(Public Pack)Agenda Document for Planning and Transportation Regulatory Panel, 23/01/2020 09:30

Public Document Pack

Planning and Transportation Regulatory Panel

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, 23 January 2020

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.

AGENDA

1 Apologies for absence.

2 Declarations of interest.

3 To approve, as a correct record, the minutes of the meeting held (Pages 1 - 4) on 19 December 2019.

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

4a 19/74446/FUL 7B Moorfield Road, Swinton M27 0FL (Pages 11 - 18)

4b 19/73709/FUL 301 Walkden Road, Worsley M28 2RZ (Pages 19 - 36)

4c 19/74245/FUL King William Street, Salford M50 3ZP (Pages 37 - 58)

4d 19/74205/FULEIA Land Corner New Bridge Street And Greengate, (Pages 59 - 104) Salford

4e 19/74531/FUL Vacant Land Bounded By Fairbrother Street, Ordsall (Pages 105 - 124) Lane And River Irwell, Salford M5 3EN

5 Planning applications determined under delegated authority. (Pages 125 - 158)

6 Planning appeals. (Pages 159 - 160) 7 Implications of Refreshed Planning Obligations SPD (9 (Pages 161 - 162) December 2019).

8 Urgent business.

9 Exclusion of the public.

10 Part 2 - Closed to the Public.

11 Urgent business.

Contact Officer: Tel No: 0161 793 2602 Claire Edwards, Democratic Services E-Mail: [email protected] Agenda Item 3 PLANNING AND TRANSPORTATION REGULATORY PANEL

19th December 2019

Meeting commenced: 11:15 a.m. “ ended: 12:20 p.m.

PRESENT: Councillor Mashiter - in the Chair

Councillors Antrobus, Burch, Cammell, Clarke, Dawson, Dickman, K. Garrido, Linden, McCusker, Nelson and N. Reynolds

Councillor Walker during consideration of application reference 19/73108/OUT (Land At Orchard Street, Salford M6 6FL)

Please note that a list of persons in attendance in respect of matters referred to in Minute 54 is included at Appendix A.

51. 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 Morris and Sharpe.

52. DECLARATIONS OF INTEREST

There were no declarations of interest.

53. MINUTES OF PROCEEDINGS

RESOLVED: THAT the minutes of the meeting held on 5th December 2019 be agreed as a correct record.

54. APPLICATIONS FOR PLANNING PERMISSION

Full details of the matters referred to in this Minute are contained in the report of the Strategic Director Place (Main Report), as amended in the case of applications marked * in the Amendment Report.

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

Application Number/ Site Development Decision Applicant

*19/73119/REM Land North Of Details of reserved matters Granted, subject to Simpson Grove And for access (within the site), condition 5 (Construction Mulbury Homes East Of Border Brook appearance, landscaping, Method Statement) being Limited Lane layout and scale for amended to require (a) Worsley development of up to 20 no construction activities M28 1LY dwellings pursuant to outline to take place on planning permission Saturdays, and (b) the (04/49623/OUT) developer to investigate whether access for construction vehicles /

1 Page 1 construction deliveries can be made from Garden Lane. If this is not possible, then deliveries shall only take place between the hours of 10:00 to 15:00 Monday to Friday, with no deliveries taking place on Saturdays, Sundays or Bank Holidays.

The Panel requested that the landscaping maintenance plan for the public space, required by the Section 106 agreement attached to outline planning permission 04/49623/OUT, be shared with Ward Councillors once available.

19/73108/OUT Land At Orchard Demolition of all existing Please see Minute 55 Street structures and outline below. Connell Property Salford planning application for Partnership And Shea M6 6FL residential development Investments associated public open space and infrastructure with all matters reserved except for means of access from Orchard Street

55. 19/73108/OUT – LAND AT ORCHARD STREET, SALFORD M6 6FL – DEMOLITION OF ALL EXISTING STRUCTURES AND OUTLINE PLANNING APPLICATION FOR RESIDENTIAL DEVELOPMENT, ASSOCIATED PUBLIC OPEN SPACE AND INFRASTRUCTURE WITH ALL MATTERS RESERVED EXCEPT FOR MEANS OF ACCESS FROM ORCHARD STREET

RESOLVED: THAT planning permission be granted, subject to the planning conditions listed in the report, 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:

. An open space contribution using the formula of: £1,594 per bed space (houses) and £1,151 per bed space (apartments) towards the following projects:

o Bolton Road Playing Fields, and o Duchy Lagoons (Brindleheath Lagoons);

. A public realm contribution of: £150,000 towards a high quality traffic free scheme (including elements of play, artworks, seating, green infrastructure, Sustainable Drainage and resurfacing) on Holland Walk to link the development to St Georges C of E Primary, Charlestown Park and St Sebastian’s RC;

2 Page 2 . A financial contribution towards education using the formula £10,553 per primary pupil place;

. Affordable housing - 20% from houses and 10% from apartments;

. A financial contribution of £157,000 towards MOVA (Microprocessor Optimised Vehicle Actuation) improvement and school patrol;

. Monitoring fee of 1.5% of the value of all obligations (financial and non-financial) up to a cap of £5,000.

(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 to be issued (subject to the conditions and reasons stated in the report) on completion of the above-mentioned legal agreement.

56. PLANNING APPLICATIONS DETERMINED UNDER DELEGATED AUTHORITY

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

RESOLVED: THAT the content of the report be noted.

APPENDIX A LIST OF ATTENDEES IN RESPECT OF APPLICATIONS FOR PLANNING PERMISSION (MINUTE 54)

APPLICATION IN FAVOUR OBJECTING COUNCILLOR / MP OBSERVING REF.

19/73119/REM Molly Leonard* Ray Kenny* Councillor Collinson* Fahed Bizzari Land North Of Mark Lucy Robin Garrido Councillor Ward* Simpson Grove (RAID) And East Of Border Brook Lane Worsley M28 1LY

19/73108/OUT Richard Woodford* Faheed Bizzari Land At Orchard Rachel May Street Barry Connell Salford John Connell M6 6FL Mark Riley

* Indicates those who made representations to the Panel.

3 Page 3 This page is intentionally left blank Agenda Item 4

REPORT

Strategic Director Place

To the

Planning & Transportation Regulatory Panel

23 rd January 2020

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 (Please refer to Agenda Front Sheet for Page Numbers)

DATE: 23.01.2020

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

Worsley

19/74446/FUL RECOMMENDATION: APPROVE

TIME OF MEETING: 09.30am

PROPOSAL: Retrospective planning application for the change of use from retail (A1) to a mixed use beauty salon (sui generis) with ancillary retail use (A1) and alteration to form kiosk for the sale of soft drinks, together with new shop front, alterations to elevations and external decked area.

LOCATION: 7B Moorfield Road Swinton M27 0FL

APPLICANT: Mrs Tina Jones

Page 8 Worsley

19/73709/FUL RECOMMENDATION: APPROVE

TIME OF MEETING: 09.30am

PROPOSAL: Demolition of existing Public house and erection of a 3 storey building comprising of a 70 Bed Care Facility (Use Class C2) with alterations to existing access, provision of car parking, and associated landscaping.

LOCATION: 301 Walkden Road Worsley M28 2RZ

APPLICANT: Mr J Parr

Ordsall

19/74245/FUL RECOMMENDATION: APPROVE

TIME OF MEETING: 09.30am

PROPOSAL: Erection of a part 15 storey, part 12 storey, building to accommodate 457 beds student accommodation with associated amenity areas & landscaping.

LOCATION: King William Street Salford M50 3ZP

APPLICANT: Mr Martin Wallis

Ordsall

19/74205/FULEIA RECOMMENDATION: APPROVE

TIME OF MEETING: 09.30am

PROPOSAL: Erection of a mixed use development comprising a single building with two blocks (14 and 55 storeys) to include: 545 residential apartments, associated residents' facilities and basement parking; and 3 no. commercial units (use classes A1, A2, A3, B1 & D1) with associated landscaping and public realm works.

LOCATION: Land Corner New Bridge Street And Greengate Salford

APPLICANT: One Heritage Tower Limited

Page 9 Ordsall

19/74531/FUL RECOMMENDATION: APPROVE

TIME OF MEETING: 09.30am

PROPOSAL: Full planning application for redevelopment of existing site comprising erection of blocks of varying heights from 5 to 9 storeys, providing 394 dwellings (Use Class C3), 304sqm of ground floor commercial space within a range of flexible uses (Use Classes A1, A3, B1, D1 and D2) together with associated onsite car parking, cycle storage, pocket park, amenity space, landscaping and external works

LOCATION: Vacant Land Bounded By Fairbrother Street, Ordsall Lane And River Irwell Fairbrother Street / Ordsall Lane Salford M5 3EN

APPLICANT: ForHousing

Page 10 Agenda Item 4a PLANNING & TRANSPORTATION REGULATORY PANEL PART I SECTION 1: APPLICATIONS FOR PLANNING PERMISSION

APPLICATION No: 19/74446/FUL APPLICANT: Mrs Tina Jones LOCATION: 7B Moorfield Road, Swinton, M27 0FL PROPOSAL: Retrospective planning application for the change of use from retail (A1) to a mixed use beauty salon (sui generis) with ancillary retail use (A1) and alteration to form kiosk for the sale of soft drinks, together with new shop front, alterations to elevations and external decked area. WARD: Worsley

Description of Site and Surrounding Area

The application site forms an existing ground floor retail premises addressed as No.7B Moorfield Road however solely accessed from Clovelly Road, adjacent to the junction with Allenby Road, in Swinton. The property has an established lawful use for Use Class A1 retail purposes, having previously been occupied by a sweet shop with outdoor seating which ceased operations in February 2019. The store also forms part of a wider undesignated shopping precinct comprising eight commercial units within Use Class A1 uses arranged amongst a block delineated by four roads; to the north, south, east and west. The units are also interspersed by residential properties, most notably above the shopping frontages themselves.

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$zmhyoxej.docx The application site lies on the western peripheries of the shopping precinct, being bound by a shared ginnel with a large Co-op convenience store along the A572 Worsley Road to the southern aspect. The northern boundary is shared with the residential property of No.7A with The Ironing Shop beyond, positioned on the corner of Moorfield Road and Clovelly Road. The eastern boundary adjoins the rear curtilage of No.5 Moorfield Road (occupied by a fish and chip shop) whilst the western aspect comprises Clovelly Road and the side elevation of No.1 Allenby Road.

Clovelly Road is a one way street from Worsley Road up until the junction with Allenby Road and comprises a mixture of double yellow lines and single yellow lines restricting car parking between the hours of 8:00am- 6:00pm Monday to Saturday.

Description of Proposal

Retrospective permission is sought for the:  Replacement of the existing shop front to No.7B with a traditional timber shop front with integrated columns, stall risers and signage board; and the  Incorporation of timber panelled boarding across the proposed kiosk’s frontage, and

 Proposed use of the existing Use Class A1 retail premises into a Sui Generis beauty salon with ancillary retail provision;  Proposed Use of covered store into a kiosk for the sale of soft drinks with outdoor decking area;

There is no allocated car parking associated with this development and no hours of operation have been confirmed alongside the submission.

Publicity

Site Notice: Non HH Article 15 Date Displayed: 12 December 2019 Reason: Wider Publicity

Press Advert: Not applicable. Reason: Not applicable.

Relevant Site History

No relevant site history.

Neighbour Notification

Six neighbouring occupiers have been notified of the application by letter dated 21st November 2019.

Representations

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$zmhyoxej.docx Eight letters of representation objecting to the proposed development have been received in response to the application publicity. The representations are summarised below:

Principle

 At a time when childhood obesity and dental problems are on the increase and local authorities are discouraging junk food close to schools, it seems to me it would be going against all medical advice to allow a kiosk selling sugary drinks and milk shakes on what is a busy route to a local school;  The area is well served by hair/beauty shops and the Co-op sells a comprehensive range of soft drinks so neither of these proposed businesses bring any benefits to the area, only negative ones;  There is no need for a beauty shop;  There is no need for a kiosk selling soft drinks. The Co-op is already open from 7am to 10pm 7 days a week and sells soft drinks. As such, there is no need for another shop selling drinks.

Highways

 Lack of parking provision;  Clovelly Road already heavily congested and parking enforcement officers are visiting daily to ensure the area is safe for the community;  Concerned that customer parking will increase for a longer period of time whilst having refreshments at this new premise;  Can any parking provision be put forward or a layby be provided?;  There are already 4 Businesses of a similar nature: 2 barbers,2 hairdressers/beauty salons on this small block of shops and along with the Co-op late shop plus the chip shop, they are creating what is an intolerable parking, litter and pollution problem in the surrounding residential area;  Because of limited parking space pavements are being damaged with vehicles using them for parking, and local residents have difficulty accessing their own their own driveways and properties;  By nature of this proposed business both the staff and clients will be parking for long periods of time in an area that is already at saturation point, it just can't take any more traffic;  This type of business has the potential to expand into something more than a drinks kiosk which will bring more chaos into the already chaotic area;  Parking around this area is atrocious, not only for the staffs who work in the businesses who add to the congestion, but from the customers who use the shops and the need to find parking;  The Coop is also a very busy store where their large delivery lorries block Clovelly Road every day and their customers park on the yellow lines on Clovelly Road or if no room will use the side roads i.e. Allenby Road, Granby Road or Moorfield Road with no consideration of the residents who live there;  Excessive parking along Allenby and Granby Road;  6 of the present 8 shops in this area are all businesses where people park and stay for varying long periods of time, one of them being a very comprehensive beauty salon covering hairdressing, nails, Botox, waxing, a make-up artist and numerous other beauty treatments. To allow another shop of the same type will only exacerbate the problem for local residents who are frequently blocked in their drives by very rude, uncaring motorists who park on the double yellow lines and across garden gates; and  Those who use the hair and beauty shops stay for at least 1 – 3 hours compared to other shops which are passing trade (5-10 minutes).

Amenity to neighbouring properties

 Local residents have endured months of noise and rubbish whilst work has been ongoing at these premises , it just shows a complete disregard for authority and for the people who live nearby, that they went ahead without the necessary planning permission and that when the alterations look near completion it’s been applied for.

Antisocial behaviour

 A kiosk for the sale of soft drinks will cause litter and encourage young people to hang around this residential area. There have been problems in the past with youths causing anti-social behaviour around the Coop.

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$zmhyoxej.docx Miscellaneous

 The conversion should not have proceeded without planning permission. Does this mean that it will automatically be granted?

Consultations

Local Highway Authority – No objection.

It is noted that the proposal does not provide off-street parking spaces and therefore it is anticipated that any parking associated with the development is likely to take place on the surrounding residential streets as per permitted development.

The Local highway Authority is mindful of that the development is of a minor scale and located within a large residential catchment area, which it intends to serve. Therefore the proposal is in accordance to NPPF it would not be considered as unacceptable or “severe” impact on local highway network.

Senior Drainage Engineer - No objection.

It is advised that all works should be undertaken in accordance with Building Regulations Approved Document H.

Air Quality, Noise, Contaminated Land – No objection.

The proposed development is not within the Greater Manchester Air Quality Management Area. The scale and nature of the development is not likely to have a significant impact on traffic. As such I have no objections to the development on Air Quality Grounds.

No objection raised in respect to noise and any resultant disturbance.

Planning Policy

Development Plan Policy

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 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 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 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 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.

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$zmhyoxej.docx Unitary Development Plan DES8 - Alterations and Extensions This policy states that planning permission will only be granted for alterations or extensions to existing buildings that respect the general scale, character, rhythm, proportions, details and materials of the original structure and complement the general character of the surrounding area.

Unitary Development Plan S3 - Loss of Shops This policy states that utside town and neighbourhood centres, planning permission will be granted for the change of use of local shops from Class A1 retail where the proposal is consistent with the other policies and proposals of the plan, and it can be demonstrated either that there is no demand for the retail use of the property or that an alternative use would be more appropriate.

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 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.

Other Material Planning Considerations

National Planning Policy

National Planning Policy Framework National Planning Policy Guidance

Local Planning Policy

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.

Planning Guidance – Shop Fronts The guidance seeks to achieve design which corresponds with the architectural integrity of the building which enhances and contributes towards the street scene.

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 were subject to public consultation until 18th March and 22nd March 2019 respectively. 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.

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).

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$zmhyoxej.docx 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

The main considerations in the determination of this application include: - Principle of development; - Siting, scale and design; - Amenity to neighbouring occupants; and - Highways.

Principle of development

Policy S3 of the UDP states outside town and neighbourhood centres, planning permission will be granted for the change of use of local shops where the proposal is consistent with the other policies and proposals of the plan, and it can be demonstrated either that there is no demand for the retail use of the property or that an alternative use would be more appropriate.

Permission is sought for the conversion of the existing Use Class A1 retail premises into a predominantly Use Class Sui Generis beauty salon with an ancillary retail function, alongside the creation of an adjoining kiosk for the selling of soft drinks.

In this instance it is acknowledged that the applicant has failed to demonstrate that there is no future demand for a purely A1 retail use on the premises with no marketing information provided which proves that a Use Class A1 shop would no longer be viable. Notwithstanding this, consideration is given to the length of time the unit has remained vacant (12 months), in addition to the relatively small scale nature of the proposed development (only three stations) which as alluded to within the preceding sections of this report would not significantly, or demonstrably, impact upon the amenities of local residents or the local highway network. Moreover, it has been confirmed by the applicant that an A1 retail function will remain within the beauty salon through the selling of organic and animal cruelty free beauty products. Furthermore, the conversion of the storage area to be used as a kiosk for the selling of healthy organic juices and shakes also maintains a retail function to the benefit of the overall scheme presented to Panel members.

Great concern has also been raised by members of general public in respect to the need for such uses within the shopping precinct. Whilst this is duly noted, it is nonetheless immaterial in the determination of this application. It is not the purpose of the planning system to restrict businesses operating within corresponding markets and therefore this should not form a viable reason for refusal.

As recognized through The Town and Country Planning (Use Class) Order 1987 (as amended) a beauty salon operates outside the realms of a traditional A1 retail use and therefore differentiates from other comparable uses perceived as being similar, such as hairdressing. However, in this instance it is considered comparable and given the small scale nature of the proposed development the scheme is unlikely to generate high levels of footfall or a significant increase in vehicle movements over and above those already generated around the shopping precinct. To this end it is considered that the proposal sufficiently complies with the provisions of Policies S3 and ST1 of the UDP and the principle of development should be accepted.

Siting, scale and design

Policy DES1 of the UDP 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.

The proposal seeks alteration to the front elevation of the building through the creation of a traditional timber shop front incorporating stall risers, pilasters, a new facia board and cornicing for the beauty salon. In respect to the kiosk the applicant has chosen a more contemporary shop front with vertical timber boarding to add visual interest. This is in addition to the provision of approximately 9 meters of living foliage above both facias in order to contribute towards the City Council’s Green City Program.

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$zmhyoxej.docx It is therefore considered that the proposal represents a high standard of design and sufficiently corresponds with the sites location within a defined shopping frontage in accordance with Policy DES1 of the UDP and the Council’s Design Guidance for Shop Fronts.

Amenity to neighbouring occupants

Policy DES7 of the UDP states that all new development will be required to provide potential users with a satisfactory level of amenity. Development will not be permitted where it would have an unacceptable impact on the amenity of occupiers or users of other development. In respect to noise and disturbance, Policy EN17 requires that development which poses an unacceptable risk or nuisance should provide appropriate mitigation to offset any identified harm.

The application seeks to utilise, to a larger degree, an existing retail premises which was known to generate passing footfall whilst operational. To this end the incorporation of a beauty salon with adjoining kiosk is unlikely to significantly increase the levels of noise and disturbance above and beyond that which existed previously and therefore restrictions to the operational hours or other mitigation measures are not reasonably necessary.

Whilst subjective, it is not the opinion of the Officer that the creation of a small kiosk selling healthy soft drinks will unintentionally cause significant levels of litter or encourage anti-social behaviour to the detriment of neighbouring occupiers.

To this end the proposal is considered to satisfy the requirements of Policies DES7 and EN17 of the UDP.

Highways

The application has been reviewed by the Local Highway Authority who notes that whilst there is no off-street car parking provision it is anticipated that any patron to the development will likely come from the local area. The applicant has also confirmed that being a local business, employees will not be driving to the application site and therefore the proposal would not amount to any loss of car parking provision on nearby streets.

The shopping precinct benefits from unrestricted car parking along Moorfield Road however double yellow markings are sited along Worsley Road and Moorside Road. Clovelly Road is also partially double yellowed up until the junction with Moorfield Road whilst the western side of the street is single yellowed with a restriction in car parking between the hours of 8:00am and 6:00pm. The neighbouring residential streets of Allenby Road and Gordon Road do not have any restrictions.

As viewed on site it would appear that the existing parking issues, particularly along Clovelly Road, originate from the lack of car parking associated with the Co-op convenience store which has resulted in unlawful car parking and congestion along the street. However, whilst the Council duly notes the concerns raised by local residents the Local Highway Authority is not convinced that a development of this scale would cause cumulative harm upon the local highway network to warrant a reason for refusal. As confirmed through Paragraph 109 of the NPPF (2019) “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”.

To this end the creation of a small beauty salon and soft drinks kiosk is not considered to have an unacceptable impact upon highway safety or lead to a situation whereby the residual cumulative impacts on the road network would be severe in accordance with Paragraph 109 of the NPPF (2019) and Policy A8 of the UDP.

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).

Page 17

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

Site and Location Plans 3421:01 Rev A Proposed Plan and Elevation Dwg.3421:03 Rev C

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

Notes to Applicant

1. Drainage

It is advised that all works should be undertaken in accordance with Building Regulations Approved Document H.

Page 18

$zmhyoxej.docx Agenda Item 4b PLANNING & TRANSPORTATION REGULATORY PANEL PART I SECTION 1: APPLICATIONS FOR PLANNING PERMISSION APPLICATION No: 19/73709/FUL APPLICANT: New Care (Worsley) Ltd. LOCATION: 301 Walkden Road, Worsley, M28 2RZ PROPOSAL: Demolition of existing public house and construction of a 70 bed care facility (Use Class C2), alterations to existing access point, car parking and landscaping WARD: Worsley

Figure 1: Location plan

Description of site and surrounding area

The subject site is located on the south-western side of Walkden Road, south of the A580. The Cock Hotel, a two-storey public house, stands towards the centre of the site. A small garden is located at the rear together with car parking and services spaces. Additional parking/service space is located forward of the building along the Walkden Road frontage.

Protected woodland surrounds the site and extends some distance to the south and north-west. A service station stands immediately to the north and to the east, across Walkden Road, stand a row of dwellings. Beyond this, land is generally used for residential purposes.

To the west of the site are Worsley Cricket Club and Ellesmere Sports Club. These clubs are located within a designated minerals safeguarding area and are also within the Green Belt.

Page 19 Description of proposal

This application seeks permission to demolish the existing public house on site and construct a care facility (Use Class C2) in its place.

The proposed building would stand to a height of three storeys and comprise 70 ensuite bedrooms and associated living, dining and laundry facilities. A range of services would also be provided on site, including general nursing and dementia care. Independent residents would occupy ground floor bedrooms whilst dependent residents would occupy the upper floors. The facility would employ 40 part time and 60 full time nursing and administration staff.

The building would be constructed generally towards the centre and rear of the site behind a 27-space car park and service area. Amenity spaces would be located at the sides and rear of the building and may be accessed via private rooms or communal areas. Figure 2 below shows the site layout in greater detail.

Figure 2: Site layout plan

Page 20 In addition to bedrooms and the aforementioned living, dining and laundry facilities, the building would also comprise a resident’s café, salon and offices at ground floor level. Figure 3 below shows the ground floor layout of the building in greater detail.

Figure 3: Ground floor plan

The building would be finished in brick and feature contrasting banding and a hipped roof as shown in Figure 4 below.

Figure 4: Walkden Road elevation

The total floor area of the existing public house is 968 square metres. The total floor area of the proposed facility would be 3,522 square metres; a net increase of 2,554 square metres. Whereas 88 car parking spaces are currently provided on site, 27 spaces only would be provided in association with the proposed facility; a net reduction of 61 spaces.

Page 21 Publicity

Notice: Displayed on site 30 August 2019 Reason: Wider publicity

Press advert: Notice placed in Manchester Weekly News, Salford Edition, 5 September 2019 Reason: Wider publicity

Neighbour notification

Notice of the application was sent to 23 surrounding properties on 23 August 2019.

Representations

Ten representations were received in response to the application. The concerns of objectors are:

. The application represents the loss of a much needed community facility; . The existing public house is in poor condition only as a result of the mismanagement of the proprietor; . The building is part of the heritage of the area and should be retained; . On the basis that a petrol station is located adjacent to the site and Walkden Road is very busy, the proposed use is not appropriate here; . The proposed building does not complement the character of the area; . Overlooking/loss of privacy; . The development will cause further congestion along Walkden Road and, in turn, impact upon highway safety; . What will be the condition of resident patients?; and . The impact of construction activities upon the general amenity of the immediate surrounding area, including by way of noise.

Site history

A number of permissions have previously been issued to extend and improve the existing public house on site. None of these are however of particular relevance to this application.

Consultations

The following responses have been received from consultees -

. Arborist - One Category B tree (T15) and four Category C trees/groups (T12, G2, G3 and G4) would be removed to accommodate the development. 11 uncategorised trees are recorded on site and these should also be removed. New planting is required in place of the Category B tree to be lost (T15). The submitted documents contain some errors. As such, a condition should be included upon any permission issued requiring the submission of an amended Arboricultural Method Statement (AMS).

. Coal Authority - The site is located within an identified ‘Development High Risk Area’ and it is understood that a mine entry exists on site. This entry must be treated in accordance with industry standards. Once ground conditions have been appropriately categorised, a mitigation strategy can then be prepared. Notwithstanding this, the proposed building appears to be located outside the zone of influence of the presumed location of the mine entry. Intrusive investigations are required prior to the commencement of building works and a condition to this effect should be included upon any permission issued.

. Design for Security (DfS) - An informative should be included upon any permission issued requiring the implementation of the physical security specification detailed in the submitted Crime Impact Statement.

. Drainage - The site is located in Flood Zone 1 (FZ1) and measures less than one hectare. A Flood Risk Assessment (FRA) is therefore not required. Though the proposed use is considered to be acceptable in FZ1, the site remains subject to surface water flooding. As such, ground levels should not be altered within one metre of boundaries and finished floor levels should be a minimum of 300mm above surrounding ground levels. On the basis that the site is brownfield and located within the Core

Page 22 Conurbation Critical Drainage Area, surface water run-off should be reduced to 50% of the existing, or greenfield equivalent, whichever is the greater.

. Environment Agency (EA) - Contaminated materials could be mobilised during the construction phase and this could affect controlled waters. A precautionary approach should be taken and conditions reflecting this should be included upon any permission issued.

. Environmental Health Officer - Air: The site is not located within the bounds of the Greater Manchester Air Quality Management Area (GMAQMA). Given the scale and nature of the proposed development, it will not likely impact upon local air quality.

Noise: The local noise environment is dominated by road traffic and intermittent emissions from the adjacent petrol station. The impact assessment submitted in support of the application accurately describes these sources. The findings of the assessment are accepted, including the recommended use of acoustic glazing and mechanical ventilation systems. A detailed noise mitigation scheme is required and it is recommended that a condition to this effect be included upon any permission issued.

Land contamination: On the basis this area was previously mined, the site may be contaminated. To this end, an intrusive Phase 2 investigation is required.

. Greater Manchester Ecological Unit (GMEU) - There is no evidence to suggest that bats occupy the site and existing buildings/structures are of limited roosting potential. Nesting birds are however present and as such demolition works should not be carried out during nesting season (1 March to 31 August inclusive). Biodiversity enhancements should be provided on site and a condition to this effect should be included upon any permission issued.

. Greater Manchester Archaeological Advisory Service (GMAAS) - An inn once stood upon the car park occupying the Walkden Road frontage of the site. Given the proposed development would not significantly disturb this frontage, any permission issued need not be encumbered by conditions requiring archaeological mitigation works.

. Highways - Whilst the Council’s Consultant Highways Officers originally raised concerns regarding the layout of the on-site car park and associated facilities (including adjacent footways and the locations of the bin store and bicycle parking racks), these concerns have now been resolved (as per the amended site layout plan received on 12 December 2019).

. United Utilities (UU) - Foul water should drain to the public sewer and surface water in the most sustainable way in accordance with the hierarchy of options set out in the National Planning Policy Framework. The culverted watercourse which extends through the site is not a UU asset. The applicant should contact the riparian owner to discuss potential impacts upon this watercourse.

Planning Policy

Development Plan Policy

Unitary Development Plan ST13 - Natural Environmental Assets This policy states that development that would result in an unacceptable impact on any of the city's natural environmental assets will not be permitted.

Page 23 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 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 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 EHC3 - Provision and Improvement of Health and Community Facilities This policy states that planning permission will be granted for the provision of new, and improved existing, health and community facilities by public, private and voluntary agencies, provided that the development would: not have an unacceptable impact on residential amenity and character; not have an unacceptable impact on environmental quality; be accessible to the community it serves by a range of means of transport; not give rise to unacceptable levels of traffic congestion, or have an adverse impact on highway safety; have the potential to act as a community focus and encourage linked trips wherever possible; and be consistent with other policies and proposals of the UDP.

Unitary Development Plan EHC4 - Reuse of Existing Health and Community Facilities This policy states that planning permission for the reuse or redevelopment of existing or former health or community facilities will be granted where there is a clear lack of demand for the existing use, or alternative provision is made and where the development is consistent with the other policies and proposals of the UDP.

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 A10 - Provision of Car, Cycle and Motorcycle Parking in New Developments 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 EN1 - Development Affecting the Green Belt This policy states that carrying out engineering and other operations and making material changes to the use of land are inappropriate development unless they maintain openness and do not conflict with the purposes of including land in the Green Belt. Planning permission will not be granted that might be visually detrimental by reason of its siting, materials, or design, even where it would not prejudice the purpose of including land in the Green Belt. Planning permission will be granted for the working of minerals, provided that high environmental standards are maintained, the affected sites are well restored, and the development is consistent with other policies and proposals of the Plan.

Page 24 Unitary Development Plan EN13 - Protected Trees This policy states that development which would result in an unacceptable loss of, or damage to protected trees will not be permitted. Where the loss of trees is considered acceptable adequate replacement provision will be provided.

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 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.

Other Material Planning Considerations

National Planning Policy

National Planning Policy Framework (NPPF) National Planning Practice Guidance (NPPG)

Local Planning Policy

Supplementary Planning Document - Design and Crime The design and crime supplementary planning document is used to help assess and determine planning applications and is intended to guide architects, developers, landscape architects and urban designers in designing out crime.

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 - 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.

Page 25 make an appropriate contribution to: affordable housing, open space, education, transport, public realm, and other infrastructure and services where appropriate.

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 - Contaminated Land Contamination is a material consideration in the determination of planning applications. Decisions should ensure that:

. A site is suitable for its new use taking account of ground conditions and land instability, including from natural hazards or former activities such as mining, pollution arising from previous uses and any proposals for mitigation including land remediation or impacts on the natural environment arising from that remediation and; . adequate site investigation information, prepared by a competent person, is presented.

Failing to deal adequately with contamination could cause harm to human health, property and the wider environment.

Other documents

The Greater Manchester Spatial Framework (GMSF) Draft 2019 and the Revised Draft Local Plan 2019 were recently the subject of public consultation. These plans will soon progress further, including examination at public inquiries, before being adopted. Adoption is expected to take place towards the end of 2020/early 2021.

Now that the GMSF and Local Plan are published documents, some weight can be given to each. However, as the weight given depends upon the stage of each plan, unresolved objections and consistency with Government policy, this is currently limited. The weight given moving forward will be reviewed and is likely to depend upon the extent to which there remains unresolved objections.

Appraisal

Following the publication of the National Planning Policy Framework (NPPF) it is now necessary to consider the weight which can be given to the policies of the Council's development plan.

It is considered that those policies of the development plan relevant to this application can be afforded due weight given the criteria of each is consistent with the related policies of the NPPF.

The principle of the development

Retained Policy EHC3 of the Salford UDP states that planning permission will be granted for new health care facilities (including by public, private and voluntary agencies) where these:

. Do not unacceptably impact residential amenity and character; . Do not unacceptably impact local environmental quality; . Are accessible to the community by a range of transport options; . Do not give rise to unacceptable levels of traffic congestion; . Do not have an adverse impact on highway safety; and . Have the potential to act as a community focus.

In response to these criteria, it is noted that:

. The provision of a care facility in this location would not likely impact upon the amenity or character of adjacent residential areas. Though the proposed use would generate certain activities, these would generally be passive and not to the extent necessary to cause adverse off-site effects. Whilst emergency vehicles may be required on site, this would be infrequent and again not generate adverse effects;

Page 26 . Though various degrees of care would be provided on site, for the most part the building would be used for residential purposes. Given the separation distances which would exist between the facility and adjacent dwellings, it is considered that the use would not impact upon the environmental qualities of nearby residential areas; . Though the site is not near to a designated town/neighbourhood centre, local bus services extend along both Walkden Road and East Lancashire Road a short distance to the north. These services provide direct access to nearby centres and, in turn, add to the sustainability credentials of the area. Importantly, some car parking would also be provided and this, together with bus services, would provide staff/visitors with the necessary means of access to/from the site. Due to care needs, only a limited number of residents will likely drive; and . Given the nature of the proposed use, it is considered that the facility need not also provide other community services. This policy requirement is perhaps best applied to Class D2 uses (halls and sports facilities for example) and not a private health care facility such as that proposed.

The provisions of Retained Policy EHC4 of the Salford UDP should also be considered. This policy states that planning permission for the reuse or redevelopment of existing or former health and community facilities will be granted where there is a clear lack of demand for the existing use or appropriate alternate provision is made [elsewhere]… . The NPPF also seeks to guard against the unnecessary loss of valued facilities, particularly where this would reduce the community’s ability to meet its day-to-day needs (para 92).

A public house is considered to be a ‘community facility’. The proposed development therefore represents the potential loss of a community asset.

The pub was formally part of the Spirit Group’s Flaming Grill brand which was acquired by Greene King in June 2015. The pub was operating at a loss for the two years following acquisition despite menu and management changes. Green King have considered closing the pub but as business rates remain payable and to avoid the site becoming attractive to anti-social behaviour, it has remained open.

CBRE were commissioned to market the building in June 2018 and by October 2018 there had been 14 detailed enquiries and 7 viewings. Interest in continuing to run the building as a pub was limited in part due to the location and nearby competition (e.g. Ellesmere Sports Club, Worsley Park, Barton Arms, John Gilbert, Worlsey Old Hall, Woodside, Bridgewater, JD Wetherspoon, Alberts, Shamrock, New Inn, New Albion, Bulls Head and Whitehorse). 3 offers were made for the building with no offers from anybody wishing to continue the pub use.

Given the trading position of the pub, lack of interest from any purchasers wishing to continue with the existing use and also due to the other pub offers in the wider area, it is considered that the loss will not reduce the community’s ability to meet their day-to day needs and that an alternative use can be considered. Importantly, like the existing public house, the proposed facility will also deliver community benefits. Indeed, health facilities such as that proposed are considered alongside other community uses in accordance with the provisions of Retained Policies EHC3 and EHC4 of the Salford UDP. To this end, the site will remain in community use, albeit accommodating a private facility.

As previously noted, the site is also located adjacent to Green Belt land. In accordance with Paragraph 12.4 of the Salford UDP, the purposes of this land include (as relevant):

. To check the unrestricted sprawl of large built up areas; . To prevent neighbouring towns from merging into one another; and . To assist in safeguarding the countryside from encroachment.

This is complemented by Part 13 of the NPPF, Paragraph 144 of which states ‘Local Planning Authorities should place substantial weight upon the potential harm development may cause to the Green Belt,’ including impacts upon openness.

Though this provision is perhaps best applied to development within, rather than adjacent to the Green Belt, it may reasonably be applied here also given the relationship of the site to adjacent Green Belt land.

On the basis that the site is generally concealed from view from this land by adjacent protected woodland, it is considered that the development would not impact upon the openness of the Green Belt. In addition to this,

Page 27 given the proposed facility would be constructed upon a brownfield site, it would not contravene the aforementioned purposes for which adjacent Green Belt land is reserved.

The site is also located adjacent to a minerals safeguarding area in accordance with the provisions of the Greater Manchester Joint Minerals Development Plan Document (DPD). Policy 8 of this DPD states that all non- mineral development proposals within the Minerals Safeguarding Area should extract any viable mineral resource present in advance of construction. Though this requirement remains, it is understood that the site and surrounding area have previously been mined and as such it is presumed all minerals of value have now been extracted. Notwithstanding this, as the site is outside the defined safeguarding area it is not considered that there is any conflict with policy 8.

Built form

Retained Policy DES1 of the Salford UDP states that development will be required to respond to its physical context, respect the positive character of the local area in which it is situated and contribute towards local identity and distinctiveness.

It is considered that the existing building on site is of limited architectural value and is neither locally or nationally listed. To this end, it is considered that its demolition is acceptable in principle.

Though the scale of the proposed facility would exceed that of the existing building, a large part of the proposed building’s mass is located towards the rear of the site. To this end, the perceived scale of the building when viewed from Walkden Road would be significantly less than the actual. This is important in this context given the prevailing finer grain nature of adjacent dwellings.

These dwellings are perhaps the most relevant reference with regard to built form character. Though remaining largely traditional in appearance, these dwellings feature a variety of architectural elements, including gable, hipped and saddle back roofs as well as rectilinear additions. To this end, these dwellings underscore the mix of architectural styles that are present here.

Notwithstanding this, the proposed building will largely present as a traditional form. Finished in brick and featuring window openings generally matching the proportions of those of the adjacent dwellings, the proposed building will also comprise a hipped roof. This is again a common feature of many adjacent dwellings. Though the scale of the building will again exceed that of existing surrounding forms, given the separation distances which would exist, it is considered that the proposed building would again not present as a dominant element of the streetscape. Importantly, the street front wall will be relatively narrow when compared to that of the existing public house. Given the building will also be setback from side property boundaries and be largely bounded by amenity space, it will comfortably nestle into the woodland backdrop.

Though the use of brick is acceptable in principle, further details of this are required in order to ensure the precise finish of the building is appropriate. To this end, it is recommended that a condition be included upon any permission issued requiring details of all external materials to be used to be submitted for further assessment.

It is considered that the proposed building appropriately responds to its physical context, respects the character of the local area and will contribute positively to the street scene in accordance with the requirements of Retained Policy DES1 of the Salford UDP.

Amenity impacts

Retained Policy DES7 of the Salford UDP states all new development …will be required to provide 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 the occupiers or users of other developments.

Each resident room will feature a direct source of natural light and ventilation (windows/glazed doors) opening out onto the semi-private amenity spaces bounding the building. Each room will also feature an ensuite and residents will benefit from direct access to a number of ancillary facilities, including communal living and dining spaces, a salon and resident’s café. In addition to this, residents will also enjoy outlook towards the adjacent protected woodland

Page 28 Though the local noise environment is dominated by road traffic and intermittent emissions from the adjacent petrol station, the installation of acoustic glazing and mechanical ventilation systems will assist in preventing the transfer of noise through the building. This, in turn, will safeguard the general amenity of residents. This is especially important given the nature of the facility.

In addition to this, it should be noted that the site is not within the Greater Manchester Air Quality Management Area (GMAQMA) and as such residents will not be exposed to excessive air-borne pollutants. Given the proposed building would be setback from the Walkden Road frontage, vehicle emissions will have largely dispersed prior to drifting across the facility.

The setback of the building from the Walkden Road frontage and the presence of mature trees surrounding the site also ensures that it will not unreasonably impact upon the outlook of adjacent residents..

In accordance with the preceding discussion, it is considered that the proposed development will offer future residents a satisfactory level of both internal and external amenity and, by virtue of the separation distances which would exist to adjacent dwellings, not impact upon the general amenity of nearby residents. This, in turn, ensures general compliance with the provisions of Retained Policy DES7 of the Salford UDP.

Landscape treatment of site

Retained Policy DES9 of the Salford UDP states that development will be required to incorporate appropriate hard and soft landscaping …where appropriate. This policy also states that where landscaping is required …it must …be of a high quality in terms of design and materials and reflect and enhance the character of the area and the design of development…

Though a number of trees would be lost to accommodate the development, only one of these is high quality (T15, Category B). Given the landscape character of the immediate surrounding area, it is recommended that a condition be included upon any permission issued requiring a landscaping proposal that will include some replacement tree planting. There is opportunity for new landscaping along the frontage and within the amenity spaces which need to be usable and attractive.

The development will also result in a net increase in amenity space on site. Whilst this may not otherwise be regarded as primary habitat, it will nevertheless complement the ecological values of the neighbouring woodland. This amenity space may also allow for the natural filtration of a large part of the site and this, in turn, might assist in relieving pressures upon local drainage infrastructure.

The provision of replacement planting and increased amenity space on site will ensure that the development appropriately complements the landscape character of the immediate surrounding area in accordance with the provisions of Retained Policy DES9 of the Salford UDP.

Ecological impacts

Surveys submitted in support of the application confirm that bats do not occupy the site. Whilst nesting birds are present, these will not be disturbed during nesting season (1 March to 31 August inclusive).

The submitted surveys also set out the measures to be provided on site to enhance its ecological value. This includes the planting of native species, the installation of bat/bird boxes and the provision of fencing which allows for the free passage of wildlife. It is recommended that a condition be included upon any permission issued requiring the provision of such measures.

Highways matters

Paragraph 109 of the NPPF states that applications for planning permission should only be refused on highways grounds where the residual impacts of a development are considered to be severe.

In addition to this, Retained Policy A8 of the Salford UDP states that development will not be permitted where it would ….have an unacceptable impact on highway safety …by virtue of traffic generation, access, parking or servicing arrangements…

Page 29 The Council’s Consultant Highways Officer and TfGM consider that the net impact of the development upon the function of the surrounding road network would be negligible. This is on the basis that the vehicle movements likely to be generated by the use would not significantly exceed those currently generated by the existing public house. Again, whilst some residents may drive, many will not and to this end only staff, visitor and a limited number of residents movements would be generated.

This, in turn, ensures that the development would not cause severe highways impacts or unacceptable safety concerns in accordance with the provisions of Paragraph 109 of the NPPF and Retained Policy A8 of the Salford UDP respectively.

Whilst concerns were originally raised with regard to the design/layout of the on-site car park, these have now been resolved. To this end, measures will be put in place to safeguard pedestrian access through the site (including raised walkways, traffic calming measures and bollards), refuse vehicles may now comfortably access the bin store and bicycle parking spaces are now conveniently located. These measures together ensure that the car park is fit for purpose and, in turn, contains all parking/servicing activities associated with the use within the curtilage of the site. Again, this assists in safeguarding the function of the surrounding road network.

Importantly, the site is also relatively well served by public transport (local bus services). This, together with on- site car and bicycle parking spaces, provide staff, residents and visitors with a suite of transport options. This, in turn, will assist in reducing any residual demands for on-street parking spaces generated by the use.

Recommended conditions also require the submission of a Travel Plan tailored to the individual needs of staff. This will assist in promoting the use of sustainable modes of transport and again reduce impacts upon the surrounding road network.

Land contamination

Retained Policy EN17 of the Salford UDP states that in areas where existing levels of pollution exceed local or national standards, planning permission will be granted for environmentally sensitive developments only where these incorporate adequate measures to ensure there is no unacceptable risk or nuisance to occupiers…

The site is located in a ‘Development High Risk Area’ (as advised by The Coal Authority). Given this, it is likely the land is contaminated. To this end, building works could liberate harmful materials and this, in turn, could impact upon the local environment, including controlled waters.

It is recommended therefore that conditions be included upon any permission issued requiring intrusive site investigations. Should these investigations confirm that the land is indeed contaminated, a remediation strategy would then be required. Prior to the occupation of the development, a verification report confirming that all measures were implemented as necessary, would then be required for final approval.

Drainage

Retained Policy EN19 of the Salford UDP states that development …will not be permitted where it would …be subject to an unacceptable risk of flooding, materially increase the risk of flooding elsewhere or result in an unacceptable maintenance liability for the city council or any other agency in terms of dealing with flooding issues.

Though the proposed use is considered to be acceptable in this zone (FZ1), the site remains subject to surface water flooding. To this end, levels within one metre of boundaries should not be altered and the finished ground floor levels of the building should be no less than 300mm above surrounding ground levels. These measures will assist in ensuring that the development is not at risk of flooding in accordance with the provisions of Retained Policy EN19 of the Salford UDP.

Importantly, recommended conditions require the submission of a site drainage strategy setting out the manner in which water quality would be improved and how surface water run-off rates reduced. This should be no more than 50% of the existing rate, or greenfield equivalent, whichever is the greater. The strategy would be required prior to the commencement of building works in order to ensure that all necessary mechanisms are incorporated into the development.

Page 30 Planning contributions

The site is located in a high-value area in accordance with the Council’s Planning Obligations Supplementary Planning Document (as refreshed 2019).

Given the nature of the end use, a public realm contribution only is considered necessary. On the basis that the development would likely increase demands for public infrastructure surrounding the site, it is considered that this contribution should fund improved access points and footways throughout the adjacent Worsley Woods.

Whilst a contribution of £1,500 per dwelling is typically sought, given the function of the use and the community benefits its delivers, it is considered that a reduced sum only should be required. To this end, a contribution of £500 per resident room (£35,000 in total) is considered appropriate.

In accordance with the applicant’s preferences, this contribution would be provided following the occupation of the development. This is to ensure the facility is first able to move to a positive trading position. This is anticipated to be within 12 months of occupation.

The Council’s S106 Officer accepts this arrangement and as such it is recommended that any permission issued be subject a legal agreement enshrining these terms.

Conclusion

Though the proposed development represents the loss of an existing community facility, in accordance with the provisions of Retained Policy EHC4 of the Salford UDP, this is acceptable in principle given there is a clear lack of demand for this use. Importantly, the proposed use would also serve local needs and as such the site would effectively remain a community asset.

Importantly, the proposed use would assist in addressing increasing demands for aged care services, including dementia care. The applicant, a development-led care home operator, advises that the number of dementia sufferers in the United Kingdom will increase from 700,000 to one million by 2025 and to 1.8 million by 2050. This underscores the need for facilities such as that proposed. Whilst the loss of the existing public house is regrettable, the proposed facility would again serve increasingly important needs and this, on balance, outweighs concern regarding the loss of the existing use.

It is also considered that the proposed building would contribute positively to the street scene. Whereas the existing public house extends across much of the width of the site, the more recessive form of the proposed building ensures it will not dominate this stretch of Walkden Road. The recessive and articulated form of the building also allows for the provision of sizeable open spaces on site. These, in turn, will not only assist in softening the appearance of the building but also provide future residents with an increased level of on-site amenity.

Importantly, given the nature of the use and the separation distances to existing nearby dwellings, it is considered that the building would also not impact upon the general amenity of surrounding residents. Again, the facility would largely act as a residential building, albeit with varying elements of medical care. To this end, the proposed use will generally be passive and not generate the types of off-site effects generally associated with commercial uses.

Notably, many residents will not drive. Whilst some residents may do so, vehicle movements will generally be limited to staff and visitor comings and goings. When considered against the vehicle movements generated by the existing public house, it is considered that the movements generated by the proposed facility will not alone impact upon the function of the surrounding road network.

Recommendation

It is recommended that planning permission be granted subject to the following conditions and that:

1) The City Solicitor be authorised to enter into a legal agreement in accordance with Section 106 of the Town and Country Planning Act 1990 to secure a £35,000 public realm contribution to be put towards access and footpath improvements at Worsley Woods;

Page 31 2) That the applicant be informed the Council is minded to grant permission, subject to the conditions listed below and overleaf; and 3) The authority be given to issue the permission upon completion of the agreement.

Conditions:

1. The development hereby permitted shall be begun no 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 plans:

. Dwg. No. 01, Revision C entitled ‘Site plan’ dated February 2018 and prepared by Pharaoh Designs; . Dwg. No. 02 entitled ‘Proposed ground floor plan’ dated May 2019 and prepared by Pharaoh Designs; . Dwg. No. 03 entitled ‘Proposed first floor plan’ dated May 2019 and prepared by Pharaoh Designs; . Dwg. No. 04 entitled ‘Proposed second floor plan’ dated May 2019 and prepared by Pharaoh Designs; . Dwg. No. 05 entitled ‘Proposed roof plan’ dated May 2019 and prepared by Pharaoh Designs; . Dwg. No. 06 entitled ‘Elevations’ dated May 2019 and prepared by Pharaoh Designs; and

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

3. The development hereby permitted shall not be commenced until such time as all retained trees within or overhanging the site as shown on the submitted Tree Protection Plan (Drawing No. 4237 03) have been surrounded by substantial fences. These fences shall be installed in accordance with the provisions of the submitted Tree Protection Fencing Plan (Drawing No. 4237 10) and shall remain in place until all building works are completed. No work, including any form of drainage or storage of materials, earth or topsoil shall take place within the perimeter of any protective fences.

Reason: To ensure the preservation of valued landscape features in accordance with the provisions of Retained Policy EN13 of the Salford Unitary Development Plan and the National Planning Policy Framework.

Reason for pre-commencement condition: The retention of trees is imperative and all required protective fencing must therefore be installed prior to the commencement of building works.

4. Prior to the commencement of the development hereby permitted, the applicant shall submit to and have approved in writing by the Local Planning Authority, an updated Arboricultural Method Statement (AMS). The development shall thereafter be carried out in strict accordance with the provisions of this AMS.

Reason: To maintain the landscape character and general amenity of the immediate surrounding area in accordance with the provisions of Retained Policy DES9 of the Salford Unitary Development Plan and the National Planning Policy Framework.

Reason for pre-commencement condition: All works to/in close proximity to retained trees must be considered and approved prior to the commencement of building works.

5. Prior to the first occupation of the development hereby permitted, the applicant shall submit to and have approved in writing by the Local Planning Authority, an amended landscape plan generally in accordance with the submitted plan entitled ‘Landscape strategy’ (Dwg. No. 3) dated 19 November 2019 and prepared by DEP Landscape Architecture but amended to reflect the approved site layout plan (Condition 2). This plan shall include details of all tree species, their sizes (including minimum heights and circumference of stem one metre above ground level), a plan showing the locations of all replacement trees, a planting timetable and details of after care. The plan shall also show the provision of four additional visitor bicycle parking spaces behind Car Parking Space No. 20 and forward of the cycle store.

6. Prior to the commencement of the development hereby permitted (except for enabling works) a Phase 2 Site

Page 32 Investigation report shall be submitted to and approved in writing by the Local Planning Authority. This investigation shall address the nature, degree and extent of any contaminated materials on site and identify and assess risks to receptors, focusing primarily on risks to human health and the wider environment, including controlled waters.

Reason: In the interests of public safety in accordance with the provisions of Retained Policy EN17 of the Salford Unitary Development Plan and the National Planning Policy Framework.

Reason for pre-commencement condition: Works on site have the potential to liberate contaminated materials and the nature of any such materials must first be understood prior to the commencement of development.

7. Should the Phase 2 assessment required by Condition 6 identify any unacceptable risks to receptors, prior to above ground works commencing the applicant shall submit to, and have approved in writing by the Local Planning Authority, a contaminated land remediation strategy. This strategy shall be prepared by a suitably competent person(s) and the development shall thereafter be carried out in complete accordance with the strategy or any variations thereto, as may be agreed in writing by the Local Planning Authority.

Reason: In the interests of public safety in accordance with the provisions of Retained Policy EN17 of the Salford Unitary Development Plan and the National Planning Policy Framework.

8. Pursuant to Condition 6 and prior to the first use or occupation of the development hereby permitted, a Verification Report shall be submitted to and approved in writing by the Local Planning Authority. This report shall validate that all required remedial works were completed in accordance with those agreed by the Local Planning Authority.

Reason: In the interests of public safety in accordance with the provisions of Retained Policy EN17 of the Salford Unitary Development Plan and the National Planning Policy Framework.

9. Prior to the commencement of development hereby approved, the applicant shall submit to and have approved in writing by the Local Planning Authority in consultation with the Coal Authority, a scheme of intrusive site investigations. This scheme shall be designed by a competent person(s) and allow for the proper assessment of ground conditions in order to establish the risks posed to the development by past coal mining activity on site (including in relation to Mine Entry No. 374401-004). The scheme shall detail all findings arising from site investigations as well as all remedial works/mitigation measures considered necessary, including a layout plan which illustrates the exact location of the mine entry and the calculated zone of influence (no build zone) and how this relates to the approved layout. All remedial works/mitigation measures shall be implemented prior to the first occupation of the development and maintained in perpetuity thereafter.

Reason: In the interests of public safety in accordance with the provisions of Retained Policy EN17 of the Salford Unitary Development Plan and the National Planning Policy Framework.

Reason for pre-commencement condition: Intrusive site investigations are considered necessary to ensure adequate coal mining legacy information is available prior to the commencement of development. This will ensure the safety and stability of the development.

10. Foul and surface water shall be drained on separate systems.

Reason: To manage the risk of flooding in accordance with the provisions of Retained Policy EN19 of the Salford Unitary Development Plan and the National Planning Policy Framework.

11. Prior to the commencement of the development hereby permitted, a site surface water drainage strategy incorporating sustainable drainage methods and which includes details of how water quality will be improved and how existing surface water discharge rates reduced, shall be submitted to and approved in writing by the Local Planning Authority. The approved strategy shall be implemented prior to the first occupation or use of the development unless alternate timescales are agreed in writing as part of the strategy.

Reason: To manage the risk of flooding in accordance with the provisions of Retained Policy EN19 of the Salford Unitary Development Plan and the National Planning Policy Framework.

Page 33 Reason for pre-commencement condition: It is imperative that the drainage scheme for the site is finalised prior to the commencement of building works to ensure that it can be incorporated into the development.

12. Surface water discharge rates shall not exceed 50% of the existing, or greenfield equivalent, whichever is the greater.

Reason: To manage the risk of flooding in accordance with the provisions of Retained Policy EN19 of the Salford Unitary Development Plan and the National Planning Policy Framework.

13. Site levels within one metre of boundaries shall not be altered and the finished ground floor level of the building shall be no less than 300mm above surrounding ground levels.

Reason: To manage the risk of flooding in accordance with the provisions of Retained Policy EN19 of the Salford Unitary Development Plan and the National Planning Policy Framework.

14. Notwithstanding the description of any materials upon the approved plans, prior to the commencement of above ground works, the applicant shall submit to and have approved in writing by the Local Planning Authority details and/or samples of all materials to be used. Such details/samples shall include the type, colour and texture of all materials and only those finishes so approved shall be used in accordance with the terms of this permission.

Reason: To ensure the satisfactory appearance of the building in accordance with the provisions of Retained Policy DES1 of the Salford Unitary Development Plan and the National Planning Policy Framework.

15. Prior to the first occupation of the development hereby approved, the applicant shall submit to and have approved in writing by the Local Planning Authority, a scheme of biodiversity enhancement measures generally in accordance with those set out in the report entitled ‘Cock Hotel, Worsley Supplementary Bat Survey’ (Section 4) dated October 2019 and prepared by Dunelm Ecology. The approved scheme shall be implemented prior to first occupation of the development (or in accordance with a phasing plan which shall first be agreed in writing with the Local Planning Authority) and be retained in perpetuity thereafter.

Reason: To secure appropriate biological enhancements on site in accordance with the provisions of the National Planning Policy Framework.

16. Prior to the commencement of the development hereby permitted, the applicant shall submit to and have approved in writing by the Local Planning Authority, a detailed building envelope (roof, walls and windows) and internal features (ceilings, floors and internal walls) noise mitigation scheme. This scheme shall ensure that noise levels within internal living, dining and bedrooms comply with British Standard (BS) 8233:2014 (Guidance on Sound Insulation and Noise Reduction from Buildings) as set out below unless otherwise agreed:

Indoor/External Ambient Noise Levels for Dwellings Location 07:00 - 23:00 23:00 - 07:00 Living Room 35 dB LAeq,16hour - Dining rooms 40 dB LAeq,16hour - Bedrooms 35 dB LAeq,16hour 30 dB LAeq,8 hour and 45 dB LAmax for typical noise events Private amenity spaces 50 dB LAeq,16hour - (including roof gardens/ balconies)

The scheme shall also include ventilation measures designed in accordance with the Draft ANC Acoustics Ventilation and Overheating Residential Design Guide. These measures shall ensure that the above acoustic standards are not compromised.

The development shall thereafter be constructed in accordance with the agreed scheme and all required measures retained in perpetuity.

Page 34 Reason: To safeguard the general amenity of future residents in accordance with the provisions of Retained Policy EN17 of the Salford Unitary Development Plan and the National Planning Policy Framework.

Reason for pre-commencement condition: It is imperative that all necessary measures are incorporated into the building at the design stage and not applied afterwards. This will assist in ensuring that all required internal noise standards can be achieved.

17. All externally mounted plant (with the exception of that required for emergency purposes such as standby generators and smoke extract equipment) shall be designed and installed so as not to exceed the following noise levels;

. 07:00 - 23:00 - 53 dB LAEQ 1-hour . 23:00 - 07:00 - 38 dB LAEQ 15-Minute as assessed in accordance with British Standard (BS) 4142:2014 with corrections applied for any plant emitting noise of a tonal or irregular quality and measured one metre from the nearest noise sensitive window.

Reason: To safeguard the general amenity of future residents and existing surrounding residents in accordance with the provisions of Retained Policy DES7 of the Salford Unitary Development Plan and the National Planning Policy Framework.

18. 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 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.

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.

19. The development hereby approved shall not be brought into first use or occupation until such time as a Full Travel Plan has been submitted to, and approved in writing by, the Local Planning Authority. This Plan shall include personalised staff travel measures and initiatives to encourage the use of more sustainable modes of

Page 35 transport. Within six months of the first use or occupation of the development, a further updated Travel Plan shall be submitted to the Local Planning Authority for approval. This Travel Plan shall include updated budgets/targets, action plans, plan coordinator details, and details of all on-going initiatives (such as any weekly/monthly public transport tickets and staff bicycle coupons). This updated plan shall be implemented as agreed and reviewed in accordance with a timetable embodied therein.

Reason: To ensure that the development makes best use of available sustainable transport options and does not impact upon the local highway network in accordance with the provisions of Retained Policy A8 of the Salford Unitary Development Plan and the National Planning Policy Framework.

Notes to applicant

1. 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. Planning consent does not provide a defence against prosecution under this Act. If a bird’s nest is encountered or suspected, work should cease immediately and a suitably experienced ecologist employed to advise how best to safeguard birds.

2. Whilst the existing building on site has low bat roosting potential, the applicant is reminded that in accordance with the Conservation of Habitats and Species Regulations (various amendments) (England and Wales) Regulations 2018, it is an offence to disturb, harm or kill bats. If a bat is encountered on site all work must immediately cease and a suitably licensed bat worker engaged to assess how best to safeguard the bat(s). Natural England must also be informed.

3. Please note that any buildings/structures which accommodate nesting birds shall not be demolished during nesting season (1 March to 31 August inclusive) unless a competent ecologist has carried out a detailed check of the buildings/structures immediately prior to the commencement of works and provided written confirmation that no birds will be harmed and/or that appropriate measures are in place to protect nesting birds.

4. Please note the advice of United Utilities dated 17 September 2019 and available for viewing on the Council’s electronic case file.

5. Please note the advice of the Environment Agency dated 18 September 2019 and available for viewing on the Council’s electronic case file.

6. The applicant is advised that it is his/her responsibility to adhere to the regulations of Part 2A of the Environmental Protection Act 1990, the National Planning Policy Framework (NPPF) and current Building Control Regulations with regards to contaminated land. Responsibility to ensure the safe development of land affected by contamination rests primarily with the owner.

7. 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 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.

8. Please note that the verification of gas protection systems must be undertaken during the construction process or it will not be possible to discharge the requirements of related conditions. This can lead to issues with property searches and/or mortgages at a later date.

Page 36 Agenda Item 4c

APPLICATION No: 19/74245/FUL APPLICANT: Bricks Capital LOCATION: King William Street, Salford, M50 3ZP PROPOSAL: Erection of a part 15 storey, part 12 storey, building to accommodate 457 beds student accommodation with associated amenity areas & landscaping. WARD: Ordsall

Description of Site and Surrounding Area

The application site (0.4 hectares) is a former temporary surface car park located on the south-western side of King William Street close to its junction with Broadway. Vehicle access to the site is provided off King William Street. Directly to the east of the site on the opposite side of King William Street is the Oasis Academy MediaCityUK. To the north of the site across the Broadway roundabout is an area of two storey terraced housing. Immediately to the south-west of the site is an area of vacant land (also part of the former car park) with Sovereign Enterprise Park beyond and to the south-east. Anchorage Gateway (office building) is situated to the west with phase 1 of the Discovery Quay student housing development to the north-west. To the north- west, across the Broadway roundabout is a group of four office buildings known as Chandlers Point. To the south-east of the site is a temporary surface car park, beyond which is the King William Street Enterprise Park.

Description of Proposal

Erection of a part 15 storey, part 12 storey, building to accommodate 457 beds student accommodation with associated amenity areas & landscaping.

Publicity

Site Notice: Non HH Article 15 Date Displayed: 12 November 2019

Page 37 Reason: Wider Publicity

Press Advert: Manchester Weekly News Salford Edition Date Published: 24 October 2019 Reason: Article 15 Standard Press Notice

Neighbour Notification

Fifteen neighbour notification letters were sent out on the 16th October 2019 with a reply by date of 6th November 2019.

Representations

Two letters of representation have been received in response to the application publicity, which can be summarised as follows:

 The development would need to be secured for student use as any other would not be appropriate;  Will the development be overseen by a management company who understand their responsibilities concerning litter and anti-social behaviour? Complaints of many local residents concerns these matters;  Recycling should be undertaken on site and be a priority of the Council to encourage this. Other tower blocks have poor provision;  The development would introduce further congestion to King William Street; and,  Concern raised regarding safeguarding students from Oasis Academy with another student accommodation scheme across the road.

Relevant Site History

Planning permission was granted on 3 April 2006 (ref: 05/51942/FUL) for the use of the host site and parcels of land to the north-west and south-east as a temporary car park. Further consents were granted on 7 April 2008 (ref: 08/56084/FUL), 4 April 2011 (ref: 11/59902/FUL) and 28 May 2014 (ref: 14/64577/FUL) for the continued use of the site as a temporary car park. The most recent consent expired in 2017

Phase 1 – Parcel of land to North-west

19/74106/FUL Application for removal of condition 21 (Ancillary Uses) attached to planning permission 19/73036/FUL. Pending Determination

19/73688/DISCON Request for confirmation of compliance of condition 3 - (materials) attached to planning permission 19/73036/FUL. Determined – 23rd August 2019

19/73299/DISCON Request for confirmation of compliance of condition 5 (highway safety) attached to planning permission 19/73036/FUL. Determined – 17 July 2019

19/73036/FUL Application for the variation of condition 3 (Materials) attached to planning permission 18/72048/FUL. Approved – 8 May 2019

18/72851/DISCON Request for confirmation of compliance of conditions 12 (Drainage Maintenance & Exceedance Strategy), 14 (Construction Method Statement), 16 (Remediation Strategy), 19 (Arboricultural Impact Assessment) and 20 (Arboricultural Method Statement) attached to planning permission 18/72048/FUL. Determined – 8 February 2019

18/72048/FUL Erection of a 13 floor building to accommodate 402 beds student accommodation with associated amenity areas and landscaping - Approved - 4 October 2018

Page 38 Consultations

United Utilities Water Ltd No objection subject to condition.

Highways No objection subject to condition.

Senior Drainage Engineer No objection subject to condition.

Air Quality, Noise, Contaminated Land No objection subject to condition.

Design for Security Having reviewed the documents submitted, we would recommend that a condition to reflect the physical security specifications set out in the Crime Impact Statement should be added.

Environment Agency No principle objection subject to conditions.

Manchester Airport - No comments received to date No aerodrome safeguarding objections made to the proposal. However, the applicant is advised of relevant guidance for cranes and tall equipment.

Local Planning Policy

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.

Unitary Development Plan ST14 - Global Environmental This policy states that development will be required to minimise its impact on the global environment. Major development proposals will be required to demonstrate how they will minimise greenhouse gas emissions.

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).

Page 39 unacceptable overshadowing or overlooking, detrimental to the amenity of neighbouring occupiers; be no unacceptable impact on the setting of a listed building or value of a conservation area; be no unacceptable impact on microclimate; be no unacceptable impact on telecommunications; and there would be no unacceptable impact on aviation safety.

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 H7 - Provision of Student Accommodation This policy states that planning permission will be granted for provision of student residential accommodation where i) there is a proven need; ii) the site is accessible by public transport, walking and cycling iii) there is no unacceptable impact on the amenity of neighbouring occupiers iv) there would not be an unacceptable impact on the character of the area; v) it is compatible with regeneration objectives and other policies in the plan.

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 E5 - Develop. in Established Employment Areas This policy states that planning permission will only be granted for the reuse or redevelopment of sites or buildings within an established employment area for non-employment uses where the development would not compromise the operating conditions of other adjoining employment uses, and where one or more of the following apply: a) The developer can demonstrate there is no current or likely future demand for the site for employment purposes b) There is a strong case for rationalising land uses or creating open space c) The development would contribute to the implementation of an approved regeneration strategy or plan for the area d) The site is allocated for another use in the UDP.

Page 40 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.

Greater Manchester Spatial Framework Draft 2019

Supplementary Planning Document

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.

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 - Sustainable Design and Construction

Page 41 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.

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

National Planning Policy

National Planning Policy Framework

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 July 2018).

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

The site was formally used as a car park. The National Planning Policy Framework (as amended) 2019 (herein this document will be referred to as the ‘NPPF’) defines previously developed land, amongst other things, as being associated with fixed surface infrastructure. A fully surfaced car park is considered to fall within this definition.

Student Accommodation

The development concerns the provision of student accommodation. UDP Policy H7 sets out the criteria for when planning permission for student accommodation will be supported. These criteria relate to need, accessibility, amenity, character, compatibility with wider regeneration objectives and consistency with other UDP proposals. UDP Policy H7 is supplemented by Policy HOU7 of the adopted Housing Planning Guidance. This states that major planning applications for student housing should be accompanied by an assessment of need for such housing over the next 10 years within the local area and the city more generally. Such an assessment is required to ensure that the development is occupied and subsequent pressure for an alternative use, such as hostel accommodation which would generally be inappropriate in such a large concentration, does not arise.

The adjacent site (Phase One) was granted planning permission at the end of 2018 for 402 bedrooms of student accommodation. This development is now under construction and was robustly justified through a demand assessment and market analysis that was prepared by Knight Frank.

This application is seeking planning permission for a 457 bed spaces as a second phase of the Discovery Quay scheme. More specifically the development would provide the following accommodation:

Page 42 Knight Frank has revisited their demand assessment and market analysis for phase 1 of Discovery Quay using updated data where this is available. The assessment shows that in 2018, Salford University received 24,305 applications for places, which is up 15.7% on the volume of applications in 2012/13, the year following the tuition fee increase (with 4.0 applications for every accepted place). The total number of students at the University of Salford has increased by 5.7% between 2012/13 and 2017/18, whilst the size of the full time undergraduate intake has increased by 10.4% (1,583 students) over the same period. Full time student numbers are projected to increase by 13.9% up to 2022/23 based on trend data for the larger Manchester and Salford combined area.

The current supply of student bed space within Salford largely comes from the private rented sector, in the form of HMOs, and parental homes. Combined this is deemed to represent approximately 71% of accommodation for full time students across the city. Salford University provides accommodation for around 2,700 students. Approximately 51% (1,367 bed spaces) of accommodation is single occupancy en-suite rooms. Standard single occupancy non en-suite/shared facilities rooms represent a further 49% (1,335) of supply. Studio provision is limited within the university-controlled stock and private sector. Therefore, the proposed development would contribute towards the mix of student accommodation that is available and address a need.

Policy H11 of the Revised Draft Local Plan identifies that the locations where student accommodation should be concentrated is in close proximity to the University of Salford campus at Salford Quays, where this does not detract from the important business, tourism, leisure and residential functions of the area. Although this policy has very limited weight it shows where the city council considers new accommodation should be located.

The development would be in a location that has very good accessibility to the University of Salford’s MediaCityUK campus and Salford Quays. The development would be of a high quality that would complement and enhance the character and appearance of the area and would be attractive to students as an alternative to accommodation in HMOs. As discussed below, the proposal is unlikely to introduce harm to amenity.

Policy HOU2 of the Housing Planning Guidance Document requires that where apartments are developed a broad mix of dwelling sizes, both in terms of the number of bedrooms and the net residential floorspace of the apartments is provided. The proposal details a mix of cluster and studio bedrooms, which would provide an appropriate mix of accommodation.

Employment Land

The site was previously within employment use as part of the King William Street Enterprise Park, therefore UDP Policy E5 relating to development within established employment areas is relevant. Policy E5 seeks to retain employment uses within established employment areas unless certain conditions are met. The site also lies within a mixed use area as defined by UDP Policy MX1 which identifies that a range of uses will be appropriate in this location in order to support the development of a vibrant mix of uses and activities within the area, including housing. Policy EMP2 of the Established Employment Area Supplementary Planning Document (SPD) requires that it can be demonstrated that alternative uses within established employment sites would not compromise the operation of surrounding employment uses or potential future uses.

The development would dramatically reduce the number of vehicle movements when compared with the site’s previous use as a car park. In addition, the location/distance of the development to neighbouring uses/property is such that direct conflicts are unlikely (this is discussed in more detail within the Residential Amenity section of the report). The development would also be designed in accordance with all aspects of Building Regulations Approved Document E – Resistance to the Passage of Sound so noise from surrounding employment uses is unlikely to introduce harm. The development would support the key principles and aspirations for the wider MediaCity area identified in the MediaCity UK and Quays Point planning guidance. Specifically it would help create a more vibrant, mixed use area that would contribute and link to the dynamism of the core Quays Point site.

Conclusion

The proposed student accommodation would meet an established need and the development is unlikely to compromise the operating conditions of other remaining employment uses within the surrounding area. The development would be an efficient use of the site within a sustainable location, in accordance with the NPPF, and would provide a range of accommodation in accordance with policy H1. Therefore, the proposal is complaint with the aforementioned policy.

Page 43 Design and Character

UDP Policy DES1 states that development will be required to respond to its physical context, respect the positive character of the local area in which it is situated and contribute towards local identity and distinctiveness. The policy advises that in assessing the extent to which any development complies with this policy, regard will be had to a number of factors, including the relationship to existing buildings and landscape, the character, scale and pattern of streets and building plots, and the quality and appropriateness of proposed materials.

The Design Supplementary Planning Document (SPD) ‘Shaping Salford’ seeks to ensure that new development within the City is both distinctive and “fits in”. The SPD advises that design of new development should honor Salford’s past and reflect its ambitions for the future. The SPD identifies the local character of Salford Quays as being ‘based on its large public spaces, expanses of waterside and exciting modern architecture with these elements combining to provide the backdrop for new developments in the area.’ The SPD advises that the ‘area will take on a dense and compact city block character, generally eight to ten storeys, punctuated by appropriate landmark buildings and open spaces. Buildings must not be set in isolation but must be well connected with their neighbours. Building edges will, where possible, form the boundary between public and private space.’

Site Layout, Height and Scale

In relation to site layout, UDP Policy DES1 states that regard should be given to the character, scale and pattern of streets and building plots, including plot size; the relationship to existing buildings and other features that contribute to townscape quality and the impact on, and quality of, views and vistas. UDP Policy DES2 states that the design and layout of new development should enable pedestrians to orientate themselves, and navigate their way through an area by providing appropriate views, vistas and visual links. UDP Policy DES4 advises that buildings should clearly define the spaces around them, including streets, squares and parks.

The proposed development has regard for the orientation of King William Street as well as the size, arrangement and building line of Discovery Quay. As with Phase One, the arrangement of two interlocking rectangular blocks has been presented.

The shorter block provides eleven storeys of accommodation above ground floor level while the taller block provides fourteen storeys of accommodation above ground floor level. The taller block is situated furthest away from King William Street, so that the massing of the scheme is appropriately weighted when both phases are considered as two parts of a coherent whole and not to unduly dominate the townscape. As with the Phase One development, the difference in height between the taller and shorter blocks is 3 storeys. The composition of the roofscape maintains an up – down – up – down rhythm, with each of the four blocks providing visual interest to the skyline. A reasonable amount of space has been provided between the Phase One and the Phase Two to avoid a terracing effect.

N The positioning of Phase Two is such that a strong boundary between public and private realm, as identified by Image 1, is produced. The northern block (x) is aligned to conform to the building line established by the Phase One development; this is set back from the street and creates an area of open space in front of the development. The main entrance to the building is located on the principal elevation of building x (facing the highway) and gives quick and easy access to the adjoining public space. The southern block (y) steps forward towards the street so to create frontage to the building as Image 1 viewed from the main approach from Broadway and responds to the irregular shape of the site. The southern block is orientated so to be parallel to King William Street. The width of each block is slightly different so that a mix of bedroom accommodation is provided.

Page 44 The main entrance to the Phase 2 development is subservient to the main entrance of Phase One, which is intended to be the principal entrance for the whole development. The Phase 2 layout has been organised with connectivity to Phase One in mind to create a place which promotes ease of movement.

A substantial external amenity area is provided to the rear which connects well with the external amenity area allocated as part of the Phase 1 development. Much of the internal amenity accommodation is provided on the ground floor with good links to external amenity spaces and to accommodation provided as part of Discovery Quay Phase 1. A variety of ancillary uses / communal areas will be encouraged in the ground floor amenity areas to ensure there will be appropriate level of activity to offer natural surveillance in order to make public and private external amenity areas usable and safe.

Internal amenity space is also provided on Level 12 in the form of a sky lounge with views south towards the Quays. This lounge is provided to encourage and strengthen the community living feel and encourage/provide a social space for suite (studio) users. Bedroom accommodation is predominantly located on upper levels to increase security of the development and optimise the development potential. The small amount of bedroom accommodation located on the ground floor is positioned away from the main external amenity areas so to give more privacy.

Detailed Design and Appearance

The application submitted with regards to Phase One acknowledged that the historic context of Manchester Docks/Salford Quays and its involvement in import and export of cotton in the 19th century was fundamental within the design evolution of the development. Phase 2 has been designed to harmonize with the adjacent site. The use of different colours of cladding in an horizontal and vertical arrangement and recessed windows carefully positioned within the pattern reflects the same simplified ‘weaving’ arrangement.

As with Phase 1 curtain walling and glazing is utilised at street level which relates to human scale and provides active frontage as well as additional visual interest with contrasting texture, depth and detailing. The glazing is broken up by a colonnade, deriving directly from the dock wall construction, and coloured in the same shade as the cladding above. This also gives lightness to the form as it strikes ground level.

An area of feature cladding is located on the elevation of the building (y) facing the main public space and approach from Broadway. This is located so to improve circulation and legibility; establishing the public space as the arrival point for the development. The feature cladding design mirrors that of Phase One to establish a visual link between the two buildings. However, building y is smaller in size and therefore subservient to the landmark pair of gables created as part of the Phase One development.

UDP Policy DES1 states that regard will be had to the quality and durability of proposed materials and their appropriateness to both the location and the type of development. Brick construction does predominate with regards to the offices to the west and houses within the immediate locality. However, Phase One, the college development to the east and apartments to the west on The Quays have been finished with matt and metallic cladding panels. Therefore, the palette of materials proposed would be appropriate in this location and would complement the mix of materials already evident in this part of Salford Quays. With regards to the quality and durability of the proposal, a condition requiring full details of the materials (including a sample) would be attached to any grant of consent to allow a full assessment.

UDP Policy DES9 seeks to ensure that developments incorporate appropriate hard and soft landscaping, with a design and palette of materials that reflects and enhances the character of the area and is appropriate to the design of the development. The public spaces would be located to the front of the building between the two phases and would be designed as a shared surface punctuated by islands of soft landscaping and street furniture. The private amenity/garden area is located at the rear of the buildings and is designed to link in with the provision associated with Phase One; for residents use only. This area would consist of a mix of street furniture and soft and hard landscaping. The ground floor plan has been arranged so to encourage interaction and movement into this space from communal areas while a detached canopy structure is proposed to provide a sheltered connection between the two developments.

The tree survey for the development requires the removal of a number of low quality individuals and tree groups (5 in total). Higher quality tree cover to the north is to be retained and protected. The remaining tree stocks on site will be fenced off behind the site existing boundary fencing and the impact will be minimal. Works must be managed so that compaction within the Root Protection Area’s does not increase.

Page 45 Policy TD 6, of the Supplementary Planning Document Trees and Development, requires that replacement tree planting is provided at a ratio of 2:1. A total of 11 new trees are proposed to be provided (shown on the masterplan to the north and east of the Phase 2 development). Whilst any new planting is welcomed, these trees must be high quality, of fastigiate form and located in dedicated planting pits to ensure their survivability. This matter can be controlled via condition.

In order to ensure the quality of the landscape scheme in the development, a condition is recommended, if permission is granted, to require the submission of details of all hard and soft landscaping for the development. A suite of conditions are also recommended to require the implementation of the Tree Protection Plan, Arboricultural Method Statement and submission of a tree replacement scheme.

Design and Crime

The development would provide additional activity, overlooking and surveillance to the area at all times of the day and night. The applicant submitted a crime impact statement with the application undertaken by Greater Manchester Police. The design of the development is considered appropriate with a secure lobby, secondary controls to the lift/stairways, a secure cycle store to the rear and the ground floor apartments will have a defensible space buffer.

The statement recommends that the boundaries adjacent to the blocks should be enclosed by 2.1 metre high boundary treatment, including gates. The development has been designed in such a way that the only access to the site from the north-east is through the building or via a secured pedestrian and vehicle access. Therefore, boundary treatment is only required along the south east and south west boundaries adjoining the neighbouring office building and car park. In order to ensure the boundary treatments proposed for the development provide sufficient levels of security whilst being of a high quality design, details of all boundary treatments proposed will be required as part of a landscape details condition.

A recommendation concerning the cycle parking store has also been made. The statement advises that the cycle parking should be within a robust and secure enclosure. The council’s Highways Team are also seeking a secure cycle facility, which would be controlled through condition.

Appropriate mitigations measures should be employed to deter vehicles from parking on the public realm area to the front of the building, which could be supported through the recommended landscape condition. In addition, planting should not impede sightlines or provide hiding places. This is also a matter that could be resolved through the landscape condition.

Conclusion

The massing, design detail and layout would enhance the character and appearance of the streetscene and would take full advantage of the opportunities to re-develop the site to provide a high standard of urban design without increasing opportunities for crime and anti-social behaviour. The proposal also provides a high standard of accommodation for future residents. Considering these factors the proposal is compliant with the aforementioned policy.

Amenity

In accordance with paragraph 127 of the NPPF (2018) development should provide a high standard of amenity for existing and future users. Development will not be permitted where it would have an unacceptable impact on the amenity of the occupiers or users of other developments (in accordance with saved UDP Policy DES7). The nearest neighbouring buildings to the site are the Oasis Academy to the east, Phase One to the north and offices/business park to the south and west. The Oasis Academy is located a sufficient distance from the site to not be affected by the proposed development by way of loss of daylight, sunlight or privacy.

The office/business park to the south-east is unlikely to experience harm in terms of amenity due to the chosen layout of the development and the orientation of the sun in relation to the site. Conversely, given that the north- western elevations do not have any habitable windows within them other than two communal lounges, the employment uses are unlikely to introduce harm to residential amenity.

Page 46 Directly to the south-west is currently an area of vacant land, which building x is situated approximately 19.3m away from. This is sufficient distance to avoid concerns regarding sterilization of the neighboring land. Access to this land could also be gained through the site.

Between Phase One and building x there is approximately 10m, which is sufficient given that neither of the buildings have any windows within this side elevation. With regards to building y, this structure is set further to the north-east and would overlook the public space. Therefore, the proposed development would not introduce harm to the adjacent phase.

Conclusion

The development would not introduce harm to neighbouring residents in terms of space, sunlight, daylight, privacy, aspect, and layout. Therefore, the development would not have an unacceptable impact on the amenity of the occupiers or users of other developments.

Highways

UDP policies A2 and A10 seek to ensure provision for safe and convenient pedestrian access and sufficient car, cycle and motorcycle parking is provided in new developments.

As illustrated within Image 2, the Phase Two development would utilise the same vehicle/cycle access point from King William Street as the Phase One development. It is intended that the redundant existing access point to the Phase 2 site would be reinstated as continuous footway. The area of soft landscaping on the existing adopted highway would require a commuted sum to cover maintenance for a period of 30 years.

Pedestrian access to the building is via an area of hard landscaping to the front of the building which links to footways adjacent to Broadway and King William Street and modes of public transport in the local area (as identified by the blue dotted line on Image 2).

An internal estate road (of 4.6m wide) is provided off the north-eastern section of the turning head in front of the Phase One building and extends to the front of the Image 2 Phase Two building to provide vehicle access to a drop-off area, 8 car parking spaces intended for private use and refuse storage. The estate road is intended to allow for Fire Brigade access, a route to the derelict land to the south-west and means of entry to the cycle store.

The road layout that would connect Phase One and Two has a tight central radius. Therefore, a condition requiring the applicant to submit a swept path demonstrating that long vehicles can turn the corner satisfactorily is recommended. To avoid refuse vehicles reversing back up the estate road, the operator/occupier would be require to remove the refuse bins from their store to the kerbside prior to collection and then return the emptied bins. The refuse vehicle is to turn around using the access road junction on the Phase 2 site. A Waste Management Plan condition is recommended to ensure a suitable refuse management approach is implemented on site.

To ensure service vehicles can access the development, a traffic management scheme would need to be implemented to prevent unwanted vehicles parking in both the private and adopted areas. Therefore, a condition is recommended to secure this work.

The nature of the development combined with limited car parking provision is such that any significant impact on the operational capacity of the highway network is unlikely. There would inevitably be a strong dependence on the use of non-car modes from this site again due to the lack of on and off-street parking. Given that the site is

Page 47 within easy walking distance of several bus services and a tram stop and that the development would provide the capacity for 40% cycle parking, which would be supported though condition, this does not raise significant concerns. A condition concerning a travel plan is recommended to encourage take up of local services.

Pedestrian and cyclist accessibility in the vicinity of the site is generally considered to be good with the exception of deficiencies at the Anchorage Quay/The Quays junction, across the tram tracks on Anchorage Quay and Broadway. Improvement projects have been identified, which consists of the following:

 Provide cycling facilities on all arms of the Broadway roundabout, upgrade crossing at Anchorage Quay and provide new crossing facility over tram tracks;  Upgrade of existing crossing at Anchorage Quay to provide cycle crossing facilities and facilities to cross Broadway;  Improving pedestrian / cycle infrastructure on Broadway between King William Street and Trafford road;  Shared use footway / cycleway to front of development on King William Street between access to the Oasis academy and Broadway; and,  Contra-flow cycle facilities at the junction of Aubrey Street and Trafford road (The South end of King William Street).

A contribution from the development towards public realm improvements is considered to be justified considering the likely footfall the accommodation would introduce to the area. Any such monies could be allocated towards the above works or fund the upgrade to the Anchorage Quay crossing and facilities to cross Broadway in their entirety. The sum being requested would adequately mitigate for the impact caused by the development.

The developer should grant full rights of way for the Sub-Purchasers and their successors in title in common to the vacant land to the rear of the site over the full length of the service roadway. It is recommended that this right is enforced by a clause within the S106 agreement. Such a clause would enable the route to be protected against future claims as a public right by S31(6) declarations and state who will maintain the route.

Conclusion

Given the nature of the development and the sustainable location of the site, the proposed development with limited car parking is considered unlikely to introduce harm to the safe and free flow of the highway network. With the suggested conditions in place, the proposal would be acceptable with regards to layout, service arrangements and encouraging sustainable travel. Considering these factors, the proposal would not introduce harm to highway safety and so would be compliant with aforementioned policy.

Environmental Protection / Residential Amenity

UDP Policy EN17 seeks to ensure that development does not cause or contribute towards a significant increase in pollution to the air (including dust pollution), water or soil, or by reason of noise. The proposed development is not considered to introduce harm in these regards subject to conditions, as discussed below. Therefore, the proposal complies with policy EN17.

Air Quality

The development is not within the Greater Manchester Air Quality Management Area (AQMA), with the nearest declared area 50m to the South on Broad Street. The proposal includes only 8 vehicle parking spaces. There is the potential for fugitive dust emissions during the construction phase to impact on the AQMA and also nearby receptors.

The Air Quality Assessment confirms that future occupants will not be exposed to air pollution levels above the UK limit values based on monitoring results from nearby monitors closer to Broad Street. With respect to operational impact, the location is close to several public transport options and the limited parking provided is unlikely to result in significant traffic generation. The application includes for the provision of one parking space with facilities for electric vehicle charging, which is considered appropriate and in line with the IAQM/EPUK Guidance, and a condition is recommended below.

Noise

Page 48 The site is located in an area subject to road traffic noise (Broadway, The Quays and King William Street) together with noise from the nearby Metrolink. A noise impact assessment has been submitted, which includes noise monitoring data of the above noise sources. Appropriate mitigation to ensure that noise levels within habitable rooms and external amenity spaces are below the limits set by BS8233:2014 has been outlined within the noise assessment. The report confirms that standard double glazed windows will provide sufficient noise insulation for all habitable rooms within the development, and noise levels on the rooftop amenity space will be below 55 dB(A) LAEQ 16-Hour as required by BS8233:2014. The report has also set noise limits for external plant and equipment (such as air handling units) to ensure there is no unacceptable impact on neighbouring uses, including phase 1 of the same development, Anchorage Gateway and the Oasis Academy.

Land Contamination

The site has a history of use as part of the Manchester racecourse, and later industrial use associated with Salford Quays since the early 20th Century. As such, there is a potential for land contamination to exist. The proposed end use is residential with associated landscaping, which is considered a sensitive end use with respect to land contamination risk.

The desk study report submitted with the application has assessed the potential for a pollution linkage between any identified source and a receptor. The assessment considers there are likely to be a number of contaminants relating to past industrial use and potential for these to impact groundwater and / or future site users. The conclusions of the report are accepted subject to conditions concerning a site investigation and an appropriate remediation scheme.

Conclusion

With the recommended conditions in place the development would not cause or contribute towards a significant increase in pollution to the air (including dust pollution), water or soil, or by reason of noise. Therefore, the development is considered compliant with the aforementioned policy.

Flood Risk and Surface Water Drainage

The application site is located within Flood Risk Zone 2 which means the site has a medium probability of flooding. UDP Policy EN19 states that development will not be permitted where it would be subject to an unacceptable risk of flooding, materially increase the risk of flooding elsewhere or result in an unacceptable maintenance liability for the City Council or any other agency in terms of dealing with flooding issues. In addition, UDP Policy EN18 seeks to ensure that development would not have an unacceptable impact on surface or ground water.

The site is located within Flood Zone 2 so a flood risk assessment (FRA) was required and supplied. The development is classed as More Vulnerable owing to its residential use, which is deemed to be appropriate in this flood zone. There is a risk of surface water flooding in the site.

Flood resilience measures are required up to the level if the 1 in 1000 year flood event. A condition is recommended to require the submission of a schedule or drawing of the flood resilience measures to be implemented.

The development is a brown field site in the Core Conurbation Critical Drainage Area. The SFRA user guide requires a reduction in surface water runoff to 50% of the existing (or to greenfield runoff, whichever is greater). This is a major development for which SuDS are required. The applicant has provided a drainage strategy with accompanying plans and calculations, which note that SuDS are not possible at this site but have not offered any evidence to demonstrate this. Further information regarding infiltration is required prior to discharge to the public sewer system, which crosses the site.

Representations

The description of development incorporates a reference to the proposal providing student accommodation. This development incorporates a mix of accommodation that falls outside of a specific use class. Therefore, any change from this use to another would require planning permission.

Page 49 The development will be managed by the applicant and let to students. Therefore, the applicant will manage the site ensuring proper management with regards to environmental conditions, recycling and anti-social behavior.

As with Phase One, the site was previously utilised as a car park. Therefore, the proposed development represents a large reduction in the amount of associated traffic. Furthermore, the student accommodation would have limited parking (8 spaces) so would not attract a large amount of associated traffic. Considering this, the proposed development is unlikely to conflict with the neighbouring school.

Concerns have been raised regarding safeguarding of students from Oasis Academy with another student accommodation scheme across the road. Safeguarding of students is the concern of Oasis Academy and this role would not alter if a different use was located on the site.

Planning Obligations

Saved UDP Policy DEV5 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. The refreshed Supplementary Planning Document Planning Obligations (SPD) 2019 expands on policy DEV5 and outlines the appropriate thresholds for requesting contributions.

The development would trigger a requirement for an open space, public realm and monitoring fee contribution. The monies would be directed to the following projects:

Residential development will be expected to provide affordable housing. However, there are some exceptions to this, inter alia, student accommodation is not required to provide affordable housing.

Value Added

Amended plans and additional information have been required concerning highway safety.

Recommendation

That planning permission is granted subject to the following planning conditions and that:

1. The City Solicitor be authorised to enter into a legal agreement under Section 106 of the Town and Country Planning Act 1990 to secure the following heads of terms:

 Open Space: facilities at Ordsall Park and/or Ordsall Hall (outdoor facilities only); and,  Public Realm: Anchorage Quay/Trafford Road pedestrian/cycle improvements and/or Broadway roundabout and arrival gateway.  A commuted sum to cover the maintenance of soft landscaping on the existing adopted highway for a period of 30 years.  Rights of way for the Sub-Purchasers and their successors in title in common to the vacant land to the rear of the site over the full length of the service roadway

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 legal agreement;

3. That 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

Page 50 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:

SK201 P2 Proposed Site Plan SK202 P1 Ground Floor Plan SK203 P1 Levels 1-11 Plan SK204 P1 Level 12 Plan SK205 P1 Levels 13-14 Plan SK206 P1 Roof Plan SK207 P1 Section A-A SK208 P1 Northwest and Southeast Elevations SK209 P1 Southwest Elevation SK210 P1 Northeast Elevation Reason: For the avoidance of doubt and in the interest of proper planning.

3. Notwithstanding any description of materials in the application no above ground construction works shall take place until full details (including samples where appropriate) of the materials to be used externally on the building(s) have been submitted to and approved in writing by the Local Planning Authority. A sample panel of the materials, the size of which shall first be agreed in writing by the local planning authority, shall be erected on site prior to any discharge application relating to this condition being submitted and shall be available for inspection by the local planning authority. The sample panel shall include full details of the colour, type and design of jointing/coursing materials. The development shall be constructed in accordance with the approved materials.

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.

4. 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, but not be limited to the following:

I. the formation of any banks, terraces or other earthworks; II. construction details of any retaining walls; III. hard surfaced areas and materials; IV. boundary treatments and bollards; V. external lighting; VI. planting plans, specifications and schedules (including planting size, species and numbers/densities); VII. existing plants / trees to be retained; and, VIII.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 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.

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.

Page 51 5. The secure cycle parking and 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.

6. No above ground development shall commence until full details of any of the proposed modification to the site access, service/estate road, provision of bollards, internal turning area (supported by swept path analysis), pedestrian crossing provision in form drop kerb with tactile paving, has been submitted to and agreed in writing by the Local Planning Authority. The development shall be constructed in accordance with the approved scheme.

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

7. Notwithstanding the plans and documents hereby approved, prior to the first occupation of the development, a full Travel Plan shall be submitted to and agreed in writing with the Local Planning Authority. The Travel Plan shall include the following (but not limited to):

o travel options to and from the site; o incentives to encourage sustainable travel (for staff/residents/customers); o details of travel packs; o timescales for implementation and monitoring; o procedures for monitoring the uptake of alternative modes of travel, providing evidence of compliance and updating the Travel Plan; and, o Travel Plan coordinator details; and, o details concerning how information for residents about the travel survey and full travel plan will be circulated.

The Travel Plan shall be fully implemented and operated in accordance with the agreed timescales.

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.

8. Prior to first occupation, a traffic management scheme to assist the safe use of the proposed turning area and service/estate road by prohibiting parking on the carriageway to ensure the parking bays are not to attract commuter parking shall be submitted to and agreed in writing by the Local Planning Authority. The agreed scheme shall be implemented prior to first occupation of the development hereby approved and shall be retained thereafter.

Reason: In the interest of highway safety in accordance with policies A2 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, prior to first occupation full details of the secure cycle parking 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 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.

10. Prior to first occupation, any redundant accesses associated with the site shall be closed and made good as footway.

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

Page 52 11. No development shall take place until a strategy of surface water drainage for the site using sustainable drainage methods, which includes details of how water quality will be improved, how existing surface water discharge rates reduced and that the disposal of surface water from the site will not exacerbate existing flooding, 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.

New development proposed in Medium Flood Risk Zone 2 shall be of flood resilient construction up to the flood level predicted for the 1:1,000 year flood event. The applicant should demonstrate that the disposal of surface water from the site will not exacerbate existing flooding. Surface water discharge rate shall be restricted to 50% of the existing discharge rate or to greenfield runoff, whichever is greater, as per the user guide to the Salford City Council SFRA.

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.

12. Any externally mounted plant and equipment (with the exception of plant required for emergency situations such as standby generators, smoke extract equipment etc) associated with the development shall be designed so as not to exceed the following noise levels;

Nearest Noise Sensitive Rating Noise Limit at Rating Noise Limit at Receptor (NSR) façade of NSR dB façade of NSR dB LAEQ,T (07:00-23:00) LAEQ,T (23:00-07:00) Phase 1 development 46 39 Anchorage Gateway 46 39 Oasis Academy 54 39

Assessed in accordance with BS 4142: 2014 with corrections applied for any plant emitting noise of a tonal or irregular quality.

Reason: In the interests of residential amenity and in accordance with policy EN17 of the City of Salford Unitary Development Plan.

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 include:

Page 53 (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 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.

14. Prior to first occupation of the development the applicant shall provide a single electric vehicle charging point within the development. 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 103 and 181 of the NPPF, to encourage the uptake of ultra-low emission vehicles and ensure the development is sustainable. To safeguard residential amenity, public health and quality of life.

15. Prior to the commencement of development (except for demolition and enabling works) 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 development. The development shall thereafter be carried out in full accordance with the duly approved remediation strategy.

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.

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.

16. Pursuant to condition 15 and prior to first 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.

Page 54 17. Piling or any other foundation designs using penetrative methods shall not be permitted other than with the written consent of the local planning authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater. The development shall be carried out in accordance with the approved details.

Reason: To ensure that construction of the proposed development, does not harm groundwater resources in line with paragraph 170 of the National Planning Policy Framework. Piling using penetrative methods can result in risks to potable supplies from, for example, pollution/turbidity, risk of mobilising contamination, drilling through different aquifers and creating preferential pathways.

18. No development shall commence until the retained trees as shown on the Tree Protection Plan (TPP) Drawing No: 19_AMS_11_09, dated November 2019, have been surrounded by substantial fences. Such fences shall be erected in accordance with the fence specification submitted (TPP, Dwg No: 19_AMS_11_09 in the positions as shown on TPP, Dwg No: 19_AMS_11_09) and shall remain until all development is completed. No equipment, machinery or materials shall be used, stored or burnt within any protected area. Ground levels within these areas shall not be altered, nor any excavations undertaken including the provision of any underground services.

Reason: To ensure the continuity of amenity afforded by existing trees and protect root systems in accordance with policies EN12 and EN13 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

19. The development hereby approved shall be carried out in accordance with the submitted Arboricultural Method Statement [Report Ref: 19_AMS_11_09].

Reason: To ensure the protection and preservation of trees, hedges, bushes and other natural features during construction works, in accordance with policies EN12 and EN13 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

20. Prior to above ground development being undertaken, a tree replacement scheme providing at least 10 trees shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of the following:

a) tree quantity and species; b) tree sizes (including the minimum height and circumference of stem at 1m from the ground level); c) plan indicating the location of the replacement trees; and, d) a timetable for tree planting and details of aftercare.

The scheme shall be implemented in accordance with the agreed timetable and maintained in line with the agreed aftercare plan.

Reason: To ensure that lost landscape features are adequately replaced to allow continuity of amenity afforded by them in accordance with policy EN12 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

21. Notwithstanding any references to service management within the application, no above ground construction works shall take place until a Waste Management Plan (WMP) has been submitted to and agreed in writing by the Local Planning Authority. The WMP shall include, but not limited to, the following:

o How bins will be moved from the identified bin stores to the highway; o Where they will be temporarily located (a 'holding area') immediately prior to and post refuse collection; and o Where the refuse vehicles will park to collect bins from the identified holding areas.

The approved WMP shall be implemented on first occupation and adhered to for the life of the development.

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

Page 55 Notes to 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. Waste on-site

The CL:AIRE Definition of Waste: Development Industry Code of Practice (version 2) provides operators with a framework for determining whether or not excavated material arising from site during remediation and/or land development works is waste or has ceased to be waste. Under the Code of Practice:

o excavated materials that are recovered via a treatment operation can be reused on-site providing they are treated to a standard such that they are fit for purpose and unlikely to cause pollution o treated materials can be transferred between sites as part of a hub and cluster project o some naturally occurring clean material can be transferred directly between sites

Developers should ensure that all contaminated materials are adequately characterised both chemically and physically, and that the permitting status of any proposed on-site operations are clear. If in doubt, the Environment Agency (EA) should be contacted for advice at an early stage to avoid any delays.

The EA recommend that developers should refer to: o the position statement on the Definition of Waste: Development Industry Code of Practice o the waste management page on GOV.UK

Waste to be taken off-site

Contaminated soil that is (or must be) disposed of is waste. Therefore, its handling, transport, treatment and disposal are subject to waste management legislation, which includes:

o Duty of Care Regulations 1991 o Hazardous Waste (England and Wales) Regulations 2005 o Environmental Permitting (England and Wales) Regulations 2016 o The Waste (England and Wales) Regulations 2011

Developers should ensure that all contaminated materials are adequately characterised both chemically and physically in line with British Standard BS EN 14899:2005 'Characterization of Waste - Sampling of Waste Materials - Framework for the Preparation and Application of a Sampling Plan' and that the permitting status of any proposed treatment or disposal activity is clear. If in doubt, the Environment Agency should be contacted for advice at an early stage to avoid any delays.

If the total quantity of hazardous waste material produced or taken off-site is 500kg or greater in any 12 month period, the developer will need to register with us as a hazardous waste producer. Refer to the hazardous waste pages on GOV.UK for more information.

4. Cranes, whilst they are temporary, can be a hazard to air safety. The developer or crane operator must therefore contact Manchester Airport's Control of Works Office using the details provided below, at least 21 days in advance of intending to erect a crane or other tall construction equipment on the site. This is to

Page 56 obtain a Tall Equipment Permit and to ascertain if any operating restrictions would be required. Any operating restrictions that are subsequently imposed by Manchester Airport must be fully complied with.

 Contact: MAG, Permit to Work Office, Terminal 1 Quadrangle (adjacent to T1 Tower Road), Manchester Airport, M90 1QX t: 0161 489 6114 e: [email protected]

5.  The applicant is to enter into a S278 agreement in order to facilitate associated internal and external highway works.

 Regarding to adopted carriageway and footways, any amendments to the carriageway need to be reinstated using similar materials or a material that is suggested by the council’s engineer.

 Applicant must ensure existing utilities (ie Drainage, BT floor box and adopted street lighting) are protected and have permission from various utility providers to undertake any work within the vicinity of the utility and within the footway and protection to the construction of the existing carriageway.

 The use of high quality materials other than those normally specified will require a service level agreement with the developer, which involves the developer paying a 30year commuted sum for maintenance.

 Areas to be submitted for adoption will require an agreement.

 All proposed adoptable highways to be drained to an adopted S.W. sewer

Useful contacts

Dilapidation Survey:

 Developer shall contact John Horrocks to arrange a full dilapidation/Condition Survey of all adopted highways surrounding the site prior to works commencing on site. Tel: 0161 603 4046

Highway Permits/Licensing:

 Applications for all forms of highway permits/licenses shall be made in advanced of any works being undertaken on the adopted highway Note: NO boundary fencing shall be erected or positioned on any part of the adopted highway with first seeking the relevant permits/licenses from the Local Highway Authority Tel: 0161 603 4046

General Highway Information:

 Requests for general Information regarding the adopted highway network shall be directed to the Local Highway Authority – John Horrocks- 0161 603 4046

S278 and S38 Works:

 The Developer should contact Neil Ashmall to arrange for the S278 element of the development. Neil Ashmall 0161 779 4883.

 The Developer should contact John Proctor to arrange for the S38 element of the development. John Proctor: 0161 779 4894.

Page 57 This page is intentionally left blank Agenda Item 4d

APPLICATION No: 19/74205/FULEIA APPLICANT: One Heritage Tower Limited LOCATION: Land Corner New Bridge Street and Greengate, Salford PROPOSAL: Erection of a mixed use development comprising a single building with two blocks (14 and 55 storeys) to include: 545 residential apartments, associated residents' facilities and basement parking; and 3 no. commercial units (use classes A1, A2, A3, B1 & D1) with associated landscaping and public realm works. WARD: Ordsall

DESCRIPTION OF SITE AND SURROUNDING AREA

This application site is located within Greengate, close to the Regional Centre and the original historic core of Salford. Greengate is an area that is experiencing a period of intensive development activity and growth. Over the last 10 years the City Council has adopted a series of Regeneration Strategies, each identifying Greengate as an area suitable for comprehensive redevelopment and high quality public realm. The latest iteration of this document was introduced in February 2018.

The application site comprises a surface car park and riverside walkway totalling 0.24ha in area. The River Irwell runs adjacent to its north-eastern edge and defines the administrative boundary between Salford and Manchester City Councils. Beyond this is the Inner Ring Road, A6402 - Trinity Way. To the south-east is New Bridge Street, which crosses the river and links Greengate with Manchester.

Page 59 On the opposite side of New Bridge Street is the ‘GreenGate’ residential development (formerly known as ‘One Greengate’). Completed in 2017, this comprises of buildings 12 - 31 storeys in height.

The south-western perimeter of the site fronts onto a widened public footway and the Greengate highway. Historically this was the core of Salford and the location of its medieval market place, court house, market cross and stocks. The 10-storey ‘Abito’ apartment block is also situated to the south- west. ‘The Residence’ development is under construction on land adjoining the site’s north-western boundary. This scheme comprises of two apartment blocks connected by a central podium. The lower of the buildings fronts onto Greengate and is 16-storeys in height, whilst the taller tower extends to 35-storeys and faces onto the River Irwell. An enhanced section of riverside walkway is set to be delivered as part of the approved landscaping works.

The application site itself is broadly rectangular in shape and comprises of two distinct areas; a 120- space surface car park, accessed from Greengate (0.21ha), and a Council-owned section of riverside walkway (300sqm). The majority of the site is occupied by hard-standing for the car park, with the land falling gently northwards towards the river. The walkway is generally set at a lower level and slopes down to the north-west from its connection with the New Bridge Street footway. Two small trees exist within this section of public realm. This formerly formed part of a wider pedestrian route along the river, which linked New Bridge Street with land on the northern side of Trinity Way. However, this is now temporarily redundant following the removal of the adjacent section of walkway during construction works at ‘The Residence’.

The character of Greengate is undergoing significant change. The former industrial buildings and commuter car parks are gradually being replaced by residential-led developments, some of which are currently under construction. At the time of writing, major development proposals (c. 1,500 dwellings and a new park) for land at the centre of Greengate are being considered by the Local Planning Authority under application 19/74465/HYBEIA.

The City Council’s vision for Greengate, as set out in the Greengate Regeneration Strategy (2018), is to deliver a dynamic residential and commercial place with exceptional public realm. It states that Greengate will be a focus of cultural activity and will witness the regeneration of important historical aspects of the Collier Street Baths and the Market Cross. The application site is also covered by UDP Policy MX1, which seeks to ensure that Greengate will be developed as vibrant mixed-use area, with a broad range of uses and activities.

DESCRIPTION OF PROPOSAL

Full Planning Permission is sought to erect a tall building on the application site in order to create 545 apartments along with 512sqm of supporting commercial floor-space (Use Classes A1, A2, A3, B1 and D1) at ground-floor level. Supporting basement car parking and new public realm has been proposed also. The applicant has named the development ‘One Heritage Tower’, which is shortened to ‘OHT’ in this report.

The accommodation proposed above would be accommodated within two distinct volumes that connect to form a single building. At 14-storeys in height, the lower block would principally address the Greengate highway and the location of a future piece of public realm known as the ‘Market Cross’. Finished in reconstituted stone, the lower block would present an expressive corner feature onto the junction between New Bridge Street and Greengate.

The taller element of the proposals has been positioned adjacent to the River Irwell and would extend to 55-storeys in height and 173m (567ft). If built today, it would represent Salford’s tallest building. The tower would be broadly triangular in plan, although two of its three corners would be radiused (curved) to soften its appearance and reduce wind acceleration. Its top features a peaked form, with its highpoint at the bridgehead leading into Greengate. This is designed to create a recognisable

Page 60 profile within the wider skyline. A unitised system of glazing and ceramic fritted panels would be used to construct the tower facades.

The two elements of the proposed building would not be connected at the lower two floors, as a publically accessible pedestrian route through the site has been proposed. This would effectively create a pedestrian short-cut from the junction of Greengate / New Bridge Street to the riverside walkway. The south-eastern corner of the route would be over-sailed by levels 02-13 of the Greengate-facing block, where it wraps around to meet the 55-storey tower.

A mix of one, two and three bed apartments has been proposed within the development, as can be seen from the schedule of accommodation set out below within Table 1:

Table 1 – Housing Mix Accommodation Type Number Split (%) Floor-area 1-bed 264 48.4% 40-60sqm 2-bed 257 47.2% 61-80sqm 3-bed 24 4.4% 85-200sqm

Ground-floor accommodation comprises of three commercial units (flexible use of A1, A2, A3, B1 or D1), as well as the resident’s entrance and foyer area, which are accessed via the new public route through the site. The floor above is occupied by mezzanines for two of the commercial units and amenity facilities for residents, which include a lounge, cinema room, working space and library. A resident’s gym is located on the second floor and a dining/kitchen area and outdoor terrace are proposed on Level 14 / the roof of the Greengate tower.

Parking spaces for 62 cars would be accommodated across two basement levels. These would be accessed via a ramp leading from the Greengate highway. Cycle parking and bin storage would also be provided on these floors. A third basement level would house a series of water tanks for the sprinkler systems.

In addition to the new public route through the site, the development proposes to deliver an enhanced section of riverside walkway. Its western end would connect with a similar improvement scheme proposed at ‘The Residence’, whilst the eastern end would link directly into the New Bridge Street footway. Improvements to New Bridge Street have been proposed too, which include a widened pedestrian footway with cycle lane and the introduction of a service layby to assist with refuse collection at OHT. Finally the scheme seeks to acknowledge that a more strategic piece of public realm will be delivered in front of the development in future, on the site of the former Market Cross. An interim landscaping scheme has been presented for the development’s Greengate frontage, along with a masterplan layout that indicates how the wider space might be laid out in the future.

Page 61 SCHEME ENHANCEMENTS

A number of scheme enhancements have been incorporated into the proposals following detailed discussions prior to, and during the course of, the application process. A number of these are summarised below:  Increased scope of off-site highways works to facilitate improvements to New Bridge Street;  Uplift in level of financial contributions secured towards the delivery of the Market Cross area of public realm;  Amendments to levels proposed for the riverside walkway to enable delivery of a DDA compliant route;  Design enhancements to increase extent of active frontage displayed at street level;  Refinement of facade treatment, particularly to the crown of the main tower;  Increased provision of cycle parking within the building; and  Refinement of landscape proposals to allow the positions of the former Court House and Market Cross to be recognised.

RELEVANT SITE HISTORY

Land Bound By Greengate, Collier Street, Queen And King Street And Gravel Lane 19/74465/HYBEIA - Hybrid planning application for demolition of existing buildings on the site and comprehensive redevelopment to create between 1,407 and 1,521 dwellings, comprising of: (a) Phase 1 (submitted in full with no matters reserved) for development of a 50-storey residential building; commercial floor-space (Use Classes A1, A2, A3, A4, A5, B1, D1 and D2); new public park; highways and public realm improvements and other associated works; and, (b) Phases 2 and 3 (submitted in outline with all matters reserved) for the development of two residential buildings up to 42 storeys in height; commercial floor-space (Use Classes A1, A2, A3, A4, A5, B1, D1 and D2); new highways; a public square; public realm improvements and other associated works (EIA development, accompanied by Environmental Statement) – Current application.

‘The Residence’ – Norton Court, Greengate 17/69573/FUL - Variation of condition 2 (approved plans) attached to planning permission 15/66806/FUL – Current application

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, 04 March 2016.

‘Anaconda Cut’ - Greengate 16/67809/FUL - Erection of a residential development consisting of a single building (44 Storeys) to include 349 residential apartments, associated residents facilities and basement parking – Approved with Conditions, 15 December 2016.

‘GreenGate’ - Land bounded by Greengate, New Bridge Street, Gorton Street and the River Irwell 13/63524/FUL - Erection of a mixed use development comprising two buildings (31 and 19 storeys) to include 497 residential apartments and 543 sq.m of commercial space (use classes A1, A2, A3 & B1) – Approved with Conditions, 27 June 2014

‘Abito’ – Land at junction of Greengate and Gravel Lane 04/48765/FUL - Erection of nine storey block comprising 256 apartments with commercial uses including offices (B1), retail (A1), financial/professional services (A2) and restaurant/bar (A3) – Approved with Conditions, 07 October 2004.

Page 62 PUBLICITY

Site Notice: Non HH Article 15 Date posted: 12 November 2019 Reason: Wider Publicity and Planning application with EIA

Site Notice: Non HH setting of listed building Date posted: 12 November 2019 Reason: Affecting setting of Listed Building &/or Conservation Area

Press Advert: Manchester Weekly News Salford Edition Date Published: 31 October 2019 Reason(s): Article 15 Standard Press Notice Planning application with EIA Affecting setting of Listed Building &/or Conservation Area

CONSULTATIONS

Design for Security (GMP) - No objections

Environment Agency (EA) - No objections to the proposal in terms of its layout in relation to the River Irwell. It is recommended that basement level ventilation is situated above flood levels.

Greater Manchester Archaeological Advisory Service (GMAAS) – No objections. The submitted Desk-based Assessment provides enough information to demonstrate that there is considerable archaeological interest in the form of below-ground archaeological remains relating to potential medieval and early post-medieval deposits, as well as workers’ housing from the industrial period. It is accepted that the archaeological remains will be at most of regional interest and therefore do not require preservation in situ. However, they will need to be excavated and recorded ahead of their destruction by development ground works through an agreed programme of archaeological works.

Following amendments to the scheme, GMAAS are satisfied that the Market Cross and Court House sites have been recognised by the applicant and can be accommodated within the landscape design of the development’s Greengate frontage. Conditions relating to the submission and implementation of a written scheme of investigation (WSI) and a scheme for landscaping and heritage display have been requested.

Greater Manchester Ecological Unit (GMEU) – No objections. The site has negligible ecological value with ecological issues associated with nesting birds and invasive species resolvable via condition. The main ecological constraint is the proximity to the River Irwell. As such conditions designed to prevent negative impacts on the ecological potential of the River Irwell arising during the construction and operational phases of the development have been recommended.

Historic England (HE) – No objections. HE accept that the proposals for the site will sit within a cluster of already existing and approved but unimplemented tall buildings, and on this basis do not object to the principle of a tall building in this location given the context.

Manchester Airport – It is suggested that the developer liaises with NATS to agree a mitigation scheme in relation to possible false tracks on M10 Radar – this requirement should be stipulated in a condition, should permission be granted.

Manchester City Council - No comments received to date

National Air Traffic Services (NATS) – No objections subject to the implementation of a Radar Building Mitigation scheme.

Page 63 Natural England – No objections. The proposed development will not have significant adverse impacts on statutorily protected nature conservation sites or landscapes.

United Utilities – No objections. Standard advice provided.

UV Drainage Engineer – No objections – Standard conditions relating to the discharge of surface water and the rate of run-off have been recommended.

UV Environmental Officer (Air Quality; Noise and Land Contamination) - Air Quality – No objections. Air Quality is not a barrier to development subject to conditions that secure the submission of a Construction Environment Management Plan and the installation of electric vehicle charging points for six of the proposed car parking spaces. Noise – No objections. Conditions designed to secure the following have been recommended:  Submission and subsequent implementation of a detailed noise mitigation scheme for the building envelope and internal features;  Compliance with stipulated noise criteria for any externally mounted plant or equipment;  Submission of a detailed noise mitigation scheme for the proposed resident’s gym and cinema and for the proposed commercial uses.  Submission of operating hours for the proposed resident’s gym and cinema and for the proposed commercial uses; and  Provision of a ‘site completion report’ confirming that all necessary noise attenuation measures identified in the assessment have been undertaken. Land Contamination – No objections. Standard conditions relating to the submission of a Phase 2 Site Investigation Report and, if necessary a Remediation Strategy and Verification Report, have been recommended.

UV Highways (including comments from TfGM) – No objections. Conditions relating to delivery of car and cycle parking; a package of off-site highways works; and the implementation of a robust Travel Plan have been recommended.

NEIGHBOUR REPRESENTATIONS

Objections

Five letters of objection have been received in response to the application. Four of these have been submitted by individual residents that live within the local area. The concerns raised within these representations can be summarised as follows:  The building is too large and is not in-keeping with the rest of the developments nearby.  The proposal is too high and will block many of the nearby buildings from having adequate sunlight.  It is not clear how the development will impact upon the area immediately surrounding Abito.  The noise resulting from the development will cause disruption, as hundreds of residents will live here.  The applicant has not demonstrated who will benefit from this development.

The remaining letter of objection has been submitted on behalf of Greengate (Manchester) Limited Partnership, the owners of the adjacent One Greengate (now ‘GreenGate’) development. The issues raised within this representation have been set out below, along within an initial officer and/or applicant response:

Page 64 Key: O = objection; R = applicant response and officer comment

O Unacceptable impact on amenity of existing occupiers 1. Overbearing impact / overlooking – Draft Local Plan Policy D9 sets out minimum interface distances between the principal windows of habitable rooms in dwellings. In these terms, the proposed development would fail to meet the requisite 21 metres, which would likely result in overlooking in a substantial number of properties. By reason of its sheer scale and mass a continuous block of development would be formed particularly along the River Irwell and New Bridge Street, causing visual intrusion, which would have a dominating effect on One Greengate, Abito, The Residence, Anaconda Cut, the Sorting office Building and Tempus Tower. 2. Impact on daylight / sunlight – With reference to the submitted daylight/sunlight assessment, a total of 257 properties in One Greengate alone would be detrimentally affected by the proposed development in that they fail to comply with the BRE guidelines for Vertical Sky Component. It also fails to comply with the relevant BRE daylight criteria standards for 199 existing properties within One Greengate. 3. Wind microclimate - The proposal would result in an unacceptably windy environment for future occupiers of the development and existing occupiers of neighbouring developments. Mitigation in the form of landscaping is suggested but the wind model does not factor in the landscaping plan. No commentary of the cumulative impacts of microclimate on existing buildings and public realm beyond the site has been provided within the submission and mitigation proposed to address any exeedances.

R 1. It would not be appropriate or justifiable to attach more than ‘very limited weight’ to draft Local Plan Policy D9 in the determination of this application. This is because the draft Plan remains to go through further rounds of consultation, followed by examination by an Inspector, before it becomes adopted. The Council’s current, adopted policy on the ‘Amenity of Users and Neighbours’ is set out within UDP Policy DES7. This does not prescriptively outline the privacy distances that should be achieved between buildings. A separation of 16m would be retained between the west-facing windows within ‘GreenGate’ and those proposed within OHT. This is characteristic of other relationships consented within the Greengate area (e.g. between Anaconda Cut and Abito and The Residence and Abito) and is considered to be appropriate within the context of a high density urban environment. 2. The applicant has responded by stating that it is well-established that the BRE Guidelines, which set out the numerical benchmark for daylight and sunlight assessments, are predicated on a relatively low-rise suburban environment. Subsequently, appropriate assessment for urban environments relies on both a numerical assessment and the exercising of professional judgment with regards to the sensitivity of the surrounding development, and the magnitude of the impacts. The applicant considers that GreenGate has a lower sensitivity to change due to its context within the Greengate regeneration area. Additionally, the application site has been in use as a surface car park for many years, providing an open outlook that is not representative of typical baseline conditions in urban environments. In terms of magnitude of impact the applicant notes that only a small proportion of windows within GreenGate would be affected, particularly as those oriented towards the north, east and south would not face the development. The level of retained Vertical Skyline Component (VSC) daylight is commensurate with the emerging context and density within Greengate. The LPA’s assessment of the daylight / sunlight impacts on GreenGate is set out within the ‘Residential Amenity’ section of this report. 3. The initial Wind Assessment submitted with the application confirmed there are no issues arising from the development with regard to pedestrian safety. Notwithstanding this an Addendum has since been submitted to understand the pedestrian comfort levels with the proposed landscaping scheme in place. This confirms that, with the

Page 65 development in place, existing entrances to nearby developments would remain suitable for their intended use as conditions would not exceed the threshold for ‘standing’ (6m/s). Overall, the wind microclimate is expected to be suitable for intended usage and no significant wind mitigation measures are deemed to be necessary.

O Unacceptable visual impact - With regard to the submitted Townscape and Visual Impact Assessment (TVIA), the predicted magnitude of change for some of the views has been understated and the use of visualisations with landscape (rather than portrait) orientation has meant that the upper part of the building is not shown in some images. The proposed scale and massing of the development would have a significantly harmful effect on the existing urban pattern, skyline and character of the locality and as such is contrary to UDP Policy DES 5 and draft Policies D6 and D7.

R The applicant has responded by reporting that the approach to the visualisations follows standard practice set out in the London Views Management Framework 2012. This involves the use of a tilt shift lens for close viewpoints. This allows more vertical coverage than a 24mm lens in portrait orientation; therefore, using the lens in portrait orientation would lead to less vertical coverage in the visualisations.

The LPA considers that the proposed building will have a positive impact on the urban pattern, skyline and character of the locality for the reasons set out within the ‘Scale and Massing’ and ‘Design’ sections of this report.

O Overdevelopment of the plot – The Regeneration Strategy envisages a mid-rise development up to a similar height to other buildings in the Greengate area, not a 55-storey tower. The scheme represents an overdevelopment of the site and would create a poor living environment for existing residents of One Greengate. This overdevelopment also results in overshadowing to the public realm and streetscene in and around the wider Greengate area.

R The Greengate Regeneration Strategy includes a diagram (Pge.32) indicating that high rise elements addressing infrastructure would be permissible. The diagram specifically indicates a ‘high rise’ block in the location of the main tower proposed for OHT. Section 7.7 of the Strategy also notes that the delivery of high quality public spaces will provide opportunities for increased scale. The application has been supported by a Tall Buildings Statement and this is assessed within the ‘Scale and Massing’ section of this report. The proposals include new public realm linking the site’s Greengate frontage with a new riverside walkway. Works to New Bridge Street have also been proposed and the development would assist with the delivery of the future Market Cross.

O Adverse highways / access impact 1. No assessment has been undertaken of trip rates generated by the ground-floor commercial uses, staff, site operatives or visitors. 2. No cumulative assessment has been provided to assess the impact of vehicular trip generation from committed and forthcoming development within the Greengate area. Congestion in the Greengate area is a significant concern to existing and future residents. During the weekday peak AM and PM, extensive queuing is experienced along Blackfriars Road in both directions, which in turn severely impacts upon vehicular circulation within Greengate. 3. The Transport Assessment gives no consideration to the impact of the proposed development on the additional demand for parking in the immediate vicinity resulting from the displacement of up to 120 vehicles that currently utilise the car park every day. 4. No thought has been given to parking demand created by the ground-floor commercial uses.

Page 66 R 1. The applicant has responded by stating that trips for commercial uses and staff are inherent in the forecasts, which are based on comparable development types. An element of commercial floorspace at ground floor level is typical for this type of scheme and does not require separate consideration. This is the approach that was used for the assessment of One Greengate / GreenGate itself. 2. The impact of any committed developments is normally considered for those junctions that warrant a capacity analysis, with the threshold being an increase of more than 30 vehicle movements per hour. As this threshold was not met at any individual junction a cumulative assessment was not required in this instance. Again, this is no different from the approach taken for One Greengate. 3. The applicant has responded by stating that experience of similar schemes in Salford and Manchester indicates that much, if not all, of this demand is associated with the low parking cost and will transfer to other modes of travel rather than use alternative parking in formal car parks at a much higher cost. It is accepted that an element of this may transfer to other formal parking areas in the city centre but when mode transfer and other traffic dispersal effects is taken into account the numbers associated with this will be low. The removal of low-cost temporary parking is in line with TfGM's Transport Strategy, which seeks to constrain long stay commuter parking in the City. 4. The commercial uses at ground-floor level are designed to serve local needs and as such it is anticipated that visitors and customers will be able to travel to them on foot or via public transport. Notwithstanding this, it should be noted that on-street short-stay parking bays are available on Greengate and King Street, should future visitors choose to arrive by car.

O Impact on designated heritage assets 1. No consideration of the proposed development on the significance of the Market Cross (a non-designated heritage asset) is made within the Heritage Assessment. The scheme does not respond positively to the Market Cross and would result in harm to its significance. 2. The development would result in harm to more heritage assets than those identified within the Heritage Assessment. At 55-storeys the scheme would change the townscape considerably and would result in harm to other identified heritage assets, which would not be outweighed by the limited benefits of the scheme.

R 1. The development has been amended to propose a new frontage onto Greengate. This comprises of a landscaping scheme that reflects the former presence of the Court House and Market Cross in a contemporary manner. This will enable residents and visitors to better understand the significance of the Market Cross through heritage interpretation and the proposed hard landscaping. GMAAS have confirmed that they are satisfied with this aspect of the proposals. 2. The impacts of the development on heritage assets within the vicinity of the site are assessed within the ‘Heritage’ section of this report. The Heritage Assessment and associated Addendum submitted with the application conclude that there will be a neutral impact on each of the identified assets, with the exception of the tower of HMP Manchester, where ‘less than substantial harm’ will result from the loss of a view. This harm would, however, be outweighed by the benefits associated with the development, which are summarised at the end of this report.

Support

Two letters of support have been received in response to the application, citing the following benefits as reasons why they are in favour of the proposed scheme:  It will promote further regeneration of this part of the city;

Page 67  It is another high-class development in the area;  It will deliver new landscaping; key routes and public realm to Greengate; and  The building incorporates ground-floor commercial units that will improve amenities for local residents.

Both representations also ask that a number of additional points be taken into consideration when assessing the application. Those that are considered to be material are set out below:  Public transport in the area is in urgent need of improvement;  Some of the apartments should be made available for leasehold sale (rather than rental); and  Consideration needs to be given to the security and safety of the public areas all around Greengate at night time.  The commercial units need to be designed to align with market needs in the use classes, to ensure that they are as deliverable as possible.

PLANNING POLICY

Development Plan Policy

Unitary Development Plan A10 - Provision of Car, Cycle, Motorcycle Parking in New Development 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 CH2 - Development affecting setting of Listed Buildings This policy states that development will not be granted that would have an unacceptable impact on the setting of any listed building.

Unitary Development Plan CH5 - Archaeology and Ancient Monuments This policy states that planning permission will not be granted for development that would have an unacceptable impact on an ancient monument, site or feature of archaeological importance, or its setting. Planning conditions will be imposed to record and evaluate, excavate and preserve remains of local archaeological value, prior to the commencement of the development.

Page 68 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 DES5 - Tall Buildings This policy states that tall buildings will be permitted where: the scale of the development is appropriate; the location is highly accessible; the building would positively relate to adjacent public realm; is of high quality design; makes a positive contribution to the skyline; would not detract from important views; would not cause unacceptable overshadowing or overlooking, detrimental to the amenity of neighbouring occupiers; be no unacceptable impact on the setting of a listed building or value of a conservation area; be no unacceptable impact on microclimate; be no unacceptable impact on telecommunications; and there would be no unacceptable impact on aviation safety.

Unitary Development Plan DES6 - Waterside Development 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 defences. 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 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

Page 69 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 S4 - Amusement, Restaurants, Cafe, Drinking Establishments This policy states that proposals for hot food shop uses would not be permitted by the Council where the use would have an unacceptable impact on the amenities of surrounding residential occupiers by reason of noise, disturbance, smells, fumes, litter, vehicular traffic movements, parking or pedestrian traffic and the vitality and viability of a town centre and visual amenity.

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.

Unitary Development Plan ST9 - Retail, Leisure, Social Community Provision This policy states that the provision of a comprehensive and accessible range of retail, leisure, social and community facilities will be secured by, protecting and enhancing the vitality and viability of existing town and neighbourhood centres, adopting a sequential approach to the location of new retail and leisure development and facilitating enhanced education, health and community provision that will be maintain and enhanced.

Page 70 Other Material Planning Considerations

National Planning Policy - National Planning Policy Framework (NPPF) - National Planning Policy Guidance (NPPG)

Local Planning Policy

Supplementary Planning Document - Greengate Regeneration Strategy This refreshed Regeneration Strategy is intended to provide a broad framework to guide and influence the comprehensive delivery of development within Greengate rather than one which is prescriptive or could stifle imagination, creativity and quality. The Regeneration Strategy provides a positive vision for the development of the Greengate area. It sets out clear guidelines for those involved in the development process, and seeks to ensure that all new development in Greengate achieves the highest standards of quality and design. Of significant importance to the success of this neighbourhood will be the delivery of high quality public realm.

Irwell River Park Supplementary Planning Guidance This guidance was prepared jointly by the authorities of Salford, Manchester and Trafford to establish a set of principles to ensure the provision of a continuous riverside cycle/walkway and the high quality design of new public open spaces and other infrastructure. The vision is to see the restoration of the river to create a new and exciting urban park, focusing on its spectacular industrial and architectural achievements, attracting new waterfront development and activities and linking neighbourhoods and communities within the heart of the regional centre.

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 were subject to public consultation until 18th March and 22nd March 2019 respectively. They will

Page 71 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.

STATEMENT OF COMMUNITY INVOLVEMENT

The applicant has submitted a Statement of Community Involvement with their application. This reports that the applicant has sought to undertake early engagement with the Local Planning Authority, elected members and the local community, prior to the submission of the application.

In late August 2019, consultation leaflets were distributed to c.500 residential and commercial properties around the site and to local ward councillors. A press release promoting the public consultation was distributed in early September, with the consultation event itself taking place on Tuesday 10th September within walking distance of the application site.

ENVIRONMENTAL IMPACT ASSESSMENT

The proposed development falls under the category of “Infrastructure Projects – Urban Development Projects” (Schedule 2, 1. (b)) as described within the Town and Country Planning (Environmental Impact Assessment) Regulations 2017. It exceeds the corresponding threshold provided as it comprises of a residential-led scheme that will accommodate 545 new dwellings.

The applicant has volunteered the proposals as Environmental Impact Assessment development, as defined by the Regulations. Consequently an Environmental Statement (ES) was submitted with the planning application on 30/10/2019. The scope of the EIA has been deliberately restricted to an assessment of the likely environmental effects arising from townscape and visual impacts and any potential residual impacts.

In-line with Regulation 15 of the Regulations, the Local Planning Authority provided a Scoping Opinion on the proposed scope of the ES, following a formal request submitted by the applicant on 24/09/2019.

During the determination process the ES has been reviewed by the local planning authority in conjunction with statutory and other consultees who have sufficient expertise to understand and assess the chapters therein. No formal requests for ‘further information’, as defined by Regulation 25, were made to the applicant during the course of the application.

Page 72 GREENGATE REGENERATION STRATEGY

The application site is located along the northern edge of the area covered by the City Council’s Greengate Regeneration Strategy (GRS). This document sets out the vision for the area. It seeks to deliver a dynamic residential and commercial place with an exceptional public realm. In addition to the delivery of high quality public spaces, the Strategy identifies a number of other broad key elements that are critical to Greengate’s future success, namely:  Continuing to deliver a mix of uses and ensuring ground-floor uses contribute to active frontages;  Securing a high density of development, appropriate to the area’s central location;  Respecting and taking full advantage of the area’s historic significance and heritage assets, including the historic Market Cross; and  Increasing the proportion of trips made by public transport, by cycling, and on foot.

The ‘Greengate Riverside’ section of the GRS provides more specific guidance for proposals located within the area adjacent to the River Irwell, which includes the application site. It seeks to ensure that a balance is achieved in terms of taller, high-rise buildings with elements that are lower-rise to avoid a uniform wall effect on the boundary with the River Irwell and Trinity Way. It also requires new development to deliver active frontages that address the proposed public realm at the Market Cross and along the river frontage. The Market Cross represented the historic centre of Medieval Salford and once contained the Court House and Market Cross. Section 8.8 of the GRS goes on to describe the character and function of the future Market Cross, which has been earmarked for the area of land immediately to the south of the application site. It explains that the new area of public realm would be designed to closely reflect the historic location of the Market Cross. It would be a predominantly hard landscaped space, accessible only to pedestrians, that encourages active uses around its edges.

The proposed development’s compliance with the GRS will be considered within the relevant Assessment sections of this report.

ASSESSMENT

Principle of Development

The site is considered as previously developed (brownfield) land that is located in a highly accessible location. The heart of the Regional Centre, and the variety of amenities within it, are within easy walking distance, as is major public transport provision (such as Victoria Station, a 450m walk to the east). Indeed, the site has a ‘GMAL’ (Greater Manchester Accessibility Level) rating of 8. Sites are rated on a scale of 1-8 based on proximity to public transport and frequency of service, meaning that the proposed development would be located in the most accessible area.

The site is covered by UDP Policy MX1/1 (Development in Mixed-Use Areas - Chapel Street East). The reasoned justification to this policy states that the large areas of surface commuter car parking constitute an inefficient use of land and provide significant potential for redevelopment. Thus there are no objections to the loss of the existing surface car park.

Housing is one of the appropriate uses for this area listed within Policy MX1. More specifically, the application site is identified for residential development within the Greengate Regeneration Strategy (GRS). The graphics associated with Section 7.8 of the Strategy indicate that there is an opportunity for the plot to include high-rise elements where they address infrastructure.

The principle of introducing new high density housing in this location is clearly supported. More detailed consideration is given to the appropriateness of the overall height of the development within the ‘Scale and Massing’ section of this report.

Page 73 Table 2 sets out the proposed housing mix, which is considered to be in compliance with Policy HOU2 of the Council’s Housing Planning Guidance in that over 50% of the units would provide two bedrooms or more and 58% would be larger than 57sqm in size.

Table 2: Housing Mix Accommodation Minimum unit Maximum unit Number of units Percentage of type size size overall mix One-bedroom 40.33sqm 59.8sqm 264 48.4% Two bedrooms 64sqm 80sqm 257 47.2% Three bedrooms 89sqm 120sqm 24 4.4% (155.75sqm for (227.1sqm for penthouses) penthouses)

The proposed development also includes a total of 512sqm (GIA) of commercial floor-space, to be applied flexibly within use classes A1, A2, A3, B1 or D1. This would be split across three ground-floor commercial units, two of which incorporate a mezzanine level. It is the Council’s aspiration to designate Greengate and the wider area as a higher order centre under Policy TC1 of the emerging Local Plan, however at present the site does not sit within a designated town or neighbourhood centre.

NPPF paragraph 86 sets out that local planning authorities should apply a sequential test to planning applications for main town centre uses (up to 2,500sqm) that are not within an existing centre and are not in accordance with an up-to-date development plan.

Within their submitted Planning Statement, the applicant has stated that the proposed commercial units will make an important contribution to the economic vibrancy of the Greengate Neighbourhood, by providing opportunities for local expenditure and vibrancy and activity at street level.

The modest scale of commercial floor-space proposed, both in terms of the overall amount and the size of individual units, indicates that it is designed principally to serve local needs and will play a supporting role to the main residential use of the building. Offices, retail and food and drink uses are identified within Policy MX1 of the UDP as being appropriate uses for the Greengate area. Furthermore, the GRS seeks to continue delivering a mix of uses, which include retailing, to ensure that ground-floor uses contribute to active frontages. On this basis the principle of introducing the level of commercial floor-space proposed is accepted.

Layout and Active Frontages

The development layout has largely been derived from a need to address the site’s three main frontages and a desire to provide a public through route, to connect the future Market Cross with an enhanced riverside walkway. The positioning of the main tower is also designed to maximise separation distances to the neighbouring ‘GreenGate’ and ‘The Residence’ developments. Punching a public route through the building, where New Bridge Street meets Greengate, creates an expressive built form at a key corner and opens up the interior of the site. It also means that the building grounds itself in two places, either side of the new public realm.

The proposed through route will be a shaded space for much of the day, owing to the scale of surrounding buildings. It does, however, provide the opportunity to create an engaging piece of public realm that extends directly from the future Market Cross along a natural desire line, to the river-front. Whilst pedestrians are already able to make a similar journey via New Bridge Street, it is recognised that OHT would be enhancing pedestrian connections through the provision of a more direct route and one that is identified for delivery within the GRS. It would also benefit those who live within ‘The Residence’, as it facilitates improved access into a secondary entrance on the development’s eastern

Page 74 side. The character and quality of the public realm within the site is described further within the ‘Public Realm, Trees and Landscaping’ section of this report.

At ground-floor level, active frontages have been provided along each of the main tower’s three sides. Highly glazed commercial units would front onto the riverside walkway and New Bridge Street. Space has been provided outside both units to accommodate a small amount of external seating, should they be brought into use as a café or restaurant. This would animate their respective frontages further. A long, glazed residential entrance would face onto the internal public route, providing necessary natural surveillance. The adjoining foyer area wraps around the tower’s core to provide views onto the riverside walkway and the Irwell below. Crucially the main tower has been set-in from its boundary with New Bridge Street by 1.8m. The creation of a broader footway next to such a tall building is both necessary and welcome, as it creates a more comfortable pedestrian environment. Through its design and layout, this element of the building successfully contributes to, and engages with, the new public realm that is set to be delivered around the base of the tower.

The lower, ‘base building’ presents a key frontage onto Greengate and the location of the future Market Cross. It would be activated at street level by a double-height commercial unit, which also faces onto part of the internal public route. Again an outdoor seating area has been proposed to further activate this space. Vehicular access down to the basement car park would be achieved from Greengate. The entrance point has been set well back from the main building line, which reduces its prominence within the streetscene and allows vehicles to wait off the adopted highway for the gates to open.

Refuse collection would take place from a new layby on New Bridge Street. Whilst the provision of a refuse holding area has resulted in a small length of blank frontage, it is acknowledged that this represents the most suitable position from which to collect waste from the site and it is appreciated that the size of the ground-floor holding area has been kept to a minimum, with most of the bins set to be stored at basement level.

Further resident’s amenity facilities are located at first-floor level, along with mezzanine commercial space. This should add to the level of perceived activation at street level, particularly in the case of the balcony feature that extends along the majority of the main tower’s riverside frontage. The lower building and the main tower are connected at second-floor level by a glazed walkway. Residential apartments are located on this floor and each of those above.

Overall the proposed development has been laid out in a manner that addresses and activates its key site frontages; enhances pedestrian connectivity through the area; and facilitates the delivery of a building that is able to balance its taller and lower elements, all of which is in accordance with the GRS.

Townscape and Visual Impacts

As noted earlier in this report the applicant has volunteered the proposals as Environmental Impact Assessment (EIA) development. A Townscape and Visual Impact Assessment (TVIA) has been undertaken as part of the resulting Environmental Statement (ES). The assessment concludes that the proposed development is of sufficient scale to have both townscape and visual effects in most of the townscape character zones reviewed and from most of the representative viewpoints. The TVIA judges these effects to be beneficial in nature and in almost half of the viewpoints the effects are considered to be significant in EIA terms. The applicant considers that the principal reason for these findings lies not only in the height of OHT, but in the careful way that the building has been designed. For example, the sloping roof creates a distinctive silhouette; the radiused corners soften the visual impact and the triangular form assists in distinguishing the building from its neighbours. The cladding accentuates the building’s verticality.

Page 75 In terms of cumulative effects, the ES expects the effects of the development to be reduced slightly as more tall buildings, such as those proposed under current application 19/74465/HYBEIA, come forwards within close proximity to the OHT site.

The conclusions set out within the ES and associated TVIA are generally accepted. The specific merits of OHT’s scale, massing and detailed design are considered in further detail in the subsequent sections of this report.

Scale and Massing

At 55-storeys (173m), the proposed development has the potential to have a significant impact on its surroundings by virtue of its height. Consequently Policy DES 5 (Tall buildings) of the City Council’s UDP is relevant to this application, alongside the Council’s usual design policies. Policy DES 5 states that tall buildings will be permitted where: i. the scale of the development is appropriate; ii. the location is highly accessible; iii. the building would positively relate to adjacent public realm; iv. is of the highest design quality and construction; v. it makes a positive contribution to the skyline; vi. it would not detract from important views; vii. there would be no unacceptable overshadowing or overlooking; viii. there would be no unacceptable impact on the setting of a listed building or the value of a conservation area; ix. there would be no unacceptable impact on microclimate; x. there would be no unacceptable impact on telecommunications; xi. there would be no unacceptable impact on aviation safety.

Also of relevance is guidance within ‘Tall Buildings: Historic England Advice Note 4’ (Dec 2015). This states that in the right place well-designed tall buildings can make a positive contribution to urban life. Past examples show us that they can be excellent works of architecture, and some of the best post- war examples of tall buildings are now listed. However, if not in the right place and well designed, a tall building, by virtue of its size and widespread visibility, can also seriously harm the qualities that people value about a place.

The applicant has submitted a Tall Building Statement that seeks to justify the height, scale and massing of OHT. It explains that the massing concept was to provide height on the Riverside, in a similar manner to existing neighbouring buildings. The Residence (110m) is taller than GreenGate (89m), which creates an escalation of height towards Trinity Way. OHT proposes to break this up to create a varied, cluster-like arrangement that provides increased visual interest on the skyline from all angles and is reminiscent of other high density skylines across the world. There is sense in making OHT the tallest of the river-facing blocks, sitting as it does in an extremely prominent location on the bridgehead that divides Salford from Manchester. A tall building on this site will provide a significant marker for the Greengate area.

The applicant goes on to explain that the massing that emerges from the development footprint has the potential to produce a more visually interesting building that will be markedly different from other Greengate developments. The roof parapet features a unique peaked form facing towards the bridgehead, forming a distinct silhouette on the skyline.

The points raised by the applicant above are generally accepted. Presently though the application site is not appreciated as being situated at a gateway between Salford and Manchester. Whilst the introduction of a tall tower may be used to signal this over longer distance views, of greater relevance is how this transition is conveyed at street level, to people moving through the area. Key to this is the presence of an appropriate and high quality public realm, something that is considered to be absent

Page 76 from this area at present. Officers are of the view that the delivery of a strategically designed area of public realm (in the form of an enhanced New Bridge Street and new Market Cross) around the base of this building is essential if the applicant’s justification above is to be accepted.

Following negotiations, the applicant has agreed to deliver an enhanced public realm along New Bridge Street through a package of s.278 works. This would comprise of a narrowed highway; soft landscaping; and a widened footway resurfaced in quality materials. It is envisaged that the route would then feed into the new Market Cross, a pedestrian-focused space funded by financial contributions secured as part of this application. On this basis officers are satisfied that the proposed development would comply with criterion iii of Policy DES 5.

Matters relating to Points ii; iv and vi - x of Policy DES 5 are considered in more detail within the relevant sub-sections of this report, although for the benefit of this assessment it is concluded that the development has satisfied the requirements for each individual criterion.

In terms of criterion i, the applicant’s justification for not adhering to the existing pattern of escalation towards the 44-storey Anaconda Cut is accepted, on the basis that the main tower would create an elegant and instantly recognisable silhouette on the Salford skyline. Given the quality of the peaked top to the building, it is considered appropriate for OHT to be the tallest component of the emerging skyline. As such the proposals can also be considered to be in compliance with criterion v of Policy DES 5.

NATS have confirmed that their initial objection to the development can be overcome through the implementation of a developer-funded Radar Mitigation Scheme, a view also shared by Manchester Airport. Consequently criterion xi of Policy DES 5 can also be satisfied.

The lower, ‘base building’ is 14-storeys in height. The applicant’s statement reports that this is designed to tie-in with the scale of Abito (10-storeys) and the Greengate-facing elements of The Residence (16-storeys) and GreenGate (13-storeys). It is also designed to provide a human scale fronting onto the Market Cross, with the taller tower rising in the background. The applicant’s approach here is considered to be logical and is supported by officers.

Overall there are no objections to the scale and massing of the proposed development, providing that it is also able to achieve the highest standard of detailed design. This requirement is assessed further in the section below:

Design

The design and facing materials proposed for OHT’s two volumes clearly differ from each other. Reconstituted stone cladding has been proposed to the base building, arranged in three-storey grids around recessed windows, to create a civic-style frontage onto the future Market Cross. The use of reconstituted stone is considered to be appropriate for this aspect of the building, as it represents a nod to the civic function of the historic Market Cross, which was once positioned to the south. A number of the lower level buildings (existing and emerging) within Greengate are finished in a dark coloured brick. The lighter tones proposed for OHT’s Greengate elevation would contrast with this emerging character, signaling to visitors (particularly from the south along Gravel Lane, or the south- east down Greengate) that they are approaching a space of interest along their journey – the new Market Cross public realm. Notwithstanding this, the final details of the façade materials for the lower element of OHT will be agreed as part of a materials condition.

The public route through the site punches through the lower building at the junction of Greengate and New Bridge Street. The oversailing element of this block would be supported by a series of concrete pillars which, in conjunction with a column of recessed balconies above, creates an expressive corner that faces onto the future Market Cross.

Page 77 The main tower would be clad in a series of unitised panels, fixed together to form an almost seamless façade. The proposed system will incorporate clear-glazed windows, ceramic fritted panels and metal purge panels. The latter would incorporate a triangular cut-out motif as a nod to the shape of the tower’s footprint. For the majority of the elevations, each panel would be angled to create a ‘pleated’ effect, which will create changing light conditions on the façade and animate the building as the sun moves around it. This is considered to be an extremely positive aspect of the scheme and something that would set OHT apart from other tall buildings across Greater Manchester. To create contrast, a flush glazed system has been proposed at the top and base of the tower, interspersed by a series of projecting fins. This serves to crown the top of the building and set it visually on a plinth. Again this approach is strongly supported.

The materials proposed for the main tower are considered to be of a high standard. Consequently it will appear modern, lightweight and elegant. These qualities are considered to be crucial in townscape and visual impact terms. This is because OHT will be clearly visible in the backdrop of some highly significant heritage assets that also display vertical proportions (Grade I listed Manchester Cathedral and Grade II* Sacred Trinity Church). The use of lightweight, high quality materials creates visual contrast between the new and the historic, which prevents OHT from visually competing with the masonry heritage assets.

The top four floors of the tower follow a stepped arrangement that is surrounded by a roof parapet that displays a peaked form. The resulting terraces would be used as a series of private and communal amenity areas and also to accommodate the necessary level of roof-plant. External plant and lift/stair overruns on the top terrace would be shielded from view by a curved mesh screen that incorporates projecting fins to match those used elsewhere on the building’s crown.

In addition to appearing as an attractive feature on the city skyline, it is considered that OHT would also make a positive contribution when viewed at a human scale. Each of the building’s street and riverside frontages is animated by large amounts of clear glazing that reveal active uses behind, such as commercial units or residents’ facilities.

Overall OHT is considered to be a distinctive building of the highest design quality that provides visual interest across short, medium and long distance views. Importantly the scheme has been designed to respond to the human scale and therefore would contribute positively to the sense of place envisaged for Greengate within the Council’s GRS. The visual success and acceptability of the building is, however, dependent on its positive design features being delivered on site, along with the use of high quality materials. Subject to compliance with these criteria, the development is considered to be in compliance with Policy DES 1 of the City Council’s UDP and the relevant design policies within the National Planning Policy Framework.

Public Realm, Trees and Landscaping

Presently there are no trees or vegetation of any note within the existing surface car park. The section of riverside walkway included within the planning boundary contains two small trees and these have been assessed within an Arboricultural Report. The City Council’s consultant Arborist has reviewed the report and is in agreement that they are Category C (low value) specimens, which should not be allowed to constrain a development. As such there are no objections to their removal, although replacement planting should be sought as mitigation for their loss.

The development proposals provide for enhancements to the quality of the public realm and landscaping in and around the application site through a variety of mechanisms. A publically accessible, DDA compliant, pedestrian route would be created through the site, linking the street of Greengate with the riverside walkway. The design concept underpinning this space is one of tributaries flowing into the River Irwell. Although the space would be shaded for much of the day, it

Page 78 has the potential to create an attractive setting to the proposed buildings that connects two, more strategic, pieces of public realm in the form of the riverside walkway and the future Market Cross. The concept and layout proposed by the applicant is considered to be acceptable. Details regarding planting specification and hard surfacing materials will be secured as part of a landscaping condition.

The same design concept has been proposed for the new section of riverside walkway, which would be accessible to all and connect New Bridge Street with a similar piece of infrastructure being delivered as part of ‘The Residence’. Feature seating and planted terraces are intended to create a sweeping series of forms. The walkway is approximately 6m wide where it runs adjacent to the main tower, although the available clear width for pedestrians and cyclists currently ranges from 3m – 3.6m. There are no objections to these dimensions, particularly given that an additional, broader route is also being provided through the application site. Again the final design and specification of this area of public realm would be secured as part of a landscaping condition. Although the land would remain under Council ownership, maintenance of the walkway would be the responsibility of the applicant, or the appointed management company for OHT. The applicant should submit a Landscape Management Plan as part of the requirements of a planning condition in order to agree a detailed maintenance schedule for the riverside walkway and also the pedestrian route through the site. Overall, the proposed riverside walkway is considered to be in-line with the aspirations set out within the City Council’s Irwell River Park Planning Guidance.

The applicant has provided plans indicating the geographical extent of the proposed s.278 highways works, along with a likely layout. New Bridge Street would be narrowed down so that it operates as a one-way highway for traffic entering Greengate from Waterloo Bridge. The footway would be widened and re-surfaced. Soft landscaping and a contraflow cycle lane would be installed. As noted earlier in this report, these public realm works are considered to form an essential part of the overall justification for introducing a building of significant height on the application site. As such it is appropriate to add a condition to any grant of planning permission that requires the applicant to deliver this programme of off-site highways works in accordance with a scheme that has previously been agreed by the LPA. Going forwards, the cost of maintaining these off-site highways works should be covered by the developer, as part of an agreed commuted sum.

Delivery of the future Market Cross, as shown within the GRS, is not within the applicant’s gift, as it requires a small area of land from the development plot to the south to realign the Greengate highway. The applicant has however agreed to contribute financially to its delivery, as part of a planning obligation. This would be secured within a s106 legal agreement. It is hoped that matters relating to land assembly will have been resolved well before construction of OHT is completed, thus allowing the Market Cross to be designed and delivered as a single programme of works. However, in the event that this aspiration is not realised in time, the applicant has produced an interim landscape scheme that shows how the Greengate frontage could be landscaped in advance of the neighbouring plot to the south coming forwards. This shows that the location of the former court house could be recognised within the enhanced hard landscape works, with new tree planting incorporated also. If required, these interim works would be secured via the same mechanisms as the scheme described above for New Bridge Street.

Some of the landscaping works adjacent to the proposed seating areas are required as mitigation, to reduce localised wind speeds and ensure that a suitable and comfortable environment is created for pedestrians.

An opportunity exists to ‘green-up’ the roof of the lower block, as this is set to accommodate the communal terrace at Level 14. Details of this area’s final layout and design should be submitted as part of the requirements of the landscaping condition and it is expected that the approved scheme will incorporate an appropriate amount of soft landscaping.

Page 79 If delivered to the required standard, the proposed landscaping and public realm works would make a significant, positive contribution towards realising the Council’s vision for this part of the Greengate neighbourhood, as well as providing the necessary setting for a tall building. As such this element of the scheme is considered to be in compliance with Policies DES1; DES2; DES6 and DES9 of the City of the Salford UDP.

Heritage and Archaeology

Built Heritage At 173m in height, OHT has the potential to impact upon the setting of numerous designated and non- designated heritage assets. A Heritage Assessment has been submitted with the application. This has subsequently been supported by a Heritage Addendum that expands the number of assets taken forward for assessment.

Cumulatively, the Assessments consider over 40 listed buildings as part of an initial scoping exercise, along with three conservation areas and one scheduled monument. Notable listed buildings within the vicinity of the site include Manchester Cathedral and Chethams Hospital, which are both Grade I listed. Collier Street Baths at the western edge of Greengate is Grade II* listed, as is Sacred Trinity Church on Chapel Street.

The applicant’s initial assessment revealed that a number of the surrounding heritage assets were not sensitive to changes to their setting due to a combination of the following reasons:  The nature of the asset itself means that changes to its setting are of limited significance;  A high level of screening and intervening built form disconnects the application site from being part of the setting of the asset; and  The significant physical and/or psychological distance between the asset and the application site means that the site does not form part of the asset’s setting.

The applicant’s assessment considers that OHT would screen views of the Grade II listed tower associated with HMP Manchester (‘Strangeways’), when viewed along Gravel Lane and from the Market Cross. It concludes that the loss of views would equate to ‘less than substantial harm’. Whilst officers do not disagree with this assessment, it is noted that this is not a key view of the tower, which is visible due to its prominence, rather than the significance of the vantage point. Additionally, the tower will still be visible from the northern end of the site, along the riverfront, and will continue to be visible from numerous other vantage points in and around the Regional Centre.

For all remaining cases, the applicant’s assessment considers that the proposed development will maintain a neutral contribution to the setting of nearby heritage assets. With regards to the notable listed buildings referenced above, OHT would join an emerging cluster of tall and mid-rise modern buildings in the backdrop of views towards each respective heritage asset. In all cases, there would be sufficient depth of plane between the new and historic buildings to ensure that they are read separately. This differentiation is underlined by the difference in materiality and architectural style. Officers are in agreement with this conclusion however, given the number of heritage assets in the vicinity of the site and the quality of their significance, it is essential that the materiality and architectural style of OHT are of the highest quality, to ensure that this visual separation is not read negatively.

Following receipt of a Heritage Addendum, Historic England have confirmed that they are satisfied with the applicant’s assessment work. They have also noted that OHT will sit within a cluster of existing and approved tall buildings and have raised no objections to the principle of a tall building in this location, given its context.

Officers have reviewed the applicant’s Heritage Assessment and Addendum Report and accept the conclusions reached within them. Paragraph 196 of the NPPF states that where a development

Page 80 proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal. Great importance and weight has been given to the desirability of preserving the designated heritage asset of the HMP Manchester tower, including its setting, in accordance with s66 and s72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 and Paragraph 193 of the NPPF. However, in this instance it is considered that the identified harm would be far outweighed by the public benefits arising from the site’s regeneration, which would provide new housing, as well as commercial facilities designed to meet the needs of the local population.

Furthermore OHT would deliver new areas of high quality public realm along the riverfront, New Bridge Street and in the form of a new route through the site itself. A financial contribution of £2.4m would be used to fund a new strategic piece of public realm in the form of the Market Cross. A more comprehensive list of adverse impacts and public benefits associated with OHT are listed as part of a wider ‘Planning Balance’ at the end of this report. Overall, the development is considered to be in compliance with Policy CH2 of the City Council’s UDP and the relevant sections of the NPPF.

Archaeology The application site is located within the heart of medieval Salford, with Greengate being one of the oldest streets in the City. During this period and beyond, a civic square was located immediately to the south of the site, where New Bridge Street, Greengate and Gravel Lane now meet. The square was the site of the medieval ‘Market Cross’ and also the medieval court house.

A desk-based Archaeological Assessment has been submitted with the application in recognition of the area’s heritage. This has been reviewed by the Greater Manchester Archaeological Advisory Service. GMAAS note that, whilst the report has omitted to acknowledge the medieval courthouse and market cross, sufficient information has been provided to demonstrate that there is considerable archaeological interest within the site in the form of below-ground archaeological remains. These include potential medieval and early post-medieval deposits, along with workers’ housing from the industrial period. Contrary to the applicant’s submission, the application site does contain assets of heritage value as the archaeological deposits are considered to be ‘non-designated heritage assets’.

Notwithstanding the above, GMAAS accept that the archaeological remains within the site will at most be of regional interest and therefore do not require preservation in-situ. However, they will need to be excavated and recorded ahead of the proposed construction works through an agreed programme of archaeological works to be secured by a planning condition. A further condition should be attached to any permission granted to secure heritage landscaping and display within, or adjacent to, the application site.

In response to the above, and concerns raised by GMAAS in relation to the initial landscaping scheme, the applicant has overlaid historic mapping onto the proposed layout plan to determine the exact positions of the market cross and courthouse. This exercise has then been used to inform their latest landscape proposals. These are discussed in more detail within the Public Realm, Trees, and Landscaping section of this report.

Subject to compliance with the conditions set out above, the harm or loss of below ground archaeological remains would be adequately mitigated by the proposed programme of excavation; recording and heritage interpretation. As such the development is considered to be in compliance with Policy CH5 of the City of Salford UDP and the requirements of NPPF Paragraph 197.

Residential Amenity

It is relevant to consider the level of amenity that will be afforded to residents of the new-development, in addition to assessing the potential impacts the scheme would have on the amenity currently enjoyed by occupants within existing, surrounding apartments.

Page 81 Impact on existing residents

The positioning and curved plan form of OHT’s main tower has, in part, been designed to maximise separation distances to adjacent neighbours on either side and to minimise its daylight and sunlight impacts. These impacts are considered within the sub-sections below:

Interlooking and Privacy A distance of 16m is set to be retained across New Bridge Street between apartments within the proposed development and those within ‘GreenGate’. This is characteristic of other relationships consented within the Greengate area (e.g. between Anaconda Cut and Abito and The Residence and Abito) and is considered to be appropriate within the context of a city centre location, which has been identified for high density urban development.

The main tower includes a number of apartments that face towards The Residence, to the west. However no unacceptable interlooking relationships will be created by the proposals as The Residence presents a façade free of habitable room windows onto the application site. Any views of neighbouring apartment windows on the return elevation would be at an oblique angle and across a distance of 25m+.

A distance of approximately 18m would be retained to the closest residents within Abito. Again views between apartments would be at an oblique angle and therefore this relationship is considered to be acceptable from the perspective of maintaining an appropriate level of privacy.

Retained Daylight and Sunlight The assessment of daylight and sunlight impacts arising from a proposed development is a two-stage process. First, as a matter of numerical calculation, whether there would be a material deterioration in conditions; and second, as a matter of judgment, whether that deterioration would be acceptable in the particular circumstances of the case, having regard to the sensitivity of the surroundings and magnitude of the impacts. A Daylight and Sunlight Study has been submitted with the application, supported by an Addendum Report.

The applicant has undertaken technical analysis to calculate the retained levels of daylight and sunlight. The analysis uses nationally recognised methodologies set out within the Building Research Establishment Guidelines: ‘Site Layout Planning for Daylight and Sunlight – A Guide to Good Practice (2011)’.

The published targets within the BRE Guide are based on low-rise, suburban development. The National Planning Practice Guidance (NPPG) recognises this and states that: “All developments should maintain acceptable living standards. What this means in practice, in relation to assessing appropriate levels of sunlight and daylight, will depend to some extent on the context for the development as well as its detailed design. For example, in areas of high-density historic buildings, or city centre locations where tall modern buildings predominate, lower daylight and sunlight levels at some windows may be unavoidable if new developments are to be in keeping with the general form of their surroundings.” Paragraph 007 Reference ID: 66-007-20190722

As no target values for city centre locations are provided within the BRE Guide or the NPPF, accounting for the context of a development requires the application of professional judgment.

The Daylight and Sunlight studies have considered the impacts of OHT on six neighbouring buildings that are either existing and occupied or, in the case of The Residence, under construction. The impacts on apartments within The Residence have been judged as negligible. Minor adverse impacts have been identified for the Anaconda Cut and Tempus Tower developments. The analysis

Page 82 undertaken for the Sorting Office; GreenGate; and Abito developments is considered in more detail within the following paragraphs:

Sorting Office (Manchester) The applicant has identified that there would be a moderate adverse impact on the levels of daylight received by the Sorting Office as a result of the OHT building. Five of the 48 windows (10%) assessed met the Vertical Sky Component (VSC) target, whilst 11/20 rooms (55%) were compliant for No Sky Line (NSL) daylight. The results were better for sunlight, with 70% compliance for Annual Probable Sunlight Hours (APSH), which equates to a negligible impact in the applicant’s view. Commentary provided within the submitted assessment considers that it is the cumulative impact of the proposed development and GreenGate (directly opposite) that lead to the forecasted reductions in daylight and sunlight. Had OHT come forwards in isolation, the impacts on the Sorting Office would be greatly diminished. They go on to explain that the design of the converted Sorting Office means that it is difficult to achieve the BRE targets as it comprises of deep, single-aspect rooms that make it difficult for daylight and sunlight to penetrate into the living spaces.

GreenGate The results from the daylight and sunlight assessments for the neighbouring GreenGate development have been summarised within Table 3 below:

Table 3: Daylight and Sunlight Results - GreenGate Type of Test Total No. that meet No. that fall No. that fall No. that fall number of the BRE target below BRE below BRE below BRE windows target by 20%- target by 30%- target by or rooms 30% 40% 40%+ assessed Daylight – 321 64 (19.9%) 15 (4.7%) 27 (8.4%) 215 (67.0%) Vertical Sky windows Component (VSC)

Daylight – No Sky 264 rooms 65 (24.6%) 6 (2.3%) 15 (5.7%) 178 (67.4%) Line (NSL)

Sunlight – Annual 40 rooms 40 (100%) N/A N/A N/A Probable Sunlight Hours (APSH) – Total

Whilst a large number of windows would experience reductions in excess of 40%, the applicant considers that the impact on GreenGate should be summarised as ‘moderate adverse’ for the following reasons:  Overall only a limited selection of windows are affected within Greengate, with the north east, south west and south east elevations being unaffected by the development;  The living rooms within the main tower of One Greengate will be unaffected by the proposed development, with impact limited to bedrooms only;  Of the 257 windows that fall short of the VSC targets, only 81 windows (31%) serve living / kitchen / diners, the remaining impacts would be to bedrooms. Furthermore 26 of these 81 windows serve living / kitchen / diners that have alternative windows meaning that, overall, the room will meet the VSC targets; and  Of the 199 rooms that fall short of the NSL targets, only 38 (19%) are living / kitchen / diners.

Page 83 Further, the applicant states that it should be recognised that the application site has been in use as a surface level car park for a number of years and, as such, the buildings overlooking it have benefitted from conditions that are unusual in a city centre context. Consequently the baseline situation (an open site) is not typical of an urban environment. As a result the applicant has undertaken a ‘mirror-image’ assessment, which mirrors the massing of the GreenGate building onto the application site. In the interests of fairness, any windows within GreenGate that are affected by this mirror massing are automatically considered to have passed the BRE assessment. Having undertaken this exercise, the results are much improved, with 65% of windows meeting the VSC targets.

Abito The results from the daylight and sunlight assessments for the neighbouring Abito development have been summarised within Table 4 below:

Table 4: Daylight and Sunlight Results - Abito Type of Test Total No. that meet No. that fall No. that fall No. that fall number of the BRE target below BRE below BRE below BRE windows target by 20%- target by 30%- target by or rooms 30% 40% 40%+ assessed Daylight – 103 26 (25.2%) 8 (7.8%) 14 (13.6%) 55 (53.4%) Vertical Sky windows Component (VSC)

Daylight – No Sky 72 rooms 39 (54.2%) 0 (0%) 3 (4.2%) 30 (41.7%) Line (NSL)

Sunlight – Annual 8 rooms 8 (100%) N/A N/A N/A Probable Sunlight Hours (APSH) – Total

Commentary within the Daylight Sunlight Study states that the design of Abito makes it very difficult for any development on surrounding sites to maintain the same levels of daylight and sunlight that the building enjoyed when it was first developed. The windows are overhung by balconies and enclosed within deep reveals. Furthermore the units comprise of studio flats that have deep, single-aspect rooms. This makes it difficult for daylight to penetrate to the back of the rooms. For these reasons, the Assessment concludes that OHT would have a ‘moderate adverse’ impact on the Abito building.

Having regard to the earlier NPPG reference, the applicant’s Addendum Report seeks to put the results provided above into context by benchmarking them against the retained VSC daylight levels that are emerging within Greengate and that exist within established and successful residential areas in the centre of Manchester. This exercise indicates that the levels of daylight retained in existing surrounding buildings in Greengate are comparable with those recorded for a number of other city centre schemes and therefore the resulting environment would be in-line with expectations for a city centre location.

The applicant has also provided examples of where even low rise residential schemes would fall short of fully meeting the BRE guidelines.

Conclusions on Daylight and Sunlight Impacts The numerical calculations within the applicant’s Assessment indicate that OHT would lead to the loss of a significant amount of daylight to a number of rooms/windows within the Sorting Office; GreenGate

Page 84 and Abito developments. However, for the reasons set out in the accompanying commentary, it is considered that the resulting impact on the living conditions of the residents concerned would not be unacceptable.

In the case of the Sorting Office and Abito, it is clear that the daylight and sunlight received by the habitable rooms within them is already limited due to the way that these buildings have been designed. This design contributes to the impacts identified also. On this basis the results set out within the applicant’s Assessment are considered to be acceptable.

The north-west facing windows within GreenGate that look onto the application site have enjoyed a clear outlook across an open surface car park for a number of years. As a result, the apartments affected receive much higher levels of daylight and sunlight than one might reasonably expect in a city centre location. When the identified reduction in daylight and sunlight entering their windows is viewed in this context the results are considered to be acceptable.

The impacts on living conditions through the loss of daylight and / or sunlight should not be considered in isolation. It must also be borne in mind that the proposed development would replace an unsightly and underused inefficient use with a well-designed building containing housing and supporting commercial uses and surrounded by new, quality public realm. In this regard, the development would improve the living conditions of the existing residential population. High density development is both necessary and appropriate on this site in order to make efficient use of land that is situated in a highly sustainable location, and to achieve the critical mass of people required to fully realise the aspirations envisaged for this part of Greengate within the GRS. Therefore, when considered in the round, the daylight and sunlight impacts generated by the OHT scheme are considered to be acceptable.

Wind Microclimate A Wind Microclimate Assessment was submitted with the application and later supported by further work incorporated into a wider ‘Addendum Report’. The results demonstrate that the proposed development would not generate any safety excedeences (winds over 15m/s) in the vicinity of the site. Further, the comfort results show that the areas directly outside of GreenGate and Abito do not exceed the standing criteria of 6m/s. Therefore the entrances into these buildings remain suitable for their intended use following construction of OHT.

Level of amenity afforded to future residents

Interlooking and Privacy Separating the development into two, albeit connected, blocks has created a series of relationships between a number of the proposed apartments located on Levels 02-13. The internal/rear-facing one -bed units within the ‘base block’ have been designed in such a way as to angle their outlook away from the closest corresponding apartments within the main tower. Consequently a straight-line distance of 13m would remain between apartments, albeit there would be no direct interlooking due to the angled relationship that would be created between the relevant windows.

The scheme has been amended to include a high parapet wall to the second-floor roof-terrace that adjoins the resident’s gym. This should prevent any loss of privacy occurring for those residents on the same floor of the main tower.

Daylight and Sunlight The applicant has also undertaken an assessment of the daylight and sunlight levels afforded to the future apartments, using the Average Daylight Factor methodology within the BRE guidelines. This indicates that 68% of the rooms assessed will meet their respective targets. Also of note is that 74% of the rooms will be within 0.8 times their respective targets (which reflects the fact that, with existing windows, a <20% reduction to daylight is not considered to be materially noticeable).

Page 85 The corresponding assessment for sunlight levels indicate that 88% of rooms assessed for APSH will meet both the annual and winter targets, whilst 236/262 (90%) of the rooms will meet or be within 0.8 times the target criteria.

Officers again recognise that the assessment has used the suburban housing targets set out in the BRE Guide, and that no adjustment has been made for the development’s city centre location. On this basis, the compliance levels for daylight and sunlight can be considered to be good.

Outlook and Communal Facilities All habitable rooms within each of the apartments would be provided with an outlook via a window. Residents will also benefit from a range of communal facilities within the building, including lounges, a library, cinema room, communal dining area and a gym. The building would benefit from a 24-hour concierge. The structure itself, along with external areas, would be maintained by a specialist management company. Over 400sqm of external communal amenity space would be provided on roof terraces at Levels 14 and 52, along with the external spaces proposed around the building at ground- level. It should also be borne in mind that the GRS seeks to deliver two adjoining public parks that would be readily accessible to residents of OHT once in place. Overall it is considered that future residents will be provided with a good standard of amenity.

Wind Microclimate

A Wind Microclimate Assessment was submitted with the application and later supported by further work incorporated into a wider ‘Addendum Report’. The results demonstrate that there are no safety concerns (winds exceeding 15m/s) within or around the OHT development. Further, the comfort results show that the areas directly outside of GreenGate and Abito do not exceed the standing criteria of 6m/s. Consequently the entrances into these buildings will remain suitable for their intended use following construction of OHT.

The proposed building includes roof-top terraces at various levels. These will experience a range of wind speeds, ranging from the lowest category (frequent sitting) to the second highest (walking). The largest communal terrace is located on the 14th floor, on top of the Greengate-facing element of OHT. A detailed layout for this area is yet to be designed. As such a condition is recommended that requires the applicant to use the findings of the wind assessment to inform how the communal terraces should be used and laid out.

The further modeling work undertaken has demonstrated that the seating areas outside of the three commercial units will be suitable for their intended use once the proposed landscaping scheme and recommended mitigation (such as screens) has been implemented. It is recommended that the relevant mitigation measures be secured by way of a planning condition.

Subject to compliance with the conditions recommended above, the development would have an acceptable impact on microclimate and would comply with criteria ix of UDP Policy DES 5.

Noise

The main noise sources impacting the site are road traffic, principally from Trinity Way, and rail traffic using the nearby main line into/out of Victoria Station. A Noise Impact Assessment (NIA) has been submitted with the application, which includes results from noise surveys at four representative locations around the site. The results have been used to calibrate a 3D acoustic model to predict façade noise levels for future occupants, which in turn is used to design an appropriate scheme of mitigation.

Page 86 The NIA identifies acoustic glazing and mechanical ventilation with heat recovery (MVHR) as the required mitigation for OHT. The Assessment discusses the requirements for openable windows, particularly for summertime cooling. Opening the windows will result in a significant reduction in acoustic performance and can lead to excessively high internal noise levels. Consequently the NIA recommends that for properties on the noisiest façades, consideration is given to minimising the need for summertime cooling with the use of solar rated glazing and oversized MVHR systems.

The City Council’s consultant Environmental Officer acknowledges that as this stage the detailed specification of the windows cannot be determined. As such they have recommended a condition be attached to any grant of planning permission to secure the submission of the finalised specification for the glazing and ventilation systems.

With respect to noise from fixed plant and equipment associated with the development, design criteria noise limits have been presented to ensure that resulting noise levels at the nearest residential façades are -5dB below background levels.

A flexible consent has been sought for the three commercial units proposed at ground-floor level and as such the final uses for these spaces in not yet known. A cinema room and gym form part of the communal resident’s facilities on the first and second floors respectively. Whilst some preliminary design requirements have been referenced within the submitted NIA, a detailed assessment and mitigation scheme will be required to ensure that the uses referenced above do not create an adverse impact on existing and future residential receptors. The Environmental Officer is satisfied that this further assessment work can be secured by way of a planning condition. Operating and delivery hours for these uses should also be agreed as part of the requirements of a further planning condition.

Subject to compliance with the conditions set out above, there are no objections to the proposed development on the grounds of noise and it is considered to be in compliance with policy EN 17 of the City Council’s UDP.

Crime Prevention

The applicant has sought to reduce opportunities for crime through the layout and design of the proposed development. The resulting scheme has been reviewed as part of a Crime Impact Statement (CIS), which has been submitted with the application. This identifies the following features that would make a positive contribution to the prevention of crime, and the fear of crime:  The redevelopment will remove a site that provides little street activity;  The proposed buildings provide ground-floor activity that will offer good levels of natural surveillance of the adjacent streets. Consideration appears to have been given to the use of external facing materials, which include glazing to provide good levels of activity at street level;  Resident’s amenity spaces provide opportunities for residents to meet and foster community relations. Schemes that have good social communities are less likely to tolerate inappropriate behavior;  The entrance lobby includes a concierge that provides a good view of people entering the apartment block; and  Cycle stores are located within the building.

Design for Security (Greater Manchester Police) have raised no objections to the proposed development on the grounds of crime prevention. This aspect of it is considered to be in compliance with Policy DES10 of the City of Salford UDP.

Access, Parking and Highways

The applicant has submitted a Transport Assessment (TA) and accompanying Travel Plan (TP) with their application, which has been followed up by a Travel Plan Addendum (TAA) report. The TA and

Page 87 TP have been reviewed by Transport for Greater Manchester (TfGM), although their comments have been blended in with those of the Local Highway Authority (LHA) to provide a combined assessment of the access, highways and parking arrangements.

Trip Generation The existing use of the site is for surface car parking (120 spaces), which is popular with commuters into the Regional Centre. It has been modeled to generate 98 two-way trips in the AM peak hour and 24 in the PM peak hour.

The proposed development would be supported by a 62-space car park and is forecasted by the applicant to generate 29 two-way trips in the AM peak hour and 43 in the PM peak hour.

The LHA are of the view that the applicant has noticeably underestimated the number of taxi trips that will be generated by the development; however, it is recognised that even if the number of trips made by this mode were to be increased, it would not alter the overall conclusion that the development is unlikely to attract more vehicular movements than the current parking facility. Therefore vehicular trips associated with the development would not present any adverse impact, particularly when they are dispersed across the local highway network.

Access Vehicular access to OHT’s basement car park would be achieved via a gated ramp off the Greengate highway. This aspect of the scheme has been amended to include a waiting area at ground-level, managed by a traffic light system, to prevent conflicts occurring between emerging and entering vehicles on the ramp to the basement. Following further amendments, the LHA are now satisfied with the proposed vehicular access arrangements; ramp design; and car park layout. The implementation of this layout will be secured by way of a planning condition.

The application site would be serviced from a new layby, to be installed as part of the proposed package of works to New Bridge Street. Of particular note, this arrangement would allow refuse vehicles to park adjacent to OHT’s refuse holding area, which prevents the need for refuse containers to be gathered on the public highway during collection days. The majority of bins would be stored within the basement level 01 and hoisted up to the holding area by lift on collection days. A Waste and Servicing Management Strategy should be submitted via condition to ensure that suitable provision is made for refuse and recycling facilities and that the rate of scheduled collections are proportionate to the number of bins that can be accommodated within OHT.

Car and Cycle Parking The application site is located within a highly accessible location. The heart of the Regional Centre, and the variety of amenities within it, are within easy walking distance, as is major public transport provision (such as Victoria Station, a 450m walk to the east). Indeed, the site has a ‘GMAL’ (Greater Manchester Accessibility Level) rating of 8. Sites are rated on a scale of 1-8 based on proximity to public transport and frequency of service, meaning that the proposed development would be located in the most accessible area.

The 545 apartments proposed within OHT are supported by 62 car parking spaces, which equates to a provision of 11.4%. This level of provision is in-line with other consented developments within Greengate, which include The Residence (10.3%) and The Copperworks on Queen Street (0% for 104 units).

The sustainability of the site’s location is recognised. A review of neighbouring streets in the area reveals that they are heavily restricted by Traffic Regulation Orders, which should deter future residents from owning a car and trying to park on-street, in the event that a space is not available to them within OHT.

Page 88 The restricted level of car parking would be balanced, to a degree, by an overprovision of cycle parking. The development layout proposes storage for 176 bicycles, for use by future residents. This equates to a provision of 32.3%, which noticeably exceeds the 20% minimum standard set out within Appendix B of the City Council’s UDP.

Short-stay cycle parking should be provided for visitors to the three commercial units proposed within OHT. This should be secured as part of a suitably worded ‘cycle parking’ condition.

Travel Plan The applicant’s Framework Travel Plan indicates that no public transport travel incentives will be offered to future residents, as it would be likely to have a reverse sustainability effect, whereby those people who would naturally walk, resolve to take the bus/tram as a result of the incentives offered. The Council’s Sustainable Transport Officer considers that this approach fails to consider those residents who might work further afield or are unable to walk for their journey. It is therefore expected that the Full Travel Plan, which will be submitted within six months of OHT first being occupied, will include details of the public transport incentives to be offered to residents.

Pedestrian and Cycle Movement As noted previously in this report, the arrangement of the proposed development, relative to the existing urban grain, would facilitate increased pedestrian and cycle permeability through this part of Greengate. In particular, pedestrians and cyclists will be able to move easily between Greengate and the riverfront with the provision of a new route through the site. Journeys along the Irwell would also be enhanced by the proposed works to create a DDA-compliant section of riverfront walkway. Finally, the footway along New Bridge Street would be widened and a contraflow cycle lane installed to facilitate the safe passage of cyclists travelling north-east to Manchester via Waterloo Bridge. It should be noted though that the final layout of the works along New Bridge Street remain to be agreed as part of the s.278 process.

Overall there are no objections to the development on highways grounds and this aspect of the application is considered to be in accordance with Policies A2, A8 and A10 of the City of Salford UDP and the relevant paragraphs within the NPPF.

Air Quality

The application site lies within the Greater Manchester Air Quality Management Area (AQMA) and as such it is relevant to consider the appropriateness of introducing new residential receptors into this part of Greengate. The potential impacts arising from the number of vehicle movements generated by the development should also be assessed.

The application is supported by an Air Quality Assessment (AQA). The results of the dispersion model within it indicate that concentrations of NO2 for all receptor points are predicted to be in the region of 35µg/m3, which is below the UK limit value of 40µg/m3. It should also be noted that the apartments within the proposed development are located on levels two and above (i.e. three floors up), which increases their distance from the roads and consequently the source of NO2. The City Council’s consultant Environmental Officer is satisfied that the model inputs are representative of conditions in this area and is in agreement with the conclusion of the AQA that air quality should not be a barrier to the site being developed for residential purposes.

With respect to the potential impacts arising from development trips, the AQA reports that the scheme incorporates 62 car parking spaces and is forecasted to generate approximately 308 vehicle movements a day. However, the assessment goes on to calculate that the existing use of the site as a surface car park results in approximately 320 vehicle movements per day and as such the development would potentially remove vehicles from the road.

Page 89 The Environmental Officer does not fully accept the above approach as no account has been taken of the cumulative impact of other major developments in the area. However, they consider that these impacts would not be significant enough to warrant further assessment as, notwithstanding the applicant’s conclusion above, mitigation measures in the form of six electric vehicle charging spaces (10% provision) have been proposed as part of the submitted Travel Plan and Transport Assessment. Provision of this infrastructure will encourage the adoption of low emission vehicle technology. Its installment should be secured as part of a suitably worded planning condition.

It is considered that any potential impacts arising from dust generated during the construction phase of development can be reasonably mitigated through the implementation of best practice measures, secured as part of a Construction Environment Management Plan (CEMP) condition.

Subject to compliance with the recommended conditions, this aspect of the development is considered to be in compliance with Policy ENV17 of the City of Salford UDP.

Ecology

In recognition of the site’s proximity to the River Irwell, an Ecological Assessment has been submitted with the application. This has been reviewed by the Greater Manchester Ecology Unit (GMEU) and Natural England. GMEU are in agreement that the site has negligible ecological value, given that it is covered in hardstanding for surface car parking.

There are no protected species associated with the site. Otter and Kingfisher may pass along the River Irwell but, as the river is in a deep channel, direct impacts are extremely unlikely. Two trees exist within the riverside walkway and ivy and box shrubs are growing within the retaining walls parallel to the Irwell. GMEU consider that these features provide potential habitats for nesting birds and consequently they have recommended a condition that prevents works to trees or shrubs during bird nesting season. It is however considered to be more appropriate to add an informative to this effect, rather than a condition, as birds and their nests are already protected under separate legislation (Wildlife and Countryside Act 1981, as amended) and therefore it is not necessary in this instance to duplicate these existing controls.

A number of invasive species have either been identified (Giant hogweed, Japanese knotweed), or are at high risk of being present (Himalyan balsam), within the application site. As they are all also present up and downstream of the site, total eradication will not be feasible. GMEU have however recommended that the applicant submit a method statement detailing the control and/or avoidance of these species. This requirement will be incorporated into the Construction Environment Management Plan (CEMP) condition. The CEMP document should also identify the measures to be undertaken to protect the River Irwell from accidental spillages, dust and debris during construction.

Surface water is to discharge directly into the River Irwell. The developer has committed to reduce the flows currently coming off the site and to ensure that this is of an equivalent water quality. GMEU have recommended a condition that requires the developer to demonstrate that there will be no negative impacts on the ecological potential of the Irwell resulting from the disposal of surface water. The flows and method of discharging surface run-off will be reviewed further as part of the requirements of the Lead Local Flood Authority’s surface water drainage condition. Furthermore, a permit will be required from the Environment Agency under the Environmental Permitting (England and Wales) Regulations 2016 to discharge surface water into the river. This process will require the applicant to provide appropriate pollution prevention measures, to protect water quality in the Irwell. As such it is considered not to be appropriate to duplicate via planning conditions the detailed controls that would be imposed by the regulator / other statutory regime, which in this case is the Environment Agency.

Page 90 GMEU consider that the development provides a number of opportunities to enhance the natural and local environment, through the proposed soft landscaping works and riverside walkway, to achieve a net gain in biodiversity. They state that this gain should be maximised through the use of species that are native, or of value for wildlife. These specific details can be secured as part of an appropriately worded planning condition.

GMEU and Natural England have raised no objections to the proposed development in relation to its impact on ecology and the natural environment. Subject to compliance with the conditions outlined above, the development is considered to be in compliance with UDP Policies EN9, EN17 and the National Planning Policy Framework.

Flood Risk and Drainage

Flood Risk Environment Agency flood data indicates that the site wholly falls within Flood Zone 1, with the exception of a small strip of land at its northern edge, adjacent to the River Irwell, which lies in Flood Zone 2.

The development is classed as ‘more vulnerable’ in flood risk terms, given that it comprises residential and commercial uses. The National Planning Policy Guidance confirms that this is an acceptable vulnerability classification to be introduced into Flood Zone 1.

The applicant has submitted a Flood Risk Assessment with their application and provided confirmation that the river walk levels will be more than 1m above the 1:100 year + 30% climate change flood levels. The finished ground-floor level of the proposed building would be 600mm in excess of the 1:1000 year undefended flood risk level and, in any event, would not contain any habitable living accommodation.

The City Council’s consultant Drainage Engineer is satisfied with the submitted flood risk information and it is considered that the development has provided appropriate protection against flooding.

Drainage A Drainage Assessment that has been submitted with the application. This reports that the soil deposits beneath the surface car park are relatively impermeable and potentially contaminated. Consequently the use of Sustainable Urban Drainage Systems (SUDS), which is the preferred approach within the hierarchy of surface water disposal, has been discounted for the application site.

In light of the above, the applicant proposes to discharge surface water from the development into the River Irwell, which is the nearest watercourse to the site and the second most preferable option within the drainage hierarchy. As the site is situated on brownfield land within a Critical Drainage Area, the SFRA requires a 50% reduction in the existing surface water runoff levels (or to greenfield runoff, whichever is greater). To achieve this, the applicant would install below ground storage and attenuation facilities, designed to cater for a 1:100 year flood event plus 40% climate change. The City Council’s consultant Drainage Engineer is satisfied with the principle of this approach and recommends that the final design and implementation of the drainage scheme be secured by way of planning condition.

Subject to compliance with the recommended conditions, this aspect of the development is considered to be in accordance with Policy EN19 of the City Council’s UDP and National Planning Policy Guidance (NPPG).

Page 91 Contaminated Land

The application site has a history of industrial use, including as part of the former Greengate Rubber Works. Consequently there is the potential for land contamination to exist. Residential and commercial uses are both classed as sensitive end uses in contamination risk terms and therefore a Preliminary Risk Assessment (Deltasimons ref: 19-0394.01, dated September 2019) has been submitted with the application. The Assessment recommends that a further, detailed site investigation is undertaken. This should include ground gas and ground water monitoring. The City Council’s consultant Environmental Officer has reviewed the submitted Desk Report and is in agreement with its conclusions. Consequently no objections have been raised to the development, subject to the imposition of conditions designed to secure a Phase 2 Site Investigation Report and, if necessary, a Remediation Strategy and Verification Report.

Subject to compliance with the recommended conditions, this aspect of the development is considered to be in compliance with Policy ENV17 of the City of Salford UDP.

Energy and Sustainability

A Sustainability and Energy Statement has been submitted with the application. This reports that the tower will be constructed with a material and design specification that far exceeds minimum Building Regulation standards and includes numerous efficiency measures designed to reduce heat losses and minimise energy demand. This ‘fabric led’ approach to minimising energy demand and associated carbon dioxide emissions through the performance of the thermal envelope is aligned with the first principle of the energy hierarchy, which states that reduction in energy demand should be achieved initially by energy efficiency.

The statement goes on to explain that the proposed 100% low energy and LED lighting provision and sophisticated control systems for the space and water heating will also ensure that the energy consumed is used efficiently, as per the second principle of the Energy Hierarchy. The internal water strategy will meet the regulatory standard specified to achieve a calculated daily consumption of <105litres per person, per day, through the specification of efficient water fixtures.

Consequently the residential apartments will exceed the required compliance standards within Part L of the Building Regulations (2013) for dwelling emission rates by 7.9%. The penthouse units within the scheme, which will be fitted with heat pumps, will exceed these rates by 34.8%.

The ability to recycle domestic waste will be optimised through the provision of tri-separating refuse chutes within the communal area of each level of the building. This system automatically separates waste and recycled waste at the base of the refuse chute.

More generally, it should be noted that the application site is at low risk of flooding and located in a highly sustainable area, with respect to access to public transport and every day amenities.

Overall, the proposed development is considered to accord with the Council’s sustainability aspirations and the requirements of its Sustainable Design and Construction SPD.

PLANNING OBLIGATIONS

The application proposes the redevelopment of a site used for surface car parking to provide 545 units of residential accommodation and ancillary commercial space. Given the scale of the development an assessment of its impact on nearby transport infrastructure, public realm, open space and affordable housing is required. If considered necessary, planning obligations will be sought to mitigate the impact of the development in accordance with UDP policy DEV5 and the planning Obligations SPD (2019)

Page 92 It is noted that, in accordance with the NPPF, planning obligations should only be sought where they are considered necessary to make a development acceptable in planning terms; are directly related to the development; and fairly and reasonably related in scale and kind to the development.

The construction of 545 units of residential accommodation with ancillary commercial floorspace is likely to result in an increased use of the public realm and open space in the local area. Planning obligations have therefore been sought to mitigate these impacts in accordance with the Planning Obligations SPD.

The applicant, whilst in agreement to provide a financial contribution, has advised that for reasons of scheme viability the development cannot support the maximum contribution being requested by the City Council. The applicant has submitted a viability appraisal in support of their position.

The applicant’s viability appraisal has been reviewed by the City Council’s consultant surveyors. This review has concluded that the applicant’s assertions that the scheme cannot support the maximum contribution are sound. The City Council has, however, successfully negotiated a contribution of £2,423,145, to be secured via a Section 106 agreement. These monies will be directed towards the delivery of strategic pieces of public realm within Greengate, such as the Market Cross to the south of the site. In association with the public realm works to be delivered along New Bridge Street and the riverfront, this would be sufficient to fully mitigate the open-space and public realm impacts identified for OHT. The LPA considers the delivery of key pieces of public realm to be of priority here, as it would contribute towards achieving the strategic vision set out by the Council within its Greengate Regeneration Strategy – exceptional public realm that creates a ‘sense of place’. Furthermore, as a package, the public realm works identified would create an appropriate street-level setting for a tall building on the application site. In turn, it is recognised that the 545 apartments proposed within this tall building will add to the critical mass of people living within Greengate, which is required to support the local amenities and cultural offer envisaged for this emerging neighbourhood, again within the Greengate Regeneration Strategy.

It is recommended that a clawback mechanism be included in the Section 106. This would secure a further contribution from the applicant, up to the maximum contribution identified, should the viability of the development increase in the future. It is recommended that any clawback monies be directed towards the delivery of off-site affordable housing.

In addition, it is recommended that a clause be included in the Section 106 agreement to secure the proposed pedestrian route through the site connecting Greengate with the riverfront, in addition to the delivery of the riverfront walkway and the permissive rights of way along these routes.

The above planning obligations are considered to be acceptable and will make a significant, positive contribution towards the ongoing transformation of Greengate into a genuinely sustainable neighbourhood, by enabling the delivery of high quality public realm.

PLANNING BALANCE

The assessment of the application has identified that the development would give rise to some specific adverse impacts, as well as a series of benefits. These are summarised below for ease of reference:

Adverse impacts  Less than substantial harm to the significance of the Grade II listed tower of HMP Manchester.  A moderate adverse impact on the level of daylight received by certain apartments within the neighbouring Sorting Office; GreenGate and Abito buildings.

Page 93 Scheme Benefits  The redevelopment of an inefficiently used site, in accordance with the aspirations of the GRS;  The provision of new housing in a highly sustainable location;  Creation of c.500sqm of commercial floor-space, within three units, designed to provide amenities for the emerging residential population within Greengate.  On-site provision of new public realm in the form of: o A section of riverfront walkway, which will contribute towards achieving the aspirations of the Irwell River Park; o A pedestrian route through the site, creating a more direct link between Greengate and the riverfront walkway; and o A package of works along New Bridge Street to create an enhanced gateway for visitors entering Greengate across Waterloo Bridge.  A financial contribution of £2,423,145 towards the delivery of a piece of strategic public realm designed to mark the birthplace of Salford – the Market Cross;  A net gain in biodiversity; and  Delivery of a distinctive building – the tallest in Salford - that is considered to be of the highest design quality.

Paragraph 11 of the NPPF states that there is a presumption in favour of sustainable development. For decision-taking this means approving development proposals that accord with an up-to-date development plan without delay. Whilst adverse impacts have been identified, it is considered that they are far outweighed by a series of scheme benefits. Furthermore, when assessed in the round, the development is considered to be in accordance with the Council’s development plan. Therefore the proposed development is recommended for approval, subject to the heads of terms and conditions listed at the end of this report.

CONCLUSION

This application seeks to redevelop an underused site operating as a surface car park to create 545 new dwellings and supporting commercial floor-space, in accordance with the aspirations of UDP Policy MX1 and the Greengate Regeneration Strategy. The application has been accompanied by an Environmental Statement (ES).

Known as One Heritage Tower, the development represents a building of excellent design quality that addresses its key site frontages; provides activity at street level; and enhances pedestrian connectivity through the area. It will be surrounded by high quality public realm, including an enhanced riverside walkway and improvements to New Bridge Street to create a gateway entrance into Greengate. Financial contributions secured through a s.106 agreement would significantly assist with the delivery of a strategic piece of public realm known as the Market Cross, which will be designed to mark the birthplace of medieval Salford. The development is considered to give rise to acceptable impacts on the amenity, health and living conditions enjoyed by existing residents and would provide a good quality environment for future residents. The applicant has identified acceptable strategies for preventing opportunities for crime, achieving a net gain in biodiversity and for dealing with land contamination and surface water drainage from the site. The development would

Page 94 not unacceptably harm the significance of any designated heritage assets and has incorporated a number of sustainability and energy saving measures into its design and layout. The Highways Authority considers that the residual cumulative impacts of the proposal would not be severe, with respect to traffic congestion or parking demand. Officers consider that the development would achieve all ten characteristics of a well-designed place, as listed within the National Design Guide (see adjacent diagram).

Overall it is considered that OHT would make a significant, positive contribution to the on-going regeneration of the Greengate area and represents a sustainable form of development that complies with the relevant policies within the City of Salford’s UDP and the NPPF and accords with the aspirations of the Council’s Greengate regeneration Strategy.

During the determination process the ES has been reviewed by the local planning authority in conjunction with statutory and other consultees who have sufficient expertise to understand and assess the chapters therein. The likely significant effects of the development to the environment have been fully identified and assessed within the ES. The professionals involved with reviewing the ES have requested points of clarification but have not raised any concerns. The conclusions reached within the ES are considered to be up to date and the impacts of the proposed development are unlikely to have significant effects on the environment as it stands and can be mitigated against by the conditions listed below. The nature of the site and environmental considerations identified are such that specific monitoring conditions are not required in this case.

Recommendation

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

1) The City Solicitor be authorised to enter into a legal agreement under Section 106 of the Town and Country Planning Act 1990 to secure the following heads of terms:  A financial contribution of £2,423,145 towards the delivery of strategic piece(s) of public realm within Greengate, such as the ‘Market Cross’.  A clawback mechanism to secure an increase in the level of contribution up to the maximum level required by the Planning Obligations SPD, should the viability of the development increase in the future as the scheme is delivered. Clawback monies to be directed towards the delivery of affordable housing.  Provision of a new pedestrian route through the site, connecting the Greengate highway with the riverfront walkway, and safeguarding of the permissive rights of way along it.  Provision of a new riverside walkway along the northern boundary of the site and safeguarding the permissive rights of way along it.

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

Page 95 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 the approved plans as listed on the ‘Planning Drawing Schedule’ (OMI Architects, 13th January 2020)

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

3. No development (including any works of excavation or demolition) shall take place, save for any agreed enabling works, 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 watercourse 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; and (xi) an Invasive Plant Species Management Plan, which shall identify measures to be undertaken to control and avoid invasive plant species growing within the 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 National Planning Policy Framework. As a Construction Method Statement is required to inform the practices followed during the lifetime of the build it is necessary to require this information prior to the commencement of development.

Page 96 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 development (except for demolition and enabling works) 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.

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. No development shall commence, except for any agreed enabling works, until a Written Scheme of Investigation (WSI) to secure the implementation of a programme of archaeological works has been submitted to, and approved in writing by, the Local Planning Authority, in consultation with the Greater Manchester Archaeological Advisory Service (GMAAS). The WSI shall cover the following: 1. A phased programme and methodology of investigation and recording to include: - more detailed historical research - an evaluation of below-ground archaeological remains - informed by the evaluation, targeted archaeological excavation (subject of a separate WSI) 2. A programme for post investigation assessment to include: - analysis of the site investigation records and finds - production of a final report on the significance of the archaeological and historical interest represented. 3. Deposition of the final report with the Greater Manchester Historic Environment Record. 4. A scheme to disseminate the results of the archaeological investigations for the benefit of the local and wider community 5. Provision for archive deposition of the report and records of the site investigation. 6. Nomination of a competent person or persons/organisation to undertake the works set out within the approved WSI.

Page 97 Reason: To record and advance understanding of the significance of any heritage assets to be lost and to make this evidence publicly accessible, in accordance with Policy CH5 of the City of Salford Unitary Development Plan and National Planning Policy Framework Section 16, Paragraph 199.

Reason for pre-commencement condition: Any works on site could impact upon or even destroy previously unknown below-ground archaeological remains, hence the scheme of archaeological investigation needs to be agreed and excavation works undertaken before development works commence.

7. No development (except for demolition and enabling works) shall take place, 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; 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)

8. Notwithstanding any description of materials in the application no above ground construction works shall take place until full details (including samples where appropriate) of the materials to be used externally on the building(s) have been submitted to and approved in writing by the Local Planning Authority. A sample panel of the materials, the size and location of which shall first be agreed in writing by the local planning authority, shall be erected prior to any discharge application relating to this condition being submitted and shall be available for inspection by the local planning authority. The sample panel shall include full details of the colour, type and design of jointing/coursing materials. The development shall be constructed in accordance with the approved materials.

9. a) Prior to the commencement of above-ground works a detailed noise mitigation scheme for the building envelope (roof, walls, windows) and internal features (ceilings, floors etc) shall be submitted to, and agreed in writing by the Local Planning Authority to ensure that noise levels

Page 98 within internal living, dining and bedrooms comply with BS8233:2014 (Guidance on Sound Insulation and Noise Reduction from Buildings) as outlined in the table below;

Indoor / External Ambient Noise Levels for Dwellings Location 07:00 – 23:00 23:00-07:00 Living Room 35 dB LAeq,16hour -- Dining rooms 40 dB LAeq,16hour -- Bedrooms 35 dB LAeq,16hour 30 dB LAeq,8 hour and 45 dB LAmax for typical noise events Private amenity spaces 55 dB LAeq,16hour -- (including roof gardens / balconies)

Ventilation measures, designed in line with the Draft ANC Acoustics Ventilation and Overheating Residential Design Guide should be identified and incorporated into the noise assessment report. The ventilation measures identified should ensure the above acoustic standards are not compromised.

The development shall be undertaken in accordance with the agreed scheme, which shall be retained thereafter.

b) The commercial uses, resident’s gym and resident’s cinema hereby approved shall not be brought into use until a detailed noise mitigation scheme has first been submitted to, and approved in writing by, the Local planning Authority. The scheme shall ensure that internal noise levels of adjacent residential uses are compliant with BS8233:2014.

c) Prior to the first occupation of the development hereby approved a Site Completion Report, confirming that all necessary noise attenuation measures identified in parts (a), (b) & (c) of this condition have been implemented, shall be submitted to and approved in writing by the local planning authority.

Reason: To safeguard residential amenity, in accordance with Policy EN17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

10. No above-ground construction work shall commence until a Radar Mitigation Scheme to mitigate any detrimental impact upon the M10 RADAR has first been submitted to, and approved in writing by, the Local Planning Authority in consultation with the National Air Traffic Services (NATS En- route plc). Thereafter the development shall be implemented in accordance with the approved mitigation scheme which shall be retained thereafter.

Reason: In the interests of aviation safety in accordance with policy DES 5 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

11. Prior to the first occupation of the development hereby approved, a scheme for display and interpretation of heritage , which may include hard landscape works, shall be submitted to, and approved in writing by, the Local Planning Authority. For the avoidance of doubt this should include reference to the Market Cross and former Courthouse. The approved scheme shall be implemented prior to the first use or occupation of the development and retained thereafter.

Reason: To advance public understanding of the significance of the area’s heritage, in accordance with Policy CH5 of the City of Salford Unitary Development Plan and National Planning Policy Framework Section 16.

Page 99 12. The commercial uses hereby approved shall not be brought into use until the opening hours (including delivery and collection hours) for each unit have been submitted to, and approved in writing by, the Local Planning Authority. Each unit shall thereafter operate in accordance with the agreed operating hours.

Reason: In the interests of residential amenity and in accordance with Policy EN 17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

13. 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 terraces, walkways or other earthworks, hard surfaced areas and materials, boundary treatments, external lighting, planting plans, specifications and schedules (including planting size, species and numbers/densities), works to communal amenity terraces, and a scheme for the timing / phasing of implementation works.

(b) The landscaping works shall be carried out in accordance with an approved scheme for implementation.

14. The development hereby approved shall not be brought into first use or occupation until a Landscape Management Plan has been submitted to, and approved in writing by, the Local Planning Authority. The Management Plan shall include a timetable for the implementation of the works detailed within it.

Reason: To ensure that the site is satisfactorily landscaped and maintained, 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.

15. Prior to the first use or occupation of the development hereby approved, a scheme for the provision of off-site highway improvement works, together with any traffic management measures, shall be submitted to, and approved in writing by, the Local Planning Authority. The submitted scheme shall be based on the ‘Proposed s278 Work Extents’ plan (ref: L0193) and once approved shall be implemented in full accordance with a timetable that has first been agreed in writing by the Local Planning Authority.

Reason: To ensure the safe operation of the highway network for vehicle users, cyclists and pedestrians, in accordance with Policies A2 and A8 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

16. Notwithstanding the details submitted to date, the development hereby approved shall not be brought into first occupation / use until a Deliveries, Servicing and Waste/Recycling Management Plan has been submitted to, and approved in writing by, the Local Planning Authority. Thereafter the development shall managed in accordance with the details within the approved Plan.

Page 100 Reason: In the interests of pedestrian and highway safety, having regard to Policies A2 and A8 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

17. Prior to the development hereby approved being brought into first use, a Biodiversity Enhancement Scheme shall be submitted to, and approved in writing by, the Local Planning Authority. The approved scheme shall be implemented in accordance with a timetable that has been first agreed in writing by the Local Planning Authority.

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

18. 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 its first use / occupation and shall be retained thereafter for their intended purpose.

19. 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 Policy A8 of the City of Salford Unitary Development Plan.

20. Notwithstanding the details shown on the drawings hereby approved, details of secure cycle parking 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 first use or occupation of the development hereby approved and shall be retained thereafter.

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

21. The development hereby approved shall not be brought into first use or occupation unless and until: i) a scheme identifying the detailed layout of the communal terrace on Level 14 has been submitted to, and approved in writing by, the Local Planning Authority. The submitted scheme shall demonstrate how the results from the Wind Microclimate Assessment Report (GIA No. 0817, dated 19 September 2019) have informed the layout and function of the terrace. The development shall proceed in accordance with the approved scheme, which shall be implemented prior to the first occupation of the residential units hereby approved, and shall be retained thereafter. ii) details (siting, height, design and materials) regarding the wind mitigation measures, as recommended within the Wind Microclimate Assessment Report (GIA No. 0817, dated 19 December 2019), have been submitted to, and approved in writing by the Local Planning Authority. The development shall proceed in accordance with the approved details, which shall be implemented prior to the first occupation or use of the approved development, and shall be retained thereafter.

Page 101 Reason: To safeguard the amenity of future residents and users of the commercial units / surrounding public realm, in accordance with Policy DES5 of the City of Salford Unitary Development Plan and the National Planning Policy Framework

22. In the event of an adverse impact on television service being identified, that is attributable to the development, a scheme of mitigation measures (based on those identified within the Pre- Construction Signal Reception Impact Survey: Greengate, Salford (Astbury, 25 April 2019) shall be submitted to the Local Planning Authority within two months of the date on which the adverse impact was identified. The mitigation measures shall be implemented in accordance with a scheme and a timetable that has first been agreed in writing by the Local Planning Authority and shall be retained thereafter.

Reason: To safeguard the amenity of the neighbouring residents in accordance with policy DES5 of the City of Salford Unitary Development Plan, Policy TEL5 of the Telecommunications Supplementary Planning Document and the National Planning Policy Framework

23. Any externally mounted plant and equipment (with the exception of plant required for emergency situations such as standby generators, smoke extract equipment etc.) associated with the development shall be designed so as not to exceed the following noise levels; . 07:00 – 23:00 - 49 dB LAEQ 1-hour . 23:00 – 07:00 – 38 dB dB LAEQ 15-Minute When assessed in accordance with BS 4142: 2014 with corrections applied for any plant emitting noise of a tonal or irregular quality.

Reason: In the interests of residential amenity and in accordance with Policy EN 17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

24. A scheme for the provision of 6no. car parking spaces that are equipped with the necessary equipment to charge electric vehicles shall be submitted to and approved in writing by the Local Planning Authority. As a minimum, the equipment shall be capable of “fast” 7KV charging. The approved scheme shall be implemented and made available for its intended use prior to the first use or occupation of the development hereby approved and shall be retained thereafter.

Reason: 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, having regard to Policy EN17 of the City of Salford Unitary Development Plan and Paragraphs 105, 110 and 170 of the National Planning Policy Framework.

25. Notwithstanding the provisions of Condition 7, 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.

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 and the National Planning Policy Framework.

26. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any other order revoking and re-enacting that Order with or without modification), the commercial units within the development hereby approved shall operate within Use Classes A1 (shops); A2 (Financial & Professional Services); A3 (Restaurants & Cafés); B1 (Offices); and D1 (Non-Residential Institutions) and for no other purpose, including any other purpose within the Schedule of the Town and Country Planning (Use Classes) Order 1987 (as amended) or any order revoking and re-enacting that Order.

Page 102 Reason: To enable a full assessment of any alternative uses, which could harm local character, neighbouring amenity, and/or impact upon the local highway network, having regard to Policies DES1 and DES7 of the City of Salford UDP and the National Planning Policy Framework.

27. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any other order revoking and re-enacting that Order with or without modification), the commercial units hereby approved within the ground-floor of the development shall retain an open window display at all times.

Reason: To ensure that an attractive and active frontage is retained in a manner appropriate to the location, having regard to Policy DES1 of the City of Salford Unitary Development Plan and the National Planning Policy Framework..

Informatives

1. 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. 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.

2. Any drainage in the basement should not be connected directly to sewers as this may result in a backflow, but should be pumped.

3. This development is subject to the planning obligation entered into by the applicant under Section 278 of the Highways Act 1980.

4. 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.

5. 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.

6. Manchester Airport advises the following action, upon the grant of planning permission: • CAA Airspace to be notified • National Defence Geographic Centre to be notified • Cranes shall require prior notification and approval permit applications can be submitted to Manchester Airport Permit to Work Office. • Obstruction lighting: steady red Medium Intensity omni directional Type C lights at spacings not exceeding 52m

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APPLICATION No: 19/74531/FUL APPLICANT: ForHousing LOCATION: Vacant Land Bounded By Fairbrother Street, Ordsall Lane And River Irwell , Fairbrother Street / Ordsall Lane, Salford, M5 3EN, PROPOSAL: Full planning application for redevelopment of existing site comprising erection of blocks of varying heights from 5 to 9 storeys, providing 394 dwellings (Use Class C3), 304sqm of ground floor commercial space within a range of flexible uses (Use Classes A1, A3, B1, D1 and D2) together with associated onsite car parking, cycle storage, pocket park, amenity space, landscaping and external works WARD: Ordsall

Description of Site and Surrounding Area The application site relates to a vacant parcel of land, which is located to the south-east of Ordsall Lane – a well-used highway that links the Quays with the Regional Centre of Manchester. Fairbrother Street runs along the north-eastern site boundary, towards the river, and functions as an access road to a collection of small industrial units on the opposite side of the highway. To the south-east is the River Irwell waterfront, which comprises of a landscaped footpath with lighting and seating. The mid-point of the river represents the administrative boundary between Salford City Council and Trafford Council. On the opposite riverbank is Pomona Island, which is in the process of being re-developed for new residential apartment blocks. Beyond this is the Manchester – Altrincham Metrolink line, which runs broadly parallel to the river at a high level.

Page 105

$rev5itam.docx The south-western boundary adjoins a rectangular plot that was formerly occupied by a large storage and distribution warehouse, which has now been demolished. This neighbouring site has permission for a redevelopment of a similar size and design.

The application site itself is entirely vacant and covered in self-seeded trees and low scrub. The land slopes gradually downwards, from the highway to the riverfront. The character of the surrounding area is mixed; most notably though four and five storey apartment blocks are located on the opposite side of Ordsall Lane. Many of the plots either side of the application site, adjacent to the river, accommodate a variety of industrial uses. Approximately 250m to the south-west is Ordsall Hall, a Grade I Listed historic house and former stately home. The Church of St. Clement is Grade II Listed and stands approximately 190m to the north-west.

Description of Proposal In May 2018 planning permission was granted on this site for a residential-led development under application ref: 17/69327/FUL. The description of development was as follows: Redevelopment of existing site comprising erection of four interlinked blocks of varying heights from 5 to 9 storeys providing 375 dwellings (Class C3), 351sqm of ground floor commercial space (within a range of flexible Use Classes A1, A3, B1, D1 & D2); together with associated on-site car parking, cycle storage, a pocket-park, amenity space, landscaping and external works.

Since the grant of planning permission the site has been sold to the applicant of this present application – ‘ForHousing’.

The detailed design phase has involved a review of the permitted scheme. Key considerations were primarily practical construction and liveability concerns, as well as the requirements of the operator and, in relation to the commercial units, viability. This review has resulted in rationalisations which have enabled spatial efficiencies that maximise the use of the site and the contribution it will make to the local area.

This has prompted the submission of this current application which will facilitate the following alterations to the previously permitted scheme:  The provision of 19 additional residential units. The resulting effects on the overall housing mix within the development are set out within the Appraisal section of this report.  Revisions to the layout of the lower-ground-floor. The consented scheme incorporated townhouse accommodation on this level however; this is proposed to be removed as the applicant considers the living space to be largely unusable, and not be desirable for occupants. The lower ground floor now contains a greater proportion of communal amenity space (e.g. dining room, lounge etc.). Additional changes to the lower ground floor involve the relocation of the substation for future access and maintenance purposes, relocation of the car park ventilation and additional bin stores to service all cores.  At upper ground floor level, fronting Ordsall Lane, the consented scheme incorporated 351sqm of commercial space plus a 165sqm residents’ lounge/gym. The revised plans now show 304sqm of non- residential floorspace, of which 147sqm will accommodate an ancillary management office and post room. The remaining 157sqm may accommodate commercial use if attractive to occupiers; otherwise, it will provide a ‘coffee shop’ style residents’ lounge. Additional townhouses have been incorporated into the upper ground-floor layout, with front doors leading onto Ordsall Lane. Additional landscaping elements are proposed in the form of defensible space for the townhouses. Raised planters and fencing have been incorporated to further articulate frontages.  Slight repositioning of the southern block towards the Fairbrother Street block.  Scale – there is a small increase in the building’s height to the St Clement’s Drive/riverside block to include a small parapet wall, concealing the lift over-run. Likewise, the central element of the Ordsall Lane elevation will be slightly broadened.  Appearance – minor alterations to the appearance of elements of the proposed buildings, such as the design of the townhouses, the proportions of the Ordsall Lane frontage and the treatment of the lower two floors and elevations towards the canal.  Landscaping – raised planters have been incorporated to further articulate frontages and reduce opportunistic anti-social behaviour.

Publicity Site Notice: Non HH Article 15 Date Displayed: 19 December 2019 Reason: Article 13

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$rev5itam.docx Press Advert: Manchester Weekly News Salford EditionDate Published: 2 January 2020 Reason: Article 15 Standard Press Notice

Neighbour Notification 208 neighbouring occupiers have been notified of the application.

Representations 1 letter of representation has been received in response to the application publicity questioning whether the units will be affordable.

Relevant Site History 17/69327/FUL - Redevelopment of existing site comprising erection of blocks of varying heights from 5 to 9 storeys providing 375 dwellings (Class C3), 351sqm of ground floor commercial space (within a range of flexible Use Classes A1, A3, B1, D1 & D2); together with associated on-site car parking, cycle storage, a pocket-park, amenity space, landscaping and external works – Approved with Conditions, 09 May 2018.

19/73822/FUL - Variation of condition number 2 (approved plans) attached to planning permission 17/69327/FUL.

Initially, the proposed changes were sought through the submission of an application under Section 73 of the Town and Country Planning Act 1990 (as amended) to substitute the consented plans by a variation of condition. This approach was agreed with officers, however, this approach has been revised following a recent clarification of the law at the Court of Appeal (Finney v Welsh Ministers & Ors) which limits the scope of s.73.

Consultations Design For Security – Have recommended the submission of a Crime Impact Statement. It is noted that a Crime Impact Statement was submitted with the original scheme.

Senior Drainage Engineer - No comments received to date, however, the engineer has reviewed the plans submitted under the S73 application and raised no objection. The original recommended conditions have been reattached.

Highways – No objection subject to conditions as per the consented scheme.

Historic England - No comments to make.

Environment Agency - No comments received to date. The EA did provide comments to the original scheme raising no objection subject to the submission of a remediation strategy (and verification report) to deal with the risks associated with the contamination of the site. Additional conditions relating to prevention of infiltration of surface water and a piling risk assessment have been recommended. It is not considered that the current proposal is materially different that the EA would likely raise objections.

Greater Manchester Archaeological Advisory Service - No objections. Have recommended an updated condition as some archaeological excavations have already taken place and the results are currently being written up. GMAAS are content that all archaeological ground works have been completed.

Greater Manchester Ecological Unit - No comments received to date, however, GMEU responded to consultation for the S73 application and raised no objections commenting that the revised proposals will not make any material difference to the ecological issues related to this development. The updated ecological report identified one material change, the presence of wall cotoneaster an invasive species. The control and disposal of this can be dealt with by way of a planning condition.

Manchester Ship Canal Company - No comments received to date but comments received on the original application sought to draw the applicant’s attention to the need to secure the necessary agreements to ensure the sustainability of the proposed surface water drainage solution.

Trafford M B C – No objection but have requested that the Local Highway Authority review the Traffic Regulation Orders in the vicinity of the development, with a view to introducing additional parking restrictions. In

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$rev5itam.docx this respect, it is noted that this was considered as part of the original assessment and not considered necessary to implement additional TROs in the area.

Planning Policy Development Plan Policy 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 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 CH2 - Development Affecting Setting of Listed Building This policy states that development will not be granted that would have an unacceptable impact on the setting of any listed building.

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 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 DES7 - Amenity of Users and Neighbours

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$rev5itam.docx 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 E5 - Development in Established Employment Areas This policy states that planning permission will only be granted for the reuse or redevelopment of sites or buildings within an established employment area for non-employment uses where the development would not compromise the operating conditions of other adjoining employment uses, and where one or more of the following apply: a) The developer can demonstrate there is no current or likely future demand for the site for employment purposes b) There is a strong case for rationalising land uses or creating open space c) The development would contribute to the implementation of an approved regeneration strategy or plan for the area d) The site is allocated for another use in the UDP.

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.

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$rev5itam.docx 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).

Other Material Planning Considerations National Planning Policy National Planning Policy Framework

Local Planning Policy Supplementary Planning Document - Established Employment Areas This document contains a number of polices that promotes sustainable economic growth, which both enhances prosperity and reduces inequalities. The document encourages the provision of a wide range of employment opportunities, having regard to evidence based conclusions on need and demand.

Planning Guidance - Ordsall, Riverside This guidance sets down the council’s broad vision for the regeneration of the area and sets out the principles to create a cohesive and distinctive character and sense of place to enable an appropriate mix of uses and high quality design in new development and public realm across the area.

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

Appraisal The Greater Manchester Spatial Framework Draft 2019 (“GMSF”) and the Revised Draft Local Plan 2019 were subject to public consultation until 18th March and 22nd March 2019 respectively. 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.

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$rev5itam.docx 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).

Principle of Development The principle of redeveloping this former industrial site to create a high-density residential-led scheme was established upon the grant of application 17/69327/FUL, which remains a live permission. As such, the assessment associated with this application will focus solely on those elements of the development that differ from the scheme consented under 17/69327/FUL.

These alterations can be categorised as follows:  Housing Mix  Residential Amenity  Design and Appearance  Public Realm and Landscaping  Car and Cycle Parking  Ecology  Planning Contributions

Housing Mix The applicant’s rationalisation of the consented layout has enabled the addition of 19 residential units into the development. Alterations are also proposed to the overall housing mix within the development. The table below provides a comparison between the consented and proposed accommodation schedules:

There will be a reduction of 5no. one-bedroom apartments and an increase of 24no. two-bedroom apartments. There is an increase in the number of duplex apartments and townhouses and the overall number of units with 3 bedrooms is retained at 71. This shift is considered to be better aligned with the aspirations of the Ordsall Riverside Planning Guidance, which seeks to create a sustainable residential environment suitable for family living.

Ordsall Riverside Planning Guidance Policy OR2 seeks 30% of developments in this area to be family- orientated units. Such properties are defined as those with three or more bedrooms and a good level of outdoor private amenity space. In determining the consented scheme, it was recognised that it would be difficult to meet the 30% target given the nature of the site and scheme. The site’s proximity to Ordsall Park (220m away) was identified as a benefit. As such, all properties with at least three bedrooms, regardless of private amenity space, were considered to be family-orientated. The total of 71 units (19% of the consented scheme) was considered to provide a good number of units potentially suitable for families. The amendments to the scheme result in the same level of provision, in the form of 71 dwellings being potentially suitable for families, although the overall proportion is slightly lower at 18%. The proposal continues to comply with the objectives of Policy OR2, to the same extent as the consented scheme.

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$rev5itam.docx One-bedroom properties constitute 38% of the proposal, compared to the consented 41%. This complies with Policy HOU2 which seeks to prevent one-bedroom apartments being the dominant provision within a development.

Residential Amenity The positioning of the blocks that run parallel to the new green finger (extended St. Clements Drive) are proposed to be altered; in some instances this will reduce the separation distance across to the neighbouring development at 257 Ordsall Lane (16/69223/FUL). The closest resulting separation between facing habitable windows will be 21.34m, down from the previously consented 21.83m. This remains an acceptable privacy distance.

Some of the previously consented commercial floor-space at upper ground-floor level is set to be converted into additional town-house units, which will benefit from access doors leading out onto Ordsall Lane. This arrangement is considered to be acceptable from an amenity perspective as well as a security perspective as an area of defensible space will be created in front of each of these units. Further details of boundary treatments and landscaping can be provided as part of the requirements associated with the landscaping condition attached to this permission.

Design and Appearance The proposed alterations to the elevations are best described through a comparison of the consented and proposed elevations as set out below:

Ordsall Lane (north) consented:

Ordsall Lane (north) proposed:

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$rev5itam.docx Riverside elevation (south) consented:

Riverside elevation (south) proposed:

St. Clements Drive elevation (west) consented:

St. Clements Drive elevation (west) proposed:

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$rev5itam.docx Fairbrother Street elevation (east) consented:

Fairbrother Street elevation (east) proposed:

These images demonstrate that whilst there have been some minor alterations to the proportions and elevational treatment of particular blocks, the overall design approach for the development has been maintained. It is proposed to use a lighter brick on some of the block elevations to further articulate the separate blocks. The final approval of the proposed materials will be secured by condition. Likewise, amending the design of the glazed brick town-houses is considered to have further enhanced the scheme, and the final colour of these feature houses will also be determined as part of the condition to secure the approval of external materials.

The proportions and rhythm of windows largely mimic the consented development. There are instances where windows will not be introduced into the elevations, in order to prevent a loss of privacy for occupiers and to make the internal layout usable. Where this is the case, the rhythm of fenestration has been reinforced by recessed brick work and blind window articulation, as shown in the elevation below. Due to the positioning of these elevations (see site layout below), and a difference in land levels, only glimpsed views will be achieved from outside of the development boundary and the visual impact of these alterations is considered to be acceptable.

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$rev5itam.docx The proposal will retain its relationship with the adjacent site, which has consent for a complementary scheme of 376 dwellings (ref 16/69223/FUL). Additional landscaping elements are proposed in the form of defensible space for the Ordsall Lane townhouses. Raised planters have also been included to further articulate frontages and reduce opportunistic anti-social behavior, such as graffiti.

The consented lower ground-floor level previously included the bottom floor of three townhouses fronting the river. Due to flood risk issues, no habitable rooms could be provided at this level and so the lower ground floor of these units accommodated bathroom facilities, winter gardens and additional storage space. The applicant has removed this living space as they consider that it would be largely unusable and wouldn’t be desirable for occupants. As a result, the lower ground-floor now contains a greater proportion of communal amenity space. Officers are satisfied that this switch in use will still maintain an active frontage and provide opportunities for passive surveillance over the riverside walkway. Additional changes to the lower ground floor involve relocation of the substation and ventilation areas. Whilst this has resulted in some areas of blank frontage along the new St. Clements Drive frontage, the riverfront elevation will benefit from further activity through the introduction of a gym. Consequently, it is considered that there will be no material reduction to the proportion of active frontage in this location.

Public Realm and Landscaping UDP Policy DES6 states that all new development adjacent to the River Irwell/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.

The proposal retains the wider riverside walkway and pocket park, both previously consented. The ‘green finger’ (extended St. Clement’s Drive) which is a key element of this and the neighbouring scheme, has been subject to negligible change. A slight shift in the location of the built form has achieved a 0.1m increase in the width of the green finger at its northern end. At the southern end, there is a decrease of 0.5m when compared to the consented scheme but the resultant separation distance remains considerable, at 21.3m. In the central area, where the gap is widest at 25m, there is a reduction in width of 1.2m compared to the consented scheme. On balance, this is considered to be a negligible impact on separation distances and there will be no change to the character of the proposed landscaping or to the experience of pedestrians and users of the walkway. The detail of the landscaping will be secured by condition.

Car and Cycle Parking To support the provision of 19 additional dwellings, the layout of the sub-basement level on the lower ground floor has been revised to accommodate three additional car parking spaces. This pro-rata increase ensures that the car (25% provision) and cycle (46% provision) parking ratios consented under application 17/69327/FUL are maintained. The level of cycle parking proposed continues to exceed the Council’s requirements, even with the uplift in numbers of residential units.

It is considered that the increase in the number of dwellings and car parking spaces will not result in a material increase in the number of trips using the surrounding network at peak times, over and above the levels consented under 17/69327/FUL. The updated layout is considered acceptable and 5 disabled bays are to be provided, in accordance with the Council’s guidelines.

The amendments include the relocation of the bin stores and the access points. With the consented scheme, bin stores were located to the outer edges with access towards St Clements Drive and Fairbrother Street. The reconfiguration of the layout has separated the bin stores to create four areas. Two of the stores will be as per the consented scheme with direct street access for collections and bins from the remaining two stores will be relocated to a designated area on Fairbrother Street for collection, the specific details of which will be secured by a waste management scheme to be submitted by condition. The plans have been reviewed by the Council’s Highways Engineer who raises no objection in principle.

The officer report associated with the consented scheme stated that ‘as a result of the increase of redevelopment of this area, and the limited parking provision associated with it, UV Highways consider it vital to provide additional, high-quality, public transport services to influence people’s travel patterns from the outset and, consequently, enhance the sustainability of the development by reducing its impact on the local highway network and the parking amenities of the surrounding area.’

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$rev5itam.docx The applicant has agreed to provide financial contributions towards the provision of a new bus service along Ordsall Lane, which will likely run between Salford Quays and Manchester City Centre. This should further enhance the sustainability of the development and provide additional bus services for the local community. As with the consented scheme it continues to be appropriate to seek financial contributions from the new dwellings, towards the provision of a new bus service along Ordsall Lane, to mitigate this identified impact.

Ecology This application has been supported by a Preliminary Ecological Appraisal. Whilst no response has been received to the consultation request for this application, Greater Manchester Ecology Unit did respond to the request for the S73 application for which the same report was submitted. GMEU have commented that the revised proposals will not make any material difference to the ecological issues related to this development. The updated ecological report has identified one change from the original consented scheme – the presence of wall cotoneaster (an invasive species) on the site. The control and disposal of this can be dealt with by way of a planning condition.

Planning Obligations The proposal relates to the provision of 394 residential units, an additional 19 units from the consented scheme, eleven of which will be delivered as townhouses.

Given the scale of the development an assessment of its impact on nearby transport infrastructure, public realm, open space and education provision is required in accordance with UDP Policy DEV5 and the Planning Obligations SPD.

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, as consented and with the uplift in the number of residential units, is likely to result in increased demand for access to public open space, education facilities and affordable housing.

It is recognised that there is an extant and deliverable planning permission in place with a signed S106 agreement to secure necessary contributions to the total of £718,004.02. This is a material consideration. A revised calculation has been made based on the number of additional units of accommodation and the total contributions have been increased accordingly.

The applicant has agreed to pay the full extent of the financial contributions required to mitigate the impacts of the development. The revised contributions now amount to £754,472 which will be secured via a new Section 106 agreement, and will be directed towards the following:

i. £673,884 towards the provision of a new bus service (and the marketing and infrastructure required to support such a service) between Salford Quays and Manchester City Centre, via Ordsall Lane; ii. £60,296 towards Open Space iii. £17,292 towards education facilities iv. £3,000 towards the delivery of a Parking Permit scheme (to include TRO’s, signage, road markings etc.) for residents of existing dwellings within the vicinity of the application site. v. In addition to the financial contribution outlined above, one unit of affordable housing would be delivered within the proposed development.

Like with the legal agreement attached to the consented scheme, a clause shall be included in the Section 106 agreement to secure the proposed new pedestrian access route through the site connecting Ordsall Lane with the River Irwell and to safeguard the permissive rights of way along them.

Recommendation

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

I. The City Solicitor be authorised to enter into a legal agreement under Section 106 of the Town and Country Planning Act 1990 to secure the following heads of terms:

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$rev5itam.docx  £673,884 towards the provision of a new bus service (and the marketing and infrastructure required to support such a service) between Salford Quays and Manchester City Centre, via Ordsall Lane;  £60,296 towards Open Space  £17,292 towards education facilities  £3,000 towards the delivery of a Parking Permit scheme (to include TRO’s, signage, road markings etc.) for residents of existing dwellings within the vicinity of the application site.  One unit of affordable housing to be delivered within the proposed development.  Delivery of the new pedestrian access route through the site connecting Ordsall Lane with the River Irwell and permissive rights along the route.

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

III. That 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.

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:

Location Plan, drawing number 100 Rev B Site Plan – Lower Ground Floor, drawing number P18021-FCH-BA-LG-DR-A-2001, Rev P01 Upper Ground Floor Plan, drawing number XX-00-1300B First Floor Plan, drawing number XX-01-1301B Second Floor Plan, drawing number XX-02-1302A Third Floor Plan, drawing number XX-03-1303A Fourth Floor Plan, drawing number XX-04-1304B Fifth Floor Plan, drawing number XX-05-1305B Sixth Floor Plan, drawing number XX-06-1306A Seventh Floor Plan, drawing number XX-07-1307A Eighth Floor Plan, drawing number XX-08-1308A North Elevation, drawing number XX-XX-1400 East Elevation, drawing number XX-XX-1401 Elevation 2 – Block A – Proposed Exterior South, drawing number XX-XX-1402 Elevation 4 – Block A Proposed Exterior West, drawing number XX-XX 1403 South Projection of West Wing Elevation, drawing number XX-XX-1404 B East Projection of East Wing Elevation, drawing number XX-XX-1405 B South Projection Main Block Elevation, drawing number XX-XX 1406 B East Projection of Left South Block Elevation, drawing number XX-XX-1407 B West Projection of East Wing Elevation, drawing number XX-XX-1408 B North Projection of South Left Block Elevation, drawing number XX-XX-1409 B North Projection of South Right Block Elevation, drawing number XX-XX-1410 B North Projection of West Wing Elevation, drawing number XX-XX-1411 B West Projection of South Right Block Elevation, drawing number XX-XX-1412 B Roof Plan, drawing number XX-RF-009A

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:

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$rev5itam.docx (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 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.

4. 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 submitted report shall include:

i) a Preliminary Risk Assessment report (phase 1), including a conceptual model and a site walk over survey;

ii) where potential risks are identified by the Preliminary Risk Assessment, a Phase 2 Site Investigation report shall also be submitted to and approved in writing by the Local Planning Authority prior to commencement of development. 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; and

iii) 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 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.

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.

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$rev5itam.docx 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. Prior to first occupation of the development hereby approved the following post excavation programme of archaeology shall be carried out:

1. A programme for post investigation assessment to include: - analysis of the site investigation records and finds, and - production of a final report on the significance of the archaeological and historical interest represented.

2. Deposition of the final report with the Greater Manchester Historic Environment Record and Salford Local Studies Library.

3. Provision of an information panel commemorating the site's history and archaeology.

4. Deposition of the report and records of the site investigation.

Reason: To protect, record and advance understanding of the significance of any archaeological remains on the site and to make this evidence publicly accessible in accordance with Policy CH5 of the city of Salford Unitary Development Plan and the National Planning Policy Framework.

7. No development shall take place 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; 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)

8. Notwithstanding the details submitted to date, no development shall commence, including excavations and works below ground, until a scheme for draining any car parking areas through a bypass oil separator has been submitted to, and approved in writing by, the Local Planning Authority. The approved scheme shall be implemented prior to the first occupation of the development and shall be retained thereafter.

Reason: To prevent pollution of controlled waters from the development site, having regard to Policy EN17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

Reason for pre-commencement condition: The solution for the drainage of such areas must be understood prior to works commencing on site as it could affect how underground works are planned and carried out.

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$rev5itam.docx 9. Notwithstanding any description of materials in the application no above ground construction works shall take place until full details (including samples where appropriate) of the materials to be used externally on the building(s) have been submitted to and approved in writing by the Local Planning Authority. A sample panel of the materials, the size of which shall first be agreed in writing by the local planning authority, shall be erected on site prior to any discharge application relating to this condition being submitted and shall be available for inspection by the local planning authority. The sample panel shall include full details of the colour, type and design of jointing/coursing materials. The development shall be constructed in accordance with the approved materials.

10. Notwithstanding the details submitted within the Travel Plan (ref: 803-01 June 2017), 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.

11. Notwithstanding the details submitted to date, the development hereby approved shall not be brought into first occupation until detailed plans showing the location and arrangement of layby / on-street car parking and loading arrangements along Ordsall Lane has been submitted to, and approved in writing by, the Local Planning Authority. The development shall be implemented in accordance with the approved details and be retained thereafter.

Reason: In the interests of pedestrian safety and the safe operation of the highway network, having regard to Policy A10 of the City of Salford Unitary Development Plan and the National Planning Policy Framework

12. Notwithstanding the details submitted to date, the development hereby approved shall not be brought into first occupation until details of secure long and short stay cycle parking have been 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 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.

13. Notwithstanding the details submitted with the application to date, the development hereby approved shall not be occupied until a Full Waste Management Plan (WMP) for the site has been submitted to, and approved in writing by, the Local Planning Authority. Thereafter waste collection operations shall proceed in accordance with the approved WMP unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure that the site is serviced in a safe and efficient manner, having regard to Policy A9 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

14. 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.

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$rev5itam.docx 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.

15. 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.

16. 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.

17. The trees to be felled as part of the development hereby approved shall be replaced in accordance with a Tree Replacement Scheme, which shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of: tree species; tree sizes (including the minimum height and circumference of stem at 1m from the ground level); a plan indicating the location of the replacement trees and a timetable for tree planting and details of aftercare. The approved scheme shall be implemented in full in accordance with approved details and timetable and shall be retained thereafter.

Reason: To mitigate the loss of existing trees and to ensure that the site is suitably landscaped, having regard to Policy EN12 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

18. The development hereby approved shall not be brought into first occupation until a scheme for external lighting has been submitted to, and approved in writing by, the Local Planning Authority. The submitted scheme shall include a Lighting Plan showing Lux levels at the gardens and windows of nearby receptors.

Reason: To safeguard the amenity of existing, neighbouring and 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.

19. The following noise standards shall be attained with respect to the proposed residential accommodation 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 dining rooms between 07.00 and 23.00 hours (iv) typical individual noise events from road traffic shall not be in excess of 45 dB LAmax in bedrooms between 23.00 and 07.00 hours

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$rev5itam.docx (v) external noise levels of less than 55 dB LAeq,16 hour within the external courtyards, roof terraces and gardens 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 written approval. The ventilation measures identified shall ensure the above standards are not compromised and shall be implemented prior to the first occupation of the development.

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.

20. No business shall commence operating from the commercial units within the development hereby approved until its operating hours have been submitted to, and agreed in writing by, the Local Planning Authority. The business shall operate in accordance with the approved opening hours thereafter.

Reason: In the interest of the amenity of residents in accordance with policy EN 17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

21. Notwithstanding the details submitted to date, the development hereby approved shall not be brought into first occupation until a scheme for delivering green/brown roofs and walls in the development, including a timetable for implementation and a management and maintenance scheme, has been submitted to, and approved in writing by, the Local Planning Authority. The development shall be implemented in full in accordance with the approved details and maintained thereafter.

Reason: In the interests of improving the visual amenity, biodiversity and sustainability of the development, having regard to Policies DES1 and DES9 of the City of Salford UDP.

22. No development shall take place, including excavations and works below ground, if surface water is set to drain into land affected by contamination, unless and until details demonstrating that there is no resultant unacceptable risk to groundwater have been submitted to, and approved in writing by, the Local Planning Authority. Thereafter, development shall be carried out in accordance with the approved details.

Reason: To prevent pollution of controlled waters from potential contamination on site, having regard to Policy EN17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

Reason for pre-commencement condition: The solution for surface water disposal must be understood prior to works commencing on site to prevent pollution of controlled waters from potential contamination on site.

23. If piling, or any other foundation designs using a penetrative method, is proposed, details demonstrating that there is no resultant unacceptable risk to groundwater shall be submitted to, and approved in writing by, the Local Planning Authority. Thereafter development shall be carried out in accordance with the approved details.

Reason: To ensure a safe form of development which poses no unacceptable risk of pollution, having regard to Policy EN 17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

Reason for pre-commencement condition: The foundation design must be understood prior to works commencing on site in order to be satisfied that the development can be constructed without an unacceptable risk of pollution to groundwater.

24. The rating level (LAeq,T) from all industrial and commercial type activities associated with the development, when operating simultaneously, shall not exceed the typical 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 122

$rev5itam.docx 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.

25. 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.

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.

26. Notwithstanding the details shown on the approved plans, the reveal depth to all windows within the development hereby approved shall not be less than 100mm.

Reason: In the interests of good design, having regard to Policy DES1 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

27. No development shall take place, including any works of excavation or demolition until the methodology for the control and disposal of the wall cotoneaster together with a timetable for implementation identified in the Preliminary Ecological Appraisal and Bat Scoping Report, JCA Ltd reference 13047a/AMB has been submitted to and agreed in writing by the Local Planning Authority.

Reason: In order to ensure the eradication and prevent the spread of wall cotoneaster in the interests of Nature Conservation and Biodiversity Supplementary Planning Document and the National Planning Policy Framework.

Reason for pre-commencement condition: As the proposal requires ground works and engineering works there is a risk of disturbance and spread of cotoneaster and determination of a removal method will be necessary prior to the commencement of any engineering works on site.

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 2019 until 31st December 2020

2. 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.

3. 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

Page 123

$rev5itam.docx 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.

4. If, during any works on site, contamination is suspected or found, or contamination is caused, the LPA shall be notified immediately. Where required, a suitable risk assessment shall be carried out and/or any remedial action shall be carried out in accordance to an agreed process and within agreed timescales in agreement with the LPA.

5. The CLAIRE Definition of Waste: Development Industry Code of Practice (version 2) provides operators with a framework for determining whether or not excavated material arising from site during remediation and/or land development works are waste or have ceased to be waste.

Developers should ensure that all contaminated materials are adequately characterised both chemically and physically, and that the permitting status of any proposed on site operations are clear. Developers should refer to: o the Position statement on the Definition of Waste: Development Industry Code of Practice and; o The Environmental regulations page on GOV.UK

Contaminated soil that is, or must be, disposed of is waste. Therefore, its handling, transport, treatment and disposal are subject to waste management legislation, which includes: o Duty of Care Regulations 1991 o Hazardous Waste (England and Wales) Regulations 2005 o Environmental Permitting (England and Wales) Regulations 2010 o The Waste (England and Wales) Regulations 2011

6. The proposal development sits within Flood Zone 2 as defined in National Planning Policy Framework and is therefore at medium risk of fluvial flooding. Standard Flood Risk Standing Advice (FRSA) can be viewed on the EA website at https://www.gov.uk/flood-risk-standing-advice-frsa-for-local-planning- authorities

7. The applicant is advised to construct the development in accordance with the recommendations set out within the submitted Crime Impact Statement (REF: 2010/0556/CIS/02-Version A, dated 10th November 2016).

Page 124

$rev5itam.docx Agenda Item 5

Part 1 (Open to the Public)

REPORT OF THE STRATEGIC DIRECTOR PLACE

TO THE PLANNING AND TRANSPORTATION REGULATORY PANEL ON 23 rd January 2020

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 125 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 126 DELEGATED DECISIONS BY DCM

APPLICATION No: 19/73731/DISCON DATE VALID: 26.06.2019 WARD: Barton APPLICANT:Mr Richard Franklin

LOCATION: 85 Barton Lane Eccles M30 0EY

PROPOSAL: Request for confirmation of compliance of conditions 3 - (materials), 4 - (landscaping), 5 - (construction method statement), 6 - (surface drainage), 7 - (foul and surface water), 8 - (land contamination), 9 - (glazing and ventilation), 10- (demolition), 12 - (refuge storage) attached to planning permission 18/72576/FUL.

DECISION: Condition Request determined DATE DECISION ISSUED: 8 January 2020 ______

APPLICATION No: 19/74303/HH DATE VALID: 29.10.2019 WARD: Barton APPLICANT:Mr A Moghaddam

LOCATION: 286 Liverpool Road Eccles M30 0RZ

PROPOSAL: Erection of single storey/two and half storey rear extensions, single- storey side extension, and construction of a dormer to the rear.

DECISION: Approve DATE DECISION ISSUED: 20 December 2019 ______

Page 127 APPLICATION No: 19/74467/DISCON DATE VALID: 26.11.2019 WARD: Barton APPLICANT:ForViva Housing Association

LOCATION: Land Adjacent To 44 Haddon Road Eccles Manchester

PROPOSAL: Request for confirmation of compliance of conditions 5 (Cycle Parking), 6 (Vehicle Parking), 7 (Redundant Access), 11 (Gas Membrane Verification report), 12 (Contamination) and 13 (Drainage) attached to planning permission 18/72315/FUL.

DECISION: Condition Request determined DATE DECISION ISSUED: 10 January 2020 ______

APPLICATION No: 19/74494/DISCON DATE VALID: 30.11.2019 WARD: Barton APPLICANT:Fi rViva

LOCATION: Land Adjacent To 44 Haddon Road Eccles Manchester

PROPOSAL: Request for confirmation of compliance of condition 14 (landscaping) attached to planning permission 18/72315/FUL.

DECISION: Condition Request determined DATE DECISION ISSUED: 20 December 2019 ______

APPLICATION No: 19/74142/HH DATE VALID: 19.09.2019 WARD: Boothstown APPLICANT:Mr & Mrs Steven Roberts And Ellenbrook LOCATION: 1 Ribble Drive Worsley M28 1JT

PROPOSAL: Demolition of front porch and detached garage, erection of two storey side and single storey rear extensions, together with erection of 1.8m high fence and gate and new access to the side.

DECISION: Approve DATE DECISION ISSUED: 11 December 2019 ______

Page 128 APPLICATION No: 19/74273/COU DATE VALID: 23.10.2019 WARD: Boothstown APPLICANT:Mr STUDLEY And Ellenbrook LOCATION: The Woodside 501 Ellenbrook Road Worsley M28 1ES

PROPOSAL: Retrospective planning application for use of part of the existing Pub car park area for (boot camp) physical training classes

DECISION: Approve DATE DECISION ISSUED: 11 December 2019 ______

APPLICATION No: 19/74333/HH DATE VALID: 29.10.2019 WARD: Boothstown APPLICANT:Mr Andrew Hewitt And Ellenbrook LOCATION: 26 Stetchworth Drive Worsley M28 1EX

PROPOSAL: Proposed Single Storey Front Extension and Two Storey Side Extension

DECISION: Approve DATE DECISION ISSUED: 13 December 2019 ______

APPLICATION No: 19/74363/HH DATE VALID: 08.11.2019 WARD: Boothstown APPLICANT:Mr Ryan McMinn And Ellenbrook LOCATION: 11 Helmclough Way Worsley M28 7XY

PROPOSAL: Erection of first floor side extension

DECISION: Approve DATE DECISION ISSUED: 10 January 2020 ______

Page 129 APPLICATION No: 19/74381/HH DATE VALID: 05.11.2019 WARD: Boothstown APPLICANT:Mrs N Lacey And Ellenbrook LOCATION: 97 Ellerbeck Crescent Worsley M28 7GP

PROPOSAL: Demolition of conservatory and erection of a two storey rear extension.

DECISION: Approve DATE DECISION ISSUED: 10 January 2020 ______

APPLICATION No: 19/74399/HH DATE VALID: 08.11.2019 WARD: Boothstown APPLICANT:Mr Andy Ogden And Ellenbrook LOCATION: 5 Harrier Close Worsley M28 7AH

PROPOSAL: Erection of first floor side extension

DECISION: Approve DATE DECISION ISSUED: 10 January 2020 ______

APPLICATION No: 18/71315/TREECA DATE VALID: 19.12.2017 WARD: Broughton APPLICANT:Mr Laurie Samuels

LOCATION: 8 The Priory Salford

PROPOSAL: Crown reduce to leave a height of 10m and a width spread of 8m one aspen (2001). Crown reduce to leave a height of 11m and a width spread of 7m one aspen (2002). Crown raise to 2.5m clearance from the ground and prune back growth from the road for 5.2m clearance one hawthorn (2004). Prune to provide a 1m clearance from the building one alder (2005). Remove two smallest stems one sycamore (2051). Crown raise to provide a 3m clearance from the ground level one sycamore (2054). Fell ten sycamore (2014, 2015, 2016, 2019, 2024, 2040, 2041, 2042, 2049, 2053). Fell one hawthorn (2036). Group 1 - 3 mature and 1 young sycamore. Fell one young self seeded sycamore within group (G1) remove one small damaged stem on the largest of the 4 sycamores within group (G1).

DECISION: No Objections DATE DECISION ISSUED: 17 December 2019 ______

Page 130 APPLICATION No: 19/74320/FUL DATE VALID: 23.10.2019 WARD: Broughton APPLICANT:Mr CARLOS JOSEPH

LOCATION: Old Library House Leicester Road Salford M7 4DA

PROPOSAL: Demolition of existing outbuilding, improvements, including ramps, paved areas, tree management and landscaping, seating area and erection of 1.8m high fence

DECISION: Approve DATE DECISION ISSUED: 18 December 2019 ______

APPLICATION No: 19/74329/HH DATE VALID: 24.10.2019 WARD: Broughton APPLICANT:Mr J Weinberger

LOCATION: 14 And 16 Welbeck Grove Salford M7 4DH

PROPOSAL: Application for variation of condition 2 (approved plans) attached to planning permission 18/71966/HH. Amendments to drawings reflecting design changes to rear laundry room to rear of first floor. The condition should refer to the revised drawing number DA17033.1 003.2

DECISION: Approve DATE DECISION ISSUED: 11 December 2019 ______

APPLICATION No: 19/74364/FUL DATE VALID: 05.11.2019 WARD: Broughton APPLICANT:Mr D Salzman

LOCATION: Halperns Kosher Food 57 - 59 And 61 Leicester Road Salford M7 4DA

PROPOSAL: Erection of a first floor side extension to number 59 and ground and first floor side extension to number 61.

DECISION: Approve DATE DECISION ISSUED: 20 December 2019 ______

Page 131 APPLICATION No: 19/74375/ADV DATE VALID: 05.11.2019 WARD: Broughton APPLICANT:Mr Jake Crompton

LOCATION: Land Clarence Street Salford

PROPOSAL: Display of eight externally illuminated and six internally illuminated fascia signs.

DECISION: Approve DATE DECISION ISSUED: 6 January 2020 ______

APPLICATION No: 19/74390/HH DATE VALID: 13.11.2019 WARD: Cadishead APPLICANT:Mr Louis Lynch

LOCATION: 31 Fairhills Road Irlam M44 6BA

PROPOSAL: Proposal to fit new 38 Degree Pitched Roof. Removal of Hedge/ Conifers for installation of dropped kerb for access.

DECISION: Approve DATE DECISION ISSUED: 6 January 2020 ______

APPLICATION No: 19/74407/FUL DATE VALID: 12.11.2019 WARD: Cadishead APPLICANT:Mr Karl Daniels

LOCATION: Land Adjacent 10 Tramway Road Irlam M44 5BE

PROPOSAL: Variation of condition 2 (approved plan) attached to planning permission 16/68145/FUL

DECISION: Approve DATE DECISION ISSUED: 6 January 2020 ______

Page 132 APPLICATION No: 19/74463/HH DATE VALID: 23.11.2019 WARD: Cadishead APPLICANT:Mrs K Hill

LOCATION: 1 Springfield Lane Irlam M44 6NB

PROPOSAL: Erection of front porch and a bay window on the front elevation, and decking on the side elevation.

DECISION: Approve DATE DECISION ISSUED: 10 January 2020 ______

APPLICATION No: 19/74374/HH DATE VALID: 28.10.2019 WARD: Claremont APPLICANT:Mr Richard Butler

LOCATION: 2 Cranford Close Swinton Manchester M27 5LZ

PROPOSAL: Proposed Second Storey Rear Extension above existing single storey.

DECISION: Refuse DATE DECISION ISSUED: 20 December 2019 ______

APPLICATION No: 19/74412/TPO DATE VALID: 13.11.2019 WARD: Claremont APPLICANT:Mr Jon Hunter

LOCATION: Claremont Lodge 66 Claremont Road Salford M6 7GP

PROPOSAL: Crown lift to a height of 8m and 20% crown thin one lime tree (T27)

DECISION: Approve DATE DECISION ISSUED: 8 January 2020 ______

Page 133 APPLICATION No: 19/74496/CLUDP DATE VALID: 30.11.2019 WARD: Claremont APPLICANT:Ms Karen Morris

LOCATION: 27 Oxford Road Salford M6 8LH

PROPOSAL: Certificate of lawful development application for a single storey rear extension

DECISION: Approve DATE DECISION ISSUED: 18 December 2019 ______

APPLICATION No: 19/73890/HH DATE VALID: 24.10.2019 WARD: Eccles APPLICANT:Mr & Mrs S Charles

LOCATION: 4 Victoria Avenue Eccles M30 9HX

PROPOSAL: Erection of a rear extension, detached garage/office to the rear.

DECISION: Approve DATE DECISION ISSUED: 20 December 2019 ______

APPLICATION No: 19/74159/TPO DATE VALID: 05.10.2019 WARD: Eccles APPLICANT:Mr Christopher Booker

LOCATION: 3 Cavendish Road Eccles M30 9JZ

PROPOSAL: Prune to provide a 3m clearance between the guttering of No.3 and No.5 Cavendish Road and reduce to leave a height of 13m one cherry tree (T26)

DECISION: Approve DATE DECISION ISSUED: 11 December 2019 ______

Page 134 APPLICATION No: 19/74238/HH DATE VALID: 18.11.2019 WARD: Eccles APPLICANT:Mr & Mrs Ryder

LOCATION: 9 Crawley Avenue Eccles M30 0DW

PROPOSAL: Proposed demolition of existing garage and erection of two storey side extension and single storey rear extension

DECISION: Approve DATE DECISION ISSUED: 10 January 2020 ______

APPLICATION No: 19/74250/FUL DATE VALID: 16.10.2019 WARD: Eccles APPLICANT:Mrs Gemma Flynn

LOCATION: Branwood Preparatory School Stafford Road Eccles M30 9HN

PROPOSAL: New technology suite and roof to left wing of school

DECISION: Approve DATE DECISION ISSUED: 11 December 2019 ______

APPLICATION No: 19/74309/HH DATE VALID: 28.10.2019 WARD: Eccles APPLICANT:Mr & Mrs Murgatroyd

LOCATION: 28 Crawford Street Eccles M30 9PQ

PROPOSAL: Erection of part two storey part single storey rear extension, and construction of rear dormer loft conversion

DECISION: Refuse DATE DECISION ISSUED: 11 December 2019 ______

Page 135 APPLICATION No: 19/74340/HH DATE VALID: 01.11.2019 WARD: Eccles APPLICANT:Ms A Keely

LOCATION: 35 Crawford Street Eccles M30 9PW

PROPOSAL: Erection of single storey rear extension

DECISION: Approve DATE DECISION ISSUED: 20 December 2019 ______

APPLICATION No: 19/74346/HH DATE VALID: 29.10.2019 WARD: Eccles APPLICANT:Mr Hill

LOCATION: 25 Grange Drive Eccles M30 9JG

PROPOSAL: Erection of ground floor rear and side extension

DECISION: Approve DATE DECISION ISSUED: 11 December 2019 ______

APPLICATION No: 19/74354/HH DATE VALID: 12.11.2019 WARD: Eccles APPLICANT:Mr Steven & Duncan Courtney & Watts

LOCATION: 76 Rocky Lane Eccles M30 9LY

PROPOSAL: Proposed single storey rear extension

DECISION: Approve DATE DECISION ISSUED: 6 January 2020 ______

APPLICATION No: 19/74358/HH DATE VALID: 11.11.2019 WARD: Eccles APPLICANT:Mrs Sara Laing

LOCATION: 19 Merrydale Avenue Eccles M30 9DS

PROPOSAL: Erection of single storey/two storey rear extension.

DECISION: Approve DATE DECISION ISSUED: 20 December 2019 ______

Page 136 APPLICATION No: 19/74395/HH DATE VALID: 07.11.2019 WARD: Eccles APPLICANT:Miss Sarah Heaton

LOCATION: 2 Monton Avenue Eccles M30 9HS

PROPOSAL: Erection of a single storey rear extension.

DECISION: Approve DATE DECISION ISSUED: 20 December 2019 ______

APPLICATION No: 19/74434/PDE DATE VALID: 19.11.2019 WARD: Eccles APPLICANT:Mr A Brown C/O Mr M Iddon

LOCATION: 8 Victoria Road Eccles M30 9HB

PROPOSAL: Erection of a single storey rear extension

DECISION: No Objections DATE DECISION ISSUED: 16 December 2019 ______

APPLICATION No: 19/74459/TPO DATE VALID: 22.11.2019 WARD: Eccles APPLICANT:Mr Sheldon

LOCATION: 5 Half Edge Lane Eccles M30 9GJ

PROPOSAL: Crown raise to provide a 4m clearance from the surrounding ground level one sycamore tree (T1).

DECISION: Approve DATE DECISION ISSUED: 8 January 2020 ______

Page 137 APPLICATION No: 19/74470/NMA DATE VALID: 26.11.2019 WARD: Irlam APPLICANT:c/o Agent

LOCATION: Land Between Mid-point Of Manchester Ship Canal And Liverpool Road Eccles

PROPOSAL: Application for a non-material amendment to planning permission 14/65747/EIAHYB Conditions 4, 5, 6, 10, 11, 20, 23, 26, 27, 29, 32, 33 and 35 of the hybrid planning permission

DECISION: Approve DATE DECISION ISSUED: 9 December 2019 ______

APPLICATION No: 18/72167/LBC DATE VALID: 17.09.2018 WARD: Irwell APPLICANT:Mr Asif Malek Riverside

LOCATION: 28 Crescent Salford M5 4PF

PROPOSAL: Listed Building Consent for the retrospective replacement of timber windows and one door with UPVC windows to the rear elevation of the building and conversion of the roof void for the creation of storage space.

DECISION: Approve DATE DECISION ISSUED: 20 December 2019 ______

APPLICATION No: 19/73962/DISCON DATE VALID: 02.08.2019 WARD: Irwell APPLICANT:Mr Ray Collins Riverside

LOCATION: Land Located South Of The River Irwell And West Of Littleton Road Centred On Whit Lane Charlestown M6 6HP

PROPOSAL: Request for confirmation of conditions 7 (black poplars), 13 (archaeology), 16 (land contamination), 17 (land contamination), 19 (surface water), 22 (noise mitigation), 24 (lighting), 29 (flood resilience), 30 (highway), 31 (travel plan) and 32 (cycle parking) attached to planning permission 15/67254/EIAHYB

DECISION: Condition Request determined DATE DECISION ISSUED: 20 December 2019 ______

Page 138 APPLICATION No: 19/74305/FUL DATE VALID: 25.10.2019 WARD: Irwell APPLICANT:Mr Mish Liyanage Riverside

LOCATION: 11 Peel Mount Salford M6 6AF

PROPOSAL: Proposed change of use from C3 to C4 6 bed HMO (House in Multiple Occupancy) and erection of single storey rear extension

DECISION: Approve DATE DECISION ISSUED: 6 January 2020 ______

APPLICATION No: 19/74345/FUL DATE VALID: 06.11.2019 WARD: Irwell APPLICANT:Mr Miles Joule Stovold Riverside

LOCATION: 31 Suffolk Street Salford M6 6DQ

PROPOSAL: Permission sought for the change of use from C4 (Small House in Multiple Occupation) to five bedroomed House in Multiple Occupation for a maximum of 10 residents (Sui Generis), in addition to extensions and alterations.

DECISION: Approve DATE DECISION ISSUED: 18 December 2019 ______

APPLICATION No: 19/74373/TREECA DATE VALID: 02.12.2019 WARD: Irwell APPLICANT:Mr Daniel Winter Riverside

LOCATION: The Angel Healthy Living Initiative 1 St Philips Place Salford M3 6FA

PROPOSAL: T2 - Prunus - crown lift to 3m all round and crown reduce to give at least 1m clearance from buildings. T3 - Sorbus - crown lift to 3m all round and crown reduce to give at least 1m clearance from buildings. T4 - Sorbus - crown lift to 3m all round and crown reduce to give at least 1m clearance from buildings.

DECISION: No Objections DATE DECISION ISSUED: 8 January 2020 ______

Page 139 APPLICATION No: 19/74436/DISCON DATE VALID: 19.11.2019 WARD: Irwell APPLICANT:Mr Filip Devogeleer Riverside

LOCATION: 5 Hulme Street Salford M5 4PX

PROPOSAL: Request for confirmation of partial compliance of condition 12 (Verification Report) attached to planning permission 15/66823/OUT.

DECISION: Condition Request determined DATE DECISION ISSUED: 8 January 2020 ______

APPLICATION No: 19/74450/DISCON DATE VALID: 21.11.2019 WARD: Irwell APPLICANT:Mr Richard Winnard Riverside

LOCATION: 32-36 Broad Street Salford M6 5BY

PROPOSAL: Request for confirmation of compliance of condition 3 (window details) attached to planning permission 19/73647/LBC.

DECISION: Condition Request determined DATE DECISION ISSUED: 8 January 2020 ______

APPLICATION No: 19/74479/PDE DATE VALID: 28.11.2019 WARD: Irwell APPLICANT:Mr Khan Zada Riverside

LOCATION: 1 Collie Avenue Salford M6 6EQ

PROPOSAL: Single storey rear extension

DECISION: No Objections DATE DECISION ISSUED: 10 January 2020 ______

Page 140 APPLICATION No: 19/74194/FUL DATE VALID: 07.10.2019 WARD: Kersal APPLICANT:Mr Rothbart

LOCATION: 37 Northumberland Street Salford M7 4DQ

PROPOSAL: Erection of first floor side and rear extension to accommodate new study hall

DECISION: Approve DATE DECISION ISSUED: 8 January 2020 ______

APPLICATION No: 19/74229/HH DATE VALID: 02.10.2019 WARD: Kersal APPLICANT:Mr N Bamberger

LOCATION: 140 Leicester Road Salford M7 4GA

PROPOSAL: Raising of the roof ridge height, alteration of hipped roof to gable- ended roof, and construction of rear and front dormer extensions.

DECISION: Approve DATE DECISION ISSUED: 11 December 2019 ______

APPLICATION No: 19/74341/HH DATE VALID: 28.10.2019 WARD: Kersal APPLICANT:Mr & Mrs M Goldstone

LOCATION: 6 Degas Close Salford M7 3BG

PROPOSAL: Demolition of conservatory and the erection of a single storey side and rear extension

DECISION: Approve DATE DECISION ISSUED: 11 December 2019 ______

Page 141 AP PLICATION No: 19/74344/HH DATE VALID: 05.11.2019 WARD: Kersal APPLICANT:Mr Levenson & Bamberger

LOCATION: 6 And 7 Ivy Gardens Salford M7 4NY

PROPOSAL: Single Storey Extension to the rear of No 6 and No 7 Ivy Gardens. No 7 New side door and glass window in roof. No 6 external staircase to patio area with screening on top of single storey extension plus new side door.

DECISION: Refuse DATE DECISION ISSUED: 6 January 2020 ______

APPLICATION No: 19/74511/TPO DATE VALID: 03.12.2019 WARD: Kersal APPLICANT:MR M HOOLEY

LOCATION: 6 Castlemoor Avenue Salford M7 3PR

PROPOSAL: Prune to provide a 2m clearance from the property and the adjacent property 71 Vine Street, one oak tree (T1).

DECISION: Approve DATE DECISION ISSUED: 8 January 2020 ______

APPLICATION No: 19/74350/COU DATE VALID: 30.10.2019 WARD: Langworthy APPLICANT:Mr Russell Edwards

LOCATION: Salford Foyer 1 Lower Seedley Road Salford M6 5WX

PROPOSAL: Change of use of office (B1)(a) to 4 no. self-contained units for short term supported accommodation within the ground floor Northern wing of Salford Foyer.

DECISION: Approve DATE DECISION ISSUED: 17 December 2019 ______

Page 142 APPLICATION No: 19/74405/COU DATE VALID: 13.11.2019 WARD: Langworthy APPLICANT:Miss CLAIRE BLEZARD

LOCATION: 5 Littlewood Street Salford M6 5GR

PROPOSAL: Change of use from Dwelling (C3) to Multiple occupation small HMO (C4) (3 residents)

DECISION: Approve DATE DECISION ISSUED: 20 December 2019 ______

APPLICATION No: 19/74441/TEL56 DATE VALID: 18.11 .2019 WARD: Langworthy APPLICANT:MBNL (EE Ltd _ Hutchinson)

LOCATION: Clarendon Streetworks Liverpool Street Salford M5 4FX

PROPOSAL: Proposed telecommunications upgrade proposed phase 7 monopole c/w wrapround cabinet at base and associated works.

DECISION: Refuse DATE DECISION ISSUED: 10 January 2020 ______

APPLICATION No: 19/74457/DEMCON DATE VALID: 27.11.2019 WARD: Langworthy APPLICANT:Mr Peter Openshaw

LOCATION: The Woolpack Belvedere Road Salford M6 5HE

PROPOSAL: Prior notification for the demolition of The Woolpack Public House

DECISION: No Objections DATE DECISION ISSUED: 6 January 2020 ______

Page 143 APPLICATION No: 19/73778/HH DATE VALID: 04.11.2019 WARD: Little Hulton APPLICANT:Kath & Alan Evans

LOCATION: 94 Spa Crescent Little Hulton Worsley M38 9TU

PROPOSAL: Ramp access to the front, side and rear of the property, single storey rear extension.

DECISION: Approve DATE DECISION ISSUED: 20 December 2019 ______

APPLICATION No: 19/73971/FUL DATE VALID: 16.08.2019 WARD: Little Hulton APPLICANT:Mr Matthew Shipman

LOCATION: Land Off Hilton Lane Worsley M28 3YB

PROPOSAL: Erection of up to 209 dwellings, creation of open space and associated infrastructure and works Re-submission of 18/72845/FUL

DECISION: Approve DATE DECISION ISSUED: 20 December 2019 ______

APPLICATION No: 19/74471/NMA DATE VALID: 29.11.2019 WARD: Little Hulton APPLICANT:c/o Agent

LOCATION: Land Between Mid-point Of Manchester Ship Canal And Liverpool Road Eccles

PROPOSAL: Application for a non-material amendment to planning permission 17/70438/REM to amend the wording of Condition 1 (as revised, as per the most recent NMA application) to delete reference to the existing plan Ref: C1380-105 and instead, insert reference to the new plan Ref: C1380-105 Rev B.

DECISION: Approve DATE DECISION ISSUED: 9 December 2019 ______

Page 144 APPLICATION No: 18/72816/DISCON DATE VALID: 06.12.2018 WARD: Ordsall APPLICANT:N/A

LOCATION: Land At Bridge Street, New Bailey Street Riverside Estate Salford M3 5AA

PROPOSAL: Request for confirmation of condition 6 (landscaping) attached to planning permission 16/67779/FULEIA.

DECISION: Condition Request determined DATE DECISION ISSUED: 9 December 2019 ______

APPLICATION No: 19/74017/NMA DATE VALID: 13.08.2019 WARD: Ordsall APPLICANT:Mrs Helen Marks

LOCATION: Furness Quay Salford

PROPOSAL: Application for a non-material amendment to planning permission 17/70682/FUL for revised internal layout level 25 and 26 of Northill House Apartment Block

DECISION: Approve DATE DECISION ISSUED: 9 December 2019 ______

APPLICATION No: 19/74158/COU DATE VALID: 30.10.2019 WARD: Ordsall APPLICANT:Mr Ali Issa

LOCATION: 4 Thurlow Street Salford M50 2UX

PROPOSAL: Change of use from existing garage to B2 (general industry) in order to operate as a MOT and Auto repair centre.

DECISION: Approve DATE DECISION ISSUED: 18 December 2019 ______

Page 145 APPLICATION No: 19/74397/HH DATE VALID: 08.11.2019 WARD: Ordsall APPLICANT:Mrs M. Pollock

LOCATION: 5 Asgard Drive Salford M5 3TQ

PROPOSAL: Single storey rear extension

DECISION: Approve DATE DECISION ISSUED: 20 December 2019 ______

APPLICATION No: 19/74404/ADV DATE VALID: 19.11.2019 WARD: Ordsall APPLICANT:Mr Stephen Donnelly

LOCATION: Chapel Wharf Chapel Street / Dearmans Place Salford

PROPOSAL: Display of Adhesive descriptive, directional and visual signage

DECISION: Approve DATE DECISION ISSUED: 10 January 2020 ______

APPLICATION No: 19/74445/NMA DATE VALID: 20.11.2019 WARD: Ordsall APPLICANT:.

LOCATION: Middlewood Locks Land North Of Middlewood Street And East Of Oldfield Road Salford M5 4GU

PROPOSAL: Application for a non-material amendment to planning permission 16/68904/REM to decrease the size of the ventilation.

DECISION: Approve DATE DECISION ISSUED: 18 December 2019 ______

Page 146 APPLICATION No: 19/74448/HH DATE VALID: 22.11.2019 WARD: Ordsall APPLICANT:Mrs Houghton

LOCATION: 34 Summerseat Close Salford M5 3JQ

PROPOSAL: Erection of ground floor front and side extension

DECISION: Approve DATE DECISION ISSUED: 10 January 2020 ______

APPLICATION No: 19/74519/DISCON DATE VALID: 09.12.2019 WARD: Ordsall APPLICANT:Mr Abdel Koussa

LOCATION: 257 Ordsall Lane Salford M5 3WH

PROPOSAL: Request for confirmation of compliance of condition 4 (land contamination) attached to planning permission 16/69223/FUL.

DECISION: Condition Request determined DATE DECISION ISSUED: 6 January 2020 ______

APPLICATION No: 19/74207/FUL DATE VALID: 06.11.2019 WARD: Pendlebury APPLICANT:Mr CRAIG FIELDING

LOCATION: 2 Ellerby Avenue Clifton Swinton Manchester M27 8LA

PROPOSAL: Erection of a detached dwelling with parking and landscaping within the curtilage of No 2 Ellerby Avenue, together with minor alterations to No 2 Ellerby Ave to include removal of bedroom window opening from the side elevation, replacing it with a new window to the front elevation.

DECISION: Approve DATE DECISION ISSUED: 20 December 2019 ______

Page 147 APPLICATION No: 19/74300/P3JPA DATE VALID: 18.10.2019 WARD: Pendlebury APPLICANT:Mr Banduka

LOCATION: 16 Hilton Square Pendlebury Swinton M27 4DB

PROPOSAL: Prior approval for the change of use from B1(a) (Office) to C3 (Residential)

DECISION: Refuse DATE DECISION ISSUED: 11 December 2019 ______

APPLICATION No: 19/74338/HH DATE VALID: 27.10.2019 WARD: Pendlebury APPLICANT:Mr N Perry

LOCATION: 12 Birch Drive Swinton M27 4HD

PROPOSAL: Proposed Single Storey Rear Extension

DECISION: Approve DATE DECISION ISSUED: 13 December 2019 ______

APPLICATION No: 19/74353/TEL56 DATE VALID: 30.10.2019 WARD: Pendlebury APPLICANT:Mrs Joanne Kay

LOCATION: At The Junction Of Townsend Road And Pendlebury Road. On The Footway Adjacent To Number 201 Pendlebury Road Swinton

PROPOSAL: Prior Notification for the addition of antennae to be added to an existing 8m telegraph pole for the transmission of high-speed internet

DECISION: Approve DATE DECISION ISSUED: 16 December 2019 ______

Page 148 APPLICATION No: 19/74318/HH DATE VALID: 30.10.2019 WARD: Swinton APPLICANT:Mr Jonathan Prince North

LOCATION: 52 Sindsley Road Wardley Swinton M27 9UZ

PROPOSAL: Extension to the existing front dormer

DECISION: Approve DATE DECISION ISSUED: 20 December 2019 ______

APPLICATION No: 19/74400/PDE DATE VALID: 22.11.2019 WARD: Swinton APPLICANT:Mr S Begum North

LOCATION: 102 Wordsworth Road Swinton M27 9SE

PROPOSAL: Erection single storey rear extension.

DECISION: No Objections DATE DECISION ISSUED: 18 December 2019 ______

APPLICATION No: 19/74474/PDE DATE VALID: 27.11.2019 WARD: Swinton APPLICANT:Mr _ Mrs Glen Haves North

LOCATION: 39 Clifton Drive Wardley Swinton M27 9GR

PROPOSAL: Erection of single storey rear extension.

DECISION: No Objections DATE DECISION ISSUED: 10 January 2020 ______

Page 149 APPLICATION No: 19/74147/FUL DATE VALID: 19.09.2019 WARD: Swinton APPLICANT:Mrs Gabrielle Demetriou South

LOCATION: 229 Manchester Road Pendlebury Swinton M27 4TT

PROPOSAL: Change use of from A3 (Cafe) to A3 and A4 (Bar) together with fixed outdoor seating area.

DECISION: Approve DATE DECISION ISSUED: 11 December 2019 ______

APPLICATION No: 19/74178/HH DATE VALID: 20.09.2019 WARD: Swinton APPLICANT:Mr Matthew Walker South

LOCATION: 5 Parkgate Drive Swinton M27 5LN

PROPOSAL: Demolition of detached garage and erection of a two storey side extension.

DECISION: Approve DATE DECISION ISSUED: 8 January 2020 ______

APPLICATION No: 19/74327/FUL DATE VALID: 23.10.2019 WARD: Swinton APPLICANT:Mr Qasam Jameel South

LOCATION: Bridge House 15 Bridge Street Pendlebury Swinton Manchester M27 4DU

PROPOSAL: Change of use from an auto electrician (garage) to tanning studio (Sui Generis) and alterations to elevation

DECISION: Approve DATE DECISION ISSUED: 18 December 2019 ______

Page 150 APPLICATION No: 19/74384/COU DATE VALID: 05.11.2019 WARD: Swinton APPLICANT:Mr Jose Siboco Pancho South

LOCATION: Unit 7 Upper Parade Square The Parade Swinton M27 4BH

PROPOSAL: Change of use from A1 (shop) to A5 (hot food takeaway) (paella)

DECISION: Refuse DATE DECISION ISSUED: 20 December 2019 ______

APPLICATION No: 19/74334/DISCON DATE VALID: 25.10.2019 WARD: Weaste APPLICANT:Mr Butler And Seedley LOCATION: Oaklands Hospital 19 Lancaster Road Salford M6 8AQ

PROPOSAL: Request for confirmation of compliance of condition 8 (Construction Method Statement ) attached to planning permission 19/73545/FUL.

DECISION: Condition Request determined DATE DECISION ISSUED: 11 December 2019 ______

APPLICATION No: 19/74359/CLUD DATE VALID: 31.10.2019 WARD: Weaste APPLICANT:Mr KA HING CHAN And Seedley LOCATION: 2 Glendore Salford M5 5EY

PROPOSAL: Certificate of Lawfulness for the continued use as a small HMO (up to 6 people)

DECISION: Approve DATE DECISION ISSUED: 10 January 2020 ______

Page 151 APPLICATION No: 19/74483/TPO DATE VALID: 28.11.2019 WARD: Weaste APPLICANT:Mr Elliott White -Moss And Seedley LOCATION: Oaklands Hospital 19 Lancaster Road Salford M6 8AQ

PROPOSAL: Fell one hawthorn tree X.

DECISION: Approve DATE DECISION ISSUED: 8 January 2020 ______

APPLICATION No: 19/74592/DISCON DATE VALID: 20.12.2019 WARD: Weaste APPLICANT:Mr Mike Butler And Seedley LOCATION: Oaklands Hospital 19 Lancaster Road Salford M6 8AQ

PROPOSAL: Request for confirmation of compliance of condition 3 (materials) attached to planning permission 19/73545/FUL.

DECISION: Condition Request determined DATE DECISION ISSUED: 8 January 2020 ______

APPLICATION No: 19/74368/DISCON DATE VALID: 12.11.2019 WARD: Winton APPLICANT:.

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

PROPOSAL: Request for confirmation of compliance of condition 8 (verification report) attached to planning permission 18/72586/FUL.

DECISION: Condition Request determined DATE DECISION ISSUED: 9 December 2019 ______

Page 152 APPLICATION No: 19/74396/HH DATE VALID: 07.11.2019 WARD: Winton APPLICANT:Mr PAUL DOWNING

LOCATION: 6 Bray Avenue Eccles M30 8WN

PROPOSAL: TWO STOREY EXTENSION TO EXISTING DWELLING

DECISION: Refuse DATE DECISION ISSUED: 6 January 2020 ______

APPLICATION No: 19/74452/TPO DATE VALID: 21.11.2019 WARD: Winton APPLICANT:Mrs Mather

LOCATION: 71 Gee Lane Eccles M30 8NH

PROPOSAL: Reduce height by 2 metres and reduce remaining crown to match. Clear any buildings to give a 3m clearance. Resultant measurements Height 18m, N=7m, E=5m, S=7m, W=7.5m one beech tree (T1).

DECISION: Approve DATE DECISION ISSUED: 8 January 2020 ______

APPLICATION No: 19/74528/PDE DATE VALID: 13.12.2019 WARD: Winton APPLICANT:Janice Kotteram

LOCATION: 6 Chesterfield Close Eccles M30 8EJ

PROPOSAL: Erection of a conservatory to the rear.

DECISION: No Objections DATE DECISION ISSUED: 10 January 2020 ______

Page 153 APPLICATION No: 19/74352/TPO DATE VALID: 22.11.2019 WARD: Walkden APPLICANT:Mr Gordon Green North

LOCATION: Land Adjacent 130 Manchester Road Worsley M28 3FU

PROPOSAL: Fell x8 trees, T1 - Silver Birch, T3 and T8 - Horse chestnuts, T4 and T14 - Wild Cherry, T5 - White Beam, T6 - Swedish White Beam and T13 - White Beam.

DECISION: Approve DATE DECISION ISSUED: 8 January 2020 ______

APPLICATION No: 19/74565/DISCON DATE VALID : 14.12.2019 WARD: Walkden APPLICANT:Mr jim purcell North

LOCATION: 11A Queen Street Little Hulton Worsley M38 0WH

PROPOSAL: Request for confirmation of compliance of condition 3 (materials) attached to planning permission 16/68979/FUL.

DECISION: Condition Request determined DATE DECISION ISSUED: 20 December 2019 ______

APPLICATION No: 19/73637/FUL DATE VALID: 08.10.2019 WARD: Worsley APPLICANT:Worsley Golf Club

LOCATION: Worsley Golf Club Stableford Avenue Eccles M30 8AP

PROPOSAL: Installation of five bifold doors, decking and stainless steel handrail with 1.1m safety glass infill to the front of the building.

DECISION: Approve DATE DECISION ISSUED: 11 December 2019 ______

Page 154 APPLICATION No: 19/73973/HH DATE VALID: 20.08.2019 WARD: Worsley APPLICANT:Mr & Mrs Wade

LOCATION: 6 Saddlecote Worsley M28 2HB

PROPOSAL: Demolition of existing conservatory and erection of single storey rear extension

DECISION: Approve DATE DECISION ISSUED: 6 January 2020 ______

APPLICATION No: 19/74380/HH DATE VALID: 05.11.2019 WARD: Worsley APPLICANT:Mr D Bond

LOCATION: 23 Farm Lane Worsley M28 2PU

PROPOSAL: Erection of a two storey side extension (re-submission of planning permission 16/68989/HH).

DECISION: Approve DATE DECISION ISSUED: 10 January 2020 ______

APPLICATION No: 19/74389/HH DATE VALID: 06.11.2019 WARD: Worsley APPLICANT:Mr & Mrs Andy Belshaw

LOCATION: 73 Houghton Lane Swinton M27 0BR

PROPOSAL: Erection of first floor side extension

DECISION: Approve DATE DECISION ISSUED: 10 January 2020 ______

Page 155 APPLICATION No: 19/74398/TPO DATE VALID: 18.11.2019 WARD: Worsley APPLICANT:Mr Robert Love

LOCATION: Boothsbank Farm Leigh Road Worsley M28 1LL

PROPOSAL: Repollard 17 lime trees (T1 to T17).

DECISION: Approve DATE DECISION ISSUED: 8 January 2020 ______

APPLICATION No: 19/74421/TPO DATE VALID: 15.11.2019 WARD: Worsley APPLICANT:Mrs Tracey Brown

LOCATION: Land At Knights Grove Swinton

PROPOSAL: Fell six sycamore trees (T1 to T5 and T11) and three holly trees (T6, T7 and T8).

DECISION: Split decision DATE DECISION ISSUED: 10 January 2020 ______

APPLICATION No: 19/74489/TPO DATE VALID: 29.11.2019 WARD: Worsley APPLICANT:Jillian Collinson

LOCATION: 129 The Green Worsley M28 2PA

PROPOSAL: Re pollard back to the previous pollard points (to leave an approximate height of 6 - 6.5m) one lime tree (T3).

DECISION: Approve DATE DECISION ISSUED: 8 January 2020 ______

Page 156 APPLICATION No: 19/74328/FUL DATE VALID: 24.10.2019 WARD: Walkden APPLICANT:Mr Steve Dorsey South

LOCATION: 15 Westminster Road Worsley M28 3AW

PROPOSAL: Change of use of a commercial terraced property into 2No. 2 bedroom houses

DECISION: Approve DATE DECISION ISSUED: 20 December 2019 ______

APPLICATION No: 19/74372/HH DATE VALID: 02.11.2019 WARD: Walkden APPLICANT:Mr & Mrs Jamie and Deborah Clouting South

LOCATION: 8 Tarn Grove Worsley M28 7JJ

PROPOSAL: Two storey side extension, decking with balustrade and access steps to the side, new velux windows to the rear.

DECISION: Approve DATE DECISION ISSUED: 16 December 2019 ______

Page 157 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 23 rd January 2020

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 159 PLANNING AND TRANSPORTATION REGULATORY PANEL

REPORT OF NEW PLANNING AND ENFORCEMENT APPEALS RECEIVED

APPLICATION No: 19/73759/HH

APPLICATION DECISION LEVEL: Delegated to Officer

OFFICER Refuse RECOMMEND’N:

APPEAL SITE: 19 Roberts Street Eccles M30 0FX

PROPOSAL: Erection of single storey rear extension

WARD: Barton

APPELLANT: Mr Terrence Wall

DATE RECEIVED: 9 December 2019

Appeal against refusal of planning application which was refused for the following reasons;

The proposal would not improve the economic, social and environmental conditions of the area nor does it comply with the development plan and therefore does not comprise sustainable development. There were no amendments to the scheme, or conditions which could reasonably have been imposed, which could have made the development acceptable and it was therefore not possible to approve the application. The Local Planning Authority has therefore implemented the requirement in Paragraph 38 of the NPPF.

It is considered that the proposed extension would have an unacceptable adverse impact on the amenity of the adjacent occupiers due to its 8.0 metres depth and its siting along the side boundary, which would be contrary to Policy DES 7 of the City of Salford Unitary Development Plan along with Policy HE 5 of the Council's adopted Supplementary Planning Document 'House Extensions' and the advice of the National Planning Policy Framework.

Page 160 Agenda Item 7

Part 1 Open to the Public

REPORT OF Strategic Director Place

To The Planning & Transportation Regulatory Panel On 23rd January 2020

TITLE: Implications of Refreshed Planning Obligations SPD (9 December 2019)

RECOMMENDATIONS: THAT authority be delegated by the Planning Panel to the Assistant Director Planning & Housing in consultation with the Chair of Planning Panel to agree any revised heads of terms.

DETAILS:

The adopted Planning Obligations Supplementary Planning Document (SPD) (2015) was refreshed on 9 December 2019. The refreshed SPD supersedes the 2015 document. The SPD provides detailed planning guidance on the city council’s approach to securing planning obligations, and is a material consideration in the determination of planning applications. The document supplements saved policies DEV5, ST5, DES3, H1, H4, H8, EHC3, A8, CH3, CH7 and R2 of the Salford unitary development plan. A review of the Planning Obligations Supplementary Planning Document (SPD) was undertaken for three main reasons:

 To reflect changing national policy, guidance and legislation  To respond to the latest information on development viability in Salford  To provide additional guidance on the implementation of local policies on planning obligations in light of experience in applying the existing SPD

It should be noted that the scope of the review of the SPD has changed from that consulted upon from January to March 2019. This resulted from changes to the government’s planning practice guidance and consultee comments. Given this, the city council has undertaken a refresh of the planning obligations SPD (2015), rather than a more comprehensive review as set out in the draft SPD consulted upon from January to March 2019.

The refreshed SPD includes the following modifications:

 Update of financial costs to the 2019/20 financial year  Removal of references to limitations on the pooling of planning obligations, due to amendments to the CIL Regulations from 1 September 2019  Clarity as to how planning obligations will be considered in the case of outline planning applications  Expectation that viability appraisals submitted as part of the planning application process will be published

Page 161 1  Update of the residential value areas to reflect the latest viability evidence, and an explanation of how they have been identified from the strategic viability assessment published in January 2019  Changed those area/dwelling type combinations that had ‘no requirement’ for affordable housing to ‘by negotiation’ given the need for affordable housing across the city, and the wording of policy H4 (Affordable housing) of the saved UDP  Clarification that starter homes and discounted market sales housing are not considered able to meet the identified affordable housing need in Salford  Additional interpretation of the application of the vacant building credit  Explanation that the approach set out in National Planning Practice guidance to affordable housing on build-to-rent schemes (that is 20% affordable private rent at a minimum rent discount of 20% relative to local market rents (inclusive of service charges)) will be applied in Salford  Minor adjustments to the lists of how commuted sums may be spent, such as on allotments in the case of open space contributions, and on school accessibility enhancements in the case of education contributions  Explanation of the scale of transport and public realm contributions that was assumed in the 2019 strategic viability assessment  Clarification around forward funding of infrastructure and services  Statement that a monitoring fee will be charged in accordance with updated regulations  Expanded guidance on highway improvement works and fees

In light of the refreshed SPD, officers have undertaken a review of all planning applications that have a resolution from planning panel to grant planning permission subject to a Section 106 legal agreement to secure planning obligations, but where the legal agreement is not yet finalised with the applicant. This review is required to establish whether these applications comply with the requirements of the refreshed SPD.

Where applications do not comply with the refreshed SPD, officers are entering into discussions with the applicants to secure compliance. In these cases, once agreement has been reached with the applicant, authority will be required to enter into any revised heads of terms.

There are 3 applications that have been identified as potentially having to make increased contributions relating to affordable housing. These are:

 Norton Court, Greengate, ref: 17/69573/FUL  275-283 Chapel Street, ref: 19/73607/FUL  Adelphi Lads Club, ref: 16/68905/FUL

Any amended heads of terms will relate to planning obligations only to secure compliance with the refreshed SPD. It will not result in a change to the development proposed and already considered by Planning Panel. In light of this, and given that any amendments will secure increased contributions for affordable housing from those already agreed with Panel, it is requested that authority be delegated by the Planning Panel to the Assistant Director Planning & Housing in consultation with the Chair of Planning Panel to agree any revised heads of terms.

CONTACT OFFICER: Faye Tomlinson TEL. No. 0161 603 8354

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