Former Horseshoe Pub, 10A Manchester Road West, Little Hulton, Manchester, M38 9US

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APPLICATION No: 17/70764/FUL APPLICANT: Mr Jason Black LOCATION: Former Horseshoe Pub, 10A Manchester Road West, Little Hulton, Manchester, M38 9US. PROPOSAL: Demolition of existing buildings and erection of new car rental office building and car wash facility with associated car parking and boundary landscaping. WARD: Little Hulton

Description of Site and Surrounding Area

This application relates to a site located at the junction of Manchester Road West and Clegg’s Lane in Little Hulton. The existing building which formerly operated as the Horseshoe Hotel public house sits centrally within the site and is formed of two storeys under matching gable ended pitched roofs with single storey flat roofed outriggers to the north, south and eastern aspects.

The application site comprises of the former public house building, together with a substantial area of hardstanding. The site is currently used for a number of uses including the sale of used cars on the western side of the site, whilst the east of the site is operating as a hand car wash and valeting business, whilst part of the former public house building is operating as a convenience retail store trading as Pound Plus Store. Vehicular

$fakzhb3y.rtf access to both parts of the site is via a dedicated access from Clegg’s Lane. There is pedestrian access to the Pound Plus Store directly from Manchester Road West.

Description of Proposal

Planning permission is sought for the demolition of existing buildings and erection of new car rental office building and car wash facility with associated car parking and boundary landscaping.

The proposed use would operate between the hours of 8am to 6pm Monday to Saturday, and 10am to 4pm on Sundays and Bank Holidays. The business would employ the equivalent of 6 full time members of staff.

The proposal would include the demolition of the existing public house and all other ancillary structures on the site. A new single storey flat roof building would be erected, which would sit relatively centrally within the site. Adjacent to the proposed building would be a concrete based wash bay.

A new full car parking arrangement will be properly marked out, with public parking towards the front of the site adjacent to Cleggs Lane and a secure vehicle storage area towards the rear. A total of 74 car parking spaces would be provided.

The proposed car washing and valeting facilities are only to be used by the applicant for cleaning their own cars. A canopy is to be provided over the car washing and valeting area.

Vehicular access to the site would be via the existing access from Cleggs Lane.

In addition to the above, the existing boundary railings along the eastern and southern boundaries of the site fronting Cleggs Lane and Manchester Road West, would be repainted black with some planting behind.

Publicity

Site Notice: Non HH Article 15 Date Displayed: 13 November 2017 Reason: Wider Publicity

Press Advert: Not Applicable Reason: Not Applicable

Neighbour Notification

Neighbours were notified on the 13th November 2017.

Representations

A petition with 69 signatures has been received which has raised the following concerns:-

 Loss of the former public house as a community asset.

 Air pollution due to the increase in vehicle movements.

 Noise due to proposed development and comings and goings.

 Increase in traffic due to number of potential visiting members of the public.

Relevant Site History

09/58237/COU - Change of use from public house car park to hand car wash – Approved - 15 December 2009

16/68089/FUL - Retrospective application for change of use from car sales to car rental (sui generis), installation of a new roller shutter and windows to elevations, 2m high fencing and new car parking layout. - Approved - 8 July 2016

Consultations

Highways – The proposal is unlikely to generate more traffic than the current occupiers. In addition, the proposal is likely to improve the appearance of the site and its local surroundings.

Senior Engineer Flood Risk & Drainage - No objections, subject to a condition requiring a class 2 oil interceptor for the car park area.

United Utilities – No objections, subject to conditions to require foul water and surface water to be drained on separate systems and to require the submission of a surface water drainage strategy

The Coal Authority – No objections, subject to an informative advising the applicant to contact the Coal Authority should any unexpected coal mining features be encountered during development.

Greater Manchester Ecological Unit – No objections subject to two informatives advising the applicant 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. If a birds nest is suspected work should cease immediately and a suitably experienced ecologist employed to assess how best to safeguard the nest(s). In addition an informative should also be attached to ensure a suitably qualified person is contacted should any evidence of bats be found during the demolition phase of the development.

Urban Vision Environment (Air and Noise) – No objections

Air Quality

The development lies partially within the Greater Manchester Air Quality Management Area, however the proposed end use is not considered a relevant receptor with respect to air quality. In addition the proposed end use will not have a significant impact on air quality. As such, no objections are raised with respect to air quality.

Noise

The site is bordered to the North and west by residential properties, which are considered as noise sensitive receptors. The applicant has submitted no information with respect to noise. It is considered that the present application allows a potential planning gain in respect of a number of uses being amalgamated into a single use and operation. As such, with respect to noise there are no objections to this application subject to conditions to restrict opening hours and for the submission of a construction management plan.

Urban Vision Environment (Land Contamination) - No information has been submitted with respect to the potential for land contamination to cause a risk to health of future occupiers of the site. There are no objections to the development with respect to land contamination; however the proposal involves the demolition of a public house and erection of a new building. In the absence of any other information the applicant will need to submit a preliminary risk assessment prior to the development commencing.

Planning Policy

Development Plan Policy

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

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

Unitary Development Plan 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, 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 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 S3 - Loss of Shops This policy states that a change of use from Class A1 retail will only be permitted where it would not have an unacceptable impact on vitality and viability. Consideration will be given to the following in the determination of the extent to which development would have an unacceptable impact: over concentration of non A1 uses in the main shopping streets; pedestrian inactivity; loss of shop frontage; unacceptable impact on environmental quality or residential amenity; develop a wide range of attractions and amenities; contribute to the regeneration of the centre.

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 EHC4 - Reuse of Existing Health, 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.

Other Material Planning Considerations

National Planning Policy

National Planning Policy Framework

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.

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

Supplementary Planning Document - Design 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.

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

Appraisal

Principle of Development/Loss of Community Facility

Planning permission was granted in 2009 for the change of use of the entire site to a hand car wash facility under application 09/58237/COU and for part of the site to be used for car sales in 2016 (16/68089/FUL).

The site is a previously developed brownfield site and whilst there are a number of active uses on the site, the existing building is generally in a state of disrepair whilst the remainder of the site has an unkempt look about it. This current proposal would clear the existing site and replace it with a single storey modular building along with some soft landscaping.

As stated above the current use of the premises/site includes the sale of used cars on the western side of the site, whilst the east of the site is operating as a hand car wash and valeting business, whilst part of the former public house building is operating as a convenience retail store (Class A1). According to policy S3 of the adopted UDP planning permission will be granted for the change of use of local shops located outside of town and neighbourhood centres 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.

As the retail unit is in use, it is reasonable to assume that there is a demand for a retail unit in this location. Therefore it needs to be reasoned that an alternative use on the site would be more appropriate. Manchester Road West is a key arterial route which connects Little Hulton to Bolton and Manchester. The application site is used by a number of small businesses and is sited in a highly prominent location on the corner of Manchester Road and Cleggs Lane and is therefore highly visible to passing members of the public and traffic.

The main building on site has a run-down dilapidated appearance, whilst the other additional structures on site appear as ill-considered afterthoughts. The result of this is that the current appearance of the site in this prominent location is considered harmful to the visual amenity of the area. Therefore the clearance and redevelopment of the site for the proposed use would be considered a more appropriate use of the site in this case.

In respect of the loss of the A1 retail unit, the application site is within walking distance to the recently re- developed Ellesmere Centre. The re-development of the Ellesmere Centre contains a substantial amount of retail floor space. As the site is located close to Walkden Town Centre, it is served well by public transport

Given the small scale loss of retail space (approx 164 square metres), when considered with the wider redevelopment of the Ellesmere Centre and the substantial A1 retail space provided within that scheme (which has a number of vacant units), it is considered that the change of use to a car lease use is wholly appropriate and would be compatible with neighbouring land uses and the loss this retail unit, along with the car wash and car sales would not be detrimental to the local area. In addition the change of use would ensure that the site is continually occupied and re-developed which in turn will have a positive impact on economic development in accordance with the NPPF. It is not considered that the proposed change of use would have an adverse impact upon the vitality and viability of Walkden Town Centre.

In relation to the loss of the public house, this loss was considered in the assessment of the previous application (16/68089/FUL) and is considered acceptable.

Impact on Visual Amenity

The existing building, (whilst in use), has look of a building that is in a state of disrepair which is considered to contribute nothing positive in terms of the visual impact of the immediate and wider surrounding area. This taken with the other uses on the site results in a site which has an unkempt, cluttered and cramped appearance. This current proposal would clear the existing site and replace it with a single storey modular building along with some soft landscaping along the northern and western boundaries.

The proposed building would be single storey and is small in scale. It would be sited relatively centrally within the site and would be constructed out of modular pre-fabricated wall panels with a pearl coloured K-Rend finish. Its introduction in this location is considered to be acceptable on this basis. The proposed wash bay would be located to the rear of the proposed building and would be screened from views along Cleggs Lane. However, it would be visible from a small section of Manchester Road West. The applicants have advised that a canopy would be provided over the car washing and valeting area. As no details have been provided in respect of the design of the canopy a condition would be attached to ensure details are submitted for approval prior to the commencement of development.

It is also proposed to repaint the existing railings which bound the site fronting Cleggs Lane and Manchester Road West and also plant low level soft landscaping which will also enhance the visual appearance of the site. As such it is considered that the proposal would improve the visual amenity of the site and the wider surrounding area in accordance with UDP policies DES1 and DES8 of the UDP.

Impact on Residential Amenity and the Operations of Neighbouring Occupiers

The proposed change of use to a car rental centre would generate vehicular movements to and from the site. However, it is considered that compared to the existing uses and the different nature of the proposed business model, it is not considered that this increase would have any significant greater impact on residential amenity than the existing uses. The proposed hours of operation of the car rental business would be from of 8am to 6pm Monday to Saturday, and 10am to 4pm on Sundays and Bank Holidays.

The site is located at a heavily trafficked highway intersection with a level of background noise from vehicles and in this context (when taken with the existing uses on site) it is not considered that the vehicle movements associated with the car rental facility would generate an unacceptable level of noise for neighbouring occupiers.

The proposed car wash would use portable power equipment for vehicle washing, which would be a source of noise. However, the equipment would not have any fixed jet wash or plant equipment associated with the use. The only noise generating equipment used would potentially be hand held jet washers and vacuum cleaners. The wash bay is located away from the northern and western boundaries, with the nearest residential properties being No’s 28 & 37 Streetgate. Whilst there will be noise generated, from the use of hand pressure wash / compressor equipment on the site, there is a wall and vegetation separating the car wash activities from the nearest adjacent dwellings to the north and west. This will contribute towards noise mitigation and an acoustic barrier.

In addition, noise is already generated on the site via the siting of the existing uses and there are also relatively high ambient noise levels as a consequence of road traffic on Cleggs Lane and Manchester Road West, which are well used thoroughfares. It is considered, on balance, that the residents are unlikely to experience any significant detriment to residential amenity over and above that already experienced due to the proximity of the adjacent roads and the current on site conditions.

Whilst the operation of a hand car wash during daylight hours in tandem with the proposed use is considered acceptable, the use of such equipment late into the evening, when the ambient noise levels have dropped and a period of quietude could reasonably be accepted by the occupiers of the adjacent properties would not be acceptable, therefore a condition controlling the hours of operation of the hand car wash has been attached. The Councils Air and Noise Officer has been consulted and has no objections to the proposal subject to the imposition of the conditions controlling the operating hours of the business and car washing facility.

It is therefore considered that the proposal complies with UDP Policy EN17 of the adopted UDP.

Highways

The proposal would utilise the existing vehicular access point into the site off Cleggs Lane. The proposal would provide a total of 74 spaces. These would be split into the following:-

 50 for staff parking and car storage  24 spaces for visiting members of the public (including 2 disabled bays).

This level of car parking provision is considered to be acceptable given the proposed level of business. The Councils Highway Engineer has also been consulted and has no objections to the proposal. On this basis there are no objections to the proposal on the grounds of highway safety and parking provision. The proposal is therefore considered acceptable in this regard and is in accordance with UDP policies A8 and A10.

Environmental

Air

The development lies partially within the Greater Manchester Air Quality Management Area, however the proposed end use is not considered a relevant receptor with respect to air quality. In addition, the Councils Air and Noise Officer has been consulted and does not consider that the proposed end use will have a significant impact on air quality. As such, no objections are raised with respect to air quality.

Land Contamination

The applicants have not submitted any information in respect of the potential from land contamination to cause risk to the health of any potential future occupiers of the site. As the proposal involves the demolition of a public house and erection of a new building and in the absence of any other information a condition will be attached which will require the applicant to submit a preliminary risk assessment prior to the commencement of development. Subject to appropriately worded conditions it is considered that the proposal is in accordance with policy EN17 of the adopted UDP.

Drainage

The application site is located within an area defined by the Environment Agency as Flood Zone 1. However as the site is less than 1 hectare is size a flood risk assessment is not required.

The proposal includes the creation of wash and valeting bay for the stocked vehicles. In order to prevent pollutants to the watercourses, conditions have been attached to ensure discharges from site storage areas, vehicle washing areas and any other areas potentially contaminated by spillage shall be connected to the foul sewer and to require the submission of a surface water drainage strategy. As such, it is considered that the proposal is in accordance with policy EN17 of the City of Salford UDP.

Ecology

The proposal would involve the demolition of an existing building and therefore there is the potential for roosting bats or nesting birds to be found within the building. The applicants have submitted a bat assessment which states that no evidence of bats was found and the building has been assessed as having negligible bat roosting potential owing to it being relatively well sealed from access by bats, and in a low risk location. Notwithstanding this an informative has been attached to ensure a suitably qualified person is contacted should any evidence of bats be found during the demolition phase of the development.

In addition no evidence of nesting birds was noted on site, however species such as house sparrow, starling, house martin and swift are known to utilise buildings as nest sites in urban areas. Therefore an informative has been attached to remind the applicant that, under the Wildlife and Countryside Act 1981 it is an offence to remove, damage, or destroy the nest of a wild bird, while the nest is in use or being built. Conclusions

In reaching this conclusion the Local Planning Authority (LPA) has been mindful of the National Planning Policy Framework’s (The Framework) presumption in favour of sustainable development. For the reasons set out above the LPA concludes that the development would not unacceptably harm the character and appearance of the area, nor would it have an unacceptable impact on neighbouring residents or on highway safety in accordance with the development plan policies which are consistent with the Framework.

Recommendation

Approve

Conditions

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

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

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

5398- 01 LOCATION PLAN 5398-101 SITE PLAN: AS EXISTING 5398-102 SITE PLAN: AS PROPOSED 5398-103 CAR RENTAL OFFICE: PROPOSED PLANS & ELEVATIONS

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

3. The premises shall only be open for trade or business between the hours of: 08.00am -18:00pm Monday to Saturday and 10:00am -16:00pm on Sundays & Bank Holidays.

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.

4. Discharges from the vehicle washing area shall be connected to the foul sewer. Prior to being discharged into any watercourse or sewer, drainage from the development shall be passed through a class 2 oil interceptor designed and constructed to have a capacity and details compatible with the site being drained.

Reason: In the interests of the protection of watercourses from pollution pursuant to policy EN17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

5. The wash bay area shall only be operated on the premises between the hours of 08.00am -18:00pm Monday to Saturday and 10:00am -16:00pm on Sundays & Bank Holidays.

Reason: To safeguard the amenity of the future occupants of the development in accordance with policy EN17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

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

i) a Preliminary Risk Assessment report, including a conceptual model and a site walk over survey.

ii) where potential risks are identified by the Preliminary Risk Assessment, a site investigation survey of the extent, scale and nature of contamination and;

iii) an assessment of the potential risks to:

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

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

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

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

7. Pursuant to condition 6, 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.

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

Reason: To secure proper drainage and to manage the risk of flooding and pollution in accordance with policy EN17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework

9. Prior to the commencement of any development, a surface water drainage scheme, based on the hierarchy of drainage options in the National Planning Practice Guidance with evidence of an assessment of the site conditions shall be submitted to and approved in writing by the Local Planning Authority.

The surface water drainage scheme must be in accordance with the Non-Statutory Technical Standards for Sustainable Drainage Systems (March 2015) or any subsequent replacement national standards and unless otherwise agreed in writing by the Local Planning Authority, no surface water shall discharge to the public combined water sewerage system. The development shall be completed in accordance with the approved details.

Reason: To promote sustainable development, secure proper drainage and to manage the risk of flooding and pollution in accordance with policy EN17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

10. Notwithstanding the details shown on the approved plans, the development hereby permitted shall not be occupied or brought into use until full details of the proposed canopy have been submitted to and approved in writing by the Local Planning Authority. The details shall include the materials, siting and size. The canopy shall be constructed in accordance with the approved details prior to the first use of the wash bay hereby permitted and retained thereafter.

Reason: In the interests of the visual amenity of the site in accordance with Policies DES1 and DES8 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

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

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

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

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.

12 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; and (x) a community engagement strategy which explains how local neighbours will be kept updated on the construction process, key milestones, and how they can report to the site manager or other appropriate representative of the developer, instances of unneighbourly behaviour from construction operatives. The statement shall also detail the steps that will be taken when unneighbourly behaviour has been reported. A log of all reported instances shall be kept on record and made available for inspection by the local a planning authority upon request.

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

Notes to Applicant

1. The proposed development lies within an area that has been defined by the Coal Authority as containing potential hazards arising from former coal mining activity. These hazards can include: mine entries (shafts and adits); shallow coal workings; geological features (fissures and break lines); mine gas and previous surface mining sites. Although such hazards are seldom readily visible, they can often be present and problems can occur in the future, particularly as a result of development taking place.

Any intrusive activities which disturb or enter any coal seams, coal mine workings or coal mine entries (shafts and adits) requires a Coal Authority Permit. Such activities could include site investigation boreholes, digging of foundations, piling activities, other ground works and any subsequent treatment of coal mine workings and coal mine entries for ground stability purposes. Failure to obtain a Coal Authority Permit for such activities is trespass, with the potential for court action.

If any of the coal mining features are unexpectedly encountered during development, this should be reported immediately to the Coal Authority on 0345 762 6848. Further information is available on the Coal Authority website at: www.gov.uk/coalauthority.

2. Whilst the building to be demolished has been assessed as low risk for bats, the applicant is reminded that under the Habitat Regulation it is an offence to disturb, harm or kill bats. If a bat is found during demolition all work should cease immediately and a suitably licensed bat worker employed to assess how best to safeguard the bat(s). Natural England should also be informed.

3. 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 birds nest is suspected work should cease immediately and a suitably experienced ecologist employed to assess how best to safeguard the nest(s).

4. Water Comments

There are large trunks mains, 225 PE & 15" Inch CI main that are on the perimeter of the development. You will need an access strip of no less than 10 metres for the 225 mm PE main, measuring at least 5 metres either side of the centre line of the pipe. You will need an access strip of no less than 6 metres for the 15"Inch CI main, measuring at least 3 metres either side of the centre line of the pipe.

The applicant must comply with our standard conditions, a copy of which is enclosed, for work carried out on, or when crossing aqueducts and easements. This should be taken into account in the final site layout, or a diversion will be necessary, which will be at the applicant's expense.

Any necessary disconnection or diversion required as a result of any development will be carried out at the developer's expense. Under the Water Industry Act 1991, Sections 158 & 159, we have the right to inspect, maintain, adjust, repair or alter our mains. This includes carrying out any works incidental to any of those purposes. Service pipes are not our property and we have no record of them.

Any necessary disconnection or diversion of the private main(s) must have the approval of the pipeline owner and be carried out to our standards at the applicant's expense.

Water pressure in this area is regulated to around 2 bar. This should be taken into account when designing the internal plumbing.

The applicant must undertake a complete soil survey, as and when land proposals have progressed to a scheme design i.e. development, and results submitted along with an application for water. This will aid in our design of future pipework and materials to eliminate the risk of contamination to the local water supply.

If planning permission is granted, the applicant should check the location and conditions of our easement with United Utilities Property Services, Grasmere House, Lingley Mere Business Park, Lingley Green Avenue, Warrington, WA5 3LP.

The level of cover to the water mains and sewers must not be compromised either during or after construction.

A separate metered supply to each unit will be required at the applicant's expense and all internal pipe work must comply with current water supply (water fittings) regulations 1999.

Should this planning application be approved, the applicant should contact United Utilities on 03456 723 723 regarding connection to the water mains or public sewers.

General comments It is the applicant's responsibility to demonstrate the exact relationship between any United Utilities' assets and the proposed development. United Utilities offers a fully supported mapping service and we recommend the applicant contact our Property Searches Team at [email protected] to obtain maps of the site.

Due to the public sewer transfer, not all sewers are currently shown on the statutory sewer records, if a sewer is discovered during construction; please contact a Building Control Body to discuss the matter further.

Supporting information

United Utilities wishes to draw attention to the following as a means to facilitate sustainable development within the region.

Site drainage

In accordance with the National Planning Policy Framework (NPPF) and the National Planning Practice Guidance (NPPG), the site should be drained on a separate system with foul water draining to the public sewer and surface water draining in the most sustainable way.

The NPPG clearly outlines the hierarchy to be investigated by the developer when considering a surface water drainage strategy. We would ask the developer to consider the following drainage options in the following order of priority:

1. into the ground (infiltration); 2. to a surface water body; 3. to a surface water sewer, highway drain, or another drainage system; 4. to a combined sewer.

The comments made in this letter regarding site drainage reflect this approach.

If the applicant intends to offer wastewater assets forward for adoption by United Utilities, the proposed detailed design will be subject to a technical appraisal by an Adoptions Engineer as we need to be sure that the proposal meets the requirements of Sewers for adoption and United Utilities' Asset Standards. The proposed design should give consideration to long term operability and give United Utilities a cost effective proposal for the life of the assets. Therefore, should this application be approved and the applicant wishes to progress a Section 104 agreement, we strongly recommend that no construction commences until the detailed drainage design, submitted as part of the Section 104 agreement, has been assessed and accepted in writing by United Utilities. Any works carried out prior to the technical assessment being approved is done entirely at the developers own risk and could be subject to change.