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APPLICATION No: 17/70437/REM APPLICANT: Peel Investments (North) Ltd LOCATION: Land Between Mid-point Of Ship Canal And Liverpool Road, Eccles, PROPOSAL: Details of reserved matters for layout, scale, appearance and landscaping for the provision of one warehouse building accommodating 35,497sqm (GIA) of B8 floor-space, pursuant to planning permission 14/65747/EIAHYB, along with associated gatehouse, car/cycle parking; boundary treatments; landscaping and other external works. WARD: Irlam

BACKGROUND

This application relates to Port Salford, a multi-modal freight facility and distribution park to be served by rail, road and shipping. Port Salford forms part of the wider Atlantic Gateway scheme, a redevelopment strategy for the North West of centering on the corridor between and Merseyside.

$wjfzlza2.rtf Planning permission for Port Salford, including 154,500 square metres of distribution warehousing, highways works, new rail link and wharf was granted by Salford City Council in 2009 (see below for detailed planning history). The highway works are known as the Western Gateway Infrastructure Scheme (WGIS) and include works within the boundaries of both Salford City Council and Trafford Metropolitan Borough Council.

The 2009 planning consent granted full planning permission for the transportation infrastructure (road, rail and wharf) and the multi-modal terminal. The distribution warehouses were granted outline planning permission. A parameters plan for the warehouses was submitted with the application. This indicated the overall area the warehouses could occupy (154,500 sq/m) and the maximum height of the buildings (20 metres). Reserved Matters approval was issued for the first of the warehouse buildings in March 2015 and this has now been constructed on site and is occupied by Culina Group.

This current application seeks approval of reserved matters for the second warehouse on the site, located adjacent to the Culina building. Application 17/70438/REM, which also features on this Agenda, seeks consent for the third and fourth warehouse buildings.

DESCRIPTION OF SITE AND SURROUNDING AREA

The Port Salford site, including the Western Gateway Infrastructure Scheme (WGIS) and new rail link covers an irregular shaped parcel of land of approximately 116 hectares located to the north of the Manchester Ship Canal; to the west of the M60 motorway; to the south and west of Barton Aerodrome and the residential area of Peel Green; and to the east of Boysnope Park Golf Club.

This reserved matters application relates to a 9.71 hectare plot of land located towards the western end of the Port Salford site. The plot is bounded by the A57 Liverpool Road and Barton Aerodrome to the north, the Manchester Ship Canal to the south, the Salford Community Stadium to the east and the Culina warehouse (Unit 1) to the west. The site currently comprises rough grass and scrub and is screened along the A57 Liverpool Road frontage by mature trees.

DESCRIPTION OF PROPOSAL

This Reserved Matters application relates to the second warehouse building on the Port Salford site, with consent having already been granted for the Culina Group building (Unit 1 – 26,301sqm) and a concurrent application also sitting on this Agenda for Units 3 & 4 (ref: 17/70438/REM – 81,189sqm).

This application proposes a warehouse building that would accommodate 35,497 square metres (Gross Internal Area) of B8 - ‘Storage and Distribution’ floor-space, with associated servicing, car parking areas and landscaping.

The proposed building would be rectilinear in form and 18.6m metres high to eaves, with a shallow double pitched roof with hipped ends. The building would measure approx. 265 metres in length and approx. 128 metres wide. The internal space would comprise warehousing with ancillary office space, staff facilities and a reception area. The building elevations would be clad in four colours, shading from grey to black and incorporating elements of yellow. The roof colour would be goosewing grey. Glazing is included in the elevations to serve the entrance reception and offices. At present no end- user has been identified to occupy the proposed warehouse building.

The external space would consist of a service yard, staff car parking and external landscaping. The service yard would be situated adjacent to the north-eastern elevation of the building with 4no. level access loading doors and 30no. dock levelers providing access for the loading and unloading of goods from commercial vehicles. Parking for 52 trailers would also be provided in this area. Staff and visitor car parking (384 spaces, including 14 disabled spaces) would be located in front of the building, between its north-western elevation and the main estate road. Parking for 9 motorcycles and 48 cycles is also proposed.

A new access road leading from Liverpool Road (A57) was delivered to serve the adjacent Culina building and this would be extended eastwards to provide access into the Unit 2 site. Two separate entrances would lead to the staff/visitor car park and the HGV service yard respectively. The service yards would be surrounded by security fencing and access controlled by gates. Gates would also be provided along the south-eastern boundary to provide access to the port facility once constructed.

The applicant has stated that the proposal would be linked to the Port access road, railway and berth. Whilst the current scheme takes account of these future works, the details do not form part of this application.

The land in-between the access road and the A57 Liverpool Road is to be landscaped. Existing trees adjacent to the A57 are to be retained, where possible, and new trees planted, alongside native structure planting and wildflower meadow. The applicant has indicated that there would be some mounding of earth in this area to further filter views of the proposal from the A57 and beyond.

A native hedgerow and belt of wildflower meadow planting is proposed along the north-eastern side of the development plot adjacent to the service yard to provide a break between the plots for Unit 2 and Unit 3.

Historically part of the Eccles footpath No. 2, a Public Right of Way, ran across the southern portion of the development site; however this was diverted in 2013 to facilitate safer pedestrian access through Port Salford. Its new route now runs along the northern edge of the new access road.

RELEVANT SITE HISTORY

17/70438/REM – This application was submitted alongside the one to which this report relates and is currently pending a decision. It provides details of reserved matters for layout, scale, appearance and landscaping for the provision of two warehouse buildings (Units 3 and 4) accommodating 81,189sqm (GIA) of B8 floor-space, pursuant to planning permission 14/65747/EIAHYB, along with associated gatehouses, car/cycle parking; boundary treatments; landscaping and other external works.

14/65747/EIAHYB – Planning permission was granted on 31st March 2015 to vary Condition 9 (completion of Part WGIS) and Condition 10 (rail link in place) attached to planning permission 13/63413/EIAHYB.

14/65735/REM – This application was approved on 26th March 2015. It provided details of reserved matters for appearance, landscaping, layout and scale for the provision of one warehouse building (Unit 1) accommodating 26,301sqm (GIA) of B8 floor-space, pursuant to planning permission 13/63413/EIAHYB.

13/63413/EIAHYB - Planning Permission granted on 3 April 2014 to vary Condition 4 (approved plans) of planning permission 12/61611/EIAHYB. The application amended the alignment of the rail link that will connect Port Salford to the Manchester – Newton-le-Willows – Liverpool railway line.

13/62779/EIA – Planning Permission granted on 5 September 2013 to vary Condition 2 (approved plans) of planning permission 12/61631/EIA. This application amended the alignment of the new highway forming part of the Western Gateway Infrastructure Scheme (WGIS) and planning application 12/61611/EIAHYB.

12/61611/EIAHYB – Planning Permission granted on 5 July 2012 to vary or remove a number of conditions attached to planning permission 03/47344/EIAHYB for a multi-modal freight interchange comprising rail served distribution warehousing, rail link and sidings, inter-modal and ancillary facilities including a canal quay and berths, vehicle parking, hardstanding, landscaping, re-routing of Salteye Brook, a new signal controlled access to the A57 and related highway works including realignment of the A57 and improvements to the M60 (Port Salford). Canal crossing and associated roads and other highway improvements as part of the Western Gateway Infrastructure Scheme (WGIS).

12/61631/EIA – Planning Permission granted on 5 July 2012 for the construction of a highway in connection with the re-alignment of the Western Gateway Infrastructure Scheme (WGIS) and planning application 12/61611/EIAHYB.

03/47344/EIAHYB – Planning Permission granted on 16 July 2009 for a multi-modal freight interchange comprising rail served distribution warehousing, rail link and sidings, inter-modal and ancillary facilities including a canal quay and berths, vehicle parking, hardstanding, landscaping, re- routing of Salteye Brook, a new signal controlled access to the A57 and related highway works including realignment of the A57 and improvements to the M60 (Port Salford). Canal crossing and associated roads and other highway improvements as part of the Western Gateway Infrastructure Scheme (WGIS).

PUBLICITY

Site Notice: Non HH Article 15 Date posted: 25th October 2017 Reason: Wider Publicity

Site Notice: Non HH setting of listed building Date posted: 25th October 2017 Reason: Affecting setting of Listed Building

Press Advert: Manchester Weekly News Salford Edition Date Published: 24 August 2017 Reason: Article 15 Affect Public right of Way

REPRESENTATIONS

Consultation letters were sent to 297 addresses on 16th August 2017.

No representations have been received in response to the application.

CONSULTATIONS

City Airport And Heliport - No objections. Landscaping and tree plans at the eastern end of the scheme should not penetrate (or grow to penetrate) the existing safeguarding for the runway approach (Runway 32) which overlays this end of the site for City Airport.

Design For Security - No objections. The development should be constructed in accordance with the recommendations set out in the Crime Impact Statement.

Environment Agency - No objections as land contamination has been addressed under previous applications /responses.

Greater Manchester Ecological Unit - No objections. Current habitats on the site do not have a substantive conservation value. The landscaping plans are rather limited for such a large site. Conditions have been recommended in relation to the control of invasive plant species and the undertaking of vegetation clearance during bird nesting season.

Manchester Ship Canal Company - No comments received to date Peak and Northern Footpaths Society - No comments received to date

Ramblers Association Manchester Area - No comments received to date

Rights Of Way - No comments received to date

Trafford Council - No objections

Transport For Greater Manchester (TFGM) – Comments from TfGM will be incorporated into the ‘Access Highways and Parking’ section of this report.

Urban Vision Drainage – No objections

Urban Vision Highways – No objections. See ‘Access, Highways and Parking’ section of this report.

PLANNING POLICY

Development Plan Policy

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 ST3 - Employment Supply This policy states that a good range of local employment opportunities will be secured by enabling the diversification of the local economy and by using planning obligations to secure local labour contracts and training opportunities.

Unitary Development Plan DES1 - Respecting Context This policy states that development will be required to respond to its physical context and respect the positive character of the local area in which it is situated and contribute towards a local identity and distinctiveness.

Unitary Development Plan DES2 - Circulation and Movement This policy states that the design and layout of new development will be required to be fully accessible to all people, maximise the movement of pedestrians and cyclists through and around the site safely, be well related to public transport and local amenities and minimise potential conflicts between pedestrians, cyclists and other road users.

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

Unitary Development Plan DES9 - Landscaping This policy states that hard and soft landscaping should be provided where appropriate that is of a high quality and would enhance the design of the development, not detract from the safety and security of the area and would enhance the attractiveness and character of the built environment.

Unitary Development Plan DES10 - Design and Crime This policy states that developments must be designed to discourage crime, antisocial behaviour, and the fear of crime. Development should i) be clearly delineated ii) allow natural surveillance iii) avoid places of concealment iv) encourage activity within public areas. Unitary Development Plan E1 - Strategic Regional Site, Barton This policy states that one, or a combination of any two of the following types of development will be permitted on the Barton Strategic Regional Site: A) A mix of light and general industry, warehouse and distribution, and ancillary offices and other uses; B) A multi-modal freight interchange, incorporating rail and water based freight handling facilities, and a rail link to the Manchester-Newton-le Willow- Liverpool railway line C) A sports stadium for Salford City Reds with a maximum capacity of 20,000 spectators, and appropriate enabling development. Proposals must i) make an appropriate contribution towards road and services infrastructure ii) secure improvements to public transport iii) minimise adverse impact on visual amenity, views and vista in the area; enhance the Liverpool Road corridor; v) maintain nature conservation interest of the site vi) have no unacceptable impact on local environmental quality vii) maintain the flood alleviation capabilities of Salteye Brook; viii) provide for a strategic route alongside the Manchester Ship Canal; ix) make appropriate provision for the training and employment of local residents during construction and operational phases.

Unitary Development Plan A2 - Cyclists, Pedestrians and the Disabled This policy states that development proposals, road improvement schemes and traffic management measures will be required to make adequate provision for safe and convenient access by the disabled, other people with limited or impaired mobility, pedestrians and cyclists

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

Unitary Development Plan EN8 - Nature Conservation of Local Importance This policy states that development that would adversely affect the nature conservation value of a Site of Biological Importance, a Local Nature Reserve, or a priority habitat for Salford as identified in the Greater Manchester Biodiversity Action Plan, will only be permitted where the benefits of the development clearly outweigh the reduction in the nature conservation interest of the site; the detrimental impact has been minimised as far as is practicable; appropriate mitigation measure have been provided. Conditions or planning obligations will be used to ensure the protection, enhancement and management of these sites and habitats.

Unitary Development Plan EN9 - Wildlife Corridors This policy states that development that would affect any land that functions as a wildlife corridor, or that provides an important link or stepping stone between habitats will not be permitted. Conditions and planning obligations may be used to protect, enhance or manage to facilitate the movement of flora and fauna where development is permitted.

Unitary Development Plan 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 EN18 - Protection of Water Courses This policy states that development will not be permitted where it would have an unacceptable impact on surface or ground water.

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 EN22 - Resource Conservation This policy states that development proposals for more than 5,000 square metres of floorspace will only be permitted where it can be demonstrated that the impact on the conservation of non-renewable resources and on the local and global environments, has been minimised as far as practicable; and full consideration has been given to the use of realistic renewable energy options, and such measures have been incorporated into the development where practicable.

Unitary Development Plan R5 - Countryside Access Network This policy states that planning permission will not be granted for development that would result in the permanent obstruction or closure of any part of the Countryside Access Network, unless an alternative route is provided that is equally attractive and convenient. New development that is proposed on a site needed for the provision of a new route or link as part of the Countryside Access Network will be required to incorporate that route/link as part of the development. Correspondence

Other Material Planning Considerations

National Planning Policy

National Planning Policy Framework National Planning Policy Guidance

Local Planning Policy

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 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 - 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

The main issues for consideration in the determination of this planning application are:

 Principle of the Development  Design, Appearance and Landscaping  Crime and Security  Access, Highway Safety, Parking and Rights of Way  Neighbour Amenity  Listed Buildings & Archaeology  Contamination  Sustainability and Energy Efficiency  Flood Risk and Drainage

Principle of Development

The principle of redeveloping this site for warehousing, as part of the wider Port Salford multi-modal freight facility and distribution park, was established through the previous part full, part outline, planning consent described in the planning history section of this report. Since outline planning permission was granted there have been no relevant changes to the development plan. The principle of the proposed development therefore remains acceptable.

Design, Appearance and Landscaping

The proposed warehouse building would be significant in scale and would be most visible from the elevated M60 motorway, A57 Liverpool Road and from the south side of the Manchester Ship Canal. The construction of four large warehouse buildings up to 20 metres high was agreed in the parameter plans that formed part of the original planning consent for Port Salford. The proposed warehouse, at 18.6 metres high and 35,497 square metres in area, would accord with the parameter plans and therefore the scale of the building is considered to be acceptable.

The warehouse would be clad in four colours, shading from grey to black and incorporating elements of yellow. Glazing would be incorporated at the locations of the building where there is an office or reception. The applicant has advised that the design of the elevations reflects the Atlantic Gateway corporate brand. Port Salford will be characterised by large warehouse buildings and infrastructure. It is considered that the design of the building, including the proposed materials and colour scheme, would be appropriate within the setting of Port Salford and is therefore acceptable. The proposed development would comply with UDP Policy DES1.

In addition, to operational signage, the building occupier may wish to incorporate corporate signage within the building facade. The nature of this signage is not known at present, however if proposed, a separate application for advertisement consent is likely to be required.

The applicant has advised that external lighting at the site would comprise facade mounted lighting located along the building perimeter, supplemented by pole mounted lighting to the service yard, car park and site entrance. No further details of the lighting scheme have been provided. A condition attached to the original planning permission for Port Salford (Condition 31) requires the submission of an artificial lighting scheme for each phase. This condition remains applicable to this development and therefore the applicant should submit further details of lighting at the site for approval in accordance with this condition.

The applicant has submitted planting plans which provide details of the location of the existing trees and hedgerows to be retained and the location and type of new planting proposed. The plans indicate that the majority of the existing band of trees along the A57 would be retained. Any gaps alongside this principal highway would be filled with new native structure planting. New ‘extra heavy standard’ trees would be planted alongside the extended internal access road. A wildflower meadow would be planted in-between the line of trees and the A57. Trees and shrubs would also be planted within the car park and, to a lesser extent, alongside the service yard.

The following conditions relating to landscaping were attached to the original planning permission for Port Salford:

 Condition 26 - requires the approval of details of measures to protect and safeguard the retained trees and hedgerows within each phase.  Condition 27 - requires the submission of a detailed landscaping scheme for each phase, to include full details of trees and shrubs to be planted, walls, fences, boundary and surface treatment and a timetable for implementation. The condition also requires any trees or shrubs dying within five years of planting to be replaced with the same species within twelve months.

These conditions still apply to the proposed development and therefore it is not necessary to apply such conditions to this reserved matters consent, if granted.

The Greater Manchester Ecology Unit (GMEU) have reviewed the application and raised no objections. However they have advised that the site should be checked for the presence of nesting birds prior to any vegetation or ground clearance works commencing. It is recommended that this advice should be included as an informative if reserved matters consent is granted. GMEU have also recommended a condition relating to the control of invasive species. Condition 35 of the Outline consent requires the submission of a survey to identify the existence of invasive plants and, if necessary, provide mitigation measures for their eradication and disposal. This condition still applies and therefore it is not necessary to duplicate it by attaching it to any reserved matters consent.

It is considered that the proposed landscaping scheme would create a ‘green’ setting for the building and would filter views of the development from the A57 and nearby residential properties, lessening any visual impact that might otherwise be felt. It is considered that the proposed development complies with UDP Policy DES9 which seeks the provision of high quality landscaping as part of new development.

Crime and Security

The building is designed with its entrance facing onto the car park and new access road so that it would be clearly visible to visitors. Furthermore the entrance, in conjunction with a number of the office windows, would provide natural surveillance to the staff / visitor car park. The applicant has advised that planting within the car park would be maintained to suitable heights to ensure it does not block views across the site.

Access to the staff/visitor car park is focused on one location off the link road, making it easier for site staff to monitor people and vehicles entering the premises. Access to the service yard would be secured with gates and a gatehouse to prevent unauthorised entry, particularly when the building is not in use. The service yard would also be enclosed by a 2.4 metre high fence and monitored by CCTV. Access control would be provided by the building occupier if they consider this necessary.

Condition 32 of the original planning consent for Port Salford requires the submission of a Security and Crime Prevention Strategy for each phase, including details of all physical security measures to include all fencing positions, heights, design, materials and colour treatment; provision of CCTV; vehicle and pedestrian access gates and barriers; access controls, site management and liaison with the relevant police authorities. Such a Strategy has been submitted with this application and Design for Security (Greater Manchester Police) have advised that the development should be constructed in accordance with the recommendations set out within this document. An informative to that effect would be attached to any approval issued for this application.

It is therefore considered that the proposed development complies with UDP Policy DES10, which seeks to ensure that new development is designed to discourage crime, anti-social behaviour and the fear of crime, and support personal and property security.

Access, Highway Safety, Parking and Rights of Way

UDP Policy A8 seeks to ensure that proposed development does not have an unacceptable impact on highway safety or the function of the highway network. UDP Policy A10 seeks to ensure that adequate parking is provided for new developments.

Access A new junction onto the Port Salford site from the A57 Liverpool Road was constructed in 2015, in anticipation of Unit 1 (the Culina Group building) being constructed. As previously noted in this report, the internal spine road which serves Unit 1 would be extended so that it also provides access to the Unit 2 development (as well as Units 3 and 4 proposed under application 17/70438/REM). Urban Vision’s Highways Officers are satisfied with the width and location of the vehicular entrances into the Unit 3 and Unit 4 plots. Appropriate pedestrian crossing facilities have also been provided, following the submission of amended plans, to ensure that the development is accessible by foot and by cycling.

A swept-path analysis has demonstrated that a fire truck could adequately access the external elevations of the warehouse and manouvre through the staff car park in a forward gear.

Traffic Impact The original Port Salford application included a comprehensive Transport Assessment that considered the potential traffic and transport impacts of vehicular trips generated by the Masterplan development on the strategic and local highway networks. This assessment concluded that a phased package of highways works were required to mitigate and accommodate the level of warehousing proposed within the Port Salford site (154,500sqm gross floor area).

The most up-to-date list of these works is set out below and is taken from the most recent s.73 permission for the site, ref: 14/65747/EIAHYB:  No development of Rail Link Warehousing beyond a maximum figure of 26,500sqm shall be commenced until Part WGIS is completed and in use (Condition 9).  No development of Rail Link Warehousing beyond a maximum figure of 26,500sqm shall be commenced until the rail link, linking the development to the national rail network, is implemented and fully operational(Condition 10).  No development of Rail Link Warehousing beyond a maximum figure of 77,250sq.m and the full Multi Modal Terminal shall be occupied until Full WGIS has been fully implemented to the satisfaction of the Local Planning Authority and Highways England (Conditions 11 & 12). For the avoidance of doubt, the cumulative level of floor-space constructed within Unit 1, and proposed within Units 2-4, would total 141,987sqm. This figure falls below the maximum amount permitted within the original Port Salford permission (154,500sqm) and therefore the potential traffic impacts of this scheme cannot be reconsidered. The thresholds/trigger points for the mitigation works outlined above would continue to apply if permission were to be granted for this development. Therefore Part-WGIS would need to be completed and operational before any of the warehouse units proposed within this application or application 17/70438/REM, which also features on this Agenda, are constructed. The thresholds do not prohibit the Planning Panel from determining these applications.

Parking The site would provide 384 car parking spaces, including 14 disabled spaces. This level of car parking provision is lower than the maximum standard for car parking for B8 storage and distribution uses set out in Salford’s adopted UDP, which states that no more than 1 space per 45sq/m should be provided. The provision of 14 spaces for disabled persons meets the Council’s minimum standard. The development would also include parking for 9 motorcycles and 48 cycles. Again, this level of provision meets the minimum standards required by the Salford UDP. Overall, the level of parking proposed is considered to be appropriate for the development in accordance with UDP Policy A10.

A condition (Condition 18) was attached to the original planning permission for Port Salford to require any proposed car parking to be available for use prior to the occupation of the building to which it relates. This condition remains applicable to the Unit 2 development and therefore no further conditions are required in this respect. However, a condition was not attached to the original permission in relation to the provision of cycle parking. It is therefore considered that a condition should be attached to this reserved matters consent, if granted, to ensure that the cycle parking is made available for use prior to the operation of the warehouse. In addition to cycle parking, the new spine road through Port Salford includes a shared footway / cycle way to its northern side, which assists with the creation of safe cycle routes for staff to the site.

Travel Plan A condition requiring the submission of a Travel Plan for each phase of the development was attached to the original planning permission for Port Salford (Condition 13). This remains applicable to this Unit 2 development and the applicant should therefore submit a Travel Plan for the warehouse in accordance with this condition.

Public Rights of Way A public right of way (‘Eccles Definitive Footpath No.2’) formerly ran across the southern part of the wider Port Salford site. However, this was formally diverted in 2013 to avoid possible safety and security risks associated with a public path dissecting the various development plots. As such the path now immediately follows the route set out for the internal access road that crosses the northern portion of the site, thus preserving the public right of way, in accordance with UDP Policy DES 2.

Neighbour Amenity

UDP Policy DES7 states that development will not be permitted where it would have an unacceptable impact on the amenity of the occupiers or users of other developments. In addition, UDP Policy EN17 seeks to ensure that development does not have a detrimental impact on environmentally sensitive uses such as housing by way of an increase in pollution to the air (including dust pollution), water or soil, or by reason of noise, odour, artificial light or vibration.

The nearest neighbouring residential properties are located on Liverpool Road, approx. 230 metres to the north-west of the proposed new building and service yard. An assessment of noise impacts was undertaken and considered as part of the original planning application for Port Salford. The officer’s report acknowledged that the operation of Port Salford would result in permanent changes to the noise climate in the area from activities on the site such as the operation of HGV’s and the handling of containers between canal, road and rail.

A condition (Condition 22) was attached to the original consent to require the submission of a noise and vibration management and monitoring plan for the scheme and to ensure that noise emitted from site activities does not exceed acceptable levels. This condition remains applicable to this development and compliance will ensure that unacceptable levels of noise and vibration are not experienced by neighbouring residents as a result of the development.

The proposed new building would be 18.6 metres high and given its distance from the nearest neighbouring residential properties (approx. 230 metres), the proposed development would not result in a loss of daylight or sunlight to these properties.

It is considered that the proposed development complies with UDP Policies DES7 and EN17.

Listed Buildings and Archaeology

There are no listed buildings or structures within the application site, however there are three Grade II listed buildings within Barton Aerodrome, to the north (air traffic control tower; main hangar and former terminal building). The impact of the Masterplan development on the listed buildings was considered as part of the original consent, which concluded that whilst the Port Salford warehouses would be visible from the Aerodrome, there would be a substantial separation distance and no visual relationship between them. This position remains unchanged following the submission and assessment of this application. In particular it is noted that the design of the new warehouse matches that approved for nearby Unit 1 and that its scale complies with the height parameters defined within the original hybrid consent.

An assessment of the potential for archaeology in the area was undertaken as part of the original planning application for Port Salford. The assessment identified several sites of local importance within the area and four areas of potential archaeological significance within the overall Port Salford site. A condition attached to the original planning permission (Condition 34) requires the submission for approval of a methodology of site investigation and recording. This condition remains applicable and compliance will ensure that this development is not detrimental to any archaeological remains on the site.

Contamination

Preliminary ground investigations were undertaken as part of the submission of the original planning application for Port Salford. These investigations found that parts of the site have been subject to extensive filling, associated primarily with land fill operations; the construction and dredging of the Ship Canal; and tipping associated with a nearby sewerage treatment works. These aspects have impacted on the site in terms of land contamination and the stability of the ground. However, the concentrations of contaminants recorded were not at levels that would pose a significant environmental risk in the context of the proposed uses within the Port Salford development.

Conditions attached to the original planning consent (Conditions 23 & 24) require the submission of a site investigation survey; details of remedial measures; and testing for contamination of any soil or soil-forming materials brought onto the site for use as soft landscaping. These conditions remain applicable to this development and compliance will ensure that any contaminants on the site are appropriately dealt with. It is therefore considered that the proposed development would not have a detrimental impact upon the amenity of future occupiers of the development in relation to contaminated land in accordance with UDP Policy EN17.

Sustainability and Energy Efficiency The City Council’s Sustainable Design and Construction SPD seeks to ensure that sustainable design and construction measures are integrated into new developments. The building is predicted to deliver a 6.30% saving in the predicted CO2 emissions compared to the 2013 Building Regulations Target Emission Rate. Measures designed to achieve energy demand reduction include a cladding and glazing system with high levels of air tightness; the use of energy efficient lighting, heating and hot water systems. The applicant has indicated that green roofs would not be included in the scheme due to the number of roof lights required to provide natural daylight into the warehouse, which in turn would have certain efficiencies with respect to artificial lighting. They have also advised that the development would achieve a BREEAM ‘Very Good’ rating. It is considered that the development would meet the City Council's aspirations in terms of sustainability and the requirements of the SPD. It is recommended that, if reserved matters consent is granted, a condition be attached to ensure the development is constructed in accordance with the sustainability measures outlined in their application.

Flood Risk and Drainage

The southern edge of the wider Port Salford site, where it adjoins the Manchester Ship Canal, is located within Flood Zone 3a, which means that there is a high probability of flooding. The land to which this reserved matters application relates is, however, entirely located within Flood Zone 1. UDP Policy EN19 states that development will not be permitted where it would be subject to an unacceptable risk of flooding; would materially increase the risk of flooding elsewhere; or result in an unacceptable maintenance liability for the City Council or any other agency in terms of dealing with flooding issues.

An assessment of flood risk was undertaken as part of the original planning application for Port Salford and flood mitigation measures proposed. The original consent concluded that the proposed development would be appropriate on the site in relation to flood risk. A condition was attached to the original consent (Condition 16) to require the submission of a drainage scheme for each phase of the development for approval.

As no phase-specific drainage scheme has been submitted with this reserved matters application, condition 16 remains applicable and compliance will ensure that appropriate drainage measures are implemented on the site. It is therefore considered that the proposed development complies with UDP Policy EN19.

Recommendation

Reserved matters consent be granted subject to the following conditions:

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

Location Plan – 12002_PL100 Rev: P1 Proposed GA Masterplan – 12002_PL102 Rev: P4 Proposed Unit 2 Site Plan – 12002_PL200 Rev: P4 (dated 07/12/17) Proposed Unit 2 GA Level 00 – 12002_PL201 Rev: P1 Proposed Unit 2, Office & Op’s Office – 12002_PL202 Rev: P1 Proposed Unit 2 Roof Plan – 12002_PL203 Rev: P1 Unit 2 GA Elevations – 12002_PL204 Rev: P1 Unit 2, GA Coloured Elevations - 12002_PL205 Rev: P2 Unit 2, GA Sections – 12002_PL206 Rev: P1 Proposed Unit 2 Gatehouse – 12002_PL207 Rev: P1 Proposed Unit 2 Cycle Shelter – 12002_PL208 Rev: P1 External Works – 12002_209 Rev: P1 Landscape Masterplan (Unit 2) – D65550.001A Detailed Planting Plan, Overall Plan – D6550.003B Detailed Planting Plan, Area 1 – D6550.004B Detailed Planting Plan, Area 2 – D6550.005B Detailed Planting Plan, Area 3 – D6550.006B Detailed Planting Plan, Area 4 – D6550.007B

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

2. Prior to occupation of the development hereby permitted, the cycle parking shown on drawing numbers 12002_PL200 rev: P4 (dated 07/12/2017) and 12002_PL208 Rev: P1 shall be laid out and made available for use and thereafter shall be retained at all times, unless otherwise agreed in writing with the Local Planning Authority.

Reason: To encourage more sustainable modes of travel in accordance with policies ST14, A2 and A10 of the Unitary Development Plan and the National Planning Policy Framework

3. Notwithstanding the provisions of Condition 1 of this permission, and prior to the first occupation of the development hereby permitted, the applicant shall submit to and have approved in writing by the Local Planning Authority, details of the sustainability initiatives incorporated into the development. These initiatives shall reflect those highlighted in the Design and Access Statement submitted in support of the application and shall include, but not be limited to:

. Overall reductions in emissions compared to the 2013 Building Regulations Target Emissions Rate. . Insulation exceeding the requirements of Building Regulations; . Energy efficient appliances; . Water minimisation measures such as low flow toilets; and . The use of grey water.

Reason: To ensure an energy efficient development in accordance with the provisions of Retained Policy EN21 of the City of Salford Unitary Development Plan and the Council’s Sustainable Design and Construction Supplementary Planning Document.

Notes to Applicant

1. The applicant is advised that conditions attached to the previous planning consent ref: 14/65747/EIAHYB still apply to this development and details should be submitted to discharge these conditions, were applicable.

2. The applicant is advised that the site should be checked for the possible presence of nesting birds prior to any vegetation or ground clearance works commencing. Under the terms of the Wildlife and Countryside Act 1981 (as amended) it is an offence to cause to nesting birds, their eggs and nests.

3. The applicant is advised to construct the development in accordance with the recommendations set out within the submitted Crime Impact Statement (REF: 2017/0626/CIS/02-Version A, dated 16th October 2017).