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Item 6 Site Adjoining New Metrolink Stop, Parrs Wood Lane, Planning

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Item 6 Site Adjoining New Metrolink Stop, Parrs Wood Lane, Planning 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 Didsbury East Ward Proposal Creation of Metrolink Park and Ride facility, consisting of 301 car spaces, 12 motorcycle spaces, new vehicular access from Parrs Wood 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, Manchester, M19 1RJ Applicant Mr Andrew Brown , Transport for Greater Manchester, 2 Piccadilly Place, Manchester, M1 3BG Agent Mrs Janette Findley, Capita Symonds, Emerson House, Albert Street, Eccles, Manchester, Salford, 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 Kingsway or Burnage 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 Manchester City Council 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 City Centre. 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, Stockport 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
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