Manchester City Council Item 7 Planning and Highways Committee 13 February 2014

Application Number Date of Appln Committee Date Ward 104437/FO/2013/S1 17th Dec 2013 13 Feb 2014 Chorlton Park Ward

Proposal Erection of 97, two-storey, two, three and four-bed houses with car parking, landscaping and boundary treatment works and including an electricity substation. Location Site Of The Former Oakwood High School (lower), Darley Avenue, Chorlton Cum Hardy, Manchester Applicant Mr Ian Sharrocks, Wates Living Space NW, The Royals, 4th Floor 353 Altrincham Road, Sharston, Manchester, M22 4BJ Agent Mr Graeme Mill, Pozzoni LLP, Woodville House, 2 Woodville Road, Altrincham, Cheshire, WA14 2FH

Description

This application relates to a roughly rectangular site of 2.55 hectares, bounded by Darley Avenue, Thorneycroft Avenue, the Chorlton-cum-Hardy Golf Club and Barlow Moor Primary School. The site was formerly occupied by the Oakwood High Lower School, which has been demolished, and the site is now largely clear with trees around the boundaries.

Manchester City Council Item 7 Planning and Highways Committee 13 February 2014

Consent is sought for the redevelopment of the site with 97 family houses, each with an in-curtilage parking space and front and rear gardens. The proposals involve two new access roads on to Darley Avenue and also include an electricity substation.

Consultations

Local Residents/Businesses - six letters of objection have been received with a total of eleven signatories. The concerns are summarised below:

• Traffic, parking and noise during construction • Increased traffic and parking problems associated with the development • There are already issues on Darley Avenue, which is used as a rat-run and is not very wide. • The proposal involves too many houses for the site. • The proposal provides no commercial premises, no amenities/services/leisure or play spaces • There is little detail of energy efficiency • There are too many additional accesses to Darley Avenue • There would be loss of privacy, loss of light and overlooking of existing properties • The development would result in the loss of views and visual amenity

Manchester City Council Item 7 Planning and Highways Committee 13 February 2014

• The proposal would result in the loss of open space • Three would be noise problems associated with increased density • There would be an adverse impact on wildlife • Rented properties have a higher potential to fall into disrepair • The properties have the potential to become HMOs • The pricing structure will be out of reach of those really in need • Old properties should be refurbished before new build schemes are considered • There is a shortage of school places in ‘Manchester and no provision for additional demand from this development • There is a lack of open space in the area • There is a covenant on the land stating it should be used for educational purposes only

Member of Parliament - John Leech MP has made comments suggesting a five year management plan for new tree planting, requesting a 20 mph speed limit, a cycle path and car parking on a basis of 2 spaces per house.

West Didsbury Residents’ Association - is broadly supportive of the proposal to redevelop the school site for housing. The design and mix and intended tenure arrangement appear to promote a broad social mix of family units which they find acceptable. They do have reservations about the proximity of the units to Barlow Wood and would like to see a buffer zone between the trees and houses. They regret the loss of all the trees on the site

Highways Services - have raised a number of points of detail which should be covered within the S278 and S38 agreements. Traffic calming measures have also been requested along with further details in relation to the Travel Plan.

Environmental Health - recommend the standard condition relating to the storage and disposal of waste.

Arboricultural Officer - has commented that there are four trees in particular of high quality, but their retention would involve a redesign of the layout. However, once the development takes place these would not be visible from outside the site and therefore there amenity value would be greatly reduced.

MCC Flood Risk Management Team have requested further details of relation to surface water flooding and soak-aways.

Environment Agency - has no objection in principle to the proposed development and requests conditions relating to details of the surface water drainage scheme, and any contamination.

Greater Manchester Police - Any comments will be reported to Committee The Crime Impact Assessment submitted states that the proposal is generally acceptable.

Manchester City Council Item 7 Planning and Highways Committee 13 February 2014

Greater Manchester Ecology Unit - has no fundamental objection to the application on nature conservation grounds subject to further surveys for Great Crested Newts and any further mitigation measures as set out in the Great Crested Newt FCS Assessment doc ref 4150.00. It is considered that there will be no significant long- term harm caused to the favourable conservation status of Great Crested Newts by the development even if they are in fact present in the area. This is because: • Nearby potential breeding pools are sub-optimal for the species and therefore any population, if present, is likely to be low. • There are no records for the species within 500m of the application site. • No potential breeding pools will be lost to the development. • The small area of potential terrestrial habitat for newts that will be lost to the scheme is not significant when taking into account the large area of nearby suitable habitat in the Mersey Valley. • Suitable precautions to avoid any possible harm to newts, if present, are available and the applicant has given undertakings that such measures can and will be implemented if necessary.

Nevertheless the development does have some potential to cause short-term harm to newts during any construction period should they be present. Precautions to avoid such harm would likely include the erection of amphibian exclusion fencing during the construction period and the erection of such fencing would require a European protected species Licence to be obtained from Natural England before proceeding. To obtain a Licence full survey information must be available to Natural England.

The ‘three’ tests of the EU Habitats Regulations should also be considered during the determination of the application.

Badgers Records for badger occur over 500m from the site. The habitat within the site is considered to have a low potential for badger, however a mammal hole, the shape and size for badger, was found adjacent to the site. It is therefore recommended that this hole be monitored over a four week period to determine the presence/absence of badger. Badgers and their setts are protected under the Badger Protection Act 1992, this protects both the animal from injury, cruel treatment or killing, it also protects setts from deliberate damage whilst occupied. If badgers are found to be using the hole, then prior to commencement of any works on site a method statement outlining protection measures for badgers should be submitted to and agreed by the council. Such measures should then be implemented as agreed. It is recommended that a condition to this effect be placed on any permission, if granted.

Birds The trees and scrub on the site offer potential bird nesting habitat. All birds, with the exception of certain pest species, and their nests are protected under the terms of the Wildlife and Countryside Act (1981 as amended). It is therefore recommended that works to trees and scrub removal should not be undertaken in the main bird breeding season (March to July inclusive). It is suggested that a condition to this effect be placed on any permission, if granted, in order to protect wild birds.

Manchester City Council Item 7 Planning and Highways Committee 13 February 2014

Trees The trees within the site also represent potential foraging and commuting habitat for bats. GMEU recommends that trees are retained within the final landscape or are compensated for through replacement planting. Replacement planting using species of local provenance should be incorporated into any new planting scheme. Any trees to be retained in the development should be protected from works by way of temporary fencing to prevent encroachment by machinery or storage of materials within the root protection zone. GMEU suggests conditions to this effect be placed on any permission.

Contaminated Land Section - Recommends the standard condition relating to site investigation, mitigation and remediation be attached to any approval.

Issues

National Planning Policy Framework The new National Planning Policy Framework replaced previous guidance in PPGs and PPSs, setting out the Government's planning policies and how they are expected to be applied. The NPPF underlines that applications for planning permission must be determined in accordance with the development plan, unless material considerations indicate otherwise, and that the Framework is a material consideration in planning decisions. The core message in the document is that in assessing and determining development proposals, local planning authorities should apply the presumption in favour of sustainable development. Policy 6 : Delivering a wide choice of high quality homes - This guidance refers to the delivery of policies that will result in significant increases to the supply of housing. It specifically states that housing applications should be considered in the context of the presumption in favour of sustainable development. Local planning authorities should, subject to a range of specified criteria, seek to deliver a wide choice of high quality homes, widen opportunities for home ownership and create sustainable, inclusive and mixed communities. Policy 7 : Requiring good design - This guidance emphasises the importance of design to the built environment and its contribution to sustainable development and making places better for people and creating attractive, safe and accessible environments.

The proposed development is considered to accord with the overarching principles contained within the NPPF, in that the scheme would bring forward well-designed affordable homes.

The Development Plan Manchester's Core Strategy Development Plan Document now forms part of the development plan for Manchester and its policies provide the basis for planning decisions in the City. The Core Strategy replaces a large number of policies in the Unitary Development Plan; however, some of the UDP policies will remain extant until they are superseded by policies in a future Development Plan Document.

Policy SP1 - sets out the key spatial principles which will guide the strategic development of Manchester to 2027 and states that outside the City Centre and the Manchester City Council Item 7 Planning and Highways Committee 13 February 2014

Airport the emphasis is on the creation of neighbourhoods of choice. It also sets out the core development principles, including: • creating well designed places, • making a positive contribution to health, safety and well-being, • considering the needs of all members of the community, and • protecting and enhancing the built and natural environment.

Spatial Objective S03 - Housing - The aim is to provide for a significant increase in high quality housing provision at sustainable locations throughout the city to address demographic needs and to support economic growth. The emphasis is on providing a good range of high quality housing in terms of size, type, tenure, accessibility, and price to create sustainable life-time neighbourhoods with high quality environments, good local facilities and with easy access to employment opportunities.

Policy H1 - Housing - This policy prioritises residential development on previously developed land. Proposals for new residential development should contribute to creating mixed communities by providing house types to meet the needs of a diverse and growing population. The aim is to support growth on previously developed sites in sustainable locations, taking into account the availability of developable sites.

Policy H6 South Manchester Housing - South Manchester will accommodate around 5% of new residential development over the lifetime of the Core Strategy. High density development in South Manchester will generally only be appropriate within District Centres as part of mixed use schemes. Outside the District Centres priorities will be for housing which meets identified shortfalls, including family housing.

Policy T2 - Transport - The Council will actively manage the pattern of development to ensure that new development is easily accessible by walking, cycling and public transport; connecting residents to jobs, centres, health, leisure, open space and education opportunities.

Policy EN14 - Flood risk - Development should be directed away from sites at the greatest risk of flooding. A Flood Risk Assessment is required for all development proposals on sites greater than 0.5 ha. New development should minimise surface water run-off.

Policy EN 15 - Biodiversity - This policy seeks to maintain or enhance sites of biodiversity. Developers need to take into account the potential effect of proposals on biodiversity, including in the construction period.

Saved UDP Policy DC7.1 - New Housing Development - This policy seeks to ensure that new housing developments are accessible at ground floor level and that development with family homes include safe areas in which children can play.

Saved UDP Policy DC16.1 - Street Trees - In considering development proposals for any site, the retention of existing trees and the planting of new trees within the public highway and along the public frontages of the site will be encouraged by the Council. Except where trees are shown to be in poor health or are individually of little amenity value, or where a satisfactory replanting scheme is more desirable, the Manchester City Council Item 7 Planning and Highways Committee 13 February 2014

Council will not normally permit development proposals which would involve the loss of significant trees and would thereby change the visual character of the street.

The detailed assessment of the scheme in the following section of the report will outline that it is considered the proposal accords with the broad aims and objectives of the Core Strategy, and particularly the issues raised above.

Policy DM1 of the Core Strategy (Development Management) covers the detailed issues which need consideration and those relevant are considered below:

Design, scale and appearance The proposal comprises 97 two-storey properties of traditional appearance and constructed of red brickwork with grey tiled pitched roofs, incorporating solar panels. Houses at the head of the new roads have enhanced elevations to provide interest in the line of the vista, and box bay windows are proposed to gable ends to provide visual interest and enable surveillance. Overall the development is a good quality design of a similar scale to neighbouring housing and is considered acceptable.

Siting and layout The layout is simple, with two loop roads giving access to all the dwellings. All properties front the street and there is a consistent building line. Boundary treatment at the front and rear creates defensible space and demarcated public and private realm, and rear gardens back on to rear gardens. Buildings at the corners within the site are splayed to address both street frontages.

Residential amenity The proposal is for housing in a predominantly residential area and is not considered a significant noise generator. Disturbance during construction can be controlled by Environmental Health legislation. The applicants are members of ‘Considerate Constructors’ and endeavour to minimise disruption. A condition is recommended in relation to the management of construction traffic to minimise any disturbance from large construction vehicles. Some objectors have referred to potential overlooking and overshadowing from the development. Where the proposed housing backs on to existing residential properties, the distance between rear elevations is between 19m and 21m. The properties at the head of Thorneycroft Road are set at and angle and the distances are reduced to around 12m, but these are not directly facing the proposed properties. The proposed houses are two-storeys only and are of a similar scale to existing housing. On balance, therefore, it is considered that the proposed houses will not cause residential disamenity in terms of overlooking or overshadowing.

Disabled access The proposal should deliver a high standard of accessibility. Footpaths are 2m wide with a kerb up-stand to separate the footway from the highway. Gardens and routes will have a maximum gradient of 1:20 and access to the houses will be level. The properties will have a ground floor wc and the interiors are designed to be flexible to adapt to changing needs.

Manchester City Council Item 7 Planning and Highways Committee 13 February 2014

Community Safety and Crime Prevention The proposal has good levels of surveillance; the layout is simple without hidden recesses or undefined areas and the provision of in-curtilage parking allows security. The proposal brings a currently vacant site back into use, resulting in additional activity and surveillance. Comments made in the Crime Impact Statement about the need for defensible space and secure boundary treatments have been addressed. A condition is recommended to be attached to require the scheme to achieve Secured by Design accreditation.

Traffic, vehicular access and parking A transport statement was submitted with the application and concluded that the proposed development was considered suitable for this site in terms of traffic and transportation. On the advice of highways engineers the proposals has two junctions with Darley Avenue, set 55m apart linked to a looped road within the site. The streets will incorporate traffic calming measures and are designed to reduce vehicles speeds. Each property has an in-curtilage parking space within a gated area and many plots will be able to accommodate a second vehicle off-street. The site is close to public transport links such as Metrolink and local buses, and reduced traffic speeds on the roads will make them suitable for cyclists. Detailed drawings of the traffic calming measures and road construction details have been submitted, and will be assessed by the highways authority.

Sustainability The pre-assessment documents indicate that the proposal should achieve a Code Level rating of 4. Energy performance will incorporate a 25% improvement on the Dwelling Emissions Rate as defined by Part L of the 2010 Building Regulations.

Affordable Housing The aim of this development is to provide high quality market sale and market rent properties which will diversify tenure in an area considered to have high levels of affordable housing. The development will contribute to new housing supply and promote geographic and economic mobility over the long term through offering mixed tenure homes. Whilst this development does not fall within the definition of affordable housing the Council’s SPD, the tenure mix has been developed to ensure it fits into the property requirement for the local area - including appropriate levels of two, three and four-bed homes. A number of two-bed properties will be provided across the development that are relatively ‘low cost’ at rent or full market price and potential purchasers will be able to access the homes and community Agency’ Help to Buy Equity Scheme. This scheme enables the market sale properties to be more accessible for residents struggling to obtain mortgage finance and increase home ownership leading to a more balanced housing market. Buyers can receive up to 20% towards the value of a property and in some cases will only require a deposit of 5%.

Ecology The Ecology Assessment submitted with the application concludes: • There are no internationally, nationally or locally designated sites within 1 km of the site. • There are no protected plant species or invasive species recorded on the site. Manchester City Council Item 7 Planning and Highways Committee 13 February 2014

• The habitats within the site are of low ecological value. • The site’s greatest value is in the form of nesting habitat that the scrub and trees provide. • The habitat within the site has low potential for badger due to its close proximity to existing developments and lack of shelter or cover on site • The site has limited potential for bats although the wider locality is of value for foraging and commuting bats. • The site provides suitable nesting habitat for a range of bird species. • There is no suitable amphibian breeding habitat on the site although it does offer potential refuge/foraging habit • The site lies within the theoretical ‘intermediate terrestrial habitat’ for Great Crested Newts which may be present in the water bodies on the golf course • Further survey work is required to ascertain whether Great Crested Newts are present nearby.

Great Crested Newts and their habitat are protected under UK and European legislation and are a material consideration when determining planning applications. If the development is likely to disturb potential newt habitat then a survey should be carried out before the application is determined. If newts are found on site, then under the Conservation of Habitats and Species Regulations 2010 which enacts the Directive into the UK, a licence is required from the Natural England to derogate the terms of this legislation. Before a licence can be granted three tests must be satisfied. These are: i) That the development is “in the interest of public health and public safety, or for other imperative reasons of overriding public interest, including those of a social or economic nature and beneficial consequence of primary importance for the environment”; ii) That there is “no satisfactory alternative”; iii) That the derogation is “not detrimental to the maintenance of the populations of the species concerned at a favourable conservation status in their natural range”.

Although some survey work has been done in relation to newts, a full survey, in accordance with Natural England guidelines, will need to be carried out between mid- March and mid-June 2014 to ascertain their presence or likely absence. Should newts be found to be present, full details of mitigation and management of the site will need to be developed and a licence obtained from Natural England. For this reason it is recommended that the application be minded to approve, subject to the outcome of these further surveys, and consultation with GMEU.

Flood Risk A Flood Risk Assessment was submitted with the application and it is noted that the site is located in Flood Zone 1, which is suitable for all types of development. Infiltration tests were carried out and it is proposed to use soak-aways to dispose of surface water rainfall at source. Discussions are under way with the local highways authority to agree the form of highway surface. The proposed development has a greater impermeable area than the previous development. However, as infiltration is being used for roof drainage, driveways and shared access roads, the impermeable area that may be drained has been greatly reduced to pre-demolition. The proposed buildings are protected from flooding by providing a finished floor level higher than Manchester City Council Item 7 Planning and Highways Committee 13 February 2014 ground level adjacent to the building except as required for level access. The general slope of the external ground levels is away from the buildings to ensure run- off is not directed towards the buildings. Soak-aways will be designed for up to 1 in 100 year storms with an allowance for climate change. No off-site impacts are envisaged as a result of this development as no structural measures are required to defend the site against flooding. The development does not lead to displacement of potential floodwaters through the provision of physical barriers and therefore does not require compensatory storage to mitigate off-site flood risk. Run-off from the proposed development, whilst increased due to the increase in impermeable area, is managed and, therefore, off-site impacts are mitigated by the redevelopment of the site by reducing peak run-off rates from the site by over 50% of previous development due to the use of soak-aways and other infiltration methods. The developers are currently in discussions with MCC Flood Risk Management Team about the details of the drainage strategy and conditions can be attached if necessary.

The Guide to Development in Manchester The guidance advises that high quality design is a vital attribute of successful neighbourhoods, the design of streets should promote neighbourliness and design should respect and be informed by location. The guidance also advises that buildings should relate well to each other and building heights should be carefully considered. In terms of ease of movement, culs-de-sac are discouraged, the street network should contribute to the character of the area, safe routes for cyclists and pedestrians will be promoted, and public transport should be easy to use. Neighbourhoods should contain a mix of housing, safety and security are vital elements of the urban area, the impact of parking areas should be minimised and new developments should maximise access for disabled people. The Guide states that it is important to achieve an adequate level of enclosure if streets and open spaces are to provide a sense of place and help people feel comfortable and safe. Buildings should present their main face and pedestrian entrance to the adjacent main street, to contribute to its vitality and interest. Windows and entrances should ensure that the street is overlooked to promote informal surveillance. The proposed development accords with the principles of the guidance outlined above, with the scheme being designed to create surveillance of the adjacent streets, and have pedestrian access from those streets.

Trees and landscaping All the existing trees on site would have to be removed to facilitate the development and this includes a small number identified as good quality. New tree planting within gardens is proposed as part of the overall landscaping scheme. The developer has also been requested to include some street trees along the Darley Avenue frontage in order to mitigate for the impact on amenity through the loss of better quality trees and to enhance the appearance of Darley Avenue.

Boundary Treatment A mix of boundary treatments is proposed, with timber fencing and trellis to the rear and brick walls with railings to the front of properties. Hedges are also included within the landscaping scheme for front gardens to reinforce the boundary treatment.

Manchester City Council Item 7 Planning and Highways Committee 13 February 2014

Pre-application engagement A public meeting was held on 4 November 2013 at the neighbouring Barlow Hall Primary School site.

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 Core Strategy and saved polices of the Unitary Development Plan, the Head of Planning, Building Control & Licensing 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. She believes that any restriction on these rights posed by the of the application is proportionate to the wider benefits of 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 further survey works to ascertain the presence or likely absence of Great Crested Newts, and the submission and approval of a scheme of mitigation should GCN be present.

Article 31 Declaration Officers have worked with the applicant in a positive and proactive manner based on seeking solutions to problems arising in relation to dealing with the application and the application has been determined in accordance with the policies within the Development Plan.

Reason for recommendation

On the basis that the proposal would not have an adverse impact on the character and appearance of the area and would not materially harm amenity in the locality. The development would result in a high quality scheme which will provide much- needed housing and associated regeneration benefits. The proposal is considered to be in accordance with Policies SP1, H1, H6, T2, EN14, EN15 and DM1 of the Core Strategy and saved Policies DC7.1 and DC16.1 of the Unitary Development Plan for the City of Manchester and national polices in the NPPF and there are no material considerations of sufficient weight to indicate otherwise.

Conditions to be attached to the decision

1) The development must be begun not later than the expiration of three years beginning with the date of this permission. Manchester City Council Item 7 Planning and Highways Committee 13 February 2014

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: P3698-01-100A P3698-01-100 P3698-01-101D P3698-01-106 P3698-01-107 P3698-01-108 P3698-01-109 P3698-01-110 P3698-01-111 P3698-01-112 P3698-01-113 P3698-01-114 D4260.01.003A D4260.01.004A D4260.01.005A D4260.01.006A 12C197/001 Stamped as received on 16 December 2013 And the following supporting documents: Design and Access Statement ref P3698 dated Oct 2013 Flood Risk Assessment ref LRD26942 dated Nov 2013 Ecological Assessment Ref 4260.01.002 Version 1 dated Nov 2013 Great Crested Newt FCS Assessment TEP report ref 4150.001 dated Oct 2013 Assessment of Noise by ADC ref ARR/PPN/C/1787.05a dated 6th Nov 2013 Crime Impact Statement Version A dated Oct 2013

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

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 Council as local planning authority.

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

4) The development hereby approved shall achieve a post-construction Building Research Establishment Environmental Assessment Method (BREEAM) rating of at least four star sustainability rating under the code for sustainable homes for those elements of the development which are residential in nature. A post construction review certificate shall be submitted to and approved in writing by the City Council as Manchester City Council Item 7 Planning and Highways Committee 13 February 2014 local planning authority before any of the buildings hereby approved are first occupied.

Reason - In order to minimise the environmental impact of the development pursuant to policies SP1, T2 and DM1 of the Core Strategy, and the principles contained within the Guide to Development in Manchester SPD (2007) and the National Planning Policy Framework.

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

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

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

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

Reason - To ensure that the presence of or the potential for any contaminated land and/or groundwater is detected and appropriate remedial action is taken in the interests of public safety, pursuant to policies DM1 and EN18 of the Core Strategy.

6) The details of an emergency telephone contact number for the contractor shall be displayed in a publicly accessible location on the site from the commencement of development until construction works are complete. Manchester City Council Item 7 Planning and Highways Committee 13 February 2014

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

7) The hard and soft landscaping scheme approved by the City Council as local planning authority shown on the approved drawings shall be implemented not later than 12 months from the date of commencement of works. If within a period of 5 years from the date of the planting of any tree or shrub, that tree or shrub or any tree or shrub planted in replacement for it, is removed, uprooted or destroyed or dies, or becomes, in the opinion of the local planning authority, seriously damaged or defective, another tree or shrub of the same species and size as that originally planted shall be planted at the same place.

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

8) Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification) no garages or extensions shall be erected other than those expressly authorised by this permission.

Reason - In order to safeguard areas of soakaways and surface water drainage, pursuant to Policy DM1 and EN14 of the Core Strategy.

9) 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 secured by design accreditation.

Reason - To reduce the risk of crime pursuant to policies SP1 and DM1 of the Core Strategy and to reflect the guidance contained in the National Planning Policy Framework.

10) Before the development hereby approved is first occupied a Travel Plan shall be submitted to and agreed in writing by the City Council as Local Planning Authority. In this condition a Travel Plan means a document which includes: i) the measures proposed to be taken to reduce dependency on the private car by those [attending or] employed in the development ii) a commitment to surveying the travel patterns of staff during the first three months of use of the development and thereafter from time to time iii) mechanisms for the implementation of the measures to reduce dependency on the private car iv) measures for the delivery of specified travel plan services Manchester City Council Item 7 Planning and Highways Committee 13 February 2014 v) measures to monitor and review the effectiveness of the Travel Plan in achieving the objective of reducing dependency on the private car

Within six months of the first use of the development, a revised Travel Plan which takes into account the information about travel patterns gathered pursuant to item (ii) above shall be submitted to and approved in writing by the City Council as local planning authority. Any Travel Plan which has been approved by the City Council as local planning authority shall be implemented in full at all times when the development hereby approved is in use.

Reason - To assist promoting the use of sustainable forms of travel to the school, pursuant to policies SP1, T2 and DM1 of the Core Strategy and the Guide to Development in Manchester SPD (2007).

11) All tree work should be carried out by a competent contractor in accordance with British Standard BS 3998 "Recommendations for Tree Work".

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

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

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

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

Manchester City Council Item 7 Planning and Highways Committee 13 February 2014

13) Prior to the commencement of the development hereby approved, a local labour agreement addressing initiatives to employ people residing in the vicinity of the development site for the construction of the development, shall be submitted to and agreed in writing with the City Council as local planning authority. The development shall then be completed in accordance with the approved agreement while the construction of the site is ongoing.

Reason - To safeguard local employment opportunities, pursuant to policy DM1 of the Core Strategy for Manchester.

14) Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 as amended by The Town and Country Planning (General Permitted Development) (Amendment) (England) Order 2010 (or any order revoking and re-enacting that Order with or without modification) no part of the premises shall be used for any other purpose (including any other purpose in Class C3 of the Schedule to the Town and Country Planning (Use Classes) Order 1987 as amended by The Town and Country Planning (Use Classes) (Amendment) (England) Order 2010, or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order with or without modification) other than the purpose(s) of C3(a).

Reason - In the interests of residential amenity, to safeguard the character of the area and to maintain the sustainability of the local community through provision of accommodation that is suitable for people living as families pursuant to policies DM1 and H11 of the Core Strategy for Manchester and the guidance contained within the National Planning Policy Framework.

15) Prior to the commencement of works on site, a strategy for the management of construction traffic, including information regarding site approach routes, hours of deliveries, and directional signage, shall be submitted to and approved in writing by the City Council as local planning authority. The agreed strategy shall be implemented for the duration of the construction period.

Reason - To safeguard the amenities of nearby residents, in accordance with Policies SP1 and DM1 of the Core Strategy.

16) The development hereby approved shall not be implemented unless and until a scheme for the planting of street trees on the section of Darley Avenue adjacent to the development has been submitted to and approved in writing by the local planning authority. The agreed scheme shall be implemented before any of the residential properties are occupied.

Reason

To mitigate for the loss of a number of good quality trees within the development site and pursuant to Saved UDP Policy DC16.1

Manchester City Council Item 7 Planning and Highways Committee 13 February 2014

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: 104437/FO/2013/S1 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:

1 -25 Thorneycroft Avenue, Manchester, M21 7HT 2 - 18 Thorneycroft Avenue, Manchester, M21 7HT 7 Stratford avenue, West Didsbury, Manchester, M20 2LH 1 - 21 Fitton Avenue, Manchester, M21 7HU 2 - 20 Fitton Avenue, Manchester, M21 7HU 160 - 280 Darley Avenue, Manchester, M21 7HX 1- 57Godbert Avenue, Manchester, M21 7JD 2 - 54 Godbert Avenue, Manchester, M21 7JA 149 - 205 Darley Avenue, Manchester, M21 7JE 54 and 56 Hardcastle Avenue, Manchester, M21 7LH 53 - 59 Hardcastle Avenue, Manchester, M21 7LJ 34 - 58 Barlow Hall Road, Manchester, M21 7JJ 18 and 20 Mottram Avenue, Manchester, M21 7HQ 17 and 19Mottram Avenue, Manchester, M21 7HW Barlow Hall Primary And Assessment Unit, Darley Avenue, Manchester, M21 7JG Children Centre, Darley Avenue, Manchester, M21 7JG

Representations were received from the following third parties: 13 Thorneycroft Avenue, Manchester, M21 7HT 7 Stratford avenue, West Didsbury, Manchester, M20 2LH 12 Fitton Avenue, Manchester, M21 7HU 18 Fitton Avenue, Manchester, M21 7HU 197 Darley Avenue, Manchester, M21 7HR 11 Thorneycroft Avenue, Manchester, M21 7HT

Relevant Contact Officer : Paula McGovern Telephone number : 0161 234 4547 Email : [email protected]