Planning Statement

February 2021

Planning Statement

Land at Broadway / Foxdenton Lane Chadderton, Oldham OL9 9QR

Reserved Matters Application (Class B8) for Plot 1000

On behalf of

Rula Developments Ltd, FO Developments Ltd & Aver Properties General Partner & Aver Property Nominee Ltd

Prepared by

I D Planning 32 Eyre Street Sheffield S1 4QZ

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CONTENTS

PAGE NO

1.0 Introduction ...... 1

2.0 Site Description and Planning History ...... 2

3.0 Reserved Matters Details ...... 6

4.0 Planning Policy Review ...... 12

5.0 Planning Assessment ...... 16

6.0 Conclusions ...... 35

1.0 Introduction

1.1 This Planning Statement has been prepared in support of an application seeking approval of reserved matters relating to layout, scale, appearance and landscaping in respect of a proposed Class B8 unit being brought forward on Plot 1000 on the wider Broadway / Foxdenton Lane regeneration area in Chadderton, Oldham.

1.2 The Report proceeds as follows:

• Section 2 describes the site and its planning history: • Section 3 reviews the submitted reserved matters proposal; • Section 4 sets out relevant planning policy; • Section 5 sets out our assessment of planning merits; and • Section 6 our conclusions.

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2.0 Site Description & Planning History

Site Description

2.1 The reserved matters proposed site for Plot 1000 measures 9.56 hectares and is located within a wider development area measuring approximately 49 hectares which is identified as a site for business and employment by Oldham Metropolitan Borough Council within the Oldham Joint Core Strategy and Development Management Policies DPD (2011).

2.2 The wider site is located within Chadderton, approximately 2 km west of Oldham town centre and close to J21 of the M60 motorway in close proximity to Oldham Business Park.

2.3 Plot 1000 is located in the northern part of the wider regeneration area, north of the main spine road (Lydia Becker Way) which was under construction in the latter part of 2020 and which provides a link between the A663 (Broadway) to the east and the B6189 (Foxdenton Lane) to the west. It is understood the Link Road would be completed and open by start of 2021.

2.4 The approved Phasing Plan (Ref: DPP/1480ma/TB/001 – see below) for the wider development shows the reserved matters application site forming Phase C1(A) and located north of the Link Road with a residential phase R1 to the east and a further employment zone (C1) to the south west with zone C2 further south. South of the Link Road are other development zones including further employment (C1), residential (R2-R6) and a proposed Linear Park (L1).

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2.5 The reserved matters application site therefore forms part of a wider regeneration area in Chadderton that will deliver new jobs, homes and a linear park in this part of Oldham.

2.6 The site itself has been the subject of ground works to prepare the main development area of the site. Consequently, the site is a partly prepared development platform with the main access taken from the newly constructed roundabout on Lydia Becker Way.

2.7 An existing footpath runs along the north eastern boundary, between the site and the school playing fields. A further public footpath formerly crossed the site but has already been diverted and now runs along the south western boundary of the site.

2.8 A high voltage (132 kVA) overhead power line runs along the western part of the site with an electricity pylon located on the site.

2.9 In terms of surrounding uses, the new Link Road (Lydia Becker Way) forms the southern boundary of the site with a new residential phase (R1) being brought forward by Countryside immediately to the east.

2.10 North east of the site are school playing fields with Radclyffe School’s main buildings north east of the playing fields.

2.11 To the south west of the site is the remaining part of the commercial development zone C1.

2.12 Just beyond the western boundary of the site is a wooded area, beyond which are a limited number of detached houses along the south side of Firney Field Road.

2.13 However, the majority of the area west of the site and before reaching the Firwood residential area, is open space including further playing fields beyond Firney Field Road.

Planning History

2.14 Planning permission for redevelopment on the wider regeneration area was first granted under planning reference PA/334355/13 for a hybrid permission providing full planning permission for Part A (Link Road) and outline planning permission for Part B, a mixed use development comprising commercial and residential uses, along with a linear park.

2.15 A Section 73 application (PA/337091/15) by FO Developments Ltd, a joint venture including Oldham Council, was then promoted and granted permission in September 2015 allowing the variation of a number of planning conditions attached to the original consent.

2.16 The full description of development of the S73 permission is as follows:

“Variation of Conditions 29, 30, 31 (Part A), and 41, 42 and 43 (Part B) of permission PA/334355/13 Hybrid planning application comprising A) Full planning permission for: 1) A new spine road connecting the A663 ‘Broadway’ and B6189 ‘Foxdenton Lane’ with

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associated ground re-modelling 2) The means of vehicular access into the site 3) the demolition of all existing buildings within the site B) Outline planning permission for an employment-led mixed use development with access to be considered and all other matters reserved for: 1) Office (Use B1a use); Light Industrial (B1c use); General Industrial (B2 use) and Storage and Distribution (B8 use) floorspace 2) Residential (C3 use) units 3) Area of public open space in the form of a new linear park, to allow phased development and occupation of floorspace and dwellings specified within the ‘trip generation threshold’ (as defined within Curtins note ref: TPMA1328/STRAT001) prior to the completion of the highway link road (‘Interim Trip Generation Threshold’) and offsite junction works at A663/Foxdenton Lane/Eaves Land and M60 Junction 21 (‘Trip Generation Threshold’).”

2.17 Planning permission PA/337091/15 is the key operative permission related to the majority of phases of development being brought forward on the wider regeneration site.

2.18 A series of reserved matters applications have been submitted by Redrow and Countryside for residential on a number of phases including phase R1 (Countryside), immediately east of the reserved matters application site. Most recent submission of reserved matters in the latter quarter of 2020 was for the proposed Linear Park.

2.19 All Part A conditions have been discharged facilitating construction of the full link road, other than Condition 13 relating to landscaping. The latter is a standard five-year condition applied to replace any trees or shrubs that die, become diseased or severely damaged.

2.20 With regards to Part B of the hybrid permission, a limited number of conditions have been discharged by FO Developments Ltd including:

• Condition 3 – Phasing Plan; • Condition 41 – Design and construction details of the Broadway Signal Controlled Junction; and • Condition 42 – Design and construction details of the required improvements to the Foxdenton Lane/Eaves Lane/A663 Junction. • Condition 43 – Improvements to J21 of M60 – was removed with an non material amendment application (NMA/342835/19) at the same time as a Unilateral Undertaking was entered into to provide a funding contribution towards junction improvements as part of a more comprehensive Highways Agency scheme, than undertaking works as part of the wider regeneration development.

2.21 The approved Phasing Plan (DPP/1480ma/TB/001) shows how development on the wider site is envisaged to proceed with a mix of employment and residential uses either side of the Link Road through the site, along with a Linear Park running approximately east / west in the south eastern part of the wider site.

2.22 The grant of planning permission PA/337091/15 was subject to a number of planning conditions separated between Part A conditions for the Link Road and Part B conditions for the wider mixed use development.

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2.23 As indicated above reserved matters have been submitted for a number of the residential phases and the Linear Park. Some houses on the site in zone R2 have been constructed by Redrow and are occupied.

2.24 There are a number of conditions under Part B requiring details to be submitted prior to commencement of development of any phase brought forward. Details to discharge relevant pre-commencement conditions relating to Plot 1000 are to be submitted alongside the reserved matters application.

2.25 In relation to reserved matters being brought forward for each phase on the wider site, there a number of conditions that are relevant in setting wider parameters for developments coming forward.

2.26 Condition 4 requires that all reserved matters shall be in strict accordance with the land use and maximum building height parameters identified on the approved Parameters Plan (dwg ref 05060/MP/02/002). The Parameters Plan shows that for zone C1(A) a maximum height of 30m is permitted for B1(a), B1(c), B2 and B8 uses.

2.27 Under Condition 4 the development is also to proceed in ‘broad accordance’ with the illustrative Masterplan (dwg ref 05060/MP/00/013). This shows a broad indicative layout of how the wider development could proceed with zone C1(A) comprising a range of employment units along with a main access direct from the new roundabout on the Link Road and a secondary access east of the roundabout into Plot 1000.

2.28 As is set out in Section 5 of this report, the proposed reserved matters scheme complies with the Parameters Plan in terms of building height whilst the proposed development is in broad accordance with the illustrative Masterplan for the wider site.

2.29 Condition 5 sets a limit to the overall quantum of development on the wider regeneration site with a combined total of 66,460 m2 of office (use Class B1(a), light industry (use Class B1(c)), general industry (use Class B2) and warehousing and distribution (use Class B8); and a total of 500 residential dwellings under use Class C3.

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3.0 Reserved Matters Details

3.1 Approval of reserved matters addressing layout, scale, appearance and landscaping are sought for a proposed employment unit comprising a total of 34,080 m2 GIA (excluding Gatehouse of 30 m2 gross) but including ancillary offices and to be used for Class B8 purposes.

3.2 The proposed unit is being brought forward and will be constructed on a speculative basis acting for a funding institution but with confidence the market is such as to provide an occupier once completed. This represents a positive investment in the local economy and one which demonstrates a confidence in local market conditions and the location of the site proximate to the strategic road network in the greater Manchester area.

3.3 The intention is to obtain approval for the submitted reserved matters and all relevant condition discharges under a separate submission, to facilitate a start on site as soon as possible in 2021.

3.4 The proposed layout of the unit is shown on AJA architects submitted Proposed Site Plan 6709-072. This shows the warehouse unit located towards the north eastern boundary but set away from the western boundary to avoid the route of the pylon. To the rear of the building is a route allowing for emergency access with the future location of sprinkler tanks and pump house to a future tenant requirement.

3.5 The main activity on the site would take place along the south west elevation with 32 dock leveler doors providing access into the unit along with four loading doors on that elevation. This elevation faces away from the adjoining residential phase to the east (Phase R1).

3.6 Provision is made for a 55m depth service yard incorporating 31 lorry parking spaces set back and away from the dock levelers. An additional parking area only is located along the eastern elevation with a 35m service yard with turning circle at the end and 26 parking only spaces.

3.7 On the south western corner of the building is the main ancillary office block serving the unit with a much smaller two storey office area in the middle of the dock levelers.

3.8 Car parking for the proposed development is provided in the south western corner of the site providing 324 parking spaces, including 13 designated for disabled users, 6 spaces where infrastructure associated with electric charging will be installed for future demand of which two spaces will be available from the outset. Spacing of 1.0m between the rows of parking has been provided to facilitate the majority of spaces being EV charge enabled in the future should a future tenant with to install.

3.9 The layout plan also shows provision of covered cycle stores (details shown on Plan 6709/081) which will accommodate 40 cycles. A total of 16 motorcycle bays are provided on site.

3.10 Access to the car park is off the main road into the site from the roundabout on Lydia Becker Way ensuring cars and other light vehicles can access their

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parking area with ease close to the main access into the site. The distance to the gatehouse and barriers from the access off the roundabout means it is possible to stack 6 HGV’s queuing to get into the service yard area.

3.11 The proposed site plan includes a secondary access route around the perimeter of the proposed building to enable all parts of the building to be accessed by a fire appliance in the event of an emergency.

3.12 The bin store is located at the northern end of the car park and will be accessed through the car park.

3.13 With car parking set away from the site boundaries, this provides a significant area for soft landscaping along the south western and western boundary embankments, the latter being towards the existing open space areas and woodland to the west.

3.14 Main access into the site is from the newly constructed roundabout as approved as under Part A of the hybrid planning permission for the site. The roundabout and Link Road has been constructed and understood to be operational by the start of 2021.

3.15 The main access into the site is through a gated entrance set back slightly from the roundabout exit, with a good length of internal road carriageway before reaching the Gatehouse allowing for stacking of HGV’s off the public highway and before entering the service yard area.

3.16 A secondary access is provided off Lydia Becker Way (Link Road) a short distance to the east of the new roundabout. This provides access to the south eastern corner of the main delivery yard area and from the lorry parking area east of the building.

3.17 The scale of the proposed warehouse unit is set out on the submitted plans.

3.18 In terms of the height of the proposed main warehouse building, the proposal comprises a simple portal frame steel building with the height at either side extending to 16.65 metres, increasing in height to the centre of the building where the maximum height is 21.55m. The ‘Site Cross Section Plan’ 6709- 079 shows the portal frame structure of the main building.

3.19 The office block serving the operations within the main building includes a two storey office area constructed at a lower height to the main building and measuring 41.5m by 12.5m width and 10m in overall height but with a corner feature providing two storey glazed internal height in the main reception area measuring 7.7m in height.

3.20 The office block is deliberately positioned on the south west front corner of the building facing towards the main access into the site. The two storey office area incorporates a corner feature providing two storey glazed internal height in the main reception area.

3.21 This corner feature on the office block is in the main line of view for vehicles entering the site from the new roundabout providing an attractive entrance into the site.

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3.22 With regard to appearance of the building and associated ancillary offices, the submitted elevations (6709-083) for the office block show the use of modern cladding materials with a range of silver orientated colours and use of horizontal and vertical effects to contrast with the main elevation of the larger building to the rear.

3.23 The office block design creates a high quality business environment through use of extensive glazing to emphasise the entrance area and provide an easily identifiable focal point.

3.24 The double height glazed corner entrance feature is shown on the south east elevation of the office block marked on either side by different colour cladding (see Plan 6709-077 & 6709-78) to mark the corner feature and main entrance to the offices.

3.25 The elevation and design treatment of the main building also adopts a modern approach with good quality cladding materials and use of vertical and horizontal cladding effects thus reducing the apparent height of the building and creating some interest in the treatment of the elevations.

3.26 The dock leveler area includes translucent cladding above each entrance to increase the amount of natural light into the main unit thus providing a more attractive and naturally lit internal environment for those working there whilst also reducing the need for artificial lighting in this part of the building at all times.

3.27 Roof lights will be incorporated with potential for around 10% coverage on the roof of the main building to further allow natural light into the main building area.

3.28 The submitted ‘Elevations Plan’ (6709-076) shows the main building measuring 222m width by 145m depth. The south western corner has the main office block extending from the building with a much smaller two storey office area between the main run of dock levelers on the south western elevation.

3.29 In our view the proposal will provide a well designed large modern unit for future Class B8 (warehouse) employment uses.

3.30 Given the scale of building proposed, care has been taken to ensure the use of materials and vertical / horizontal emphasis in the elevational treatment breaks down the apparent scale and massing of the building whilst also ensuring it provides a modern building fit for purpose and occupation.

3.31 The use of materials has also ensured some contrasts to reduce the impression of scale. The use of two-tone silver main colours with dark anthracite service and personnel doors. At the intersection of the two-tone silver main colours there is a horizontal feature line used to provide an accent that runs around the whole building and coincides with the level of the parapet to the projecting office elements.

3.32 As set out in the Design & Access Statement different cladding types are also used to distinguish between the different internal functions within the building

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with the main office frontage clad with micro-rib profile composite cladding and the main warehouse building with trapezoidal profile built up cladding.

3.33 The proposal will provide an attractive modern development that will meet the future needs of end occupiers seeking a high quality unit in the Chadderton area close to the strategic road network including the M60 motorway.

3.34 A CGI is included with the application demonstrating a high quality design can be achieved for the proposed development set within an attractive landscape setting.

3.35 In relation the final matter reserved under the outline permission, landscaping, details submitted include the following plans:

o 9533L.PP.001 - Planting Plan Overview o 9533L.PP.002 - Planting Plan 1 of 6 o 9533L.PP.003 - Planting Plan 2 of 6 o 9533L.PP.004 - Planting Plan 3 of 6 o 9533L.PP.005 - Planting Plan 4 of 6 o 9533L.PP.006 - Planting Plan 5 of 6 o 9533L.PP.007 - Planting Plan 6 of 6 • Landscape & Biodiversity Management Plan (Part B Condition 8) - 9533.LMP.001

3.36 The soft landscape scheme has been prepared by the landscape consultant in discussion with the Ecologist for the site. This is to ensure that relevant details and planting species are incorporated to address other condition details requirements.

3.37 Condition 31 addresses the requirement for full details of mitigation for loss of nesting bird habitat for that zone to be submitted and agreed by the LPA, including details of location of nesting opportunities in the development zone C1(A). The condition also requires further information, including a monitoring programme, which is provided under the relevant condition discharge submission.

3.38 The submitted Extended Phase 1 Ecology Survey concludes (paragraph 4.7) there are no suitable nesting habitat for birds present on the site. Notwithstanding this the proposed soft landscape scheme demonstrates there are opportunities provided for nesting bird habitat through the proposed planting regime and bird nesting opportunities are provided.

3.39 The submitted reserved matters therefore addresses that element of Condition 31 relating to details to be provided for location of nesting opportunities within this development zone.

3.40 Condition 34 requires details of all hedgerow creation and linear plantings for loss of existing hedgerows and linear connectivity for bats for a zone to be approved.

3.41 Provision of appropriate planting along the edges of the site providing linear planting and connectivity is incorporated into the soft landscape scheme.

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3.42 This application seeks approval of those details reserved for future consideration under Part B of the hybrid planning permission PA/337091/15 in so far as they relate to Plot 1000 or Phase C1(A) as shown on the approved phasing plan.

3.43 Those matters for which detailed approval is sought for the proposal on Plot 1000 relate to:

• Layout • Scale • Appearance • Landscaping

3.44 In addition to seeking detailed approval of the above reserved matters, Condition 32 of Part B outline planning permission requires reserved matters for each phase to be accompanied by an up to date Ecology survey, including appropriate mitigation measures, for protected species for that zone.

3.45 An up to date Extended Phase 1 Ecology Survey of Plot 1000 has been carried out by Rachel Hacking Ecology and is submitted with the reserved matters application.

3.46 The findings of the survey are addressed in Section 5.0 of this report but in summary the assessment concludes the site has low ecological value such that no specific habitat mitigation is considered necessary. The report concludes that with suitable soft landscaping proposals, biodiversity net gain could be achieved across the site. As highlighted above such measures have been incorporated and separate details submitted to discharge relevant conditions.

3.47 Although not specifically a requirement to be submitted as part of the reserved matters application but to assist consideration of the detailed proposals, the application is accompanied by a Noise Assessment by Noise Solutions Ltd, which addresses details required by Condition 13 (insulation of plant) and Condition 15 (scheme to protect new and existing housing from noise impact of loading/unloading activities) of the Part B outline approval.

3.48 In addition to the above and when addressing matters relating to impacts on amenity, details are submitted of the proposed lighting scheme for the site including details of light fittings and a lux plot. This shows the reduction in light off the site very rapidly such that at the site boundary lux levels are around 1 lux and less in some areas.

3.49 Finally, in addition to relevant plans and other reports identified above, following pre-application discussions with officers, a Transport Statement is also submitted demonstrating that in relation to highways consideration, the reserved matters scheme falls within the ambit of the wider Part B outline planning permission for the site.

3.50 The Transport Statement shows the proposed development would continue to provide a sustainable location whilst also providing more detailed information demonstrating vehicle tracking accessing the development and within the service yard areas is acceptable as well as indicating sufficient stacking

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distance is provided between the Gatehouse and main access into the site from the public highway.

3.51 Against this background, the reserved matters application comprises the following documentation:

• Application Forms and Application Fee • Scheme Plans (see below) • Planning Statement • Design & Access Statement (incl measures for crime prevention / community safety) • Extended Phase 1 Habitat Survey (Part B Condition 32) • Noise Assessment (Part B Condition 13 & Condition 15) • Transport Statement • Lighting Details - NT0829-AGL-EX-ZZ-DR-E-2401/P06 • Plans o 6709-070 Site Location Plan o 6709-071 Existing Site Plan o 6709-074 Warehouse Plan o 6709-075 Main & DC Office Plans o 6709-076 External Elevations (B+W) o 6709-077 External Elevations (Colour) 1 of 2 o 6709-078 External Elevations (Colour) & Legend 2 of 2 o 6709-079 Site Sections and Context Elevations o 6709-080 Gate House Details o 6709-081 Refuse Store & Cycle Parking Details o 6709-082 Boundary Treatment o 6709-083 External Office Elevations (Colour) o 6709-084 Computer Generated Image (CGI) o 6709-085 External Finishes Plan o 6709-086 Proposed Site Plan (B+W) o 6709-087 Proposed Site Plan (Colour) o Landscape Plans ▪ 9533L.PP.001 - Planting Plan Overview ▪ 9533L.PP.002 - Planting Plan 1 of 6 ▪ 9533L.PP.003 - Planting Plan 2 of 6 ▪ 9533L.PP.004 - Planting Plan 3 of 6 ▪ 9533L.PP.005 - Planting Plan 4 of 6 ▪ 9533L.PP.006 - Planting Plan 5 of 6 ▪ 9533L.PP.007 - Planting Plan 6 of 6 • Landscape & Biodiversity Management Plan (Part B Condition 8) - 9533.LMP.001

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4.0 Planning Policy Review

Statutory Development Plan

4.1 Relevant parts of the current Section 38(6) statutory development plan in the context of considering planning merits of this reserved matters submission include the following:

• The Oldham Joint Core Strategy and Development Management Policies (Adopted November 2011); • Proposals Map (dated April 2013); and • ‘Saved’ Policies of the Unitary Development Plan (Adopted 2006)

4.2 None of the ‘saved’ UDP policies are of direct relevance to consideration of this reserved matters application.

4.3 In relation to the adopted Joint Core Strategy the following key policies are of relevance in determination of the reserved matters and associated information submitted.

4.4 Core Strategy Policy 1 (Climate Change and Sustainable Development) seeks to ensure that development adapts and mitigates against climate change and addresses the low carbon agenda. Economic led development is to build on the Borough’s role as part of Greater Manchester and links to Leeds, promoting economic growth and prosperity as well as addressing worklessness and deprivation.

4.5 Against this background the policy seeks to ensure that development takes place on previously developed land prior to the use of greenfield sites as well as promoting economic prosperity and meeting the needs of existing and new businesses by providing employment land that is in areas accessible by public transport.

4.6 Core Strategy Policy 4 (Promoting Sustainable Regeneration and Prosperity) seeks to promote and enhance the needs of the local economy within the wider context. The Council will encourage and support sustainable, low carbon economic regeneration, diversification, growth and prosperity.

4.7 Policy 5 (Promoting Accessibility and Sustainable Transport Choices) seeks to guide development to the most accessible locations, and promote and encourage the use of public transport, Metrolink, walking and cycling. Development which is likely to generate a large number of journeys is to be accessible by a choice of transport mode and must not impede the strategic and local road networks or compromise pedestrian or highway safety.

4.8 Policy 9 deals with the ‘Local Environment’ seeking to ensure that when determining applications, the Council will protect and improve local environmental quality and amenity and promote community safety across the borough. Impact on amenity can be by a variety of means including noise and lighting.

4.9 Policy 20 deals with ‘Design’ and recognises the contribution that high quality design can make to regeneration and sustainable development. High quality

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design is noted to be as much about the way buildings and environments function as with their appearance. Design needs to be expressed in a way that reflects the character and distinctiveness of local areas, communities and sites across Oldham. Development proposals are to have regard to national and local guidance and policies on design.

4.10 Against this background development proposals are to meet the following design principles, where appropriate:

• Local character (including a character appraisal as appropriate) • Safety and inclusion • Diversity • Ease of movement • Legibility • Adaptability • Sustainability • Designing for future maintenance • Good Streets and spaces • Well designed buildings

4.11 Policy 21 is directed to ‘Protecting Natural Environmental Assets’ and within the wider policy aspirations seeks to ensure that development proposals maximise opportunities for green infrastructure at the site and enhance biodiversity.

4.12 On the Proposals Map the site at Foxdenton incorporating the wider regeneration site is shows as a wider business employment area.

Material Considerations

National Planning Policy Framework (2019)

4.13 The revised National Planning Policy Framework (“NPPF”) was published in February 2019. The introduction confirms it is a material consideration in the determination of planning applications.

4.14 The NPPF identifies three overarching objectives that contribute to achieving sustainable development including economic, social and environmental (paragraph 8). At the heart of the NPPF is a ‘presumption in favour of sustainable development’ (paragraph 11).

4.15 The three objectives that contribute to sustainable development are to be delivered through the preparation and implementation of plans and the application of policies in the Framework. They are not criteria against which every decision can or should be judged (paragraph 9).

4.16 Paragraph 11 sets out the Government’s commitment to supporting sustainable development. Plans and decisions should apply a presumption in favour of sustainable development, and proposals that accord with an up-to- date development plan should be approved without delay.

4.17 Section 4 deals with ‘Decision-making’. Paragraph 38 emphasises that local planning authorities should work proactively with applicants to secure

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developments that will improve the economic, social and environmental conditions of the area. Decision takers should seek to approve applications for sustainable development where possible.

4.18 Paragraph 47 (Determining applications) confirms that applications for planning permission should be determined in accordance with the development plan, unless material considerations indicate otherwise.

4.19 Section 6 confirms the government’s commitment to ‘Building a strong, competitive economy’ with paragraph 80 confirming that planning decisions should help create the conditions in which businesses can invest, expand and adapt.

4.20 The revised NPPF continues to place an emphasis on economic growth with paragraph 80 confirming that “significant weight should be placed on the need to support economic growth and productivity, taking into account local business needs and wider opportunities for development”.

4.21 The approach taken should allow each area to build on its strengths, counter any weaknesses and address the challenges of the future. Planning decisions should recognise and address the specific locational requirements of different sectors (paragraph 82).

4.22 The NPPF also seeks to promote sustainable transport (Section 9).

4.23 Section 11 of the NPPF places a strong emphasis on ‘Making effective use of land’ with the planning system supporting development that makes efficient use of land.

4.24 Section 12 highlights the objective of seeking to achieve well-designed places with the creation of high quality buildings and places being fundamental to what the planning and development process should achieve.

4.25 Planning decisions should ensure that developments:

• (a) function well and add to the overall quality of an area for the lifetime of the development; • (b) are visually attractive as a result of good architecture, layout and appropriate and effective landscaping; • (c) are sympathetic to local characters; • (d) establish a strong sense of place; • (e) optimise the potential of the site to accommodate and sustain an appropriate amount and mix of development; and • (f) create places that are safe, inclusive and accessible and which promote health and well being and places where crime and disorder, and the fear of crime, do not undermine the quality of life or community cohesion and resilience.

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Supplementary Planning Documents (SPD’s)

4.26 Other material considerations include adopted SPD’s where they are relevant to consideration of the reserved matters application.

4.27 In this case the only SPD of any relevance is the:

• Oldham & Rochdale Urban Design Guide (October 2007)

4.28 The Urban Design Guide expands on local planning policies for Oldham and Rochdale. The aim of the SPD is to provide guidance to everyone involved in bringing forward development in the area.

4.29 The key principles set out in the Urban Design Guide are as follows:

• Character – Enhancing identity and sense of place; • Safety and Inclusion – Ensuring places are safe, secure and welcoming; • Diversity – Providing variety and choice • Ease of movement – Ensuring that places are easy to get to and around • Legibility – Ensuring that places can be easily understood • Adaptability – Anticipating the need for change • Sustainability – Minimising the impact on our environment • Designing for future maintenance – Design that lasts • Good streets and spaces - Creating places with attractive outdoor spaces • Well designed buildings – well designed buildings bring together the above principles to create high quality spaces

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5.0 Planning Assessment

5.1 Under Section 38(6) of the Planning and Compulsory Purchase Act 2004 and Section 70(2) of the Town and country Planning Act 1990, applications are to be determined in accordance with the development plan unless material considerations indicate otherwise.

5.2 The development plan for Oldham comprises the:

5.3 None of the ‘saved’ UDP policies are of direct relevance to consideration of this reserved matters application.

5.4 A key material consideration includes the NPPF with guidance at the local level on design matters provided by the adopted Urban Design Guide (October 2007).

5.5 Before addressing relevant planning policy considerations, it should be noted the application seeks to approve details reserved by the outline planning permission contained in Part B of the hybrid permission PA/337091/15.

5.6 The ‘in principle’ acceptability of the proposed employment use comprising Class B8 (warehouse distribution) has already been established by the grant of outline planning permission under the above hybrid permission.

5.7 Condition 5 of permission PA/337091/15 sets out the quantum of development permitted including for up to 66,460 m2 of a range of office (use Class B1(a), light industry (use Class B1(c)), general industry (use Class B2) and warehousing and distribution (use Class B8), along with a total of 500 residential dwellings under use Class C3.

5.8 The reserved matters proposal amounts to a total floorspace of 34,110 m2 gross including 30 m2 for the gatehouse. This falls within the ambit of the quantum of employment uses granted planning permission under the wider Part B outline permission.

5.9 The ‘proposed use’ of the building for Class B8 is also in accord with the outline planning permission granted.

5.10 The application is supported by a Transport Statement (TS) which confirms that given the quantum of employment development permitted on the wider site, the proposed reserved matters submission falls within the ambit of the outline permission and therefore what is proposed has already been considered in the context of any likely traffic generation and highway impacts on the local and wider strategic road network.

5.11 The submitted TS also addresses the sustainability of the site in terms of access by choice of transport mode with future employees able to access the site on foot, by cycling or public transport and if needs be by car.

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5.12 The proposed development incorporates secure cycle parking for those that wish to cycle to work. The network of public footpath linkages to the reserved matters site, which also pass through the wider site, ensures that those that wish to walk to work can do so.

5.13 Bus services run along Broadway with bus stops near the junction of the new Link Road and Broadway providing good access by public transport.

5.14 In light of the above, we consider the proposal accords with general sustainability objectives in terms of the site’s location and connectivity to the surrounding area. We therefore conclude no material conflict arises in respect of Policy 5 of the adopted Joint Core Strategy.

5.15 In dealing with general matters, the investment the reserved matters scheme provides to the local economy includes new employment opportunities. For a proposed warehouse of this scale (34,110 m2 gross) and based on the Employment Density Guide (2015) published by the Homes & Communities Agency, the proposal would generate around 450 new employment opportunities.

5.16 Jobs provided would offer a variety of opportunities depending on the end occupier at all levels including the need for skilled labour given the more high tech operation of such modern units.

5.17 The modern warehouse employee brings efficiency in the warehouse. Given the changes in technology many businesses see the role of the employee as increasingly important. The increased complexity of systems in a modern warehouse requires highly trained individuals.

5.18 From warehouse managers to project leaders and other warehouse staff, employees have to have an affinity with technical systems and / or IT systems. The employee in the warehouse is increasingly becoming an all- rounder, who works well in teams and is able to cope with technical tools and equipment.

5.19 Policy 4 of the adopted Core Strategy promotes sustainable regeneration and prosperity seeking to promote and enhance the needs of the local economy. It is considered this investment will provide positive investment in the local economy leading to wider spin off benefits.

5.20 Core Strategy Policy 1 seeks to ensure that development adapts and mitigates against climate change and addresses the low carbon agenda. The inclusion of attenuation ponds as shown on the submitted Layout Plan (6709- 72) as part of the drainage strategy demonstrates a sustainable approach to provision of appropriate drainage.

5.21 Details submitted under separate cover to discharge Condition 7 (Energy efficient technologies) of Part B of the outline permission address the climate change agenda.

5.22 Consideration of the merits of this proposal is therefore confined to those matters reserved for subsequent approval, namely, the layout, scale, appearance and landscaping of the proposed development.

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5.23 We deal with each matter in turn below addressing relevant policy considerations.

Scale & Amount

5.24 In relation to the scale of development proposed and as highlighted above, the quantum of Class B8 development being brought forward falls within the ambit of the outline planning permission (Condition 5 of PA/337091/15).

5.25 In relation to the scale of the building itself, Condition 4 (Part B) of the outline permission requires that all reserved matters should be in strict accordance with the land use and maximum height parameters identified on the approved Parameters Plan (05060/MP/02/002).

5.26 In relation to the ‘land use’ as highlighted earlier the Class B8 use is in accord with the proposed land use for this part of the wider regeneration site.

5.27 With respect to the Parameters Plan, this show a maximum height of buildings in this zone for B1(a), B1(c), B2 and B8 Use to be up to 30m.

5.28 As set out in Section 3.0 of this report, the maximum height of the warehouse building is 21.55m and therefore well within the approved height parameter.

5.29 It is concluded the scale and amount of development falls within the ambit of the outline permission and any stipulations set by associated planning conditions. Consequently, the submitted reserved matters is considered acceptable in this context.

Layout & Design

5.30 The layout of the proposed reserved matters submission is set out in Section 3.0 of this report. The general design approach is addressed in Section 3.0 of this report and the Design & Access Statement.

5.31 Policy 20 of the Core Strategy sets out a number of general design principles for new development. This is further expanded upon in the Oldham & Rochdale Urban Design Guide SPD (October 2017) (“SPD Design Guide”).

5.32 In relation to ‘local character’, much of the guidance is directed towards new development coming forward within the existing pattern of urban development in a locality. In this case the proposal forms part of a wider regeneration area for which outline planning permission has been granted for a substantial quantum of commercial and residential development.

5.33 Condition 4 of the outline permission (Part B) requires any reserved matters to proceed in broad accordance with the illustrative masterplan (05060/MP/00/13). This shows a range of employment units across the commercial zones on the wider site, including larger scale buildings on Plot 1000 (zone C1(A)).

5.34 The reserved matters submission will deliver a Class B8 warehouse within the zone that is in broad accordance with the masterplan in relation to arrangement of land uses within the wider site. The nature of the proposal

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falls within the permitted uses in the outline and therefore it is considered the reserved matters submission to be appropriate with the local character as broadly set out on the approved illustrative masterplan.

5.35 With regard to ‘safety & inclusion’ the reserved matters scheme is for a Class B8 warehouse development intended for a single future occupier. As such the site must be a secure site with appropriate boundary treatment to prevent unauthorised access to the site.

5.36 As a consequence, it is considered the proposed boundary treatment would ensure a secure and safe site for those working there. With appropriate lighting the overall development would provide a safe and secure environment.

5.37 The proposed reserved matters incorporates areas of soft landscaping within the site, particularly around the boundary areas with a good buffer landscaped area provided to the south west, north east and eastern boundaries and further landscaping around the attenuation ponds to the southern Link Road boundary. The proposed development is therefore set within an attractive landscaped framework. Along with the design of the proposal, it is considered it offers a welcoming development with appropriate security measures in place.

5.38 A future business occupying the unit would therefore be able to operate in a safe and secure environment but one which is also considered to be welcoming.

5.39 With regard to the safety of footpaths passing the site, the overall boundary treatment to the site is not of solid construction and therefore there are views through the edge of the site to the public footpaths ensuring they are not areas which are hemmed in by solid boundary treatments.

5.40 The submitted Design & Access Statement provides further comment on security and crime measures in accord with Condition 27 of the outline permission and consequently it is considered the requirements of Policy 9 of the Core Strategy are met.

5.41 A further ‘design principle’ set out in the Design SPD is the need for ‘diversity’ including variety and choice. The proposed reserved matters submission sits within a wider context on the regeneration site and consequently forms part of the delivery of a wider regeneration aspiration for this part of Oldham.

5.42 We consider it would provide part of the overall diversity offered by regeneration of the wider site to provide a mix of places to live and work but also for leisure. The latter provided by the linear park proposals being promoted on the southern part of the overall regeneration area.

5.43 As such, it is considered the proposed development provides one element in an overall mix of uses that bring diversity to the locality, including variety and choice.

5.44 A further design feature in new developments is the need for ‘ease of movement’. The wider regeneration scheme includes appropriate pedestrian

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and cycle routes providing connections to the surrounding areas and also to public transport connections including bus stops.

5.45 Ease of movement should mean those people living and working in Oldham can get easily from their home to the facilities they need for their day to day activities including if they are employed by the future occupier.

5.46 The proposed reserved matters scheme provides for existing public rights of way to be diverted in an appropriate manner with an existing footpath running along the south west boundary already diverted and in place ready for use. The path would be situated outside the boundary of Plot 1000 defined by the paladin fence around the site.

5.47 Equally, the footpath running along the rear of the site, between the proposed warehouse and the school, is also retained and lies immediately outside the boundary of the site to be marked by a paladin fence. With similar boundary treatment to the Radclyffe school playing fields to the north east, it would continue to provide a safe and secure pedestrian route connecting around the site to the north.

5.48 The wider site connects with residential areas and public transport, including nearest bus stops.

5.49 The proposed layout plan shows provision of a pedestrian route into the site alongside the western carriageway of the access road, with a crossing point on the access into the staff/visitor car park and a safe route towards the offices on the front of the warehouse building.

5.50 In light of the above we consider the proposal will secure ease of movement within the site as well as between the site and surrounding areas.

5.51 In terms of ‘legibility’, given the nature of the proposed development and the simplistic form of development along with the proposed layout as described above, it is considered the proposed reserved matters scheme achieves legibility with clear routes for pedestrians, cyclists and vehicles, including segregation of staff and visitor traffic from HGV’s entering and exiting the site as soon as practicable upon entering the site.

5.52 A further design element set out in the Design SPD is ‘adaptability’ with the ability of a proposed building to respond to changes in technology and market conditions.

5.53 Given the nature of the proposed building that is being brought forward on a speculative basis, the proposed design and layout seeks to maximise flexibility for any Class B8 end user. This will ensure their needs can be met.

5.54 Given the simple shape and form of building proposed and based on latest understanding of the market, it is considered the proposal provides for ‘adaptability’ for any end occupier. It therefore seeks to ensure that as wide a range of Class B8 needs as possible can be accommodated in the unit.

5.55 In addition, the proposal incorporates some EV charging provision. The ability to accommodating further EV charging spaces and infrastructure in the future is provided by including 1m wide zone between nose-to-nose parking across

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the whole site to allow sufficient space for future adaptations to take place should that be required.

5.56 Sustainability is one wider design factor set out as part of the general design principles set out under Policy 20 of the Core Strategy and the SPD Design Guide. As highlighted above, matters relating to sustainable design are addressed in submitted details under Condition 7 of the outline permission (Part B) including adopting a fabric first approach.

5.57 The approach to sustainability will include various measures summarised in the Design & Access Statement and to include:

• EPC ‘A’ rated building • BREEAM ‘Very Good’ • Translucant wall • The use of 10% roof lights in the main building to increase natural daylighting to the production facility thus reducing the need for artificial lighting

5.58 Other broader sustainability measures such as sustainable drainage is addressed under other condition discharges albeit the submitted layout plan (6709-72) shows two substantial attenuation ponds incorporated in the wider proposed layout.

5.59 Having regard to those matters reserved for future consideration, the proposal accords with relevant sustainability requirements of the development plan and SPD.

5.60 A further objective of the Design SPD and Policy 20 is to provide a design that lasts. This includes ‘designing for future maintenance’.

5.61 The proposed reserved matters scheme includes a palette of materials that are considered would stand the test of time and provide for ease of effective maintenance. In similar terms the proposed landscaping regime is such that it can be maintained into the future by an occupier.

5.62 It is considered that the proposed nature of the development, selection of materials and appropriate design of the building will ensure it is designed for future maintenance.

5.63 A further general design aspect is creating places with attractive outdoor spaces in terms of providing ‘good streets and spaces’. The proposed layout demonstrates the ability to provide good landscape buffers to the site boundaries and therefore provide an attractive environment in which the warehouse building is located.

5.64 Along with the grassed attenuation pond areas and some planting along the site frontage, this will ensure the outdoor spaces created within Plot 1000 will be attractive.

5.65 The final design aspiration in the Design SPD (Policy 20) relates to providing ‘well designed buildings’ and this matter is addressed below.

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Appearance

5.66 The appearance of the proposed warehouse building and office block located to the front of the warehouse off the south west corner, has been described earlier in some detail.

5.67 The Design & Access Statement also provides further detail on the design rationale adopted. In this respect the proposal adopts the use of modern materials which are well suited to the form of warehouse development proposed.

5.68 The main building is a simple portal frame steel building with external cladding which is provided in a manner and colour so as to reduce the appearance of scale of the building. This includes horizontal and vertical cladding to provide the effect of reducing the height of the building. However, it is noted the approved parameters plan for the site allows for buildings up to 30m in height on the reserved matters application site.

5.69 The design also adopts the careful use of materials and colour using two-tone silver as the main colours but with dark anthracite service and personnel doors. The building design also includes a horizontal feature line at the intersection of the two-tone main silver colours to provide an accent that runs around the whole building coinciding with the level of the parapet to the projecting office elements.

5.70 The main office element extends at a lower height from the south west corner of the main warehouse building. The break in form to provide a rectangular office accommodation for the warehouse use is deliberate both breaking up the mass of the building as viewed from the Link Road but also providing an attractive approach to the warehouse and signalling the main entrance to the ancillary offices.

5.71 The latter is further accentuated by the treatment of the corner of the office block facing the main site entrance to guide visitors and staff to the office entrance.

5.72 Taken together with the proposed soft landscaping it is considered the design rationale and approach will deliver an attractive high quality Class B8 warehouse building and one attractive to potential occupiers. The submitted CGI provides a visual representation of how the scheme would look in the future.

5.73 As the reserved matters scheme is being brought forward as a speculative development, it is important to Rula Developments and other parties that is provides an attractive scheme thus maximising prospects of securing an early letting.

5.74 In light of the above we consider the proposal accords with Policy 20 of the Core Strategy and the aspirations of the Design SPD in bringing forward a ‘well designed building’.

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Landscaping

5.75 Landscape was a reserved matter and the application is accompanied by an attractive soft landscaping scheme and one which takes account of the needs of ecological enhancement as specified in conditions attached to the outline planning permission.

5.76 Careful consideration is given to the nature of species included in the soft landscape scheme and provision of appropriate features to enhance ecological interest of the site. Extensive areas of native planting are incorporated to the sides and rear of the warehouse unit and would help establish a green corridor around the site.

5.77 The soft landscaping incorporates extensive areas of soft planting on site boundaries, particularly to the site frontage to Lydia Becker Way, providing a green framework within which the proposed reserved matters scheme is located.

5.78 The proposed soft landscape scheme will make a positive contribution to the site and its wider context ensuring provision of a high quality local environment and one which enhances the current situation with a site prepared for development with limited vegetation.

5.79 In light of the above it is considered the proposal would not lead to significant, adverse impact on the visual amenity of the surrounding area, including local landscape and townscape as set out under Policy 9 of the Cores Strategy.

5.80 Indeed, we consider the proposed landscaping scheme would ensure a development which makes a positive contribution to the local environment.

5.81 The addition of extensive soft landscaped areas on the edge of the development site, combined with sustainable drainage features, will ensure the new development will maximise opportunities for green infrastructure at the site and enable the enhancement of biodiversity under Policy 21 through the proposed planting regime.

Overall Conclusions on Proposed Reserved Matters

5.82 Having regard to all the above, including the high quality design of the building and attractive context provided by the soft landscaping scheme, it is considered the proposal would secure an attractive ‘local environment’.

5.83 The proposal would enhance local environmental quality compared to the existing situation with the design and layout of the proposal assisting in the promotion of community safety across the Borough in line with Core Strategy Policy 9 and the aspirations of the Design SPD.

5.84 As advocated by Section 12 of the NPPF the proposal will deliver a well designed place for the Class B8 employment use on the wider regeneration site.

5.85 This will ensure the proposal would function well and add to the overall quality of the area for the lifetime of the development, as well as being visually attractive for a Class B8 warehouse, sympathetic to evolving local character

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on the regeneration area, helping to establish a strong sense of place, optimise the potential of the site to accommodate and sustain an appropriate amount of development and create a place that is safe, inclusive and accessible and where crime and the fear of crime do not undermine the quality of life in the locality.

5.86 In addition to the above the proposal would make effective use of land, something the NPPF emphasises and which the planning system supports as well as leading to the creation of around 450 new employment opportunities resulting in economic growth.

5.87 It is considered the proposed reserved matters accord with relevant policies of the development plan and once constructed would deliver a high quality Class B8 warehouse development.

Other Matters

Ecology

5.88 In addition to submission of details reserved by the outline permission, Condition 32 requires that any submission of reserved matters after April 2015 should be accompanied by an up to date Ecology survey relating to that zone.

5.89 An up to date Extended Phase 1 Ecology Survey of Plot 1000 has been carried out by Rachel Hacking Ecology and is submitted with the reserved matters application.

5.90 The assessment concludes the site offers limited ecological value with most of the site supporting bare ground and ephemeral/short perennial vegetation which offers no cover for wildlife and a limited source of nectar and pollen for invertebrates. Other vegetation on the site is species poor.

5.91 The report concludes that given the low ecological value of the habitat to be lost no specific habitat mitigation is considered necessary. The report concludes that with suitable soft landscaping proposals, biodiversity net gain could be achieved across the site.

5.92 As highlighted earlier such measures have been incorporated through the soft landscaping scheme meeting the objectives of Core Strategy Policy 21 and those details will also be submitted to discharge relevant conditions on the outline planning permission.

5.93 So far as protected species are concerned, the Ecology Survey confirms that no statutory or non-statutory protected sites exist on the site and the proposed development site does not support any of the habitats for which the protected sites are designated. Whilst the site lies within a SSSI Impact Risk Zone, it does not list the proposed development type as a concern to designated sites nearby.

Noise

5.94 Although not specifically a requirement to be submitted as part of the reserved matters application but to assist consideration of the detailed proposals, the application is accompanied by a Noise Assessment by Noise Solutions Ltd,

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which addresses details required by Condition 13 (insulation of plant) and Condition 15 (scheme to protect new and existing housing from noise impact of loading/unloading activities) of the Part B outline approval.

5.95 The Noise assessment addresses plant noise, noise from deliveries and noise breakout from the building. In assessing noise impact nearest noise receptors are identified.

5.96 In relation to plant noise the assessment found that noise from plant serving the warehouse unit would be at or below the assessed criteria and therefore not likely to lead to an adverse impact on the nearest noise-sensitive properties.

5.97 With regard to the impact of delivery noise, the assessment concludes that impacts would be low or there would be no impact. Of the five assessed NSR’s during the day and at night-time, there was concluded to be no impact during day time hours. At night-time three of the locations would experience a low impact whilst the other two locations would experience no impact.

5.98 A daytime only assessment was carried out at NSR point R6a and R6b (school) and this show no impacts at either location during day time hours.

5.99 With regard to noise breakout from the building and during the day time hours, the assessment concluded that for three residential receptors there would be no impact with low impact for two. Impacts for the school are low impact for the playing fields area and no impact on the main buildings. In relation to night time impacts, there is concluded to be no impact for three locations and low impact at two locations.

5.100 Overall, the noise assessment concludes there is unlikely to be any adverse noise impacts as a result of the proposed use of the site for a Class B8 warehouse.

Lighting

5.101 In dealing with amenity issues generally, the reserved matters submission is accompanied by a proposed lighting scheme (Condition 10) (Plan Ref: DR-E- 2401) showing the lux plots around the light column locations. This shows a rapid reduction of lux levels away from the parking and other active areas toward the site boundaries such that levels are down to 1 lux before reaching the edge of the site in some locations and 1 lux at the edge of the site generally.

5.102 The lighting scheme takes account of the need to have regard to ecology movements, particularly to the west of the site, and proposed residential uses to the east of the site. Both these aspects have been taken into account in developing the lighting strategy and detail to minimise and reduce any lighting levels at the edge of the site to 1 lux.

5.103 Having regard to the submitted lighting details it is considered the proposal would not have an adverse impact on the amenity of nearby residential properties to the east or an adverse impact on ecological interests. As such we conclude no material conflict with Policy 9 of the Core Strategy dealing in part with the local environment and amenity.

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Highways & Accessibility

5.104 In addition to the above and as an outcome of pre-application discussions, a Transport Statement is submitted in support of the reserved matters application.

5.105 This confirms the proposed use (Class B8) and quantum of development (34,110 m2 gross, including the gate house) would fall within the ambit of the outline planning permission for the site.

5.106 As confirmed by the Transport Statement, the highways implications of the proposed reserved matters scheme was addressed by the transportation assessment of the overall scheme under the original planning permission granted.

5.107 Any mitigation works required to offset any highways impact arising from the overall proposed development (Conditions 41 & 42) have been addressed through relevant condition discharges and construction of the Link Road / relevant highways improvements and the provision of a contribution towards works by the Highways Agency to J21 of the M60 along with removal of Condition 43 through a non material amendment.

5.108 On site parking provision and provision of cycle and motorcycle parking accords with relevant standards and the approach agreed during the course of pre-application discussions.

5.109 The Transport Statement also demonstrates the proposed site is accessible by a choice of transport mode and as a consequence would bring forward development in a sustainable location. The Transport Statement demonstrates the site has good access on foot and by cycling as well as access to bus stops a short walk away on Broadway. A Metrolink station is also located within around a 20-minute walk.

5.110 In light of the above the site is highly accessible and accords with the NPPF and Core Strategy Policy 5.

Environmental Impact Assessment

5.111 The EIA Regulations, supported by UK case law, have established a code of compliance for the process of environmental impact assessment. Arising from a number of legal cases, Local Planning Authority’s are to consider whether EIA is required at the stage of seeking approval of reserved matters. This is transposed into the Town and Country Planning (Environmental Impact Assessment) Regulations (England) 2017.

5.112 In effect for EIA development that has been granted outline planning permission with matters reserved for future consideration, it is necessary to consider whether a reserved matters application is likely to result in significant environmental effects for the purposes of EIA over and above those already identified and assessed as part of the original Environmental Statement (ES), including the ES Addendum, which was submitted in support of the original hybrid planning application (PA/334355/13) in 2013.

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5.113 An EIA compliance assessment has been carried out below to determine whether any update to assessments carried out are required.

Proposed Reserved Matters Development

5.114 Zone C1(A), which forms the basis of this reserved matters application is one of the overall development zones located within an area identified on the land use and maximum heigh Parameters Plan (dwg ref 05060/MP/02/002) referenced in Condition 4 (Part B) of the S73 permission (PA/337091/15) granted as a variation to the original permission.

5.115 The approved Parameters Plan shows the reserved matters application site within an area identified for B1(a), B1(c), B2 & B8 uses with a maximum development height of 30 metres.

5.116 As highlighted earlier in this report the proposal includes development of a Class B8 unit which accords with the parameter plan use class.

5.117 The maximum height of the building measures 21.5m at the highest point and is therefore well within the maximum height parameter set by the Parameters Plan.

5.118 In terms of quantum of development, Condition 5 (Part B) of the outline planning permission limited the overall ‘commercial development’ proposed to comprise no more than 66,460 m2 of office (B1(a), light industry (B1(c), general industry (B2) and warehousing and distribution (B8).

5.119 The proposed Class B8 unit comprises a total floorspace of 34,110 m2 gross (GIA) and therefore falls within the ambit of the outline planning permission as addressed by Condition 5.

5.120 Against this background we continue by considering each of the specific matters addressed in the ES / ES Addendum submitted in support of the original 2013 hybrid application to determine whether, in our view, the environmental effects of this reserved matters submission is likely to result in significant environmental effects over and above those previously identified and assessed.

5.121 As identified above the proposed quantum of development and use class of the proposed reserved matters application fall within the ambit of the outline permission.

Socioeconomic

5.122 The ES assessed the potential effects of the wider proposed mixed use development on Socioeconomic factors in the locality. In relation to the commercial element this included the potential effects in terms of the increase in local employment and associated economic benefits.

5.123 The ES identified the proposal would lead to increased employment levels in Oldham as the employment land proposed for the site is built out and attracts occupiers. The ES identified that using both the ILO method of calculation or the claiming count unemployment measure, unemployment levels in Oldham were higher than across Greater Manchester and the North West.

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5.124 The ES concluded that potentially over 500 new employment opportunities could be provided through development of Class B8 uses (paragraph 7.76).

5.125 As highlighted above the proposed reserved matters scheme is likely to deliver around 450 new employment opportunities and therefore would provide a positive addition to employment in the locality leading to positive impacts and contribute to the major beneficial impact identified in the ES (para 7.80).

5.126 Any cumulative positive benefits arising from this proposed development and other schemes assessed as part of the ES cumulative assessment would continue to be provided.

Landscape & Visual

5.127 As highlighted above the approved Parameters Plan for the wider development identifies the zone within which the reserved matters is being promoted as permitting employment uses with buildings up to 30m in height.

5.128 At a maximum height of 21.5m, the proposed Class B8 unit falls well with the height criteria set by the parameters plan and therefore assessed within the ES and ES addendum as part of any visual appraisal of impacts.

5.129 The ES and ES Addendum concluded negative effects on site wide landscape character and visual amenity including substantial changes to local views which is unavoidable through development of this allocated site.

5.130 The ES concluded that mitigation for landscape and visual effects have been incorporated into the design of the masterplan process including, amongst other things, planted edges of the development areas and inclusion of landscape management plans.

5.131 As highlighted above, in terms of any visual impacts of wider views of the site and landscape character, the proposed reserved matters scheme is substantially lower in terms of height to that assessed.

5.132 The submission is also accompanied by a comprehensive soft landscape scheme and landscape management plan that has been developed in conjunction with ecology interests to ensure provision of a high quality landscaped setting for the development and one which will enhance ecology interests.

5.133 The vegetation loss and gain drawing showed limited loss of trees within the C1(A) plot but opportunity for additional planting and soft landscaped areas that have largely been incorporated into the proposed landscaping scheme, particularly on the embankments and front areas of the site to the Link Road.

5.134 Consequently, we do not consider the reserved matters scheme would raise visual amenity / landscape impact issues over and above those assessed in the submitted ES.

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Ecology and Nature Conservation

5.135 An ecology and nature conservation assessment was carried out as part of the original ES which described baseline conditions at that time. This was informed by an extended Phase 1 Habitat Survey carried out in July 2011. A Phase 2 Habitat Survey was then undertaken in September 2013 as part of the ES Addendum and before the grant of planning permission in October 2014.

5.136 Having regard to the Phase 2 Habitat Survey the ES Addendum concluded the development of the wider site would result in the loss of a relatively large area of poor grassland habitat, which is land locked, isolated and of general poor quality and diversity for both flora and fauna species.

5.137 The Phase 2 survey results shows Zone C1(A), the area subject of the current reserved matters application, to be largely poor semi-improved grassland with some improved grassland and minor elements of tall ruderal and a very small area of broad-leaved plantation.

5.138 The reserved matters site has been prepared for development with the PROW diverted that crossed the site, land cleared and culverted section of a water course relocated.

5.139 Condition 32 of Part B of the hybrid permission requires each application for reserved matters to provide an up to date Ecology survey. One has been done and concludes the site offers limited ecological value with most of the site supporting bare ground and ephemeral/short perennial vegetation which offers no cover for wildlife and a limited source of nectar and pollen for invertebrates.

5.140 Taking these factors into account and the quality of habitats to be created as part of the soft landscape proposals for the reserved matters scheme, it is considered the proposal would not give rise to impacts over and above those assessed as part of the EIA process.

Archaeology and Heritage

5.141 The ES and ES Addendum highlighted there were no listed buildings or scheduled ancient monuments within the wider site but there were several listed buildings in the area surrounding the site, the main one being Foxdenton Hall (Grade II*) located to the south and Foxdenton Farmhouse (Grade II) on Horseshoe Lane south west of Zone R2.

5.142 The ES Addendum noted there were several undesignated features within the masterplan area that were of low to medium interest such as the farmhouses, railway line cutting and historic pits and ditches.

5.143 Development has progressed on the area subject to the current reserved matters application through ground works undertaken to create a development platform. The site has therefore been cleared and all relevant conditions addressed with respect to any archaeological investigations and programme of recording.

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5.144 In light of the above it is considered the proposed reserved matters scheme does not propose development to take place which be likely to give rise to significant environmental effects over and above those already identified and assessed as part of the original ES and ES Addendum.

Ground Conditions

5.145 Ground conditions were assessed as part of the original application through the ES and ES Addendum. In relation to the outline element of the overall hybrid application site, conditions were imposed that required further details to be submitted relating to ground conditions and investigations.

5.146 Such assessments have been carried out and relevant conditions discharged largely in conjunction with Part A of the permission. Works have also already been carried out on the reserved matters application site preparing the development platform. Those works includes any relevant ground works addressing contamination and any monitoring regimes.

5.147 Consequently, it is considered the proposed reserved matters scheme would not result in works or development which would be likely to give rise to significant environmental effects beyond that which has already been considered and assessed as part of the original planning permission process.

Drainage and Flood Risk

5.148 The ES and associated flood risk assessment sets out a description of what local watercourses were evident on the wider application site at that time. In relation to that area covered by the reserved matters application this included an unnamed ordinary watercourse that is shown on plan LE11639-100 (19/03/13) to be a culverted section where it passed through the reserved matters site.

5.149 Plan LE11639-101 (updated in Appendix E of the ES Addendum) showed the proposed drainage strategy for the wider masterplan area including a relocation of the culverted watercourse affecting the reserved matters site to run approximately north / south along the eastern edge of the development site. Works have already been undertaken in connection with the construction of the Link Road to divert that watercourse and consequently it no longer affects the reserved development footprint.

5.150 Conditions attached to the outline element of hybrid permission 337091/15 require development to be carried out in accordance with the flood risk assessment (Condition 24) and surface water drainage details for any phase of development to be submitted prior to commencement of development of that zone. Details pursuant to Condition 24 will be submitted separately to address condition discharge.

5.151 In light of the above it is considered the proposed reserved matters scheme would not give rise to likely significant effects on the environment above that which has already been assessed as part of the original planning permission process for the site.

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Transport and Access

5.152 The original application was supported by a Transportation Assessment as part of the ES assessment process with further information provided in the submitted ES Addendum. The main impacts of the overall development were addressed in the originally submitted ES.

5.153 The ES Addendum addressed the impact of the first phase of development delivering a specified number of dwellings in the absence of the completed Link Road. The Link Road is now complete and open.

5.154 Consequently, any assessment would have regard to the overall assessment of impacts undertaken in the original ES submitted with the application. Chapter 13 concluded that in relation to highway operation and delay there were likely to be minor adverse impacts at a number of junctions with minor beneficial impact on the local highway network operation. The proposal would also offer other accessibility benefits. The assessment concluded there were no traffic and transportation reasons as to why the development should not be granted planning permission.

5.155 Condition 5 of the outline element (Part B) of the hybrid permission (337091/15) sets a limit in terms of the overall quantum of development across the wider regeneration site with a limit of 66,460 m2 of office B1(a), light industry B1(c), general industry B2 and warehousing and distribution B8.

5.156 The proposed reserved matters scheme would provide a total of 34,110 m2, including 30m2 for the gatehouse and consequently well within the overall quantum conditioned under the grant of planning permission. The condition does not specify any split of development between the various uses in terms of maximum floorspace for each type of use and consequently the proposal falls within the ambit of the outline planning permission.

5.157 Whilst the transport assessment assumed an overall split incorporating less Class B8 than that proposed as part of this reserved matters application, the balance of the overall quantum permitted was assumed to be either Class B1 office or Class B2 general industry, both of which have higher trip rates than a Class B8 use.

5.158 Chapter 5 (Proposed Development) of the ES summarised the proposed development as comprising 66,460 m2 of employment uses which would comprise a mix of B1, B2 and B8 uses, the proportions of which would be determined at the reserved matters stage.

5.159 The reserved matters application is brought forward within the limits set by the outline planning permission and based on the above we consider that any impacts would, if anything, be less with the reserved matters proposed than that assessed as part of the original ES.

5.160 In light of the above we consider the reserved matters scheme would not give rise to likely significant effects on the environment above that which has previously been assessed.

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Air Quality and Dust

5.161 The ES states the wider regeneration site is located adjacent to the Oldham Air Quality Management Area (AQMA). In relation to the construction phase of the overall development, the Air Quality Assessment concluded potential impacts included the potential for dust to arise. Such matters would be addressed through the discharge of condition addressing the CEMP.

5.162 In relation to the operational phase, the AQA chapter of the ES concluded any impacts would cause insignificant increases in the levels of pollutants and no pollutant limits would be exceeded that have not already been exceeded.

5.163 With regard to both the existing and proposed sensitive receptors the AQA concluded that it was not necessary to recommend measures to mitigate road traffic beyond what is proposed in the Travel Plan prepared as part of the application.

5.164 In light of the above the proposed reserved matters scheme would not alter the findings of the assessment as the proposal falls within the permitted quantum of employment floorspace under the outline permission.

Noise

5.165 In relation to noise impact a Noise Assessment was carried out as part of the ES for the wider scheme which considered noise and vibration impacts arising from the proposed development.

5.166 The assessment concluded that the during the construction phase across the wider site and given the small distances between the construction activities and nearest sensitive receptor, some sensitive receptors may experience minor adverse impacts in the short term but this would only be for short periods. As such appropriate mitigation measures could be put in place during the construction phase.

5.167 With regard to the operational phase the ES concluded that changes in road traffic nose due to the wider development generated traffic would generally be negligible.

5.168 The reserved matters scheme is being brought forward within the development limits set by the planning conditions imposed on the grant of the outline (Part B) element of the hybrid permission. As such it is considered the noise impacts arising from the proposed end use would not be different to that already assessed and would not be likely to give rise to significant effects on the environment above that already assessed.

5.169 Whilst the reserved matters site is bounded to the south by the Link Road and south west by a further employment zone, to the east is Phase R1 residential.

5.170 Condition 13 and Condition 15 of the outline permission addresses the requirement for a Noise Assessment to be provided for any employment uses coming forward in zone C1 (the reserved matters zone) to address noise arising from plant / equipment, breakout noise from the building and service vehicles arriving / departing to protect new and existing housing from noise.

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5.171 A Noise Assessment has been submitted with the reserved matters application. As highlighted earlier in this report it is considered the reserved matters scheme can come forward without any adverse impacts on nearby existing or proposed residential properties that would affect their amenity.

5.172 The proposal would not therefore result in any different assessment conclusions to those previously reached in the context of the original ES / ES Addendum.

Waste

5.173 The submitted ES assessed waste generation in the context of the overall development. Given the proposed reserved matters scheme comes forward with in the framework provided by the outline planning permission, including for the uses granted, we do not consider the proposal would result in likely significant effects on the environment over and above those already assessed.

5.174 In relation to the construction phase Condition 39 of the Part B outline approval requires that no development shall take place of any phase unless and until a Construction Waste Management Plan (CWMP) for that phase has been submitted to and approved in writing by the local planning authority.

Sustainability

5.175 The submitted ES (Chapter 17) addresses ‘Sustainability’. The assessment focussed on the effects of the development on the environmental, economic and social baseline conditions.

5.176 The ES concluded the proposal would deliver a number of social and economic benefits as well as securing development within an ‘arc of opportunity’ where the site is accessible to a range of services and amenities as well as public transport. Overall, the ES concluded the scheme would provide a sustainable development.

5.177 The reserved matters application would contribute to the above overall delivery of sustainable development and development that would have wider social and economic spin off benefits.

5.178 The proposed reserved matters scheme would not be likely to give rise to significant effects on the environment over and above that assessed in the submitted ES.

Cumulative Impacts

5.179 The ES considered how the impacts of the overall proposal may interact with any impacts associated with other development proposals in the surrounding area focussing on a consented development on a site known as Cobalt 2 to the west of Zone C1, off Colbalt Way for 8,100 m2 of employment use (B1/B2/B8).

5.180 The assessment concluded that the potential for cumulative effects as a result of the wider proposed development in combination with other consented elements was limited but that a cumulative benefit would be realised in social

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and economic terms with a temporary cumulative noise impact on two sensitive receptors if the construction periods overlapped.

5.181 More recently permission has been granted on the Cobalt 2 site for an employment scheme providing around 9,500 m2 gross accommodation. Whilst this results in a slight increase in floorspace it is not considered to be of a scale that would be likely to give rise to significant effects on the environment in the context of cumulative impact over and above the approved scheme to any material degree.

Overall Conclusions on EIA

5.182 Having regard to all the above it is considered the reserved matters scheme would not give rise to likely significant effects on the environment above that which has previously been assessed.

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6.0 Conclusions

6.1 Under Section 38(6) of the Planning and Compulsory Purchase Act 2004 and Section 70(2) of the Town and country Planning Act 1990, applications are to be determined in accordance with the development plan unless material considerations indicate otherwise.

6.2 Against the backdrop of the grant of outline planning permission for a mixed use development on the regeneration site at Chadderton, the proposed reserved matters submission seeks to bring forward development on Plot 1000 or zone C1(A) on the approved phasing plan.

6.3 The proposal accords with all relevant conditions attached to the outline permission in the context of the scale of development and height parameters set by the outline consent.

6.4 It will deliver significant benefits in realising the ambitions of the commercial element of the outline planning permission by bringing forward a high quality warehouse development that would provide for around 450 new employment opportunities leading to wide spin off benefits.

6.5 It has been demonstrated in this report the proposed reserved matters for this phase (layout, scale, appearance and landscaping) will ensure a high quality Class B8 warehouse development and one that accords with relevant policies of the development plan.

6.6 In our view a decision in accordance with the development plan would lead to the grant of permission and there are no material considerations that would indicate a decision otherwise.