Agecroft Commerce Park , Agecroft Road

PLANNING & TRANSPORTATION REGULATORY PANEL PART I SECTION 1: APPLICATIONS FOR PLANNING PERMISSION

APPLICATION No: 17/69672/FUL APPLICANT: Barnfield Construction LOCATION: Agecroft Commerce Park , Agecroft Road, Swinton, M27 8UJ PROPOSAL: Erection of warehouse use class B2 (General Industry) and B8 (Storage and distribution) together with associated servicing and car parking, and erection of 2.4m high fence and gates. WARD: Pendlebury

Description of Site and Surrounding Area

This application relates to a vacant plot on Agecroft Commerce Park, accessed off Agecroft Road. The site extends to approximately 1.71 hectares. Agecroft Commerce Park is designated as a site for employment development as identified on the UDP proposals map (policy E4/10) as a site which is suitable for office, light industry, general industry, and storage and distribution developments.

To the north of the site is an area of land for which consent was recently granted for the erection of a B8 warehouse and car parking. The structure has not yet been built, and two applications for variations to the layout and access/fencing details are currently under consideration with the council to accommodate post approval changes. To the west of the site is a public footpath and wooded area beyond which sits a railway line. The footpath is not a definitive right of way and would not be impacted by the proposed development. To the south and east is the rest of the commerce park.

Description of Proposal

Permission is sought for the erection of a warehouse for B2/B8 use and associated servicing and car parking.

The proposed warehouse would provide 6,525m2 of ground floor space and would be 145m long by 45m deep and 15.7m in height at its highest point. There would be an additional 163m2 of mezzanine office space. The structure would be constructed using composite cladding in a silver finish with a merlin grey finish profiled roof deck and aluminium windows.

A total of 87 parking spaces will be provided to the south of the building together with 4 disabled parking bays, and a covered cycle store for 8 cycles. To the east facing frontage a further 31 spaces are proposed (118 total) – all three elements for staff and visitors will be accessed off Lamplight Way. To the east facing frontage it is proposed to provide a level loading service yard, turning circle and a dock leveller for 7 HGV trailers. The HGV access point to the north would be provided to the site off the extant feeder road that connects to Lamplight Way.

A 2.4m high paladin security fence will be erected around the perimeter of the site.

The cycle shelter will be provided within the staff car park. The 8 bike shelter would be 4.1m in width 2.14m in depth and 2.2m in height at its highest point. It would be steel framed with clear panels.

Publicity

Site Notice: Non HH Article 15 Date Displayed: 11 April 2016 Reason: Article 13

Press Advert: Manchester Weekly News Salford EditionDate Published: 13 April 2016 Reason: Article 13 Standard Press Notice

Neighbour Notification

2 neighbour notification letters have been sent to nearby businesses

Representations

None received to date

Relevant Site History

The application site forms part of the wider site covered under application;

04/48658/HYBEIA - Full application for the retention of the existing site remediation and enabling works and new site infrastructure including roads, landscaping and services and outline application for the provision of B1,B2 and B8 accommodation. Approved 1/4/2005

To the immediate north

16/68953/FUL - Erection of warehouse (B8) and associated servicing and car parking – Approved 2016 The approved warehouse to the north comprised 12,191m2 of B2 / B8 floor space in a building 167m long, 73m deep and 16.7m in height at its highest point. It is to be constructed using composite cladding in a silver finish with a merlin grey finish profiled roof deck and aluminium windows. 62 parking spaces and 8 cycle spaces were proposed.

Consultations

East Salford Neighbourhood Manager - No comments received to date

Design For Security - Recommend a condition to ensure the development is carried out in accordance with the recommendations set out in section 3.3 of the submitted Crime Impact Statement and to reflect the physical security specifications listed within sections 4 & 5 of the submitted Crime Impact Statement.

Senior Engineer Flood Risk Management – Recommends conditions in relation to surface water drainage using sustainable drainage methods and surface water discharge rates.

Highways (incl TfGM) – No objections raised subject to modifications to the HGV entrance and the junction of the slip road and Lamplight Way. Environment Agency – Recommend conditions relating to contaminated land, foundation design and foul/surface water drainage.

Network Rail - No comments received to date

Urban Vision Environment (Air And Noise) - No objections

Urban Vision Environment (Land Contam) – Recommend contaminated land condition

Salford City Council Regeneration Team – No comments to make

The Coal Authority – Application site does not fall within the Defined Development High Risk Area and is located within the defined Development Low Risk Area. There is no requirement under the risk based approach that has been agreed with the LPA for a Coal Mining Risk Assessment to be submitted or for the Coal Authority to be consulted. Any consent should include the CA’s standard informative on standing advice.

Greater Manchester Ecological Unit - No objections subject to conditions to ensure that site clearance avoids breeding season and a clearance methodology is agreed with the council.

Planning Policy

Development Plan Policy

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

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

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

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 DEV5 - Planning Conditions and Obligations This policy states that development that would have an adverse impact on any interests of acknowledged importance, or would result in a material increase in the need or demand for infrastructure, services, facilities and/or maintenance, will only be granted planning permission subject to planning conditions or planning obligations that would ensure adequate mitigation measures are put in place.

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 Park This policy states that there should be adequate provision for disabled drivers, cyclists and motorcyclists, in accordance with the Council’s minimum standards; maximum car parking standards should not be exceeded; and parking facilities should be provided consistent with the provision and maintenance of adequate standards of safety and security.

Other Material Planning Considerations

National Planning Policy

National Planning Policy Framework

Local Planning Policy

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

Appraisal

Principle

The application site is located within an established employment area and is allocated on the UDP proposal plan as a site for offices, light industry, general industry, storage and distribution (UDP policy E4/10).

The proposed development is in accordance with the sites allocation and it is not considered that the use of the site would compromise the operating conditions of other surrounding properties. The principle of its development for industrial purposes is therefore considered acceptable subject to compliance with other relevant planning policies which are considered in the remainder of this report.

Design

The proposed building is of simple functional design and is considered to be in keeping with that of the other commercial units on the industrial estate. The submitted site plan indicates that 2.4m high paladin fencing would be erected around the perimeter of the site as well as landscaping within the site. The provision of the paladin security fencing is considered acceptable in this location, as it was to the approved warehouse to the immediate north of this site - and is already present on other sites on the Commerce Park. The proposed landscaping would provide an element of screening for the proposed development and will also ensure that the established character and appearance of the industrial estate is retained.

The proposed cycle storage is also a standard functional design. It would be steel framed with clear panels and would be sited within the staff car park area. It is not considered that its design and appearance would be out of keeping with the character of the area or that it would appear incongruous particularly given its siting in the car park area, set back from the site boundary behind the perimeter fencing and site landscaping.

The proposed warehouse building would be constructed with composite cladding in a silver (‘sirius’) finish with a ‘merlin grey’ finish profiled roof deck and aluminum windows. Samples of the proposed materials were submitted and considered on the recent approval to the immediate north and were considered acceptable. A condition is attached to ensure the development is carried out in accordance with these approved materials.

Design and Crime

A Crime Impact Statement has been submitted in support of the application. The statement concludes that particular consideration should be given to boundary treatments and maintenance of the existing landscaping to the perimeter of the site. Subject to these minor issues being addressed the design of the scheme is acceptable.

GMP recommends a condition to ensure the development is carried out in accordance with the recommendations of the submitted Crime Impact Statement and to reflect the physical security specifications listed within the submitted Crime Impact Statement. The parts of the report relating to physical security (doors, windows glazing etc) are considered a technical detail beyond the scope of planning control and as such an informative is recommended to draw the applicant’s attention to the recommendations made by Design for Security.

The recommendations relate to the provision of secure boundary treatments, controlled access to the site and maintenance of landscaping. The submitted plans indicate the provision of security fencing, 2.4m in height around the site perimeter with sliding gate for vehicular access to the HGV access as well as barrier control to the staff car park. A condition is recommended requiring full landscaping details to be submitted for the written approval of the Local Planning Authority which will ensure appropriate landscaping of the site.

As such it is considered that the development has been designed to discourage crime, anti-social behaviour and the fear of crime, and support personal and property security in accordance with DES10 of the UDP and the Crime and Design SPD.

Amenity

Whilst the site is located on an established industrial estate, there are residential dwellings 200m to the north on Dell Avenue - beyond the larger B8 warehouse approved in 2016 (but not yet built) and intervening woodland; and also over 200m to the east beyond the woodland and railway line parallel with Broomhall Road. The proposed warehouse building would be approximately 15.7m in height at its highest point and given the separation distances and intervening woodland - it is not considered that the building would result in an unacceptable visual impact or be overbearing to the occupiers of the residential dwellings.

The proposed development/use has the potential to be a source of noise, arising mainly from the movement and the loading/unloading of heavy goods vehicles. However, the site layout is such that the doors and the loading areas to the warehouse do not directly face the dwellings to the west but face east across and towards the industrial estate. The warehouse building will therefore help serve as a barrier to noise arising from activities at the service yard and docking area. In addition, the woodland buffer is currently present between the application site and Broomhall Road.

Urban Vision Air and Noise have reviewed the submitted air and noise assessments and agree with the findings of the report which conclude that the proposal will be insignificant in terms of air quality and noise and that no further mitigation measures are required.

Given this, together with the separation distance which would be retained it is not considered that the proposed building or associated noise from the movement of HGVs both within the site and on the access road to the site would result in an unacceptable detrimental impact on the amenity currently enjoyed by the occupiers of surrounding residential dwellings in accordance with UDP policies DES7 and EN17.

Planning Obligations

The proposed development would normally trigger the site specific planning obligation requirements for transport and public realm, however it is noted that the site formed part of a wider site considered under application 04/48658/HYBEIA which gave full permission for the ‘retention of the existing site remediation and enabling works and new site infrastructure including roads, landscaping and services and outline permission for the provision of B1, B2 and B8 accommodation’. As part of this 2004 application the applicants entered into a S106 agreement which included contributions towards public transport, environmental improvements and the monitoring of air quality.

The Council’s planning obligations officer has previously confirmed that this S106 agreement has been paid in full. Therefore, the impacts of the development of this site have already been considered and mitigation provided by the obligations set out in the S106 agreement attached to application 04/48658/HYBEIA. It is not considered that the proposed development would trigger any further requirements over and above that already provided and as such no obligations are required in this instance.

Coal mining legacy

The application site is located adjacent to the defined high risk area. While the application proposing the warehouse to the north was within the high risk area, and was accompanied by a Coal Mining Risk Assessment this application falls outside it and the Coal Authority has responded that only standing advice is relevant.

Drainage

The site is located within a critical drainage area. A flood risk assessment has been submitted in support of the application which indicates that the site is in flood zone 1 and is not at risk of flooding but identifies a recommendation to use SUDs techniques (to prevent creating flood risks elsewhere).

The development is a brown field site in the Core Conurbation Critical Drainage Area and the Council’s Strategic Flood Risk Assessment requires a reduction in surface water runoff to 50% of the existing (or to greenfield runoff, whichever is greater). A condition has been attached to ensure that reductions in surface water are achieved and that details of surface water drainage for the site using sustainable drainage methods are submitted for the written approval of the LPA.

Contaminated Land

Paragraph 109 of the National Planning Policy Framework states that the planning system should ‘contribute to and enhance the natural and local environment by preventing both new and existing development from contributing to or being put at unacceptable risk from, or being adversely affected by unacceptable levels water pollution’. Paragraph 120 states that local policies and decisions should ensure that new development is appropriate for its location, having regard to the effects of pollution on health or the natural environment, taking account of the potential sensitivity of the area or proposed development to adverse effects from pollution.

The land parcels on this estate have a history of industrial use - being part of the former Agecroft Colliery complex. There is a likelihood of elevated concentrations of contamination being present which may pose a risk to controlled waters. The site was subject to investigation and some degree of remediation but the reporting was carried out nearly 15 years ago. The Environment Agency considers that risks may continue to exist. Accordingly, they recommend that conditions are attached to any approval in respect of contaminated land, foundation design and foul/surface water drainage. Subject to the inclusion of these conditions no objections re raised. Details of these conditions are included at the end of the report.

Highways

The application site is located within an existing Business Park setting, off Agecroft Road. The site is most easily accessible by car, whilst there is a bus service along Agecroft Road this is limited to just hourly daytime services. As such it is necessary to encourage the use of active travel to better connect employees to the site. The development proposes 8 cycle spaces in a covered shelter. This represents an increase in provision of nearly 100% compared to the B8 warehouse approved to the north which was double the floor area, with 8 spaces. The provision of cycle spaces will be considered as part of the review of the Updated Travel Plan as required by condition 10.

At present, the proposals to foreshorten the slip road will reduce the ‘public’ waiting area and lead to HGVs having to wait on the main arterial roads. UV Highways and TfGM raise no concerns to this subject to the reconfiguration of the slip road and its junction with Lamplight Way both being widened by 5m, and the HGV entrance to this application site being angled 10-20 degrees east to ease HGV exit egress. Revised vehicle swept paths will also need to accompany these revised drawings. The agent acting for the applicant have agreed to make all of the required amendments in their entirety and an addendum report will be presented to committee once these have been received and assessed.

The foreshortening of the sliproad has come about as a result of amendments to the approved warehouse to the north and have partially been approved. A S73 application to vary the original application in respect of this detail is likely to be submitted soon and presented to Panel in July.

UV Highways has recommended that a Traffic Management Plan should be submitted for the construction phase including details of parking of construction vehicles, site deliveries etc. These matters will be covered through the imposition of a wider construction management plan condition.

The submitted Transport Assessment includes a Travel Plan section which has been reviewed by UV Highways. A condition is recommended requiring the submission of an updated Travel Plan to be submitted within 12 months of first occupation of the development which shall also include a timetable for implementation and review.

Ecology

At present the site is largely grassland with some scattered scrub and trees. Whilst no ecological assessment has been undertaken on the proposed site, the Geotechnical Report does contain some information on the site.

GMEU have assessed the submitted information and consider that the site supports open ground, standing ephemeral water and rushes which is ideal for ground nesting species of birds. In fact the site currently supports probable breeding of two pairs of lapwing. Whilst no little ringed plover were observed the structure and presence of other waders increases the likelihood that little ringed plover may nest in other years. The presence of either breeding lapwing and/or little ringed plover will not preclude the development of this allocated site. However, it is recommended that a condition is applied to any permission if granted to ensure that additional action is taken to ensure that no disturbance occurs should Schedule 1 species (little ringed plover) be present before/during site preparation works.

A site visit has established the potential for Schedule 1 bird nesting grounds - which receive additional legislative protection than is normally applied to all breeding birds and as such GMEU consider that additional provisions may be needed over and above an informative note added to a permission.

For other species it would be sufficient to indicate clearance of a site outside the breeding season, but specialist species such as little ringed plover will utilise bare ground as it replicates the normal nesting habitat. Therefore if the site is cleared prior to the breeding season or cleared and then left it could still be utilised by this species and in such circumstances deterrents are recommended to ensure that the birds do not establish territories. This usually includes the use of high visibility tape or kites. A condition is recommended and detailed below.

Recommendation

Approve

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

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

2. The development hereby permitted shall be carried out in accordance with Drawing numbers – 2016-0743 Land off Lamplight Way CIS version A Location Plan 2500 A3 Unit B_1.0 1585-02C Unit B Plans & Elevations 200@A0_1.0 1585-F-101 Unit 2 (B2 Parking) Site Layout Plan 500@A1_1.0 1455_AQ Manchester Commerce Park_02032017_1.0 Fence Drawing 1 to 500 at A1 RevB (002)

using the following approved materials:- - Kingspan profiled cladding, colour Sirius - Profiled roof deck, colour Merlin Grey

Reason: In order to ensure a satisfactory appearance in the interests of visual amenity in accordance with Policy DES1 of the City of Salford Unitary Development Plan and the requirements of the National Planning Policy Framework.

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

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

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

Reason: To ensure that the site is satisfactorily landscaped having regard to its location and the nature of the proposed development and in accordance with Policies DES1 and DES9 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

4. No development shall take place until a scheme for surface water drainage for the site using sustainable drainage methods and which includes details of how water quality will be improved, and how existing surface water discharge rates reduced, has been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented prior to first occupation or use of the development hereby approved unless alternative timescales have been agreed in writing as part of the strategy.

Reason: To ensure a satisfactory method of surface water disposal to reduce the risk of flooding elsewhere in accordance with policy EN19 of the City of Salford Unitary Development Plan and seeks to provide betterment in terms of water quality and surface water discharge rates and meets requirements set out in the following documents;

O NPPF, O Water Framework Directive and the NW River Basin Management Plan O The national Planning Practice Guidance and the Non-Statutory Technical Standards for Sustainable Drainage Systems (March 2015) O Manchester, Salford, Trafford Strategic Flood Risk Assessment (SFRA) (2011) and associated technical guidance O Environment Agency Pollution Prevention Guidelines (now withdrawn) O Flood Risk Assessment/SuDS Requirements for new developments (Salford's SuDS Checklist) 5. No development shall take place until a scheme to dispose of foul water and installation of oil separators has been submitted to, and approved in writing by, the local planning authority. The scheme shall be implemented as approved.

Reason: To prevent pollution of the water environment in accordance with Policy EN17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

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

i) a survey of the extent, scale and nature of contamination

ii) an assessment of the potential risks to: * human health, * property (existing or proposed) including buildings, crops, livestock, pets, woodland, and service lines and pipes, * adjoining land, * groundwaters and surface waters, * ecological systems, * archaeological sites and ancient monuments;

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

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

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

7. Pursuant to condition 6 and prior to first use or occupation a verification report, which validates that all remedial works undertaken on site were completed in accordance with those agreed with the Local Planning Authority, shall be submitted to and approved in writing by the Local Planning Authority.

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

9. The paladin fencing hereby permitted shall be colour treated black (OO E 53) prior to installation and shall be retained as such thereafter.

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

10. Within 12 months of first occupation of the development (or alternative timeframe which has been agreed in writing with the Local Planning Authority), an updated Travel Plan shall be submitted to and agreed in writing with the Local Planning Authority. The agreed Travel Plan shall be implemented and reviewed in accordance with the timetable embodied therein.

Reason: To ensure that the travel arrangements to the development are appropriate and to limit the effects of the increase in travel movements in accordance with policies ST14 and A8 of the City of Salford Unitary Development Plan.

11. No development shall take place, including any works of excavation or demolition, until a Construction Method Statement has been submitted to, and approved in writing by, the local planning authority. The approved Statement shall be adhered to throughout the construction period. The Statement shall include:

(i) the times of construction activities on site which, unless agreed otherwise as part of the approved Statement, shall be limited to between 8am-6pm Monday to Friday and 9am-2pm Saturday only (no working on Sundays or Bank Holidays). Quieter activities which are carried out inside buildings such as electrical works, plumbing and plastering may take place outside of agreed working times so long as they do not result in significant disturbance to neighbouring occupiers; (ii) the spaces for and management of the parking of site operatives and visitors vehicles; (iii) the storage and management of plant and materials (including loading and unloading activities); (iv) the erection and maintenance of security hoardings including decorative displays and facilities for public viewing, where appropriate; (v) measures to prevent the deposition of dirt on the public highway; (vi) measures to control the emission of dust and dirt during demolition/construction; (vii) a scheme for recycling/disposing of waste resulting from demolition/construction works; (viii) measures to minimise disturbance to any neighbouring occupiers from noise and vibration, including from any piling activity; (ix) measures to prevent the pollution of watercourses; and (x) a community engagement strategy which explains how local neighbours will be kept updated on the construction process, key milestones, and how they can report to the site manager or other appropriate representative of the developer, instances of unneighbourly behaviour from construction operatives. The statement shall also detail the steps that will be taken when unneighbourly behaviour has been reported. A log of all reported instances shall be kept on record and made available for inspection by the local a planning authority upon request.

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

12. No development shall take place until a scheme for intrusive site investigations has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be undertaken in accordance with the approved details and a report of findings arising from the intrusive site investigations shall be submitted to the Local Planning Authority.

In the event that the intrusive site investigations confirm the need for remedial works to treat the mine entries / areas of shallow mine workings etc. to ensure the safety and stability of the proposed development, a scheme for proposed remediation works shall be submitted for the written approval of the Local Planning Authority. The remediation works shall be carried out in accordance with the approved details and a verification report confirming that the works have been completed as per the approved details should be submitted to the Local Planning Authority prior to the commencement of the development.

Reason: In the interests of public safety in accordance with National Planning Policy Framework.

13. No clearance of the site should take place during the bird breeding season (01 March – 31 July inclusive). A suitable methodology should be drawn up and agreed with the LPA to ensure that ground nesting birds do not establish nesting territories prior to the inception of the works on either cleared or uncleared site. The methodology should be established and monitored by a suitably qualified ecologist to ensure that no Schedule 1 birds begin to nest/establish mating territories on the site. Reason – Schedule 1 birds (Wildlife & Countryside Act 1981) receive greater protection than other wild birds and are protected whilst establishing breeding territories and nests as well as when on eggs and with unfledged young.

Notes to Applicant

1. If, during any works on site, contamination is suspected or found, or contamination is caused, the Local Planning Authority (LPA) shall be notified immediately. Where required, a suitable risk assessment shall be carried out and/or any remedial action shall be carried out in accordance to an agreed process and within agreed timescales in agreement with the LPA.

2. In relation to condition 4 (drainage) the applicants are advised that surface water discharge rate should be restricted to 50% of the existing discharge rate as per Salford City Council's SFRA.

3. The applicant's attention is drawn to section 4 of the Crime Impact Statement when preparing an application for Secured by Design accreditation.

4. The applicants are advised that if sections of Firedamp Way need to be excavated to enable the proposed development to take place, together with lengths of adopted sewers - discussions should be held with the current landowner to work through the process and any potential issues.