Manchester City Council List No. Area Committee

Application Number Date of Appln Committee Date Ward 087978/FO/2008/S2 17th Oct 2008 18th Dec 2008 Sharston Ward

Proposal Erection of a 8.2 metres high maintenance and office building and a 7.65 metres high refuelling and washing building in connection with the use of the site as a 24 hour bus depot, the provision of a hardstanding area for the parking of 184 buses and the creation of 57 car parking spaces; erection of eighteen 8 and 12 metres high lighting columns and provision of associated landscaping Location Former Dairy Site, Leestone Road, Sharston Industrial Estate, Sharston, , M22 4RB, Applicant GM Buses South, Daw Bank, , Cheshire, SK3 0DU Agent Stagecoach UK Bus Construction Department, Hyde Road Depot, , Manchester, M12 6JS

Description

This application is being put before Members given the level of public interest and that the proposal is of more than local significance. To the north, south and west of the site are commercial properties located on Sharston Industrial Estate and to the east is Longley Lane and the South Manchester Resource Recovery Centre beyond.

This application is for the redevelopment of the site which involves the erection of a maintenance and office building with a refuelling and washing building in connection with the use of the site as a 24 hour bus depot. This building has been sited so that it will hold the corner of the site. There will a hardstanding area for the parking of 184 buses that will sited to the rear of the maintenance and office building and the creation of 57 car parking spaces. There will also be the erection of eighteen 8 and 12 metres high lighting columns and provision of associated landscaping. Access to the site is taken from Leestone Road and it is envisaged the traffic will be directed away from Longley Lane using the other arterial routes, such as Altrincham Road, M56 and Princess Road etc.

There will be 120 full time engineering staff on site, consisting of fitters, body builders, electricians, trimmers and cleaning staff. There will be 15 management and administration staff. There will be 400 drivers employed, but these will only visit the site to book on and off, as well as collecting their vehicles and taking short breaks.

Currently Stagecoach are located in a depot off Princess Road, and their re-location is essential in order to facilitate the regeneration of Moss Side that has regional significance. The relocation of Stagecoach to Leestone Road benefit Sharston Industrial Estate, as they are a large established employer which would be key to the vitality and success of Sharston Industrial Estate in the long term.

Manchester City Council List No. Wythenshawe Area Committee Consultations

Local Residents - There has been twenty eight letters received from local residents and a letter of objection from Civic Society. There comments are as follows:

• Increase in traffic • Increase in noise / disturbance • Increase in pollution • The proposal will add security to the estate with its 24 hour operation.

Head of Regulatory Services and Enforcement Services (Public Protection) – No objection subject to conditions.

Head of Regulatory Services and Enforcement Services (Contaminated Land) – No objection subject to conditions.

Landscape Practice Group – No objections subject to condition.

Transport Policy Unit – No objections subject to condition.

Head of Highway Services – In order to protect pedestrian and highway safety a number of amendments to the access arrangements into the site are required.

Regeneration South – The relocation of the bus depot from Princess Road, Moss Side will not only provide regeneration benefits in that area but also provide a high quality development on the Sharston Industrial Estate and create confidence in continued investment on the estate given current market conditions. The development is located at a key gateway in to the estate so will positively impact on its visual appearance and can also provide an ongoing opportunity of providing jobs for local residents.

Manchester Airport – No objections.

Environmental Services – No objections.

Greater Manchester Passenger Transport Executive (GMPTE) – No objections subject to condition.

Greater Manchester Police (GMP) – No objections subject to conditions.

Greater Manchester Fire and Rescue Service (GMFRS) – No objections.

Environment Agency – No objection subject to condition.

Issues

Unitary Development Plan (UDP) – Whilst there are no specific policies for this site, policy I1.7 and H2.2 in Part 1 of the UDP and policy EW12 in Part 2 of the UDP are of relevance.

Manchester City Council List No. Wythenshawe Area Committee Policy I1.7 states that the Council will bring forward proposals to upgrade the older industrial areas and estates in the City. It will seek to work in collaboration with existing occupants to improve the environment in these areas and to ensure that they become better adapted to meet the needs of modern businesses.

Policy H2.2 states that the Council will not normally allow development which will have an unacceptable impact on residential areas. The matters which the Council will consider in coming to such decisions will include the scale and appearance of the development and its impact in terms of noise, vibration, traffic generation, road safety and air pollution.

Policy EW12 states that the Council will protect the role of the Sharston Industrial Estate as a centre for industrial activity and employment which is convenient and accessible to Wythenshawe people in particular. It continues further stating that there is scope for new business (Class B1) developments on the estate but the emphasis should remain as general industrial and distribution activities.

Wythenshawe Strategic Regeneration Framework (SRF) – Approved in December 2004, this document provides a strong vision for Wythenshawe over the next 10 - 15 years, guiding the improvement of public services for Wythenshawe residents, and shaping future investment. At the heart of the SRF is a vision for Wythenshawe as Manchester's Garden City, based both on Wythenshawe's uniqueness and the new opportunities in the area. This brings together the positive aspects of Wythenshawe's housing and green space (the Garden) with the continued growth of Wythenshawe's economy and potential for further job creation, better quality shops and lifestyle facilities.

There are a number of key objectives and principles contained within the SRF which are considered of relevance in this instance:

Key Objective 5.6 - Make Wythenshawe the location of choice for investors and employers providing a portfolio of sites and premises to meet the needs of inward and indigenous employers, particularly those linked to and including Sharston Industrial Estate.

Under the Policy Framework section of the SRF it also states the following:

Policy ED2 - Increase the attractiveness of the existing industrial locations to help safeguard employment and encourage re-investment and new investment.

North West of Plan Regional Spatial Strategy (RSS) to 2021 (Adopted September 2008) – Policy DP1 'Regional Development Principles' states that proposals and schemes should be located so as to make effective use of land, buildings and infrastructure and a sequential approach to development should be adopted to meet development needs.

Policy DP2 ‘Promote Sustainable Communities’ seeks to create places where people want to live and work.

Policy DP4 states that a sequential approach should be given the development site selection. Existing building and previously developed land should land Manchester City Council List No. Wythenshawe Area Committee should be used first. Secondly, suitable infill within settlements should be utilised. Finally, land should be well located to other services and infrastructure.

Access for Disabled People – Level access into the building and dedicated w.c. facilities for the disabled have been provided.

Principle of Development – Given the location of the site within Sharston Industrial Estate the principle of the proposal is considered acceptable. Notwithstanding this, consideration must be given to the proposals impact upon existing levels of pedestrian and highway safety and residential amenity.

Pedestrian and Highway Safety – The greatest amount of objection to this scheme has arisen from concerns in relation to the impacts of the increase in traffic to and from the site. Following initial discussions with the Head of Highway Services a routing strategy will be explored that could be dealt with by means of condition in order to reduce HGV impact on Longley Lane, Royal Green Road and the Northenden District Centre. A similar approach has already been accepted in relation to the Waste Management Centre.

The Head of Highway Services has also requested that a number of amendments be incorporated into the scheme prior to its approval in order to protect existing levels of pedestrian and highway safety, this is reflected in the recommendation.

Residential Amenity – As there are no residential properties within close proximity to the application site it is not considered that the proposal would have a detrimental impact upon existing levels of residential amenity. As discussed above, a condition requiring a routing strategy, which will take vehicles away from surrounding residential properties, is proposed.

Visual Amenity – The proposed re-development will not significantly alter the streetscene of which it forms part, as there are already commercial buildings in the locality. Therefore there will be no adverse impact on the visual amenities in the area.

Design and Siting – both the design and siting of the proposed buildings is considered acceptable.

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

Protocol 1 Article 1, and Article 8 where appropriate, confer(s) a right of respect for a person’s home, other land and business assets. In taking account of all material considerations, including Council policy as set out in the Unitary Development Plan, the Head of Planning has concluded that some rights conferred by these articles on the applicant(s)/objector(s)/resident(s) and other occupiers and owners of nearby land that might be affected may be interfered with but that that interference is in accordance with the law and justified by being in the public interest and on the basis of the planning merits of the development proposal. He believes that any restriction on these rights posed by Manchester City Council List No. Wythenshawe Area Committee the approval of the application is proportionate to the wider benefits of the approval and that such a decision falls within the margin of discretion afforded to the Council under the Town and Country Planning Acts.

Recommendation: Minded to Approve (subject to the receipt of amended plans addressing the concerns of the Head of Highway Services) on the basis that the proposal is in accordance with the following policies in the Unitary Development Plan for the City of Manchester and there are no material considerations of sufficient weight to indicate otherwise:

Policy I1.7 states that the Council will bring forward proposals to upgrade the older industrial areas and estates in the City. It is believed that this proposal will comply with this property.

Policy H2.2 states that the Council will not normally allow development which will have an unacceptable impact on residential areas. It is not believed that the proposed development will have a detrimental impact in terms of noise, vibration, traffic generation, road safety and air pollution or through its scale and appearance.

Policy EW12 states that the Council will protect the role of the Sharston Industrial Estate as a centre for industrial activity and employment which is convenient and accessible to Wythenshawe people in particular. There is scope for new business (B1) developments on the estate but the emphasis should remain as general industrial and distribution activities. The granting of this consent would comply with this policy.

Conditions

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

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

2) The development hereby approved shall be carried out in accordance with the following drawings and documents unless otherwise agreed in writing by the City Council as Local Planning Authority: Drawing no. P1952/01 to 10, 645/SK006/WP rev B, 645/SK006/Service Accomm, 645/SK006/WE rev B, 645/SK006/W/section A-A, 645/SK006/SLP rev B, 645/SK006//SLE rev A, 645/SK006/CWP rev A, 645/SK006/CWE rev A, 645/SK006/CHASSIS ACCOMM, SK007/SP, 001 MBE SC, 007 MBE SC (0m and 4m) and additional information date stamped as received 17th October 2008.

Reason - To ensure that the development is carried out in accordance with the approved plans. Pursuant to policy H2.2 of the Manchester Unitary Development Plan.

3) No development that is hereby approved shall commence unless and until samples and specifications of all materials to be used on all external elevations of the development have been submitted to and approved in writing by the City Manchester City Council List No. Wythenshawe Area Committee Council as local planning authority. The development shall be constructed only using the approved materials unless otherwise agreed in writing by the City Council as local planning authority.

Reason - To ensure that the appearance of the development is acceptable to the City Council as local planning authority in the interests of the visual amenity of the area within which the site is located, as specified in policy H2.2 of the Unitary Development Plan for the City of Manchester.

4) Before development commences a scheme for the extraction of any fumes, vapours and odours from the premises hereby approved shall be submitted to, and approved in writing by, the City Council as local planning authority. The approved scheme shall be implemented prior to occupancy and shall remain operational thereafter.

Reason - In the interests of the amenities of the occupiers nearby properties in order to comply with Policy H2.2 of the Unitary Development Plan for the City of Manchester.

5) No development shall commence until a scheme for the storage (including segregated waste recycling) and disposal of refuse has been submitted to and approved in writing by the City Council as local planning authority. The details of the approved scheme shall be implemented as part of the development and shall remain in situ whilst the use or development is in operation.

Reason - To safeguard the amenities of the occupiers of nearby residential accommodation, pursuant to policy H2.2 of the Manchester Unitary Development Plan.

6) Before first occupation of the development the building, together with any externally mounted ancillary equipment, shall be acoustically insulated in accordance with a scheme submitted to and approved in writing by the City Council as local planning authority in order to secure a reduction in the level of noise emanating from the equipment.

Reason - To safeguard the amenities of the occupiers of nearby residential accommodation, pursuant to policy H2.2 of the Manchester Unitary Development Plan.

7) The car parking indicated on the approved plans shall be surfaced, demarcated and made available for use prior to the building hereby approved being occupied. The car park shall then be available at all times whilst the site is occupied.

Reason - To ensure that there is adequate parking for the development proposed when the building is occupied in order to comply with Policies H2.2 and T2.6 of the Unitary Development Plan for the City of Manchester.

8) No development shall commence until a hard and soft landscaping treatment scheme has been submitted to and approved in writing by the City Council as local planning authority. The approved scheme shall be implemented not later than 12 months from the date the buildings are first occupied. If within a period of 5 years from the date of the planting of any tree or shrub, that tree or shrub or any tree or shrub planted in replacement for it, is removed, uprooted or Manchester City Council List No. Wythenshawe Area Committee destroyed or dies, or becomes, in the opinion of the local planning authority, seriously damaged or defective, another tree or shrub of the same species and size as that originally planted shall be planted at the same place, unless otherwise agree in writing by the City Council as local planning authority.

Reason

To ensure that a satisfactory landscaping scheme for the development is carried out, pursuant to Policy E2.6 of the Unitary Development Plan for the City of Manchester.

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

(a) No retained tree shall be cut down, uprooted or destroyed, nor shall any retained tree be topped or lopped other than in accordance with the approved plans and particulars, without the written approval of the local planning authority. Any topping or lopping approved shall be carried out in accordance with British Standard 5387:2005.

(b) If any retained tree is removed, uprooted or destroyed or dies, another tree shall be planted at the same place and that tree shall be of such size and species, and shall be planted at such time, as may be specified in writing by the local planning authority.

(c) The erection of fencing for the protection of any retained tree shall be undertaken in accordance with the plans and particulars to be submitted and approved by the City Council as local planning authority before any equipment, machinery or materials are brought on to the site for the purposes of the development, and shall be maintained until all equipment, machinery and surplus materials have been removed from the site. Nothing shall be stored or placed in any area fenced in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavation be made, without the written consent of the local planning authority.

Reason

In order avoid damage to trees/shrubs adjacent to and within the site which are of important amenity value to the area, pursuant to Policies E2.4 and E2.6 on the Unitary Development Plan for the City of Manchester.

10) Before the development hereby approved commences, the applicant shall submit a routing and signing strategy for vehicles using the site. No development shall commence until the submitted strategy has been approved in writing by the City Council as Local Planning Authority and until the scheme has been fully implemented in accordance with the approved strategy. The approved scheme shall thereafter be maintained in accordance with the approved details unless otherwise confirmed in writing by the City Council as Local Planning Authority.

Reason - To provide improved conditions for pedestrians pursuant to policies H2.2 and T2.1 of the Unitary Development Plan of the City of Manchester. Manchester City Council List No. Wythenshawe Area Committee

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

Reason - To reduce the risk of crime pursuant to Policy E3.5 of the Unitary Development Plan of the City of Manchester and to reflect the guidance contained in Planning Policy Statement "Delivering Sustainable Development".

12) Prior to the commencement of the development hereby approved, details of a framework Travel Plan shall be submitted to and approved by the City Council as Local Planning Authority. Prior to the first occupation of the development hereby approved, a detailed Travel Plan, including particulars of its implementation and monitoring, shall be submitted to and approved by the City Council as Local Planning Authority. The Travel Plan shall then be implemented and reviewed in accordance with those approved details unless otherwise agreed in writing by the City Council as Local Planning Authority.

Reason - To encourage the use of transport other than single occupancy of a car in accordance with the principles of sustainable transport, pursuant to the provisions contained within Planning Policy Guidance 13.

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

Reason - In the interest of pedestrian and highway safety, as specified in policy H2.2 of the Unitary Development Plan for the City of Manchester.

Local Government (Access to Information) Act 1985

The documents referred to in the course of this report are either contained in the file(s) relating to application ref: 087978/FO/2008/S2 held by planning or are City Council planning policies, the Unitary Development Plan for the City of Manchester, national planning guidance documents, or relevant decisions on other applications or appeals, copies of which are held by the Planning Division.

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

Greater Manchester Ecology Unit Environment Agency GMPTE Greater Manchester Police Steve Hobson, Crime Reduction Officer Northenden Civic Society GMC Fire Service Manchester City Council List No. Wythenshawe Area Committee Manchester Airport Safeguarding Officer

A full list of neighbour notifications is kept on file

Representations were received from the following third parties:

John J Mitchell, 57 Longley Lane, Northenden, Manchester, M22 4JD Philip, Christine & David Durden, 56 Longley Lane, Manchester, M22 4JH International Transformers, corner of Longley Lane and Leestone Road Personal details withheld at the request of individual Personal details withheld at the request of individual Personal details withheld at the request of individual Christine and Norman Swerling, 21 Calderbeck Way, Manchester Mr D Galek, 3 Penarth Road, Northenden, Manchester Grahame Connorton, 19 Longley Lane, Northenden, Manchester Grahame Connorton, 19 Longley Lane, Northenden, Manchester John Bodicoat, 11 Lorna Grove, , Cheadle, Cheshire Mr Marsden, 8 Belcroft Close, Northenden, Manchester Mr T Young, 8 Bronington Close, Northenden, Manchester Personal details withheld at the request of individual Personal details withheld at the request of individual Personal details withheld at the request of individual Personal details withheld at the request of individual Personal details withheld at the request of individual Mr B G Meakin, 17 Beech Avenue, Northenden, Manchester, M22 4JE Andrew Baker, 61 Longley Lane, Northenden, Manchester Mr P Wareham, 27 Princesway Mrs Joanna Deirdre Bluck, 63, Longley Lane, Northenden, Manchester

Relevant Contact Officer : Wayne Johnson Telephone number : 0161 234 4544 Email : [email protected]