Planning and Highways Committee 17 January 2013 Manchester and Strategic Regeneration Frameworks and the Strategic Plan.  The City's network of open spaces will provide all residents with good access to recreation opportunities. The River Valleys (the Irk, Medlock and Mersey) and City Parks are particularly important, and access to these resources will be improved.  New development will maximise the potential of the City's transport infrastructure, in particular promoting walking, cycling and use of the public transport. The extension to the Metrolink network through the and Ashton lines will create key corridors for new development.

Core Development Principles, Development in all parts of the City should:-

 Make a positive contribution to neighbourhoods of choice including:- i) creating well designed places that enhance or create character. ii) making a positive contribution to the health, safety and wellbeing of residents iii) considering the needs of all members of the community regardless of age, gender, disability, sexuality, religion, culture, ethnicity or income. iv) protect and enhance the built and natural environment.  Minimise emissions, ensure efficient use of natural resources and reuse previously developed land wherever possible.  Improve access to jobs, services, education and open space by being located to reduce the need to travel and provide good access to sustainable transport provision.

DM1, Development Management – This policy states that all development should have regard to the following specific issues for which more detailed guidance may be given within a supplementary planning document:-

 Appropriate siting, layout, scale, form, massing, materials and detail.  Impact on the surrounding areas in terms of the design, scale and appearance of the proposed development. Development should have regard to the character of the surrounding area.  Effects on amenity, including privacy, light, noise, vibration, air quality, odours, litter, vermin, birds, road safety and traffic generation. This could also include proposals which would be sensitive to existing environmental conditions, such as noise.  Accessibility: buildings and neighbourhoods fully accessible to disabled people, access to new development by sustainable transport modes.  Community safety and crime prevention.  Design for health.  Adequacy of internal accommodation and external amenity space.  Refuse storage and collection.  Vehicular access and car parking.  Effects relating to biodiversity, landscape, archaeological or built heritage.  Green Infrastructure including open space, both public and private.  The use of alternatives to peat-based products in landscaping/gardens within development schemes.  Flood risk and drainage. Manchester City Council Item 6 Planning and Highways Committee 17 January 2013  Existing or proposed hazardous installations.  Subject to scheme viability, developers will be required to demonstrate that new development incorporates sustainable construction techniques as follows (In terms of energy targets this policy should be read alongside policy EN6 and the higher target will apply):- a) For new residential development meet as a minimum the following Code for Sustainable Homes standards. This will apply until a higher national standard is required:

Year 2010 – Code Level 3; Year 2013 - Code Level 4; Year 2016 - Code Level 6; and

(b) For new commercial developments to demonstrate best practice which will include the application of the BREEAM (Building Research Establishment Environmental Assessment Method) standards. By 2019 provisions similar to the Code for Sustainable Homes will also apply to all new non-domestic buildings.

EC 9, South Manchester - South Manchester is not expected to make a significant contribution to employment provision within the City. New development is expected to mainly comprise office development, although proposals for high technology industry and research will also be supported. Employment and economic development provision will be within: 1. Existing employment locations, such as Business Parks, such as, Towers, Didsbury Point, Christie Fields and Parkway; Christies Hospital; Along Princess Parkway; 2. District Centres of , Didsbury, , and . These will be suitable for mixed use development providing local needs and services. Development proposals and planning applications should have regard to: Ensuring efficient use of existing employment space; Improving public transport, walking and cycling connectivity between residential neighbourhoods and employment locations such as the City Centre, district centres, Park and Manchester Airport, particularly orbital connectivity.

T 1, Sustainable Transport –To deliver a sustainable, high quality, integrated transport system to encourage modal shift away from car travel to public transport, cycling and walking, to support the needs of residents and businesses and to prepare for carbon free modes of transport, the Council will support proposals that: - Improve choice by developing alternatives to the car. Promote regeneration and economic vitality by relieving traffic congestion and improving access to jobs and services, particularly for those most in need and for those without a car. Improve access to transport services and facilities in order to enable disabled people and people with mobility impairments to participate fully in public life. Improve pedestrian routes and the pedestrian environment. Improve and develop further Manchester’s cycle network (for example the Manchester Cycleway and the Trans Pennine Trail). Manchester City Council Item 6 Planning and Highways Committee 17 January 2013 Contribute to improvements to the extent and reliability of the public transport network through safe and attractive waiting and interchange facilities, better priority, improved services and information provision. Improve and develop appropriate road, rail and water freight transport routes and associated intermodal freight transport facilities in order to assist in the sustainable and efficient movement of goods. Facilitate modes of transport that reduce carbon emissions e.g by incorporating charging points for electric vehicles, subject to their appropriate design and location. Would reduce the negative impacts of road traffic, for example, congestion, air pollution and road accident casualties. Take account of the needs of road users according to a broad hierarchy consisting of, in order of priority: 1. pedestrians and disabled people 2. cyclists, public transport, 3. commercial access, 4. general off peak traffic, 5. general peak time traffic.

T 2, Accessible areas of opportunity and need – The Council will actively manage the pattern of development to ensure that new development: - Is located to ensure good access to the City's main economic drivers, including the Regional Centre, the Oxford Road Universities and Hospitals and the Airport and to ensure good national and international connections Is easily accessible by walking, cycling and public transport; connecting residents to jobs, centres, health, leisure, open space and educational opportunities. Particular priority will be given to providing all residents access to strategic employment sites including:- Links between North Manchester residents and key employment locations, including the City Centre, Central Park, and Industrial Estate and . Links within East Manchester to employment locations, Central Park and Eastlands in particular. Links within Central Area between residents and employment, the Corridor in particular and east/west connectivity for residents in Central Area to employment areas in Trafford and East Manchester. Maintaining strong links between residential areas in the South and the Regional Centre and improving connectivity with the Airport. Ensuring good links between Wythenshawe residents and the Airport and further employment opportunities in Stockport, Trafford and the Regional Centre.

Within the City Centre, provides a level of car parking which reflects the highly accessible nature of the location, as well as the realistic requirements of the users of the development. Elsewhere, all new development should provide appropriate car parking facilities, taking account of the guidance in appendix B, which reflects policy in the Regional Strategy (RS). In all parts of the City proposals should have regard to the need for disabled and cycle parking, in line with appendix B. If the RS is revoked the Council will continue to use these standards when applying this policy. Standards are set for two different area types: District Centres; Areas not within the City Centre or District Centres. Manchester City Council Item 6 Planning and Highways Committee 17 January 2013

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

T 3, Strategic Integration –The Council will support proposals that contribute to an economically and environmentally sustainable transport network including the following strategic transport initiatives:- Metrolink extensions to , Oldham, Ashton, South Manchester and the Airport. The Council also supports future aspirations to extend the network to Trafford Park and Stockport. A second Metrolink crossing in the City Centre. A Metrolink extension to Marple on the current heavy rail network. Improvements to the heavy rail infrastructure. The Cross City Bus Package comprising new connections through the City Centre to Parrs Wood, Middleton and Salford. Any proposals which would prejudice the implementation of the strategic integration of projects will be refused.

EN 14, Flood Risk – In line with the risk-based sequential approach contained within PPS25, development should be directed away from sites at the greatest risk of flooding, and towards sites with little or no risk of flooding; this should take account of all sources of flooding identified in the Manchester-Salford-Trafford Strategic Flood Risk Assessment (SFRA). In addition to the requirements for site-specific Flood Risk Assessments (FRAs) set out in PPS25, an appropriate FRA will also be required for all development proposals, including changes of use, on sites greater than 0.5ha within Critical Drainage Areas (CDAs) and Canal Hazard Zones identified in the SFRA. All new development should minimise surface water run-off, including through Sustainable Drainage Systems (SUDS) and the appropriate use of Green Infrastructure. Developers should have regard to the surface water run-off rates in the SFRA User Guide. In CDAs, evidence to justify the surface water run-off approach / rates will be required. The City of Manchester contains many sections of rivers which are culverted or 'hidden'; where these are indicated in the SFRA beneath the proposed development site, further investigation will be required and the development proposal should take this into account; where feasible and appropriate development should seek to open up culverted/hidden rivers to reduce the associated flood risk and danger of collapse, taking advantage of opportunities to enhance biodiversity and Green Infrastructure.

EN 17, Water Quality – With reference to the Manchester-Salford-Trafford SFRA and other relevant documents: Development should avoid any adverse impact on water quality, including during the construction phase, and wherever possible should seek to enhance water quality, both chemical and ecological; Manchester City Council Item 6 Planning and Highways Committee 17 January 2013 Development should minimise surface water run-off from development and associated roads, and maximise the use of appropriate sustainable drainage systems, to minimise groundwater contamination, and to avoid pollutants reaching watercourses; Development close to a watercourse should also ensure that waste or litter cannot enter the watercourse from the site; Development should, where feasible and appropriate, seek to open up any culverted or hidden watercourse beneath the site to improve the ecological status of that watercourse.

EN 8, Adaptation to Climate Change – All new development will be expected to be adaptable to climate change in terms of the design, layout, siting and function of both buildings and associated external spaces. In achieving developments which are adaptable to climate change developers should have regard to the following, although this is not an exhaustive list: Minimisation of flood risk by appropriate siting, drainage, and treatment of surface areas to ensure rain water permeability; Reduction in urban heat island effect through the use of Green Infrastructure such as green roofs, green walls, increased tree cover and waterways; The need to control overheating of buildings through passive design; The opportunity to provide linked and diverse green space to enhance natural habitats which will assist species adaptation; Developers will be permitted to use green infrastructure elements such as green roofs, green walls, street trees and waterways to contribute to compliance with CO2 mitigation under Policy EN6, subject to sufficient evidence to quantify their contribution to compliance.

EN 15, Biodiversity and Geological Conservation – The Council will seek to maintain or enhance sites of biodiversity and geological value throughout the City. Particular consideration will be given to: sites with international or national designations for their biodiversity value. Manchester contains one Site of Special Scientific Interest (SSSI) (Cotteril Clough); there is a Special Area of Conservation (SAC) and an SSSI just over the border in Oldham (both on the Rochdale Canal within Oldham); other sites of biodiversity value, including Sites of Biological Importance (SBIs) and Local Nature Reserves (LNRs); Manchester currently has 35 SBIs (including the Rochdale and Ashton Canals) and 7 LNRs; priority habitats found within Manchester, as listed in the Manchester Biodiversity Strategy and included in the Greater Manchester Biodiversity Action Plan (GM BAP); protected and priority species, as listed in the Manchester Biodiversity Strategy and included in the Greater Manchester Biodiversity Action Plan (GM BAP); sites that are recognised for their geological importance; the Council’s objective to protect and conserve the City’s existing trees and woodlands and the aim for a net increase in trees across the City. Developers will be expected to identify and implement reasonable opportunities to enhance, restore or create new biodiversity, either on-site or adjacent to the site, contributing to linkages between valuable or potentially valuable habitat areas where appropriate, with reference to: the Manchester Biodiversity Strategy, which provides further details of priority habitats within Manchester and opportunities for biodiversity enhancement including Manchester City Council Item 6 Planning and Highways Committee 17 January 2013 corridors such as the Mersey, Medlock and Irk river valleys, the canals and disused railway lines and areas of managed greenspace particularly in parks; the Green Infrastructure Framework for Greater Manchester, which encompasses an ecological framework that seeks to guide and inform habitat creation and repair, including identifying large 'biodiversity opportunity areas' including the Moston Brook Corridor and Nutsford Vale; the Open Space, Sport & Recreation Study, which identifies areas where there is a deficit of natural and semi-natural greenspace, opportunities for green corridors and other linkages; Manchester's Climate Change Action Plan; the Strategic Flood Risk Assessment (SFRA) for Manchester; the Habitats Regulations Assessment (HRA) for Manchester, which gives detailed consideration to Special Areas of Conservation (SACs), including the Rochdale Canal SAC just outside the district boundary; the River Basin Management Plan for the North West; the Manchester Tree Strategy. Any adverse impacts on biodiversity will need to be justified against the wider benefits of the proposal, assessed against other LDF policies. Where adverse impacts are unavoidable, developers will be required to provide appropriate mitigation and/or compensation. Development should wherever possible seek to maintain, enhance or restore existing geology.

Unitary Development Plan (UDP) – The UDP has been superseded by the Core Strategy Development Plan. However, a number of policies have been saved and are still considered as part of the planning process.

Area policies DB9, DB10 and DB13 are considered to be relevant:

DB9 The Council will improve the safety of pedestrians and cyclists at the following major road junctions:- a) Road/Princess Road; b) Parrswood Lane/ Road/Kingsway.

Reason: The width of the carriageway and the volume of traffic at these junctions can be dangerous to cyclists and pedestrians, particularly disabled people. Options may include provision of cycle lanes, cycle priority signs and pedestrian only phases.

DB10 The Council will develop a network of off-street cycling and pedestrian routes in Didsbury, and improve those already existing. Particular attention will be given to:- a) the former Midland railway Line alongside the proposed Metroiink extension; b) the Mersey Valley; c) the part of the Trans-Pennine Trail which links the former Midland railway line to the Mersey Valley.

Reason: To develop and improve a recreational resource and to improve safety for pedestrians and cyclists.

Manchester City Council Item 6 Planning and Highways Committee 17 January 2013 DB13 Land at Parrswood Allotments, Parrswood Lane is allocated for Class B1 business use development. Development will only be allowed if a suitable replacement site for the allotments is found.

Reason: The site is well located for business use, and is capable of attracting a high- quality development. Such a use would contribute greatly to economic activity in South Manchester. This will require the Council to find a suitable nearby site for the relocation of the statutory allotments currently at this site. This will be done in full consultation with the allotment holders and all other interested parties. In addition, approved proposals to terminate a future phase of Metrolink on the former Midland railway line adjoining this site will need to be accommodated.

Manchester Tree Strategy – This Tree Strategy was developed in response to community interest about how trees are managed across Manchester. It is a key environmental strategy of the City Council and as such will influence all of the City Council’s policies and operations that affect trees. One of the key fundamental policies of this strategy is the requirement for a 10% net increase in new tree planting on all new developments.

Environmental Impact Assessment - A screening request was submitted prior to the submission of this application. It was the opinion of the local planning authority that a full Environmental Impact Assessment was not required to accompany the full planning application.

Principle of the Proposal – The site was formerly used as an allotment site which was relocated to the north to Acorn Close in Burnage. The site has been subsequently been used for a period of c. 18 months as a compound for the construction of the East Didsbury Metrolink Line. The land is allocated for Class B1 business use development by virtue of saved policy DB13.

Whilst the saved policy designates the land to be used for business development, the policy does not preclude consideration of other uses.

As referred to in the Land Use Planning Statement submitted by the applicant in support of their application, the Park and Ride scheme would promote the use of alternative means of transport, promoting the use of the adjacent Metrolink service, contributing to an economically and environmentally friendly, sustainable transport network in the city. The development would therefore accord with the objectives of the National Planning Policy Framework, policies EC9, T1, T2, T3 of the Core Strategy.

Cycle Parking – There is no cycle parking planned for the Park and Ride facility as secure cycle parking facilities (5 lockers, 10 cycle stands shown on reserved matters application 096175/MO/2011/S2 for the East Didsbury Metrolink stop) have been provided at the adjacent East Didsbury Metrolink stop. It is not anticipated that the presence of the Park and Ride facility will encourage more cyclists to use the East Didsbury Metrolink Line.

Highways – There is an existing temporary site compound access onto Parrs Wood Lane, however, this development would see the removal of this access and Manchester City Council Item 6 Planning and Highways Committee 17 January 2013 establishment of a new access to the east nearer to the boundary with Stockport Metropolitan Borough Council, further away from the junction with Kingsway.

No objections have been raised to the capacity of the highway network to accommodate traffic associated with the proposed use.

The applicant has clarified the extent of the highways adoption at the entrance to the bell mouth and that it is not their intention to extend the ‘No waiting at any time’ Traffic Regulation Order in place on Parrs Wood Lane to cover the Park and Ride entrance.

Works to the carriageway and footway and the creation of the junction and associated footway works would be the subject of a Section 38 agreement and Dedication agreement with Highways. A condition can be utilised to secure this.

Queries were raised about the implications that this development may have in terms of pick up and drop off facilities. No such facilities are provided within the application site. The applicant envisages that users of the Metrolink will use Burnage Lane. The use of Burnage Lane for pick up and drop off would seem to be logical, as pulling over on Kingsway would be dangerous, pulling up on Parrs Wood Lane would be controlled by traffic regulation orders and the presence of an existing bus lane, which has cameras and associated fines. The safest and most convenient location would be on Burnage Lane, where spaces have been provided for this purpose.

Highways have made comment about the lack of signage strategy. A condition can be utilised to secure this.

The applicant confirms that access barriers do not form part of this consent, although passive provision will be put in place for their introduction in the future. A condition has been attached to control any future development with regards to access barriers.

Amenity – Lighting, Noise, Crime and Anti-Social Behaviour

No objections have been received in relation to lighting or noise, however, a condition is recommended with regards to the lighting columns proposed to control any adverse impact upon the residential amenity of any surrounding property. It is not considered that the presence of the development proposed would increase the levels of noise above existing background levels of noise in the area.

Comments have not been received from the police at the time of writing this report, however, the applicant has stated that they have engaged with Greater Manchester Police in arriving at the design of their scheme. A condition is recommended to ensure that the Secured by Design equivalent for car parks, Park Mark, is achieved.

Trees – The arboricultural survey and tree removal plan submitted show the removal of 3 dying or damaged individual trees (2 Elm and one multi stemmed willow), two mature planes for the purposes of creating the relocated access and 2 groups of trees, one at the relocated access and one group near the Metrolink stop area. There would be a total of 22 trees removed as a result of this development. The city Manchester City Council Item 6 Planning and Highways Committee 17 January 2013 council arboriculturalist has no objections to the removal of these trees subject to their being appropriate replacement.

It is proposed to replace the trees to be removed with 35 extra heavy standard trees and three groups (12 heavy standard trees) providing 47 trees in total, which would be in accordance with the Manchester Tree Strategy.

The comments of Greater Manchester Ecological Unit with regards to the statement that there is a conflict with the root protection areas of some trees has been referred to within the Capita Symonds arboricultural survey submitted to accompany the planning application. It is their recommendation that cellular confinement membrane is used to carry the permanent hard surfacing and minimise the impact on the root systems. The method of working within the root protection zone can be conditioned and this is therefore proposed.

Ecology – The retention of trees to the perimeter of the site and the introduction of replacement planting satisfies the requirement of the Greater Manchester Ecological Unit with regards to Ecology.

Flooding – A concern was expressed by a resident about the possibility of flooding as a result of surface water run-off. The site does lie within Flood Zone 1 (low risk of fluvial flooding) and within a Critical Drainage Area. However a full flood risk assessment has been submitted to accompany the planning application and the development would involve the introduction of a sustainable urban drainage scheme. The Environment Agency do not have any objections subject to the imposition of appropriate conditions.

Positive and Proactive working – Officers have worked with the applicant in a positive and proactive manner to resolve any problems arising in relation to dealing with the planning application. Pre-application discussions were held with the agents and no significant problems have arisen.

Conclusion – This development would support the sustainability agenda in that it would promote sustainable travel in southern Manchester via Metrolink services and reduce car-based commuter journeys along the Kingsway corridor between East Didsbury and Manchester City Centre. The development would not adversely impact upon the amenity of the area subject to the imposition of appropriate conditions.

Human Rights Act 1998 considerations – This application needs to be considered against the provisions of the Human Rights Act 1998. Under Article 6, the applicants (and those third parties, including local residents, who have made representations) have the right to a fair hearing and to this end the Committee must give full consideration to their comments.

Protocol 1 Article 1, and Article 8 where appropriate, confer(s) a right of respect for a person’s , other land and business assets. In taking account of all material considerations, including Council policy as set out in the Core Strategy and saved polices of the Unitary Development Plan, the Head of Planning has concluded that some rights conferred by these articles on the applicant(s)/objector(s)/resident(s) and other occupiers and owners of nearby land that might be affected may be interfered Manchester City Council Item 6 Planning and Highways Committee 17 January 2013 with but that that interference is in accordance with the law and justified by being in the public interest and on the basis of the planning merits of the development proposal. She believes that any restriction on these rights posed by the approval of the application is proportionate to the wider benefits of approval and that such a decision falls within the margin of discretion afforded to the Council under the Town and Country Planning Acts.

Recommendation APPROVE on the basis that the proposal is considered to accord with the following policies which are summarised in the body of the report: SP1, DM1, EC9, T1, T2, T3, EN14, EN17, EN8, EN15 of the Core Strategy and saved policies DB9, 10, 13 of the Unitary Development Plan for the City of Manchester.

Reason for recommendation

The proposal is considered to accord with the Structure Plan and the National Planning Policy Framework and there are no material considerations which outweigh the benefits of the proposal.

Conditions to be attached to the decision

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

Reason - Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990.

2. No development that is hereby approved shall commence unless and until samples and specifications of all materials to be used on all external elevations of the development have been submitted to and approved in writing by the City Council as local planning authority.

Reason - To ensure that the appearance of the development is acceptable to the City Council as local planning authority in the interests of the visual amenity of the area within which the site is located, as specified in policies SP1 and DM1 of the Core Strategy.

3. The development hereby approved shall be carried out in accordance with the following drawings and documents: ^IN; ^IN;

Reason - To ensure that the development is carried out in accordance with the approved plans. Pursuant to policies SP1 and DM1 of the Core Strategy.

4. If any lighting at the development hereby approved, when illuminated, causes glare or light spillage which in the opinion of the Council as local planning authority causes detriment to adjoining and nearby residential properties, within 14 days of a written request, a scheme for the elimination of such glare or light spillage shall be submitted to the Council as local planning authority and once approved shall Manchester City Council Item 6 Planning and Highways Committee 17 January 2013 thereafter be retained in accordance with details which have received prior written approval of the City Council as Local Planning Authority.

Reason - In order to minimise the impact of the illumination of the lights on the occupiers of nearby residential accommodation, pursuant to policies SP1 and DM1 of the Core Strategy.

5. The wheels of contractors vehicles leaving the site shall be cleaned and the access roads leading to the site swept daily in accordance with a management scheme submitted to and approved in writing by the City Council as local planning authority prior to any works commencing on site.

Reason - In the interest of pedestrian and highway safety, as specified in policies SP1 and DM1 of Core Strategy.

6. a) Before the development hereby approved commences, a report (the Preliminary Risk Assessment) to identify and evaluate all potential sources and impacts of any ground contamination, groundwater contamination and/or ground gas relevant to the site shall be submitted to and approved in writing by the City Council as local planning authority. The Preliminary Risk Assessment shall conform to City Council's current guidance document (Planning Guidance in Relation to Ground Contamination).

In the event of the Preliminary Risk Assessment identifying risks which in the written opinion of the Local Planning Authority require further investigation, the development shall not commence until a scheme for the investigation of the site and the identification of remediation measures (the Site Investigation Proposal) has been submitted to and approved in writing by the City Council as local planning authority.

The measures for investigating the site identified in the Site Investigation Proposal shall be carried out, before the development commences and a report prepared outlining what measures, if any, are required to remediate the land (the Site Investigation Report and/or Remediation Strategy) which shall be submitted to and approved in writing by the City Council as local planning authority. b) When the development commences, the development shall be carried out in accordance with the previously agreed Remediation Strategy and a Completion/Verification Report shall be submitted to and approved in writing by the City Council as local planning authority.

In the event that ground contamination, groundwater contamination and/or ground gas, not previously identified, are found to be present on the site at any time before the development is occupied, then development shall cease and/or the development shall not be occupied until, a report outlining what measures, if any, are required to remediate the land (the Revised Remediation Strategy) is submitted to and approved in writing by the City Council as local planning authority and the development shall be carried out in accordance with the Revised Remediation Strategy, which shall take precedence over any Remediation Strategy or earlier Revised Remediation Strategy.

Manchester City Council Item 6 Planning and Highways Committee 17 January 2013 Reason - To ensure that the presence of or the potential for any contaminated land and/or groundwater is detected and appropriate remedial action is taken in the interests of public safety, pursuant to policies DM1 and EN18 of the Core Strategy.

7. Development shall not begin until a surface water drainage scheme for the site, based on sustainable drainage principles and the Flood Risk Assessment (FRA) from Capita Symonds dated 23/08/2012 and Drainage layout drawing EPG/7815/SD/01 Rev P1, has been submitted to and approved in writing by the local planning authority. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed. The scheme shall also include: - details of exceedence event up to a 1 in 100 year including climate change allowance - details of how the scheme shall be maintained and managed after completion.

Reason – To prevent the increased risk of flooding and ensure future maintenance of the surface water drainage system, pursuant to policies EN14, EN17 and EN8 of the Core Strategy.

8. The Park and Ride facility shall not be first brought into use until a Section 38 Agreement and Dedication agreement has been made to enable the local widening of carriageway at the entrance to the Park and Ride on Parrs Wood Lane and the works undertaken and completed to the satisfaction of the local planning authority.

Reason - In the interest of pedestrian and highway safety, as specified in policies SP1 and DM1 of Core Strategy.

9. The Park and Ride facility shall not be brought into use until a highway signage scheme for the Park and Ride facility has been submitted to and approved in writing by the local planning authority and the approved scheme has been fully implemented. The approved signage shall be retained thereafter.

Reason - In the interest of pedestrian and highway safety, as specified in policies SP1 and DM1 of Core Strategy.

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

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

11. The hard and soft landscaping scheme approved by the City Council as local planning authority shown on drawing ref ^IN;, shall be implemented not later than 12 months from the date of commencement of works. If within a period of 5 years from the date of the planting of any tree or shrub, that tree or shrub or any tree or shrub planted in replacement for it, is removed, uprooted or destroyed or dies, or becomes, Manchester City Council Item 6 Planning and Highways Committee 17 January 2013 in the opinion of the local planning authority, seriously damaged or defective, another tree or shrub of the same species and size as that originally planted shall be planted at the same place.

Reason - To ensure that a satisfactory landscaping scheme for the development is carried out that respects the character and visual amenities of the area, in accordance with policies SP1, EN9 and DM1 of the Core Strategy.

12. No development shall commence until details of the measures to be incorporated into the development to demonstrate how the Safer Parking Scheme Award and/or Secured by Design accreditation will be achieved have been submitted to and approved in writing by the City Council as local planning authority. The development shall only be carried out in accordance with these approved details. The development hereby approved shall not be occupied or used until the Council as local planning authority has acknowledged in writing that it has received written confirmation of a secure by design accreditation.

Reason - To reduce the risk of crime pursuant to Policy DM1 of the Core Strategy.

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

(a) No retained tree shall be cut down, uprooted or destroyed, nor shall any retained tree be topped or lopped other than in accordance with the approved plans and particulars, without the written approval of the local planning authority. Any topping or lopping approved shall be carried out in accordance with British Standard 5387 (Trees in relation to construction) (b) If any retained tree is removed, uprooted or destroyed or dies, another tree shall be planted at the same place and that tree shall be of such size and species, and shall be planted at such time, as may be specified in writing by the local planning authority. (c) The erection of fencing for the protection of any retained tree shall be undertaken in accordance with the approved plans and particulars before any equipment, machinery or materials are brought on to the site for the purposes of the development, and shall be maintained until all equipment, machinery and surplus materials have been removed from the site. Nothing shall be stored or placed in any area fenced in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavation be made, without the written consent of the local planning authority.

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

14. Notwithstanding the details shown on Landscaping Planting Plan (dwg. No. CS- 003203-ED-3000 - 01 Rev D03) and the information contained within the documents named BS5837:2012 Trees in relation to design, demolition and construction, Arboricultural Method Statement and Planning, Design and Access Statement date Manchester City Council Item 6 Planning and Highways Committee 17 January 2013 stamped 16/11/2012, further details must be submitted to ensure that works do not impact upon the root protection zones of trees to be retained. All tree work should be carried out by a competent contractor in accordance with British Standard BS 3998 "Recommendations for Tree Work".

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

15. Notwithstanding the details submitted, no consent is granted for a controlled barrier for entrance into and exit from the site.

Reason – To ensure that the development is carried out in accordance with the approved plans. Pursuant to policies SP1 and DM1 of the Core Strategy, in the interests of highway safety.

Local Government (Access to Information) Act 1985

The documents referred to in the course of this report are either contained in the file(s) relating to application ref: 100958/FO/2012/S2 held by planning or are City Council planning policies, the Unitary Development Plan for the City of Manchester, national planning guidance documents, or relevant decisions on other applications or appeals, copies of which are held by the Planning Division.

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

Highway Services Corporate Property Environmental Health Contaminated Land Section Neighbourhood Team Leader (Arboriculture) South Manchester Regeneration - South SRF Environment Agency Greater Manchester Police Stockport Metropolitan Borough Council Greater Manchester Ecology Unit United Utilities Water PLC Didsbury Civic Society Trans Pennine Trail Office

Residential properties on Cloister Road, Ashdene Road, Didsbury Road, Green Pastures, Printers Close, Chapel Street, Burnage Lane, Lynnwood Road, Saddlewood Avenue, Bolton Avenue, Antrim Close and .

Dog & Partridge, 687-693, Didsbury Road, Manchester, SK4 3AG Tesco Stores, Parrs Wood Lane, Manchester, M20 5NQ , Wilmslow Road, Manchester, M20 5PG Manchester City Council Item 6 Planning and Highways Committee 17 January 2013 Grosvenor G Casino Didsbury, Cineworld Cinema, Chiqiutos, Pizza Hut, Megabowl, Travelodge, Burger King, Nandos, The Bell House, Frankie and Bennys, Parrswood Entertainment Centre, Wilmslow Road, Manchester, M20 5PG Unit 8, Parrswood Entertainment Centre, Kingsway, Manchester, M20 5PG Unit 1 - 6, The Stables, Wilmslow Road, Manchester, M20 5PG Unit 2 Ground Floor, The Stables, Wilmslow Road, Manchester, M20 5PG First Floor Unit 2, The Stables, Wilmslow Road, Manchester, M20 5PG Deputies Flat, Managers Flat, The Bell House, Parrswood Entertainment Centre, Kingsway, Manchester, M20 5PG Sports Hall, Parrs Wood High School, Wilmslow Road, Manchester, M20 5PG Parrs Wood House, Parrs Wood High School, Wilmslow Road, Manchester, M20 5PG

Representations were received from the following third parties:

Greater Manchester Ecology Unit Environment Agency 88 Green Pastures, Manchester, SK4 3RA 677 Didsbury Road, Manchester, SK4 3AG 19 Printers Close, Manchester, M19 1TL 60 Lynwood Road, Manchester, M19 1RJ

Relevant Contact Officer : Jennifer Connor Telephone number : 0161 234 4545 Email : [email protected]