15 Development

Policy DEV 1

Telecommunications

Proposals for telecommunications development will be permitted provided that their impact would be acceptable with respect to:

  1. visual amenity;
  2. residential amenity;
  3. the appearance, character or fabric of an ancient monument, listed building or conservation area; and
  4. sites or features of ecological, geological, archaeological, landscape or recreational value, including trees subject to a tree preservation order;

    and where:
  5. the operator has demonstrated compliance with all relevant ICNIRP standards, taking into account any cumulative emissions from other nearby telecommunications equipment;
  6. the need for the development, in terms of its role in the regional or national telecommunications network, has been demonstrated;
  7. the rationale and justification for site selection have been set out, and evidence provided that opportunities have been considered for mast/site sharing and locating equipment on existing buildings and structures; and
  8. the operator has provided evidence of pre-application discussions in accordance with national guidance and best practice.

Reasoned justification

15.4 The telecommunications industry is constantly evolving, and it is recognised that the planning system has a role in facilitating the improvement and expansion of telecommunications coverage. However, it is important that such development does not compromise environmental quality.

15.5 The visual impact of telecommunications development is a particularly important consideration, and factors that will be taken into account in determining this will include the design, siting and colour of the equipment, and its relationship to the surrounding townscape and landscape.

15.6 The impact of telecommunications equipment on human health is a major public concern, and all development will be required to meet all relevant standards of the International Commission on Non-Ionizing Radiation Protection (ICNIRP).

15.7 Conditions may be attached to planning permissions to help to reduce the impact on visual amenity, for example by requiring equipment to be painted a certain colour, landscaping to be provided and maintained, protective fencing to be painted or of a certain type, surplus equipment to be removed, or the restoration of a site once a development is no longer required.

15.8 The city council has prepared supplementary planning guidance on telecommunications development and this is currently being updated and will be published as a supplementary planning document so as to provide further policy clarification. The city council maintains a record of mast locations to assist operators in exploring the options for mast sharing.

Policy DEV 2

Advertisements

Consent will only be given for the display of advertisements where they would not have an unacceptable impact on amenity or public safety.

All advertisements will be required to:

  1. be of a size and scale consistent with their surroundings;
  2. respect the sensitivity of the location, and minimise any negative impact on residential areas, conservation areas, listed buildings, environmental improvement corridors, public open spaces and the countryside;
  3. avoid creating signage clutter, or changing the character of the area;
  4. avoid the use of intense or intermittent illumination, where this would have a negative material impact on visual amenity or highway safety; and
  5. where appropriate, incorporate artistic features, landscaping and decorative fencing.

When advertisements are located on, or immediately adjacent to, an existing building or structure, they will be required to:

  1. appear as an integral feature of the structure/building;
  2. not obscure or otherwise detract from any important architectural feature;
  3. respect the symmetry of the structure/building; and
  4. not detract from the design or character of the structure/building in any other way.

Reasoned justification

15.9 Government regulations only permit the control of advertisements in the interests of public safety and amenity. This policy provides additional guidance on how it will be ensured that these interests are protected when considering applications for advertisement consent within Salford.

15.10 Advertisements are a central part of modern commercial life, but it is important that they do not have a negative impact on environmental quality. They should be designed to fit in with their context, rather than introducing an unsightly feature, and this is particularly important where advertisements are to be located on existing buildings. For example, there is often no need for advertisements above ground floor level, and these can create problems of clutter and interfere with the appearance of buildings.

15.11 The cumulative impact of advertisements will be an important consideration in determining applications and the impact on visual amenity, and existing advertisements will not be considered to set a precedent.

15.12 The level of commercial activity within an area will influence the sensitivity of the location in terms of determining advertisement applications, with residential areas being particularly sensitive. There may be specific design requirements in certain sensitive locations such as within conservation areas and on listed buildings, where  Policy CH2 'Development Affecting the Setting of a Listed Building' and Policy CH3 'Works Within Conservation Areas' will also be relevant.

15.13 Conditions may be attached to advertisement consents requiring landscaping or the use of particular materials in order to minimise any negative visual impact of the proposal.

15.14 Imaginative temporary advertisements that both screen vacant land or development, and function as public art, will normally be supported. However, advertisement consent may only be granted for a clearly defined temporary period in order to ensure that the permanent reuse/redevelopment of the site is not discouraged, to the detriment of the amenity of the local area.

15.15 In terms of public safety, the key requirement is that advertisements must not have the potential to create a hazard by distracting or confusing road traffic, cyclists or pedestrians. The level of illumination, the size and positioning of the advertisements, and their relationship to other road signs will all be important factors in determining the potential impact on safety. Advertisements located adjacent to motorways or directed at motorway traffic will only be permitted where it can be clearly demonstrated that there would be no unacceptable impact on public safety.

Policy DEV 3

Control of Hazardous Uses

Applications for hazardous substances consent will not be allowed where they would result, either individually or cumulatively, in any unacceptable:

  1. risk to the public;
  2. risk to, or deterioration of, the environment;
  3. prejudice to the use or development of other land; or
  4. conflict with the regeneration of the area.

Reasoned justification

15.16 Establishments that use or store hazardous substances carry a particular risk to the surrounding area, and it is vital that the risks and potential consequences of an accident at such sites are minimised as much as possible. Therefore, developments for which hazardous substances consent is required (known as notifiable installations) should be kept a suitable distance from sensitive uses such as housing and areas of public use, main transport links, and from sensitive environments. Within the sites, the hazardous substances should be stored so as to minimise the impact of any spillage on the environment.

15.17 The historic growth of the city means that there are examples within Salford where notifiable installations are located closer to sensitive uses and locations than would be considered ideal. In these cases, proposals for the expansion, alteration or intensification of the hazardous use will need to be very carefully assessed, as will development proposals nearby.

15.18 The city council will consult both the Health and Safety Executive and the Environment Agency on all applications involving hazardous substances, and their advice will be a central material consideration in the determination of such applications.

Policy DEV 4

Development Close to Hazardous Uses

Proposals for development within the vicinity of notifiable installations will not be permitted where they would result in an unacceptable increase in the risk or consequences of a major accident.

In determining this, regard will be had to:

  1. the location of the development in relation to the notifiable installation;
  2. the type of hazardous substances and nature of the hazard;
  3. the scale and type of development proposed, and its importance in the context of urban regeneration; and
  4. the number of people likely to be using or visiting the development.

Reasoned justification

15.19 This policy applies to any development near to existing installations that use or store hazardous substances above quantities set out in the regulations (known as notifiable installations). The city council will consult both the Health and Safety Executive and the Environment Agency on all such development proposals.

Policy DEV 5

Planning Conditions and Obligations

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 by granted planning permission subject to planning conditions or planning obligations that would ensure adequate mitigation measures are put in place.

Reasoned justification

15.20 Planning conditions and obligations will be used, where required, to ensure that land is used in the most appropriate and effective manner, to reduce the negative impacts of developments, and to ensure that developments are integrated and coordinated with their surroundings, contributing to the overall health of the area within which they are situated. In addition, the city council will negotiate with developers to secure additional community and environmental benefits, where appropriate. The use of conditions and obligations will be consistent with the tests set out in national guidance.

15.21 The potential scope of planning obligations is very wide and may include:

  • improvements to transport facilities, infrastructure and services;
  • improvements to environmental quality, including maintenance and management;
  • provision, improvement and management of wildlife habitats and landscape features;
  • improvement, restoration and recording of archaeological and historic sites and features;
  • provision, improvement and management of recreation facilities;
  • improvements to security and community safety;
  • provision of affordable accommodation, and methods to ensure that it remains affordable;
  • provision and improvement of social, community and other local facilities;
  • provision of waste recycling facilities; and
  • anything else related to the development.

15.22 These obligations may either be provided directly by the developer, or a financial sum may be paid to the city council or another agency or organisation to fund their provision. Area Action Plans and other Local Development Documents will provide more detail on what may be required for particular types of development and in particular locations.

Policy DEV 6

Incremental Development

On sites within or immediately adjacent to an area identified for major development, planning permission will not be granted for incremental development that would unacceptably hamper or reduce the development options for that wider area.

Reasoned justification

15.23 Most of the large sites to which this policy applies are identified or allocated elsewhere in the UDP, although further sites will come forward through local development documents and the development of regeneration strategies. It is important to ensure that the development of part of a larger development site does not diminish the opportunities or options to develop the rest of the site (where land ownerships may be different), to the detriment of the regeneration and/or proper planning of the area. In some circumstances, it may be appropriate for development to be resisted until a masterplan has been produced for the wider site.

Policy DEV 7

Protection of Aviation Safety at Manchester Airport

Development that would have an unacceptable impact on the operational integrity or safety of Manchester Airport will not be permitted.

Reasoned justification

15.24 Safeguarding zones have been notified to the city council by the Civil Aviation Authority, defining certain types of development which, by reason of their height, attraction to birds or inclusion of aviation activity require prior consultation with Manchester Airport. This is in order to ensure that the operational integrity or safety of the airport may be assured. However, the safeguarding is neither the responsibility nor the proposal of the city council. Consultation is required for the following:

  1. buildings, structures, erections and works exceeding 90 metres in height within the zone identified on the proposals map;
  2. any development within 13 kilometres of Manchester Airport, as shown on the proposals map that:
    1. is likely to attract birds, such as proposals involving significant tree planting, minerals extraction or quarrying, waste disposal or management, reservoirs or other significant areas of water, land restoration schemes, sewage works, nature reserves or bird sanctuaries; or
    2. is connected with aviation use; and
  3. any wind turbine development, anywhere in the city.