APPLICATION No:	08/56047/FUL

APPLICANT:	E A Cavanagh

LOCATION:	Poorlots Allotments Allotment Road Cadishead    

PROPOSAL:	Erection of 2m high security fencing and gates (Re-submission of planning application 07/54546/FUL)

WARD:	Cadishead

At the meeting of the panel held on the 4th April 2008 consideration of this application was DEFERRED FOR AN INSPECTION BY THE PLANNING AND TRANSPORTATION REGULATORY PANEL.

My previous observations are set out below:

DESCRIPTION OF SITE

This application relates to the Poorlot Allotments on Allotment Road in Cadishead. The allotments are situated in a predominantly residential area with residential dwellings to the east, south and west of the application site. A railway line is present to the north.

PROPOSAL
	The application is for the erection of fencing and gates at the Poorlot Allotments on Allotment Road, Cadishead. There are two sections of fencing, the first of which would run along the back of the pavement along the frontage of the Allotments on Allotment Road. The proposed fencing would be 2m high and would accommodate 2 no. accesses onto Allotment Road itself. The fencing would be of a weldmesh design, powder coated green.
The second section of the fencing would run along the rear of the allotment site between the public footpath and the boundary of the allotments with 7 Heather Avenue. It will also be 2 metres in height and be of a weldmesh design, powder coated green. It will accommodate 1 no. gate access.
Only the section of fencing adjacent to allotment road requires planning permission as the remaining fencing is permitted development under the terms of the Town and Country Planning (General Permitted Development) Order 1995 given that its height will not exceed 2 metres and that it is not sited adjacent to a highway used by vehicular traffic

PUBLICITY

The following neighbour addresses were notified:

15 Allotment Road, Cadishead, MANCHESTER, M44 5JH, 	
17 Allotment Road, Cadishead, MANCHESTER, M44 5JH, 	

19 Allotment Road, Cadishead, MANCHESTER, M44 5JH, 	
42 Allotment Road, Cadishead, MANCHESTER, M44 5JD, 	
44 Allotment Road, Cadishead, MANCHESTER, M44 5JD, 	
46 Allotment Road, Cadishead, MANCHESTER, M44 5JD, 	
46A Allotment Road, Cadishead, MANCHESTER, M44 5JD, 	
48 Allotment Road, Cadishead, MANCHESTER, M44 5JD, 	
50A Allotment Road, Cadishead, MANCHESTER, M44 5JD, 	
50 Allotment Road, Cadishead, MANCHESTER, M44 5JD, 	
52 Allotment Road, Cadishead, MANCHESTER, M44 5JD, 	
Little Haven, Allotment Road, Cadishead, MANCHESTER, M44 5JH, 	
4 Lynthorpe Avenue, Cadishead, MANCHESTER, M44 5JQ, 	
14 Lynthorpe Avenue, Cadishead, MANCHESTER, M44 5JQ, 	
5 Charles Street, Cadishead, MANCHESTER, M44 5JA, 	
6 Heather Avenue, Cadishead, MANCHESTER, M44 5YX, 	
7 Heather Avenue, Cadishead, MANCHESTER, M44 5YX, 	

REPRESENTATIONS

7 letters of objection and a petition with 22 signatures have been received the issues raised are outlined below:
•	Fencing would restrict access to the park
•	The proposal would remove trees around the park
•	Users of the allotments park on-street, to the detriment of surrounding residents
•	The proposed fencing would have an unacceptable impact on the visual amenity of the area
•	There are no crime problems in the area
•	The fencing will devalue properties
•	The use of plot 70 to store manure would have an unacceptable impact on health
•	The fencing is unsuitable in the residential area
•	The fencing is too high
•	Why is the fencing not around the whole allotment site
•	Antisocial youths may use the fence to play football against
•	Existing roses growing against the existing railings will be removed

REGIONAL SPATIAL STRATEGY

Site Specific Policies: None
Other Policies: None

ADOPTED UNITARY DEVELOPMENT PLAN POLICY

Site specific policies: None
Other policies: 	
DES1	Respecting Context
DES10 Crime and Design 
EHC3 Provision and Improvement of Health and Community Facilities

Design and Crime Supplementary Planning Document

PLANNING APPRAISAL

The main planning issues relating to this application are the visual impact of the fencing on the street scene, particularly when viewed from nearby residential properties and whether the proposal complies with the relevant policies of the Adopted Unitary Development Plan. 

Policy DES1 requires development to respond to its physical context and to respect the character of the surrounding area. In assessing the extent to which proposals comply with this policy, regard will be had to a number of factors, including the relationship to existing buildings and the quality and appropriateness of proposed materials.

Policy EHC3 relates to the Provision and Improvement of Health and Community facilities and in particular the impact on local residents, environmental quality, accessibility, highway safety/congestion and encouraging community focus.

Policy DES10 states that development would not be permitted unless it is designed to discourage crime, antisocial behaviour and the fear of crime.  In particular, the policy states that developments should clearly delineate public, communal, semi private and private spaces.                                

It is considered that the proposed fencing is of a high quality design and height, which would be suitable in this residential area. To the rear of the site there is non colour treated palisade fencing and along the front boundary of the site are railings which are of a poor quality and detract from the visual amenity of the area. It is considered that the proposed replacement fencing would make a positive contribution to the area would not have a detrimental impact on the street scene. The proposal would therefore be in accordance with DES1 of the Adopted Unitary Development Plan.

The section of fencing that would run along Allotment Road would directly face the residential dwellings and habitable room windows. The proposed fencing would be at closest point 17m from the fencing. Due to the nature of the weldmesh fencing it is visually permeable especially when viewed directly on. It is therefore considered that the proposal would not have an unacceptable overbearing impact on the amenity these residents currently enjoy and therefore would be in accordance with EHC3 of the adopted Unitary Development Plan.

It is considered that the proposed fencing would clearly define the public realm and private space in the area. This would create a sense of ownership and security which is a requirement of Policy DES10 of the Unitary Development Plan. The proposed fencing would be in accordance with the Council’s Design and Crime Supplementary Planning Document (SPD) which states that boundary treatments should normally be visually permeable so that no hiding places are created. 

A number of objections to the proposal have been received. The first two issues raised relate to the restriction of access to the open space to the west of the site and the removal of trees in the open space. The previous application involved fencing across the open space but in this application this section of fencing is not proposed. 

It is noted that concerns have been raised regarding the fact that users of the allotments currently park on street, and that should this permission be granted off street parking facilities should be provided to alleviate this problem. As this application only relates to the fencing of the site it is not reasonable to seek additional parking in this instance and therefore little weight can be attached to such concerns in the determination of the application.

Issues have been raised that there is no crime in the area and that consequently there is no need for any fencing. The applicant has responded to these concerns in writing and has stated that the fence is to be erected to help reduce vandalism. According to the applicant, acts of vandalism in the allotments happens on a regular basis, including plants being uprooted and kicked around, greenhouse glass being broken, and damage to a polytunnel within the site. An objector has asked why the fencing is only round a section of the site. The applicant has stated that the reason the fence doesn't cover the whole perimeter is down to cost. The project is coming entirely from money acquired from grants, so the most vulnerable areas have been targeted first ie:- the perimeter with the roadway which has only a 1m fence at the moment and an area of land which has been reclaimed and has no fencing at the moment. 

It is noted that an objection has been received to the use and storage of manure on the site. This application is for the fencing of the site only and does not propose to change its historical use as allotments. The use of manure on allotments is not uncommon and its use does not materially affect the determination of this application.

Finally issues have been raised that the proposal fencing would devalue properties in the area. This is not a material planning issue and therefore cannot be afforded any weight in the determination of this application.

CONCLUSION

In conclusion, I consider the principle of the proposed development to be acceptable. It is considered that the type of fence being proposed provides a good compromise between improving security and the need to maintain the visual amenity of the area and the living conditions of neighbouring residents. The type and height of fence proposed would not compromise the aims and objectives of the relevant policies contained within the development plan and that there are no other material planning considerations that would justify refusal. 

Therefore I recommend that the application be approved.

RECOMMENDATION:

Approve Subject to the following Conditions

1.	Standard Condition A03 

2.	The fencing hereby approved shall be powder coated dark green prior to its erection and shall be retained and maintained as such at all times thereafter.

(Reasons)

1.	Standard Reason R000 

2.	Reason: To safeguard the amenity of the area in accordance with policy DES 1 of the City of Salford Unitary Development Plan.

Note(s) for Applicant

1.	This permission does not authorise the closure of the public right(s) of way affected by the proposed development which should at all times be maintained unrestricted and available for the free passage of the public.

APPLICATION No:	08/55932/FUL

APPLICANT:	Haslem Homes

LOCATION:	Former Builders Yard Brakesmere Grove/Haysbrook Avenue Worsley MANCHESTER M28 6AY  

PROPOSAL:	Erection of 30 dwellings comprising of 14 three storey and 16-two storey units together with associated car parking and construction of new vehicular and pedestrian accesses (Re-submission of planning application 07/54876/FUL)

WARD:	Little Hulton

DESCRIPTION OF SITE AND PROPOSAL

This application relates to the site of a former builders yard at Haysbrook Avenue/Brakesmere Grove close to the Little Hulton district centre.  The site is bounded by residential property to the east and west. To the north is an office building beyond which is Haysbrook Avenue and the district centre.  To the south is open land within the grounds of Woodlands Hospital.  The main access to the site would be from Haysbrook Avenue, although there is access to three car parking spaces from Brakesmere Grove.  

The proposal comprises 14 three storey four bedroom dwellings and sixteen two storey three bedroom dwellings.

The boundaries of the dwellings are to be comprised of 1.8 metre high brick screen wall and 1.5 metre high screen fencing with 0.3m trellis top.

Plots 2-8 and 23-29 inclusive are to be three storey with the remainder of the proposed dwellings being two storey.

There are 44 car parking spaces within the site, 13 of which are visitor’s spaces. 

SITE HISTORY
96/35560/OUT – Outline planning application for residential development – Permitted on 11th December 1996.

99/40108/OUT - Renewal of outline planning permission (96/35560/OUT) for the erection of a residential development – Permitted 20th January 2000.

02/45282/OUT - Renewal of outline planning permission (99/40108/OUT) for the erection of a residential development – Permitted 20th February 2003.

05/51946/OUT - Renewal of outline planning application (02/45282/OUT) for development of land for residential purposes – Permitted 21st March 2006.

06/52239/REM - Details of the siting, design and external appearance of 10-three storey town houses, 12- two storey dwellings and one three storey building comprising nine apartments together with associated landscaping, car parking and construction of new vehicular access – Withdrawn.

07/54021/FUL - Construction of a new vehicular and pedestrian access – Permitted 14th February 2007.

07/54876/FUL -  Erection of four-three storey dwellings, 21 two storey dwellings and one three storey building comprising six apartments together with associated landscaping, car parking and construction of new vehicular and pedestrian accesses – Permitted 6th September 2007.

CONSULTATIONS

Environment Agency 
No objection in principle but recommends the attachment of a condition relating to a desk study.

Police Architectural Liaison Officer 
Has raised concerns relating to some of the car parking spaces not being in front of dwellings and also that there should be more defensible space about the buildings, that the site should be illuminated and that hedges should be kept to a maximum of 1 metre, and any foliage of trees should be at a height above 2m to stop crime occurring or obscure views across the site.

GMGU 	
Advise that conditions be attached relating to contaminated land with an associated informative and a condition relating to construction/demolition site working hours.

United Utilities
No objections subject to the development having a separate sewer system.

PUBLICITY

A site notice was displayed on 7th February 2008

The following neighbour addresses were notified:
1-3 Haysbrook Avenue Worsley (odds)
Wicheves, Haysbrook Avenue, Worsley
Probation And Aftercare Service, 4 Haysbrook Avenue
21 Haysbrook Avenue Worsley
2-6 Brakesmere Grove Worsley (evens)
30, 30A, 32A, 34A, 34, 36A, 36, 38A, 38, 40A, 40, 42A, 42, 44A, 44, 46A, 46, 48A, 48 Hulton District Centre
Little Hulton Post Office 32 Hulton District Centre Worsley

15-31 Armitage Avenue Little Hulton (odds)

REPRESENTATIONS
No letters of objection have been received in relation to the proposal

DEVELOPMENT PLAN POLICY

REGIONAL SPATIAL STRATEGY

Policy DP1:	Economy in the Use of Land and Buildings
Policy DP3:	Quality in New Development

UNITARY DEVELOPMENT PLAN POLICIES

Site specific policies: 	None
Other policies:		ST11 – Location of New Development.
			DES1 – Respecting Context
			DES7 – Amenity of Users and Neighbours
			DES10 – Design and Crime
			H1 – Provision of New Housing Development
			H4 – Affordable Housing
H8 – Open Space Provision Associated with New Housing Development
			A8 – Impact of Development on the Highway Network
A10 – Provision of Car, Cycle and Motorcycle Parking in New Developments
				DEV5 - Planning Conditions and Obligations

OTHER MATERIAL PLANNING CONSIDERATIONS

Draft Regional Spatial Strategy
PPS1 – Sustainable Development
PPS3 - Housing
Housing Planning Guidance
Sustainable Design and Construction Supplementary Planning Document
Planning Obligations Supplementary Planning Document
Design and Crime Supplementary Planning Document

PLANNING APPRAISAL

The main planning issues relating to this development are: whether the principle of development is acceptable; whether the changes to the proposals from those permitted under planning application 07/54876/FUL would have any significant additional impact upon the amenity of local residents or highway safety and whether the amendments to the design are acceptable in addition to the proposed mix and type of units and sustainability.

The principle of residential development has been established through the previous outline planning applications and more recently through the full application 07/54876/FUL which was approved.  

Policy H1 of the UDP considers that all new housing development will be required to contribute towards the mix of a balanced mix of dwellings within the local area.  
Policy HOU1 of the Adopted Housing Planning Guidance states that within West Salford, the large majority of dwellings within new developments should be in the form of houses rather than apartments.  Policy HOU2 considers that the majority of new houses should have at least three bedrooms.

The previous scheme involved six apartments on the site. However this scheme omits these leading to all of the dwellings on the site being in the form of three and four bedroom houses. Given that the site is within West Salford, it is considered that Policies HOU1 and HOU2 have been satisfied.

Policy H4 of the UDP considers that in areas where there is a demonstrable lack of affordable housing to meet local needs, development will be required to provide an element of affordable housing.  Policy HOU3 of the Housing Planning Guidance states that within housing developments of 25 or more dwellings, 20% of the dwellings should be in the form of affordable housing.  The development proposes 30 units none of which are proposed to be for affordable housing.  However, the development site is within reasonable walking distance of Little Hulton District Centre, and supermarkets on Armitage Avenue.  The site is accessible by public transport with bus stops being located on Manchester Road (A6) and Armitage Avenue.  Furthermore, there is a lengthy history including an extant permission for residential development (reference:07/54876/FUL) which is a material planning consideration.  In view of the above, it is considered that not providing any affordable housing is acceptable in this instance.

Design and Appearance

Policy DES10 and the Supplementary Planning Document ‘Design and Crime’ encourages greater consideration of crime prevention and personal and property security in the design of new development.  Regard will be had to a number of factors including the provision of security features.

Car parking spaces have been located within the centre of the site so as in the majority of instances they are overlooked by dwellings. There are three spaces at the south west corner of the site are intended to serve the dwellings at plots 17 and 18 including one visitor space. The dwelling at plot 17 has windows within the side and rear elevations which face this car parking area. Similarly at the south east corner of the site there are three car parking spaces which are overlooked by windows within the side elevation of the dwelling at plot 30. It is subsequently considered that there would be sufficient overlooking of car parking areas from within the properties to ensure that personal property is protected. A similar situation existed within the previous proposal which was approved.

All of the properties have defensible space to the front which is protected by railings. To the rear of plots10-16 on the western side of Brakesmere Grove is a 1.8 metre high brick wall, and to the north of plot 10, which is the northernmost plot is a 1.5 metre high fence with a 0.3 metre high trellis top. This fence extends along the rear garden curtilages of plots 1-9 south of Haysbrook Avenue. The south and western boundaries of the site are also bounded by this type of fence. There is a wall to the north west boundary of  plot 1 at a height of 1.8 metres and this is intended to protect the amenity of the occupier of this dwelling as the access road to the site runs directly to the north of this garden area. It is considered that adequate defensible space has been included between the public areas and the dwellings to ensure security is not compromised, and also that 
adequate boundary treatment has been proposed both around the perimeter of the site and between dwellings to ensure personal and property security is not compromised. The Police Architectural Liaison Officer has commented that any hedges which are planted in gardens should not exceed a certain height, however this is considered to be unreasonable as it could not be enforced once the development was inhabited. It has also been suggested that any trees on the site should have foliage at no lower than 2 metres to stop views across the site being obstructed and as such creating concealed spaces. It is considered that this can be addressed through attaching a landscaping condition which will require details of species to be submitted and approved, giving the opportunity to require that species with foliage higher than 2 metres are used in the communal areas. It is subsequently considered that the concerns of the Police Artchitectural Liason Officer can be adequately addressed by condition and as such the development would be in accordance with Policy DES10 of the Adopted Unitary Development Plan and The supplementary Planning Document ‘Design and Crime’.

Policy DES1 states that development will be required to respond to its physical context, respect the positive character of the local area in which it is situated, and contribute towards local identity and distinctiveness.  

The existing properties in the immediate area are a mix of semi-detached houses and terraced properties.  This scheme provides a mix of dwelling types to increase housing choice.  The layout is such to allow accessibility and ease of movement whilst maintaining separation distances and providing car parking provision and sufficient private amenity space for future occupiers.  The layout of the site is acceptable. It is unfortunate that the properties of Brakesmere Grove will face the rear of proposed properties plots 10-16.  However, it was as a direct result of consultation with these residents that the scheme was altered in this way during the previous application due to the access into the site being provided from Hayesbrook Avenue as opposed to Brakesmere Grove with which the residents objected.

The scheme has been altered from the previous scheme in that the apartments in the north southern corner of the site have been omitted and replaced with additional dwellings and also plots23-29 and 2-8 (inclusive) have been increased in height to 3 storey. Although there is an increase in height of buildings on the site where the previous application only permitted two storey in these locations, the three storey elements are within the centre of the site and have outlooks only to the north and south. Whilst windows on the second storey of the building would be directly facing windows within the second storey of the building opposite, it is considered that given there is a 50 metre separation distance across the centre of the site no significant loss of amenity would occur in terms of loss of privacy. There are no issues of overlooking into properties outside of the site as none exist to the south and those to the north are in commercial use as part of the district centre.

It is recommended that a condition requiring the submission of samples of materials to be submitted and approved prior to the commencement of development would be attached to any planning consent to ensure that they accord with those of surrounding buildings and that they are of a suitable high quality.

In conclusion it is considered that the proposed development would have a positive impact upon the visual amenity of the area in accordance with Policy DES1.

Amenity

Policy DES7 considers that all new development would not be permitted where it would have an unacceptable impact on the amenity of the occupiers or users of other developments.

The neighbouring residential properties are located to the east and west of the site.  The layout of the proposed development ensures that the Council’s minimum separation distances are maintained with the exception of the north facing elevation of plot 18, which is towards the north west corner of the site. This property is situated facing the gable of the dwelling at plot 16 with a separation distance of 5 metres from the bedroom window to the gable end. This distance is well below that which would usually be accepted however in this instance the window is located so as a view can be achieved across the centre of the site. Although it is acknowledged that the direct outlook from this window would be along the side elevation of the dwelling at plot16 given the window’s positioning, it is considered that adequate light and outlook could be achieved across the communal area within the centre of the site.

Within the remainder of the site all other aspect distances both from window to window and window to gable are well within the standards usually applied and it is considered that there would be a satisfactory level of amenity for future occupiers of the development in terms of privacy, light and outlook.

Highway Safety and Parking Issues

Policy A8 states that development will not be permitted where it would have an unacceptable impact on highway safety.  The principle for the access has already been established through the granting of planning application 07/54021/FUL.

Policy A10 states that the maximum car parking standards should not be exceeded.

The car parking layout has been altered from the previous application and is no longer positioned at an angle. However there are no objections on highway grounds as the car parking layout is considered acceptable and would not cause any issues of highway safety. The provision of car parking is below the Council’s Maximum Car Parking Standards and as such is considered to be acceptable. The site is within an established residential area however, it is within walking distance of the Little Hulton Neighbourhood Centre and a main bus route along Manchester Road. For these reasons it is considered that the site is highly accessible.

The Sustainable Design and Construction Supplementary Planning Document requires that applicants use landform, layout, building orientation and landscaping to minimise energy consumption, including maximising cooling and avoiding solar gain in the summer; ensure substantial new development to gain a significant proportion of its energy supply on-site and using renewable technology; secure sustainable drainage systems; pay attention to the potential contribution to be gained from water harvesting from impermeable surfaces; and secure the provision of sustainable waste management. The applicant intends to achieve the BREEAM rating of ‘very good’ which would ensure that the proposed dwellings are sustainable and contribute to reducing the rate of climate change.

Contribution

Policy H8 requires adequate provision of formal and informal open space within housing development.  The Planning Obligations Supplementary Planning Document sets out the planning contributions required.

In accordance with the above policy, the applicant will be required to enter into an agreement to pay a contribution of £127,260 + a 2.5% administration fee towards public open space in the vicinity of the site; improvements to the city’s public realm, heritage and infrastructure; the training of local residents in construction skills; and the offsetting of greenhouse gas emissions.  I have attached a condition requiring such a contribution.  I am therefore satisfied that the residents of the proposed development would have access to adequate open space.

VALUE ADDED TO DEVELOPMENT	

The applicant has amended the plans originally submitted which showed tandem car parking in the south east corner of the site to only incorporate three car parking spaces. The applicant has reconsidered the landscaping scheme to soften the angular appearance of the buildings and their layout. The applicant has submitted amended plans showing the bedroom window in the front elevation of plot 18 further to the west of the elevation to ensure that adequate light and outlook is provided for the residents and the window does not look directly out onto a blank gable at a distance of only 5 metres.

CONCLUSION

In conclusion, I consider that this proposal incorporates a mix of dwelling types and sizes, with good design.  I do not consider that there would be an unacceptable impact on the amenity of existing residents.  The application accords with the relevant policies of the UDP and therefore it is recommended that the application be approved.

RECOMMENDATION

That the application be approved and that authority be given for the Strategic Director of Customer and Support Services to enter into a legal agreement under Section 106 of the Town and Country Planning Act.

Approve Subject to the following Conditions

1.	Standard Condition A03 

2.	Standard Condition AD03 

3.	Standard Condition AC01 

4.	Prior to the first occupation of the dwellings hereby approved, the car parking spaces shown on the approved plan (PL001 REVISION S)shall be constructed and laid out to the satisfaction of the Local Planning Authority and shall be made available at all times.

5.	The development permitted by this planning permission shall not be started by the undertaking of a material operation as defined in Section 56(4) (a-d) of the Town and 
	Country Planning Act, 1990 until a Planning Obligation under Section 106 of the Town and Country Planning Act, 1990 has been made and lodged with the Local Planning Authority, and the Local Planning Authority has given its approval in writing. The planning obligation will provide that commuted sums as required by Policy DEV5 of the City of Salford Unitary Development Plan and the policies contained within the Planning Obligations SPD, will be paid to the Local Planning Authority for improvements to and maintenance of existing open space provision and public realm, infrastructure and heritage and training programmes for local construction workers.

6.	Prior to the commencement of the development, the developer shall submit a Preliminary Risk Assessment report for the written approval of the Local Planning Authority to assess the potential risk of land contamination. This report must include a conceptual model and a site walk over and be approved in writing by the Local Planning Authority. Should a potential risk be identified then: 
	
	i.	Submit a Site Investigation report for the written approval of the Local Planning Authority.  The investigation shall address the nature, degree and distribution of land contamination on site and shall include an identification and assessment of the risk to receptors focusing primarily on risks to human health and the wider environment; and  
	
	ii.	Proposed Remedial Works if required shall be submitted to, and approved in writing by the Local Planning Authority.  Where applicable, the Remedial Works shall be incorporated by the developer during the course of construction, prior to occupation of the development and
	 
	iii.	A Verification Report shall be submitted to, and approved in writing by, the Local Planning Authority.  The Verification Report shall validate that all remedial works undertaken on site were completed in accordance with those agreed by the LPA.

7.	No development shall begin until a scheme for the provision of formal and informal open space and its maintenance over a twenty year period, in accordance with the standards set out in Policies H8 and R2 of the City of Salford Unitary Development Plan 2004-2016, is submitted to and approved in writing by the Local Planning Authority.  The approved scheme shall be implemented in full prior to first occupation unless otherwise agreed in writing by the Local Planning Authority.

8.	No development shall begin until a scheme detailing how the development will contribute to the improvement of construction skills amongst the local labour force is submitted to and approved in writing by the Local Planning Authority.  The approved scheme shall be implemented in full prior to commencement of development unless otherwise agreed in writing by the Local Planning Authority.

9.	No development shall begin until details of a scheme for the provision of public realm, heritage enhancements and/or community infrastructure to meet the needs of the development in accordance with Policies ST1 and DEV5 of the City of Salford Unitary Development Plan 2004-2016 and the standards set out in Policy OB2 of the Council's Planning Obligations Supplementary Planning Document has been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented in full prior to first 
	occupation unless otherwise agreed in writing by the Local Planning Authority.

(Reasons)

1.	Standard Reason R000 

2.	Standard Reason R004B 

3.	Standard Reason R004B 

4.	To ensure that adequate provision is made for the parking of vehicles within the curtilage of the site in accordance with policy A10 of the City of Salford Unitary Development Plan.

5.	To ensure that the development hereby approved is successful and sustainable and that it meets the need for new and improved facilities and infrastructure it generates. This is in accordance with Policy DEV5 of the City of Salford Unitary Development Plan 2004-2016.

6.	Standard Reason R028B 

7.	To ensure that adequate and appropriate provision for formal and informal open space and its maintenance over a twenty year period is made.  This is in accordance with the standards set out in Policies H1, H8, R2 and ST1 of the Unitary Development Plan for the City of Salford 2004-2016 and Policy OB1 of the Council's Planning Obligations Supplementary Planning Document.

8.	To ensure that the development makes an appropriate contribution to the training of local residents and that an adequate supply of construction labour is available to help deliver the scale of development and regeneration being planned for the City of Salford in the interests of social inclusion, environmental sustainability and the promotion of sustainable urban neighbourhoods.  This is in accordance with Policies ST1, ST3 and DEV5 of the City of Salford Unitary Development Plan 2004-2016 and Policy OB3 of the Council's Planning Obligations Supplementary Planning Document.

9.	To ensure adequate provision is made for public realm, heritage enhancements and/or community infrastructure to meet the needs of the development pursuant to Policies ST1 and DEV5  of the City of Salford Unitary Development Plan 2004-2016 and Policy OB2 of the Council's Planning Obligations Supplementary Planning Document.

Note(s) for Applicant

1.	The applicant is advised that the requirements of all the conditions precedent must be satisfied prior to the commencement of the development. Failure to satisfy the conditions precedent renders all development unauthorised and unlawful and appropriate action may be taken by the Council.

2.	The development hereby permitted shall be carried out according to the amended plans (PL001 revision S and PL001 revision E and drawing 5077/763LH18/01)received on the 18th March 2008.

APPLICATION No:	07/55624/FUL

APPLICANT:	LPC Living Ltd

LOCATION:	Site Of Former Ordsall Family Centre 1 Carmel Avenue Salford M5 3LR   

PROPOSAL:	Erection of 19 - two/two and half/three storey town houses and one three storey building comprising three apartments together with associated landscaping, car parking and construction of new vehicular and pedestrian accesses

WARD:	Ordsall

Description of Site and Surrounding Area

This application relates an unused 0.3 hectare site at the junction of Robert Hall Street and Carmel Avenue in Ordsall. The site accommodated the Ordsall Family Centre, however this facility has been relocated and the existing centre which once occupied the site has been demolished. The site is enclosed by 1.5m high railings and within the boundaries are a number of self seeded trees.

The site is bordered by the rear gardens of neighbouring dwellings along the north and west boundary. The Ordsall Community Centre and Library is located to the east of the site and there are residential dwellings and the Welcome Inn Public House to the south of the site, across Robert Hall Street. 

The site is identified, within the Ordsall Development Framework, as a site for potential development. The Ordsall Development Framework is a joint partnership between LPC Living and Salford City Council. In summary the partnership’s key proposals are:

•	Environmental and infrastructure improvements throughout the estate 
•	New development on currently vacant land 
•	New development to create natural surveillance to new and existing streets 
•	Improve ease of access through estate 
•	New primary school 
•	New retail centre on Trafford Road 
•	New community facilities 
•	New houses and apartments, with emphasis on family housing 
•	Longer-term opportunity for mixed-use development on Ordsall Riverside

The formal legal agreement between the city council and LPC Living was completed in March 2006. Nineteen potential sites were identified for development ranging from small infill sites to substantial proposals. Over the next 3 to 5 years extensive environmental and infrastructure improvements will be made to the Ordsall Estate, whilst bring forwarded the selected sites for development.

Description of Proposal

Planning permission is sought for the erection of 19 dwellings and three apartments. The proposed dwellings are a mix of 3, 2 ½ and 2 storey houses and 3 storey apartments. The 3 storey dwellings have been situated along Robert Hall Street with the 3 storey apartments positioned on the corner of Robert Hall Street and Carmel Avenue. The remaining dwellings along Carmel Avenue and Carmel Close are 2 ½ and 2 storey. All the dwellings are set back from the back of the pavement in order to provide one off street car parking space per dwelling. There are also 3 car parking spaces provided for the apartments. All proposed dwellings have rear gardens and the apartments have an area of amenity space. 

Publicity

An article 8 press notice has been published on the 22nd November 2007.

A site notice was displayed on the 22nd November 2007.

The following neighbours were notified:
Welcome Inn, Robert Hall Street
Managers accommodation, Welcome Inn, Robert Hall Street
Ordsall Neighbourhood Office, Robert Hall Street
Ordsall Area Housing Office, Robert Hall Street
1, 2, 3, 4, 5, 6, 8, 10, 12, 14, 16, 18, 20 Whimberry Close
75, 77, 79 Tatton Street
2, 4, 6, 8, 10, 12, 14, 16, 18, 20, 22, 24, 26 Cloughfield Avenue
1, 3, 5, 7, 9, 11, 15, 17, 19, 21, 23 Carmel Avenue
 
The applicant has undertaken public consultation. Consultation took place in April 2007 with the objective of obtaining the comments of local residents on the plans for the development. 80 letters were sent to local residents of which there were 39 responses. The applicants stated that the majority of the comments received were in support of the development and the benefits the development could make to the area. There were a number of concerns with regard to the principle of residential development, these respondents would rather that facilities for local children be provided. However the applicant has stated that these concerns were far outweighed by those respondents in support of the residential development.

Representations

None received.

Consultations

GMGU – No objections but recommend a contaminated land condition

United Utilities - No objections

Police Architectural Liaison Unit - No objections, recommend a secure by design condition

Environment Agency - No objections

Planning Policy Framework

UDP
Site specific policies: None
Other policies:	DES1 Respecting Context
DES2 Circulation and Movement
DES7 Amenity of Users and Neighbours
DES9 Landscaping
DES10 Design and Crime
DES11 Design Statements
EN13 Protected Trees
A10 Cars and Cycles
H1 Provision of New Housing
H2 Managing the supply of Housing
H8 Open Space Provision
ST11 Location of New Development
ST12 Development Density
EHC4 Reuse of existing health and community facilities

Regional Spatial Strategy
SD1 - The North West Metropolitan Area
DP1 – Economy in the Use of Land and Buildings

Draft submitted Regional Spatial Strategy
Site specific policies: none
Other policies: DP1: Regional Development Principles
           L4: Regional Housing Provision

OTHER MATERIAL PLANNING CONSIDERATIONS

PPG/PPS
Planning Policy Statement 1: Delivering Sustainable Development
Planning Policy Statement 3:  Housing

There are a number of Supplementary Planning Documents, which are also relevant to the determination of this application. These include Design and Crime, Trees and Planning Obligations, Design and Sustainable Design and Construction.

The Housing Planning Guidance does not form part of Salford’s Local Development Framework but as it is adopted as council policy, it is a material consideration in the determination of planning applications.

PLANNING Appraisal

The main planning issues relating to this application are whether the principle of residential development is acceptable on this site; whether the density of development is acceptable; whether the proposed mix of units is acceptable; whether the size of the dwellings proposed is acceptable; whether the design of the proposed buildings is acceptable; whether there would be an unacceptable impact on residential amenity; whether the proposal is acceptable in relation to landscaping and trees; whether there would be an unacceptable impact on the highway network and the developer contribution is acceptable. I shall deal with each of the above issues in turn below.

Principle of development

Policy SD1 of the Regional Spatial Strategy states that development should be focused within the North-West Metropolitan Area, which includes Salford.

Draft Policy DP1 seeks to ensure that development makes the most efficient use of land.

Policy ST11 outlines the sequential approach to the bringing forward of land for development and details the order in which sites for development should be brought forward: existing buildings; previously developed land which is well served by a choice of means of transport and is well related to housing, employment, services and infrastructure; previously developed land in other locations provided that adequate levels of accessibility could be achieved; and finally greenfield sites in locations which are, or would be made to be, well served by a choice of transport and well related to employment, services and infrastructure.

Policy EHC4 states that planning permission for the reuse or redevelopment of existing or former health or community facilities will be granted where there is a clear lack of demand for the existing use, or alternative provision is made and where the development is consistent with the other policies and proposals of the Unitary Development Plan.

As defined in Annex B to PPS3 this sites is previously developed. The site is located within a sustainable location given the range of shops, services and facilities within easy walking distance. The site is 400m from the Regent Road, Neighbourhood Centre. It is also located within walking distance to the A57 which is a principal bus corridor within the City and within walking distance to the Metrolink System. It is therefore considered that the site is in a highly accessible location and this proposal is in accordance with Policy ST11 of the adopted Unitary Development Plan.

The site accommodated the Ordsall Family Centre, which has been relocated within Ordsall. The existing buildings have been demolished and the land is currently vacant.  It is therefore considered the proposal would not conflict with the requirements of policy EHC4 of the Unitary Development Plan.

With regards to the development of the site for residential purposes it is located within a predominantly residential area and there are therefore no objections to the redevelopment of the site for residential purposes.

Density 

Policy ST12 states that development within the regional centre, town centres, and close to key public transport routes and interchanges will be required to achieve a high density appropriate to the location and context.

The density across the whole of the site would be 70 dwellings per hectare. H1 states that densities should be not less than 30 dwelling per hectare rising to 50 dwelling per hectare in sustainable locations. This site is located on the edge of the regional centre close to a neighbourhood centre and close to the existing public transport infrastructure. The proposal offers an appropriate balance between making the best use of land and providing a mix of family units and this density is considered acceptable and in accordance with ST12 of the Unitary Development Plan.

Housing mix

Policy H1 states that new housing development should contribute to the provision of a balanced mix of dwellings within the local area.

Policy H2 of the UDP is also relevant to the consideration of the scale of the proposal. Whilst seeking to ensure that an adequate supply of new housing is provided across the city in accordance with that set out in RSS, this policy seeks to restrict housing development in areas where there is evidence of an “unacceptable actual or potential oversupply of housing”. At the current time there is no clear evidence of an oversupply of housing in this area. It is also important to take into consideration evidence from all levels (national, regional and local), which suggests that household growth is likely to continue and that in acknowledgement of this, the draft RSS is proposing to significantly increase annual housing provision for Salford. 

The application site is located within Central Salford, an area that has been identified as the focus for major regeneration and investment activity in the Spatial Framework in the UDP. Policy HOU1 of the Housing Planning Guidance (HPG) states that within this area of the city all new developments should provide a broad mix of dwelling types but that apartments should only be the predominant form of provision on sites in the most accessible locations within the area.  Paragraphs 4.12 and 4.13 of the reasoned justification to this policy suggest that the balance of new development has slipped too far in favour of the provision of new apartments and therefore, to ensure a balanced supply of accommodation, houses should normally be the predominant form of accommodation accounting for some 50 – 60% of the units or 70-80% of the land area.

The application proposes a total of 19 houses (86%) and 3 apartments (14%). Therefore the proposed housing mix is wholly appropriate in this location and is in accordance with the thrust of development plan policies.

HOU2 states that where apartments are proposed they should provide a broad mix of dwelling sizes both in terms of the number of bedrooms and also the net residential floorspace of the apartments.  In paragraph 4.31 in the reasoned justification to this policy it says that the majority of apartments should normally have 2 or 3 bedrooms.  As part of this application all the proposed 
apartments would have two bedrooms.

In relation to the net floorspace of the apartments, all the proposed apartments would have a floorspace of 57 sq metres which would make them more adaptable to changing needs. I am therefore satisfied that the proposal fully accords with policy HOU2 of the Housing and Planning Guidance in terms of its dwelling mix.

Design, scale and massing

Policy DES1 of the Adopted Unitary Development Plan requires that developments respond to their physical context and respects the positive character of the local area. In assessing applications regard should be had to the existing landscape; the character scale and pattern of streets and building plots; the relationship to existing buildings; the impact, on and quality of views; the scale of the proposed development; the improvement of the existing townscape and public space; the quality of proposed materials and their appropriateness; and the functional compatibility with adjoining land uses.

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

DES10 states that developments must be designed to discourage crime, antisocial behaviour, the fear of crime which supports personal and property security.

Policy DES11 states that all major developments will be required to demonstrate how their development takes account of the need for good design and scale representations of the proposal within the wider context.

The developer has submitted a design and access statement with the application. One of the key concepts of the design has been to provide an active frontage to both Robert Hall Street and Carmel Avenue in order to provide natural surveillance to the surrounding area. The Design and Access statement demonstrates how the proposal has evolved to the scheme submitted with emphasis placed providing the active frontages, whilst meeting the need of future residents and the community.
The proposed built form of the development would be predominately around the perimeter of the site, which successfully provides an active frontage to both Robert Hall Street and Carmel Avenue, and would improve natural surveillance of the area. The proposed site layout with strong building lines and front gardens would provide defensible privately owned spaces and clearly delineates between private and public spaces. 
The design and access statement states that the “overall style of architecture is to respect the existing traditional pitched roof and brick walls but with a more contemporary feel”
The form of the building fronting Robert Hall Street is relatively flat. The site layout and its relationship to neighbouring dwellings has limited the scope to adjust the siting of these dwelling in order to break up this elevation. The applicant however has incorporated canopies to the front entrance and added render panels and brick detailing to add visual interest. The siting of the proposed apartment block on the corner of the site has also been amended to fully address the junction. 

The Architectural Liaison Officer has been consulted on the scheme and is supportive, stating that the scheme appear to meet the aspirations of a secure development. A condition has been attached to the permission requiring the scheme to meet Secure by Design. 

Overall it is considered that the proposed design, in the context of the whole development, is appropriate to provide a sense of place, improve natural surveillance and represent a well-designed scheme.

Effects of the development on residential amenity

Policy DES7 states that development will be required to provide potential users with a satisfactory level of amenity in terms of space, sunlight, daylight, privacy, aspect and layout. Development will not be permitted where it would have an unacceptable impact on the amenity of the occupiers or users.

The proposal would maintain the adequate distances to all existing neighbouring residents.
Internally, some of the separation distances are less than those normally applied. Plots 3 and 4 would be 11m from the two storey gable elevation of plot 19, and the same relationship exists between plot 11 and the gable elevation of property 15. Although the separation distances are less than normally applied properties 3, 4 and 11 would have views/aspects either side of the properties 15 and 19 and therefore it is considered that the amenity of future residents of these properties would not be unacceptably comprised. Due to the site layout and the location of apartments on the corner of the site the rear elevation of the apartments projects 3m beyond the rear elevation of plot 11. The internal layout of plot 11 is such that there are is one habitable window at ground floor. This serves the third bedroom and there are no habitable room windows at first floor. Given that this relationship only effects a third bedroom in one dwelling it is on balance considered acceptable. Overall it is fundamental that the development should address the street scene and the requirement for good design is paramount in this application. Future residents would be aware of this relationship of the dwelling to its neighbours and be buying into this. The relationship is considered to be acceptable.

Overall I am satisfied with the relationships between buildings within the site and with adjoining existing dwelling and proposed developments. I am of the opinion that satisfactory amenity level can be achieved within the site and the proposal would not have an unacceptable impact on the amenity of surrounding residents. I therefore consider the proposal would be in accordance with the above policy.

Landscaping and trees

DES9 required to incorporate hard and soft landscaping provision where appropriate which must be of a high quality that would enhance the design of the development, and not detract from the safety and security of the area which as a result would enhance the attractiveness and character of the built environment.

EN13 of the Adopted Unitary Development Plans states that development which would result in an unacceptable loss of, or damage to protected trees will not be permitted. Where the loss of trees is considered acceptable adequate replacement provision will be provided.

There are a number of the trees within the site are of in poor condition and do not have a high amenity value. All these trees will be removed in order to accommodate the development.

The City’s arborist has assessed the proposal and considers that none of the tree are worthy of protection. It is therefore concluded that because the development will include a number of replacement trees which would be chosen specifically for their location and they would make a better contribution to the visual amenity of the area. Therefore there are no objections to the felling of the trees within the site.

It is considered that a high quality landscaping scheme can be achieved on site. It is therefore recommended that a planning condition be attached to any consent requiring further details of landscaping to be submitted to and improved in writing prior to the commencement of development.

Highways and Car parking

Policy A10 requires development to make adequate provision for disabled drivers, cyclists and motorcyclists, in accordance with the Council’s maximum standards. It also states that the maximum car parking standards should not be exceeded.

Secure car parking provision will be provided within the application site through off-road car parking facilities for all proposed dwellings.  The car parking standards applied to the proposed development equate to 1 car parking space per dwelling. The site is well located in terms of public transport and therefore it is considered that the proposed level of car parking is acceptable. There is currently no proposed cycle parking for the apartments; therefore a condition has been attached requiring this to be provided in accordance with the Design and Sustainable Construction SPD. There are no objections of highway safety grounds to the proposed car parking and access arrangements.

Planning Obligations

The developer agreement between the City Council and LPC Living is a framework for development that sets out proposals for the use of vacant land in the area and for improvements to roads, footpaths, parks and open spaces and community facilities within the Ordsall Estate.  
Under normal circumstances the applicant would be required to deliver a number of off site improvements (eg public open space, public realm, infrastructure, heritage, construction training and climate change) in accordance with the requirments of the Counci’sl Planning Obligations SPD. However the SPD reports at para 4.13 that where a developer agreement exists and will deliver the requiste objectives this can be negate the need for a section 106 Agreement given that the improvements will be secured in any event.

As this is the case here a Section 106 agreement is not required. The applicant has however agreed to make the appropriate contributions as required by the SPD through the developer agreement. The relevant contributions are set out below:

Type of contribution		Cost	
Public Open Space	Residential house and Large apartment
£598 per bed space 
	 £598 x 75	£44,850	
	Apartments with 2 beds or less
£658 per bed space 
	£658 x 6	£5,922	
Public realm, Infrastructure and heritage	£1500 per dwelling	£1500 x 22	£33,000	
	£50.772	

In relation to Construction Training, under the Developer Agreement the applicants are obligated to utilise local labour initiatives and are in partnership with Salford Construction Partnership and local schools to develop construction skills and deliver the objectives of the partnership. At this stage specific details of this scheme in terms of number of employees/ agencies involved have not been confirmed. It is therefore considered that a condition is necessary albeit it is acknowledged that evidence could be produced to illustrate that construction training requirements can be satisfied through the developer agreement. If this is the case Members are advised that the requirements of this condition could be discharged.

In relation to Climate Change, under the Developer Agreement the applicants have to deliver schemes that achieve Eco-Homes Very Good (or above). It is therefore considered that a condition in this regard is not required as this is secured through an existing mechanism in the form of the Developer Agreement.

VALUE ADDED

Amended plans have been received representing a significant improvement to the external design, breaking up the mass and bulk of the dwellings and creating an acceptable level of interest to the facade.

Conclusion

It is considered that the amended design is of the necessary high quality required and that the application would not have any significant detrimental effect upon the amenity of neighbouring residents or on the surrounding area in general.  It is considered that the amount and type of development proposed is acceptable on this site. The proposal would not comprise the aims and objectives of the relevant policies contained within the adopted Unitary Development Plan and there are no material planning considerations that would justify a refusal of consent, it is accordingly recommended that the application be approved.

RECOMMENDATION:

Approve Subject to the following Conditions

1.	Standard Condition A03 

2.	Standard Condition AD03 

3.	Prior to the commencement of the development, a Preliminary Risk Assessment report, including a conceptual model and a site walk over, to assess the potential risk of land contamination, shall be submitted to and approved in writing by the Local Planning Authority.  Should a potential risk be identified then: 
	I.	A Site Investigation report shall be submitted to and approved in writing by the Local Planning Authority.  The investigation shall address the nature, degree and distribution of land contamination on site and shall include an identification and assessment of the risk to receptors focusing primarily on risks to human health and the wider environment; and  
	
	II.	The details of any proposed Remedial Works shall be submitted to, and approved in writing by the Local Planning Authority.  Such Remedial Works shall be incorporated into the development during the course of construction and completed prior to occupation of the development; and
	
	III.	A Verification Report shall be submitted to, and approved in writing by, the Local Planning Authority.  The Verification Report shall validate that all remedial works undertaken on site were completed in accordance with those agreed by the LPA.

4.	The site shall be treated in accordance with a landscape scheme which shall be submitted to and approved by the Local Planning Authority before development is started.  The scheme shall include full details trees and shrubs to be planted, walls, fences, boundary and surface treatment and shall incorporate the principles set out in the landscaping strategy which accompanied the application.  The scheme shall also include phasing details for the implementation of the landscaping.  The scheme shall be carried out in accordance with the approved details and phased provision.  Any trees or shrubs dying within five years of planting shall be replaced to the satisfaction of the Local Planning Authority.

5.	No development shall be started until full details of the location, design and construction of bin and recycling stores for the apartments have been submitted to and approved in writing by the Local Planning Authority.  Such approved bin and recycling stores shall thereafter be constructed and made available for use before the development is brought into use.

6.	Unless agreed otherwise in writing by the Local Planning Authority prior to commencement of development, the finished floor levels of the buildings hereby approved shall be a minimum of 300mm above the adjacent road level.

7.	No development shall begin until a scheme detailing how the development will contribute to the improvement of construction skills amongst the local labour force and the timescales for the implementation of such improvements is submitted to and approved in writing by the Local Planning Authority.  The approved scheme shall be implemented in accordance with the approved timescales unless otherwise agreed in writing by the Local Planning Authority.

(Reasons)

1.	Standard Reason R000 

2.	Standard Reason R004B 

3.	Standard Reason R028B 

4.	Standard Reason R004B 

5.	Standard Reason R024B 

6.	To reduce the risk flooding in accordnace with EN19 of the adopted Unitary Development Plan

7.	Reason - To ensure that the development makes an appropriate contribution to the training of local residents and that an adequate supply of construction labour is available to help deliver the scale of development and regeneration being planned for the City of Salford in the interests of social inclusion, environmental sustainability and the promotion of sustainable urban neighbourhoods.  This is in accordance with Policies ST1, ST3 and DEV5 of the City of Salford Unitary Development Plan 2004-2016 and Policy OB3 of the Council's Planning Obligations Supplementary Planning Document..

Note(s) for Applicant

1.	The proposed development lies within a coal mining area. In the circumstances the Applicant should take account of any coal mining related hazards to the stability of their proposal. Developers must also seek permission from the Coal Authority before undertaking any operation that involves entry into any coal or mines of coal, including coal mine shafts and adits and the implementation of site investigations or other works.   Property specific summary information on any past, current or proposed surface and underground mining activity to affect the development can be obtained from the Coal Authority. The Coal Authority Mining Reports Service can be contacted on 0845 762 6848 or at www.coal.gov.uk

2.	The applicant is advised that the requirements of all the conditions precedent must be satisfied prior to the commencement of the development. Failure to satisfy the conditions precedent renders all development unauthorised and unlawful and appropriate action may be taken by the Council.

3.	The applicant's attention is drawn to the contents of the attached letter from United Utilities.

4.	In applicant is advised to contact the Police Architectural Liaison Officer with reagrd to the possibility of meeting the standards of the 'Secured by Design' award scheme.

5.	The permission shall relate to the amended plans drawing numbers 742/PL02/A,  742/PL03/A,   742/PL04/A,  742/PL05/A, 742/PL06/A, 742/PL07/A, 742/PL09/C

APPLICATION No:	08/56107/HH

APPLICANT:	Mr J Copeland

LOCATION:	57 Laburnum Road Worsley M28 7EJ    

PROPOSAL:	Erection of a single storey rear extension

WARD:	Walkden South

DESCRIPTION OF SITE AND SURROUNDINGS

This application relates to a terraced property on the eastern side of Laburnum Road, Worsley. There are no existing extensions to the application property or the adjoining properties. The surrounding properties are predominantly two storey residential terraces, which consist of two rooms to the ground floor, a lounge to the front and a kitchen to the rear.

DESCRIPTION OF PROPOSAL

The proposed extension would be set 0.5m from the common boundary with No.59 Laburnum Road and 0.9m from the common boundary with No.55 Laburnum Road. The proposal would project 6.5m from the main rear elevation, it would be 3.8m in width and it would be (2.4m to the eaves) 3m in height. The proposed extension is for a disabled person and would provide a bedroom and an en-suite bathroom.

SITE HISTORY

There have been no previous planning applications relating to this site

PUBLICITY

The following neighbour addresses were notified:

•	55 and 59 Laburnum Road
•	86-92 (e) Birch Road

REPRESENTATIONS

I have received no letters of objection in response to the planning application publicity.  

DEVELOPMENT PLAN POLICY

UNITARY DEVELOPMENT PLAN

Site specific policies: None

Other policies:		DES1- Respecting Context
			DES7- Amenity of Users and Neighbours
			DES8- Alterations and Extension

OTHER MATERIAL CONSIDERATIONS

SUPPLEMENTARY PLANNING DOCUMENT- HOUSE EXTENSIONS 

PLANNING APPRAISAL

The main planning issues relating to this application are the impact of the proposed extension on the amenity of the surrounding and future residents and the impact of the proposed development on the character of the area, and whether the proposal accords with all relevant policies of the Unitary development Plan and the Council’s Supplementary Planning Document: House Extensions.

 DESIGN

UDP Policy DES1 states that development will be required to respond to its physical context and respect the positive character of the local area in which it is situated and contribute towards a local identity and distinctiveness. 

UDP Policy DES8 states that planning permission will only be granted for alterations or extensions to existing buildings that respect the general scale, character, rhythm, proportions, details and materials of the original structure and complement the general character of the surrounding area. 

The proposal would be located to the rear and it would be visible from the alleyway (serving the application property and four adjoining houses) to the rear of the application site. The proposal has been designed well and it would be 4.4m lower than the existing main roof. Materials would match. A condition could be attached to ensure this. It is therefore considered the proposed development would not be an incongruous feature with in this setting nor would it harm the positive character of the area in accordance with DES1 and DES8.

AMENITY

UDP Policy DES7 states that alterations and extensions to existing buildings will be required to provide potential users with a satisfactory level of amenity in terms of space, sunlight, daylight, privacy, aspect and layout. It states that development impact on the amenity of occupiers or users of other developments will not be permitted where it would have an unacceptable.

Policy HE2 states that planning permission will not normally be granted for extensions that introduce windows or open aspects close to and directly overlooking the gardens of neighbouring dwellings. The term ‘close to’ refers to 5m.However this can be overcome by using obscure glazing.

There would be an en-suite bathroom window introduced to the side elevation of the proposal that would be 0.45m from the side common boundary with No.55, which upon this is a 1m high fence. 
It is therefore considered the proposed development would have an unacceptable impact on the neighbouring occupiers of no.59 in terms of privacy contrary to HE2 and DES7, however the obscure glazing could be used to overcome this problem.
 
There would be a bedroom window introduced to the rear elevation of the proposal that would be 11m from the rear boundary. There are no properties directly to the rear it is not considered this window would result in any unacceptable loss of privacy or overlooking in accordance with DES7.

Policy HE5 states that planning permission will not normally be granted for single storey rear extensions that project beyond a 45 degree line drawn from either the mid point of a ground floor principle window or a point 3m along the common boundary from the rear elevation of the adjoining or adjacent dwelling.

Paragraph 4.1 of the House extensions SPD states that personal circumstances such as a disability, or the specific requirements of minority groups may make it difficult to provide the necessary facilities within the standards set out within this document. The Council may interpret these standards flexibly in such circumstances, but proposals that significantly deviate from them are still unlikely to be appropriate. Consideration of personal circumstances will be assessed on a case-by-case basis.

The proposal would project 2.9m beyond a 45-degree line taken from a point 3m along the common boundary from the rear elevation of No.59 Laburnum and it would project 2.3m beyond a 45 degree line taken from a point 3m along the common boundary from the rear elevation of No.55 Laburnum Road. It is recognised that the proposed extension is an adaptation for a disabled person, however the proposal significantly deviates from the standards set out in Policy HE5 of the SPD. It is therefore considered the proposed development would have an unacceptable impact on the neighbouring occupiers of no.55 and no.59 Laburnum Road in terms of loss of light and overbearing contrary to HE5 and DES7. 

CONCLUSION

It is considered the proposal would not have an unacceptable detrimental impact on the street scene and is in accordance with DES1 and DES8 of the UDP, however it is considered the proposal would have an unacceptable impact on the current and future occupiers of no.59 Laburnum Road in terms of privacy. It is also considered the proposed development would have an unacceptable impact on the current and future occupiers of no.55 and no.59 Laburnum Road in terms of loss of light and overbearing. The proposal is therefore contrary to polices HE2 and HE5 of the House Extensions SPD and DES7 of the UDP, and there are no other material considerations that outweigh those policies.

RECOMMENDATION:

Refuse For the following Reasons:

1.	The proposed extension would by virtue of size and siting have an unacceptable impact on the residents of No.55 and No.59 Laburnum Road, in terms of loss of light and overbearing. The proposal is contrary to policy HE5 and DES7.

2.	The proposed development would have an unaccpetable impact on the current and future occupiers of No.55 Laburnum Road in terms of privacy and is contrary to policy DES7 of the adopted Unitary Development Plan and Policy HE2 of the the Supplementary Planning Document - House Extensions.

Note(s) for Applicant

1.	The proposed development lies within a coal mining area. In the circumstances the Applicant should take account of any coal mining related hazards to the stability of their proposal. Developers must also seek permission from the Coal Authority before undertaking any operation that involves entry into any coal or mines of coal, including coal mine shafts and adits and the implementation of site investigations or other works.   Property specific summary information on any past, current or proposed surface and underground mining activity to affect the development can be obtained from the Coal Authority. The Coal Authority Mining Reports Service can be contacted on 0845 762 6848 or at www.coal.gov.uk

APPLICATION No:	07/55400/FUL

APPLICANT:	Lanes For Drains Limited

LOCATION:	Lanes For Drains Limited Lansdowne Road Eccles M30 9PJ   

PROPOSAL:	Erection of a three storey office block

WARD:	Eccles

DESCRIPTION OF SITE AND SURROUNDINGS

This application relates to a currently vacant site to the west of Eccles town centre. The former Levertech Plasticon industrial site bounds the site to the west. This has now been cleared, but the current lawful use remains industrial. To the north is the existing Lanes for Drains re-lining unit and beyond that runs the M602 motorway. There is a 2.4m high galvanised palisade fence 2.4m in height around the perimeter of the site. The site is bound by industrial buildings to the east and to the south and forms part of the Nasmyth Business Centre allocated for office, light industry, general industry, storage and distribution in the adopted Salford UDP. 

Access to the site is currently from Lansdowne Road but it is not visible from the residential properties on Lansdowne Road to the north of the motorway. The site is visible from the M602 motorway.

DESCRIPTION OF PROPOSAL

The proposal is to construct a three-storey office block with a total floor space of 1800m² in relation with the existing re-line unit, office and workshop buildings for Lanes for Drains. It would be a rectangular building 30m long by 20m wide with a maximum height of 11.7m to be positioned to the south west of the re-line unit.

The building would have a brick base with horizontal wall cladding and large glazed areas on each floor. The roof would be goosewing grey steel sheeting to match the existing Lanes for Drains buildings.

The main entrance would be on the north west elevation, facing the proposed car park. A total of 56 car parking spaces are proposed, including 4 disabled spaces. A secure cycle bay is proposed to the south east of the proposed office building.

Some soft landscaping is proposed along the western boundary of the site and at the end of the parking bays. 

The proposal also includes link through to Nasmyth Business Centre on to Green Lane.

SITE HISTORY

03/46703/FUL - Erection of two-storey extension to form additional production area, offices and ancillary facilities

04/48569/FUL - Erection of one factory unit together with ancillary offices and associated car parking and hardstanding alterations to existing vehicular access and landscaping – Granted Oct 2004

Lanes for Drains currently occupy two sites  directly to the north and northeast of the proposed development within the industrial area with access off Lansdowne Road.  Both the existing premises would be retained for operational use and a ‘re-line’ unit.

CONSULTATIONS

Urban Vision (Environment):

This development is within an Air Quality Management Area declared on the basis of nitrous oxides. It is noted that the application involves the introduction of 56 new car parking spaces into the area and the construction of 1800m² of office space. Whilst this size of development does not merit an air quality assessment in itself it is felt that a green travel plan is required to reduce the potential impact of the development. It is therefore recommend that this is conditioned.

It is recommended that the new link through the Naysmyth Business Centre is completed prior to the development of the office building and associated parking in order to allow both construction and other vehicles to access the site without having to use the uppermost section of Lansdowne Road.

The applicant should be advised that the noise climate in this area is poor. BS8233:1999 states that internal noise levels of 50dB Laeq provides reasonable conditions for work requiring concentration. The applicant should therefore be advised that, in order to protect the amenity of future site users from road traffic noise, they should consider installation of acoustically upgraded glazing on all openings facing, or with a direct line of sight of, the M602 motorway. Alternative means of ventilation, which should be sound attenuated, should also be considered.

Urban Vision (Contamination)

Due to the historical uses of the site and the surrounding area and the potential for ground gas from the infilling of land within the vicinity of the site, it is recommended that a contaminated land condition is attached.

Greater Manchester Police Architectural Liaison Unit:

No comments.

PUBLICITY

A press notice was published on 5 December 2007.
Two site notices were displayed on 2 November 2007. (One outside No 31 Lansdowne Road, one outside the application site)

The following neighbour addresses were notified:

Units L1 To L3, Lyntown Trading Estate, Lynwell Road, Eccles
Protector Lamp And Lighting Site, Unit D, Lansdowne Road, Eccles
Unit K, Protector Lamp Business Park, Lansdowne Road, Eccles
Range Roofing Ltd, James Nasmyth Way, Eccles
Unit 12, Nasmyth Business Centre, Green Lane, Eccles
5 James Nasmyth Way, Eccles
Levertech Plasticon Ltd, Green Lane, Eccles
Units B1 To B2, F3 To F5, Lynx Express, Nasmyth Business Centre, Green Lane, Eccles
10 James Nasmyth Way, Eccles

REPRESENTATIONS

3 no. letters of objection from local residents in response to the planning application publicity.  The following issues have been raised:-

•	The proposal would result in additional traffic on Lansdowne Road which is a residential road. This increase in traffic would affect the amenity of the residents due to an increase in vibrations, noise, dust and dirt particularly at unsociable times.  The increased traffic would damage the road surface, add to traffic congestion and increased danger to residents and children as vans and lorries are driven dangerously on Lansdowne Road already. 
•	Objections could be overcome if suitable conditions are imposed that actually improves the situation for local residents.

DEVELOPMENT PLAN

UNITARY DEVELOPMENT PLAN POLICY

Site specific policies: 	
E4/8 – Sites for Office, Light Industry, General Industry, Storage and Distibution – Nasmyth Business Centre.

Other policies:		
A1      – Transport Assessments and Travel Plans
A8      – Impact of Development on the Highway Network
A10    – Provision of Car, Cycle, and Motorcycle Parking in New Devevlopments
DES1 – Respecting Context
DES7 – Amenity of Users and Neighbours	
E5      – Development within established Employment Areas
DES11 – Design and Crime
ST11  – Location of New Development

REGIONAL PLANNING GUIDANCE

Regional Spatial Strategy (RPG 13)
SD1 – The North West Metropolitan Area
DP1 – Economy in the Use of Land and Buildings
UR4 – Setting Targets for Recycling and Land and Buildings
DP3 Quality in New Development
 
OTHER MATERIAL CONSIDERATIONS

SUPPLEMENTARY PLANNING DOCUMENTS (SPD)
Design and Crime SPD (adopted July 2006)
Planning Obligations SPD (adopted March 2007)
Sustainable Design and Construction SPD (March 2008)
Design SPD (March 2008)

NATIONAL PLANNING GUIDANCE
Planning Policy Statement 1: Delivering Sustainable Development (PPS1)
Planning Policy Statement 23: Planning and Pollution Control (PPS23)
Planning Policy Guidance 13: Transport (PPG13)
Planning Policy Guidance 24: Planning and noise (PPG24)

DRAFT REGIONAL SPATIAL STRATEGY FOR THE NORTH WEST
DP1 – Regional Development Principles
MCR2 – Regional Centre and Inner Areas of the Manchester City
MCR4 Northern Part of the Manchester City Region.

PLANNING APPRAISAL

The main planning issues relating to this application are the principle of the development at the site, the impact of the proposal on the residents living on Lansdowne Road, in particular the impact of traffic using Lansdowne Road, and the design of the proposed office building itself. 

Principle of development

Policy ST11 of the adopted City of Salford Unitary Development Plan (UDP) outlines the criteria for the location of new development and sets out a sequential approach that should be adopted in bringing forward sites for development. This includes, in the first instance, the re-use of existing buildings and the development of previously developed land in areas that are well served by a choice of means of transport and are well related to housing, employment, services and infrastructure. The site represents previously developed land, the development of which is sequentially preferable in accordance with the requirements of UDP Policy ST11.  

Planning Policy Statement 6 (PPS6) relates to planning for Town Centres. It reports that any town centre uses which are located outside or on the edge of an established centres (which in Salford includes Town and Neighbourhood Centres identified in Policy S1) must be the subject of the need, sequential, and scale tests advocated in PPS6. Paragraph 1.8 of PPS 6 reports that town centre uses include offices (both commercial and those of public bodies).

Given the office use proposed, which would provide approximately 1800 square metres of floorspace, the development would ordinarily be the subject of the said tests of PPS6. Notwithstanding this, it is noted that in this instance the application site is specifically allocated as an area to include office use on the Proposals Map of the City of Salford Unitary Development. Policy E4/8, which accompanies this application states that offices, light industry, general industry, and storage and distribution are supported uses. In being mindful of the allocation of the site to include offices, and given that the offices themselves involve an expansion to the existing operation of the applicant in the area it is considered in this instance that the principle of the development is acceptable and the full tests outlines in PPS6 do not need to be assessed.

UDP Policy E5 which relate to the re-use of existing employment sites also support the principle of the proposed development.  

Impact of development on residents living on or near to Lansdowne Road

Policy DES7 states that development would not be permitted where it would have an unacceptable impact on the amenity of the occupiers or users of other developments. This includes the potential impacts of traffic generation on amenity.  

Policy A8 states that development would not be permitted where it would have an unacceptable impact on highway safety by virtue of traffic generation and access.  As detailed above, this site is allocated under Policy E4/8 of the Unitary Development Plan.  This policy states that potential problems of loss of residential amenity caused by traffic generation along Lansdowne road might place limits on the nature and scale of employment development, unless an alternative access to Green Lane is provided through the business park.  

The main concerns raised by residents are the impacts of additional traffic generated by the proposal along Lansdowne Road. The existing traffic generated by the other Lanes for Drains units at the bottom of Lansdowne Road has caused considerable perceived harm to properties and the residential amenity along Lansdowne Road. Local residents are concerned that the proposal would further exacerbate the situation. 

Residents have indicated that they would be more receptive to the proposed development if conditions can be imposed to ensure that traffic from the proposed development and the existing 
operating sites are prohibited from using the access along Lansdowne Road. 

However, there is an historic situation of an established industrial estate, which in fact was in use prior to the residential development along Lansdowne Road. It is very likely and accepted that vehicle traffic, especially LGVs and HGVs to and from the industrial estate have intensified over the past decade with the expansion of Lanes for Drains on the industrial estate and the waste transfer station that was allowed on appeal in 1999. The existing operating sites have an historic right of way along Lansdowne Road and there are no restrictions, apart from hours of operation on one of the existing Lanes For Drains sites.

The existing LGV and HGV traffic, that appears to be the main cause of disturbance and highway safety fears, is not the subject of this application and cannot be reasonably controlled through this planning application. Moreover, event if the applicant were willing to enter into a Section 106 agreement to the effect that vehicles associated with Lanes for Drains would not use this section of Lansdowne Road such an agreement would be extremely difficult for the Local Planning Authority to be able to monitor, control and enforce. Any evidence base for prosecution would need to be gathered following extensive collation of accurate records of vehicles passing through this site (with vehicles registration plates being noted for example). This would require extensive surveillance and resources. Vehicles may not be associated with the Lanes for Drains operation in any event, in which case the Local Planning Authority would have no controls to enforce.

Notwithstanding the above it is considered that this application, with the creation of a new link access on to Green Lane, would nevertheless divert some of the existing Lanes for Drains traffic away from Lansdowne Road. For the reasons stated above, the applicants cannot reasonably be formally prescribed to divert existing traffic through Nasmyth Business Park. They have indicated a willingness to do so but it is considered that the mere practicality of the proposed new link, which would create a shorter and alternative route from the site would encourage some of the existing problematic traffic to be diverted away from Lansdowne Road. 

The proposal may result in some additional passenger vehicle (cars) traffic from the proposed office building using Lansdowne Road to access the site. On balance, however, the proposed new link access is likely to improve the situation for residents on Lansdowne Road as it would be the most logical and convenient route for commercial vehicles to take. Consequently it is considered that the operation of the road would manage and police itself and no additional restriction of traffic along Lansdown Road is considered necessary.

The site is within an industrial area which is separated from the housing on Lansdowne Road by the M602.  Given that the site is not visible from any residential properties and to be used as offices, I do not consider the proposal would have a detrimental impact on the residents in terms of visual amenity, noise or odour. 

Design

Policy DES1 states that development would be required to respond to its physical context.  Policies DES11 seek to encourage the inclusion of design measures which reduce criminal activity.  

The proposed building would be rectangular, 30m by 20m over 3 storeys with a maximum height of 11.7m. Although the proposed building is surrounded by industrial buildings of predominantly metal cladding, it would be visible from the M602 motorway, is proposed for office use, and there 

is a greater emphasis on the design quality of buildings. As a result a number of amendments in relation to materials and aspect arrangements have been negotiated with the applicant. 

The building would have a brick base up to 1st floor height, with horizontal wall cladding and large glazed areas on each floor. The roof would be goosewing grey steel sheeting to match the existing Lanes for Drains buildings. Brick soldier courses have also been introduced in the design to give more detail to the elevations.

The brickwork would match the adjacent Lanes for drains building and the proposed horizontal wall cladding would be Euroclad Elite System 58 in dark grey. The client has submitted samples of the brickwork and cladding. Details of the glazing have not yet been received and would be controlled through condition.  

The design and appearance of the proposed building is considered appropriate and would improve the appearance of the industrial estate. 

A strip of landscaping is proposed along the western boundary. This along with the position of the existing ‘re-line’ unit to the north would provide screening for the car park. The existing adjacent buildings and the motorway embankment screen the majority of the site in any case. 

The perimeter fencing has previously been granted planning permission.

Details have been submitted for the secure cycle bays to be provided on the site and is considered to be acceptable in design and location. 

Car Parking:

Policy A10 seek to achieve appropriate provision of parking for new developments whilst encouraging the use of more sustainable forms of travel such as public transport, cycling and car sharing.  Therefore, one of the measures encouraged is maximum levels of parking.  Given the size of the proposed development a maximum of 52 car parking spaces and a minimum of 3 disable parking spaces, 2 motorcycle spaces and 5 secure bicycle lock-ups should be provided on site. 

The application includes 56 car parking spaces, 2 more than the maximum parking standard. This is considered not to materially exceed the maximum standard and is therefore deemed acceptable.

Four disabled parking spaces is proposed close to the main entrance and there are sufficient areas designated for cycle and motorcycle parking. A condition is recommended to ensure the provision of secure cycle bays.

Policy A1 requires large developments to be accompanied by a Travel Plan as a measure to encourage more sustainable forms of travel and although the development is under the 2500m.sq threshold, it is within an Air Quality Management Area and could lead to a material increase in local air pollution. Urban Vision (Environment) have requested a condition for a Green Travel Plan as a result and a condition has been attached accordingly.  

Contaminated Land:

According to the applicant, the site has already been remediated when the remediation was done for the 2004 application for the re-line unit. There is no evidence of a site completion report and a 
site walk over is likely to be required to update the Site Investigation Report. A condition is therefore suggested to this effect. 

Planning Obligations:

The proposed development is above the threshold for triggering a requirement for planning obligations to be made in accordance with the Planning Obligations SPD adopted in March 2007 and has been discussed with the applicant and his agent. 

The applicant has since provided details of membership and annual levies to CITB Construction Skills for training of construction workers and provides on site training. The detailed numbers of workers already provided training through this initiative is still awaited and shall be reported to Members prior to or at Panel. In any event it is clear that Lanes for Drains therefore already contribute to the improvement of construction skills of local employees and no obligation is required in accordance with Policy OB3 of the SPD. 

However, the applicant is unable to demonstrate that the proposed building would achieve a “very good” BREAAM rating and is also required to make a contribution in accordance with Policy OB2 for public realm, infrastructure and heritage. The total contribution required for the development is £39 600 (£3600 + £36 000). This would be secured by legal agreement and is conditioned in this report.

CONCLUSION

The main considerations in the determination of this application are the principle of the development at the site, the impact of the proposal on the residents living on or near to Lansdowne Road and the proposed design.  It is considered that the principle of development is acceptable, being in accordance with the allocation of the site, and that the use would be in keeping with the surrounding commercial and industrial area.  Given the likely level and type of traffic generation, and the construction of an additional link through to Green Lane, it is not considered that the proposal would either individually or cumulatively have any significant impact on the amenity for residents living on or near to Lansdowne Road.  Indeed, it is considered that the provision of the additional link would improve the situation for local residents. The design is considered acceptable and accordingly it is concluded that the development is in fully accordance with relevant plan policies. Accordingly, approval is recommended subject to the following Conditions and that the Strategic Director of Customer and Support Services be given authority to enter into a legal agreement under Section 106 of the Town and Country Planning Act 1990 to secure the provision of public realm and heritage improvements, and contributions towards climate change.

RECOMMENDATION:

Approve Subject to the following Conditions

1.	Standard Condition A03 

2.	The use hereby permitted shall ONLY be operated between the hours of 07:30 - 19:00 Mondays to Fridays, 08:00 - 15:00 on Saturdays and 10:00 - 13:00 on Sundays.

3.	The car parking spaces, servicing area and cycle parking provision shown on drawing number LO/2007/8/1.A and details on secure cycle parking submitted on 15 January 2008, shall be provided and made available for use prior to occupation of the unit and shall be retained thereafter. No fewer than 5 cecure cycle bays shall be provided.

4.	The site shall be treated in accordance with a landscape scheme which shall be submitted to and approved by the Local Planning Authority before development is started.  Such scheme shall include full details of trees and shrubs to be planted, walls, fences, boundary and surface treatment and shall be carried out within the first planting season following the commencement of development or another date to be agreed in writing by the Local Planning Authority and thereafter shall be maintained to the satisfaction of the Local Planning Authority.  Any trees or shrubs dying within five years of the initial implementation of the planting scheme shall be replaced to the satisfaction of the Local Planning Authority.

5.	Standard Condition D03Y 

6.	Prior to the commencement of the development, the developer shall submit a Preliminary Risk Assessment report for the written approval of the Local Planning Authority to assess the potential risk of land contamination. This report must include a conceptual model and a site walk over and be approved in writing by the Local Planning Authority. Should a potential risk be identified then: 
	
	i.	Submit a Site Investigation report for the written approval of the Local Planning Authority.  The investigation shall address the nature, degree and distribution of land contamination on site and shall include an identification and assessment of the risk to receptors focusing primarily on risks to human health and the wider environment; and  
	
	ii.	Proposed Remedial Works if required shall be submitted to, and approved in writing by the Local Planning Authority.  Where applicable, the Remedial Works shall be incorporated by the developer during the course of construction, prior to occupation of the development and
	 
	iii.	A Verification Report shall be submitted to, and approved in writing by, the Local Planning Authority.  The Verification Report shall validate that all remedial works undertaken on site were completed in accordance with those agreed by the LPA.

7.	Unless agreed otherwise in writing by the Local Planning Authority prior to commencement of development, the finished floor levels of the buildings hereby approved shall be a minimum of 300mm above the adjacent road level.

8.	Construction of the office building and car park hereby approved shall not commence until the new link road connecting the site, through Nasmyth Business Park to Green Lane has been constructed and made available for use.

9.	Prior to the commencement of development, including site clearance, and site remediation, an Environmental Management Plan (EMP) shall be submitted to and approved in writing by the Local Planning Authority. The EMP shall include all works at clearance, remediation, construction, and operational phases of the development, and include a site operating statement, and shall relate to the provision of permitted hours for construction works, delivery of materials and delivery and collection of equipment (detailing routes for vehicles which exclude the access from Lansdown Road), provision and use of on-site parking for contractors and workpeople’s vehicles, wheelwashing facilities, street sweeping, temporary lighting, spill contingency plans, waste management, pollution prevention, management of fill and excavated material, and no development or activities related or incidental thereto shall take place on site in contravention of the EMP.

10.	Prior to the commencement of development a Green Travel Plan shall be submitted to and approved in writing by the Local Planning Authority.  Such travel plan shall include objectives and targets, and, where appropriate, measures to promote and facilitate public transport use, measures to reduce car use and its management, measures to promote and facilitate cycling and walking, promotion of practices and facilities to reduce the need for travel, monitoring and review mechanisms, travel plan coordination, and provision of travel information and marketing.  The initiatives and measures contained within the approved travel plan shall be implemented prior to the first occupation of the development hereby approved unless otherwise agreed in writing by the Local Planning Authority.

11.	No development shall begin until details, including timescales for implementation, of a scheme for the provision of public realm, heritage enhancements and/or community infrastructure to meet the needs of the development in accordance with Policies ST1 and DEV5 of the City of Salford Unitary Development Plan 2004-2016 and the standards set out in Policy OB2 of the Council’s Planning Obligations Supplementary Planning Document has been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented in full in accordance with the agreed timescales unless otherwise agreed in writing by the Local Planning Authority.

12.	As the development will not achieve  a ‘very good’ or ‘excellent’ Building Research Environmental Assessment Methodology (BREEAM) rating or equivalent a scheme (including timetables for implementation) to offset the development’s impact on the global environment, in accordance with the standards set out in Policy OB4 of the Council’s Planning Obligations Supplementary Planning Document, shall be submitted to and approved in writing by the Local Planning Authority before any of the buildings hereby approved are first occupied.  The approved scheme shall be implemented in accordance with the agreed timescales unless otherwise agreed in writing by the Local Planning Authority.

13.	Prior to being discharged into any watercourse, surface water sewer or soakaway system, all surface water drainage from the development shall be passed through an oil interceptor designed and constructed to have a capacity and details compatible with the site being drained. Roof water shall not pass through the interceptor.

(Reasons)

1.	Standard Reason R000 

2.	Standard Reason R004B 

3.	Standard Reason R012B 

4.	Standard Reason R004B 

5.	Standard Reason R004B 

6.	Standard Reason R028B 

7.	To reduce the risk flooding in accordance with Policy EN19 of the adopted UDP.

8.	Reason: To safeguard the amenity of the local residents on Lansdowne Road in accordance with policy DES 7 of the City of Salford Unitary Development Plan.

9.	To safeguard the amenity of residents and the environment in accordance with DES 7 and ENV16 of the City of Salford Unitary Development Plan

10.	To ensure the site is accessible by all modes of transport and to reduce reliance on cars.

11.	Reason – To ensure adequate provision is made for public realm, heritage enhancements and/or community infrastructure to meet the needs of the development pursuant to Policies ST1 and DEV5  of the City of Salford Unitary Development Plan 2004-2016 and Policy OB2 of the Council’s Planning Obligations Supplementary Planning Document.

12.	In the interests of resource conservation and environmental sustainability.  This is in accordance with Policies ST1 and ST14 of the City of Salford Unitary Development Plan 2004-2016 and Policy OB4 of the Council’s Planning Obligations Supplementary Planning Document.

13.	To protect water resources in accordance with policy EN18 of the City of Salford Unitary Development Plan

Note(s) for Applicant

1.	The proposed development lies within a coal mining area. In the circumstances the Applicant should take account of any coal mining related hazards to the stability of their proposal. Developers must also seek permission from the Coal Authority before undertaking any operation that involves entry into any coal or mines of coal, including coal mine shafts and adits and the implementation of site investigations or other works.   Property specific summary information on any past, current or proposed surface and underground mining activity to affect the development can be obtained from the Coal Authority. The Coal Authority Mining Reports Service can be contacted on 0845 762 6848 or at www.coal.gov.uk

2.	The applicant is advised that the requirements of all the conditions precedent must be satisfied prior to the commencement of the development. Failure to satisfy the conditions precedent renders all development unauthorised and unlawful and appropriate action may be taken by the Council.

APPLICATION No:	08/56024/REM

APPLICANT:	Peel Media Ltd

LOCATION:	Land At Quay Point Off Broadway Salford 5    

PROPOSAL:	Reserved Matters application in respect of landscaping for Phase I relating to planning permission 06/53168/OUT

WARD:	Ordsall

DESCRIPTION OF SITE AND SURROUNDINGS

This application relates to an area of land within Salford Quays previously granted outline planning consent (ref 06/53168/OUT). The area to which the outline application relates is known as Quays Point and is located to the north of Dock 9. The wider site subject to the outline application is bounded to the north by Broadway, to the south and west by the Manchester Ship Canal and Dock 9 and to the east by the three NV buildings and the City Loft development.

This is a reserved matters application for landscaping only within the phase 1 boundary of the Outline Consent. The area as defined by Phase 1 runs to the south along the waterside of dock 9. To the east the boundary runs north along The Quays Road before heading west along radial road 2 behind three speculative office blocks that have not as yet come forward for reserved matters approval. The boundary then continues northwards to Broadway, incorporating the areas of land between buildings.

DESCRIPTION OF PROPOSAL

The application seeks reserved matters approval for landscaping. The landscaping and public realm works relate to 6 distinct areas, each of these are described in detail below:

•	Media Square

The area that would form Media Square is bounded to the west by building C (ref 07/54178/REM) and the extension to Media Street (Radial Street 1). The eastern edge of Media Square is defined by the extension of radial street no. 2 and a partially covered walkway between the Metrolink Stop and the entrance to building B.  To the north of Media Square is the recently approved Studio Block (07/55650/REM) and to the south of the square is the Manchester Ship Canal.

The main focal point of the square would be the large media screen located on the front of the studio block. The square is intended to be used for a number of outside broadcast events and other events. As such a formal and permanent performance stage is not proposed, however the arrangement of the square will allow for flexibility of usage and temporary stages and larger structures to be installed as and when required.

•	Media Park

Media Park would be located to the north of the approved tram line (ref 07/55224/FUL), bounded to the west by the proposed covered walkway and beyond that Media Square, to the north by building B and other not yet approved speculative office buildings and to the east by the Quays Road.

Media Park would provide the opportunity to create more sheltered and softer landscaped areas, designed for the public to relax in. The park’s arrangement is defined by geometry of the radial streets and structural walls cutting through the park. In addition the topography of the park offers gently raising ground and low mounding, which adds interest to the park area. 

•	Covered Walkway

Running between the Media Square and Media Park is a covered walkway, which provides a weather-protected route between the Metrolink Stop and the main Mediacity buildings.

The canopy is intended to be in three sections. The largest is the central part, which is intended as an interface between Media Square and Media Park with a broad, low series of steps and a wide canopy, which could function as a structure to shelter outdoor performances. This is envisaged to add a ‘contemporary bandstand’ element to the public realm. On the park side of this section will be a series of low walls designed for seating. 

The canopy in the Media Square side will provide space for cycle storage.

The final design of the covered walkway has not been determined and would be subject to planning conditions. However initial construction themes for the structure will be concrete walling, zinc clad canopy with tension wire stays supported on tall central supports. These supports may be 20-25m in height and could form part of the central lighting system.

•	The Dockside Terrace

To the south of the Metrolink line and station it is proposed that a large area of terracing would be provided, giving access to the waterside. It also allows for the potential for the area to be used as a future docking areas for waterborne transport.

•	Quay Road Gateway

Running past the eastern edge of Mediacity is a primary distributor road in Salford Quays, the Quay Road. This area is considered to be a key gateway into the Mediacity site.

•	Periphery Roads and areas

The arrangement of streets is set out within a radial and concentric arrangement as set out within the masterplan for the outline consent. Areas of pocket parks and landscape areas are also to be provided in line with planning condition 40 of the outline consent.

SITE HISTORY

The application forms part of wider development site, where the following consents are relevant:

In February 2008 planning permission was granted for details of scale and appearance pursuant to outline planning permission 06/53168/OUT for the erection of a part 5, part 17, part 21 storey building to comprise of 168 residential units, 3252sq m of office accommodation, 24,233 sq m of studio space and 11,170sq m of hotel accommodation (ref. 07/55650/REM)

In February 2008 planning permission was granted for the erection of a 11 storey carpark to include 2116 carparking spaces, associated plant and support facilities for Mediacity, retail and commercial (ref. 07/55626/FUL).

In April 2007 a reserved matters application for the erection of 371 residential units, 46,475 sq m of commercial accommodation in three mixed used buildings referred to as A, B, C were granted consent (ref: 07/54178/REM).

In October 2006 outline planning consent was granted for the redevelopment of the land at Quays Point for the redevelopment of business, studios and production space, residential, live work units, retail, hotel and leisure facilities together with associated car parking highway works and open space (ref: 06/53168/OUT)
 
In November 2003, planning permission was granted for the variation of conditions 1 and 3 on application ref: 97/36749/OUT (development of land for offices, residential, retail, leisure, hotel and car parking) to extend the date for the submission of reserved matters by a further five years to 31st October 2008 (ref: 03/46042/OUT).

In October 2000, outline planning permission was granted for the development of land at Harbour City, Dock 9 And Broadway for offices (91,862sqm) residential, (600 units), retail (2,415sqm), leisure (3,716sqm) and hotel (300 beds) (ref: 97/36749/OUT). 

CONSULTATIONS

Design and Heritage Team

No comments received to date

Central Salford Urban Regeneration Company

Central Salford URC strongly supports this reserved matters application, which accords closely with the URC’s Vision for mediacity:uk and will establish high quality public realm throughout the proposed development. This is an ambitious planning proposal. It covers an area of public realm equivalent not just to Trafalgar Square but the whole neighbourhood between Trafalgar Square and Leicester Square.

The proposals extensively outline the suite of materials that will be used within the scope of public realm works. The use of this varied palette appear to effectively demarcate and define 

specific areas of use, increasing the functionality of the spaces and enhancing the site’s ease of use for visitors. In addition, the recommended materials palette will allow for greater legibility between pedestrian and roads, complimenting the transport strategy and assisting users in determining surface usage.

The inclusion of technology and an acknowledgement of the role this plays within the site also contributes to the scheme’s success. Relating to this, the supporting materials do not feature a comprehensive information, lighting and digital landscaping plan for the development, which when completed will play a fundamental role in appraising the site’s safety credentials and its effectiveness as a destination during the evening. Central Salford URC remains engaged within discussions relating to this scheme, and welcome the opportunity to continue in the development of additional further details. An operational plan to make the public realm space work as a Regional Visitor Centre has to be developed

City of Manchester

No comments received to date

Trafford MBC

No comments received to date

Manchester Ship Canal Company

No comments received to date

Greater Manchester Ecology Unit

No objections to the application on the grounds of nature conservation, but disappointed that no features for biodiversity have been incorporated into the scheme.

Greater Manchester Passenger Transport Executive

No comments received to date

Natural England

No comments received to date

Environment Agency

No comments received to date

United Utilities

No objections to the proposal however state that deep-rooted shrubs and trees should not be planted in the vicinity of the public sewer and overflow systems.

Greater Manchester Police Architectural Liaison Unit

Has the following comments to make

•	As mentioned within the Design & Access Statement, the public space should be designed to prevent unauthorized vehicular access into the piazza/close to BBC buildings 
•	The piazza should also be capable of being enclosed in some way to control crowds when large events take place.
•	It is essential that all public areas are adequately and uniformly lit (as defined within BS 5489), so as not to create any areas of pooling/shadowing.  The lighting design and layout should support natural surveillance and the operation of CCTV and should not be restricted by trees, shrubs or other landscaping/building features.
•	Any vegetation proposed at the site should be kept to a maximum height of 1000mm and any foliage to trees should be at a height exceeding 2000mm, so as not to create potential hiding places for would-be criminals to exploit or impede natural surveillance across the space.  Any hard landscaping features should also not hinder surveillance across the site.
-	Any play areas should be well overlooked and there should be clear signage to state the age range of children who are allowed to use the play equipment.  However, the equipment to be installed should be robust enough to withstand abuse by older children.  Further advice is available at under the ‘Design Guides’ section of www.securedbydesign.com.
-	Any proposed pavement café areas should be fully enclosed and defined as separate from the pedestrian footway by robust barriers/planters, to ensure that pedestrians cannot pass too close-by to the tables/chairs.  
-	The layout of the tables/chairs should be configured so that they are not located directly adjacent to the barrier, where it would be easy reach over and steal any items of value.  Any barriers, awnings, tables and chairs should be locked away/secured out-of-hours to prevent damage and mis-use.
-	Robust management of the spaces is essential to encourage active use and enjoyment, whilst leaving potential criminals feeling more vulnerable to detection and making crime less likely to occur.  Poor management and maintenance can lead to a downward spiral of neglect and loss of environmental quality, encouraging nuisance, vandalism and other anti-social or criminal behaviour.

Grain Wharf Residents Association

No comments received to date

RSPB

No comments received to date

CABE

No comments received to date

Lancashire Wildlife Trust

No comments received to date

PUBLICITY

A site notice was displayed on 22nd February 2008
A press notice was displayed in the Advertiser on 22nd February 2008

The following neighbour addresses were notified:

All units at the Lowry Designer Outlet, The Quays, Salford, M50 3AG, 	
All units at Imperial Point, The Quays, Salford, M50 3RA, 	
All units at the NV Buildings, 100 The Quays, Salford, M50 3BE, 	
All units at the Metroplex Business Park, Broadway, Salford, M50 2UW, 	
All  units Washington Centre, 104 - 106 Broadway, Salford, M50 2UW, 	
Unit N, 94 Northstage, Broadway, Salford, M50 2UW, 	
Unit L, 90 Northstage, Broadway, Salford, M50 2UW, 	
Unit M, 92 Northstage, Broadway, Salford, M50 2UW,	
Unit 302 Gerber Technology, Metroplex Business Park, Broadway, Salford, M50 2UE, 	
Unit 400 First Floor, Metroplex Business Park, Broadway, Salford, M50 2UE, 	
2A South Stage, Michigan Avenue, Salford, M50 2GY, 	
2 Michigan Avenue, Salford, M50 2GY, 	
Unit 12, Michigan Avenue, Salford, M50 2GY, 	
Unit 8, Michigan Avenue, Salford, M50 2GY, 	
Unit 10, Michigan Park, Michigan Avenue, Salford, M50 2GY, 	
Raab Karcher, South Langworthy Road, Salford, M5 2PW, 	
30-54 Winnipeg Quay, Salford, M50 3TY, 	
City Lofts (Salford Quays), Town Centre House, Harrogate, Yorkshire	
The Emerson Group, Emerson House, Heyes Lane, Alderley Edge, Cheshire, SK9 7LF, 	

REPRESENTATIONS

No letters of representation have been received as a result of the consultation

DEVELOPMENT PLAN POLICY

UNITARY DEVELOPMENT PLAN

ST1 Sustainable Urban Neighbourhoods, ST4 Key Tourism Areas, ST5 Transport Networks, ST8 Environmental Quality, ST10 Recreation provision. DES1 Respecting Context, DES2 Circulation and Movement, DES3 Design of Public Space, DES6 Waterside Development, DES9 Landscaping, DES10 Design and Crime, A2 Cyclist, Pedestrians and the Disabled, A10 Provision of Car, Cycle and Motorcycle Parking in New Developments, EN16 Contaminated Land, EN17 Pollution Control

REGIONAL SPATIAL STRATEGY

DP1 Economy in the Use of Land and Buildings, DP3 Quality in New Development, DP4 Promoting Sustainable Economic Growth, Competitiveness and Social Inclusion, UR1 Urban Renaissance, UR2 An Inclusive Social Infrastructure, UR10 Greenery, Urban Greenspace and the Public Realm, SD1 The North-West Metropolitan Area.

OTHER MATERIAL CONSIDERATIONS

There are a number of Supplementary Planning Documents and Planning Guidance which are also relevant to the development of the site. These include Design and Crime SPD, Mediacity:UK and Quays Point Planning Guidance both of which have been subject to public consultation. The Planning Guidance is non-statutory and therefore is not included within the Council’s Local Development Framework, although it is set within the context of the UDP and emerging LDF. It does set out guidelines which in the case of Mediacity:UK Guidance have been adopted by both Salford City Council and Trafford MBC, and which both authorities should have regard to in the determination of planning applications.

PLANNING APPRAISAL

The principle of the redevelopment of this site has already been established through the granting of outline planning consent, which included consent for layout. Therefore the main issues for consideration with this application are the quality of the design of the proposed public realm, accessibility across the site for all users, the quality of the landscaping and impacts on the environment and crime prevention.

Design

Policy DES1 state that development will be required to respond to its physical context, respect the positive character of the local area in which it is situated and contribute towards local identity and distinctiveness.

Policy DES3 states that where development includes the provision of or works to public space, that public space must be designed to have a clear role and purpose, reflect and enhance the character and identity of the area, form an integral part of the development, be attractive, safe and appropriately lit, be of an appropriate scale, contact to established pedestrian routes and other public space and minimise and make provision for maintenance.

Policy MC:UK5 states that the delivery of a number of core infrastructure and public realm are central to the vision to develop Quay Point as a thriving part of Mediacity and the regional centre. 

The public realm proposed at the site is intended to create a high quality environment that will integrate well with the emerging townscape of the wider Mediacity development. Key design principles have been set out for the distinctive areas within the public realm; these are discussed in more detail below.

1.	Media Square

It is proposed that the radial orientation of Media Square between radial roads 1 and 2 is reinforced through the design of the square with highlighted paving cutting through the site. It is intended that the pattern of radial lines would be delineated in a number of ways, including the use of light grey granite flags, drainage channels, LED up lighters set in the pavement and the potential for interactive strips.

Although the materials may alter internally and externally, the porphyry paving that runs to the north of Media Square is planned to extend into the open centre in the studio block, creating a more seamless connection between the public realm and the primary Mediacity buildings.

Media Square has been intentionally left as a large open space, with minimal street furniture, this is intended to allow the space to be set up for a number of different scenarios and functions. Concerns have been raised by the Greater Manchester Police Architectural Liaison Unit regarding how the square would allow for crowd control during large events. Due to the varying nature of the type of events that may be accommodated within the square it would not be possible to provide enclosures for all occasions. Any future performances that would require large crowds to gather within the square would be subject to separate licensing arrangements, which would deal with the aspect of crowd control. There is no reason why temporary barriers or railings could not be used in larger events. 

2.	Media Park 
 
Media Park has been designed in such a way as to offer a softer alternative to the hard landscaping across the wide public realm areas. Footpaths running along both the radial and concentric lines will allow for access through the park and would be bounded by curved and straight walls, varying in height up to 1.8m.

Along the northern edge of the park, landscaped areas will comprise mainly of grass. The central part of the park would contain a mix of hard landscaped areas, which could be used for small interactive play areas, formal planting and areas of grass. The southern boundary of the park would predominantly consist of formal planting.

Within the very formal landscaped areas in the park it is intended to have small pocket park areas, which could be used for play areas for toddlers or interactive features. The final details of such areas have not been determined and therefore it is recommended that a condition be attached requiring the details of such equipment to be approved in writing by the local planning authority.

3.	The Crescent

Along the northern edge of Media Square and Media Park would be proposed crescent area. The area would contain a tree-lined boulevard and would be a shared surface with occasional traffic being allowed to pass through including the occasional servicing vehicle and emergency services. Close to the buildings, which bound the north side of the crescent, it is intended that these areas may be used for activity on the street, for examples outside seating for cafes. 

4.	The Dock Terrace

Access to the waterside will be provided by a series of wide terraces and steps, The steps would be 4 4.5m wide and 450mm high which would provide access to within 200mm of the normal canal water level.

These terraces would provide low walls for sitting and additional timber slatted benches would be provided on the low walls.

Flights of steps would be provided between the terrace walls, in addition a ramp would be provided along the western edge to allow full access onto each terrace step. At the top of the dock edge small areas are built out to allow for viewing elevated above the steps. As indicated on some of the earlier masterplans of the Mediacity development it would be possible to build on these areas at a later date to provide more activity to the waterfront.

The general materials proposed would be concrete, tactile paving and where necessary low walls.

5.	The Quay Road Gateway

The public realm treatment at this important gateway is intended to be bold and dramatic, with a large boulevard street framing views and edging Quay Road, with opportunities to make major signage statements at a later date.

6.	Radial and Concentric Roads

There is to be a clear pedestrian priority in place across the Mediacity development, which is to be clearly reflected in the detailed design of the streets. This has resulted in a three-zone approach being adopted as follows:

Zone 1 
The streets of zone 1 have to allow for full vehicular access, primarily for surfacing, car parking access and are the primary traffic route way for most vehicles through the development. The key design principle in this zone are that the street and pavement are separated buy a low 75mm high stone kerb. This flush kerb would accommodate street drainage.

The pavements would be predominantly sandstone (yorkstone) flag with some highlight areas such as building entrances, in granite or porphyry stone flags and setts. In addition, at the site entrance on Media Street alongside the multi-storey carpark, a raised speed table would be laid in granite blocks to provide a threshold to the site and help reduce traffic speeds to the 20mph planned for the whole site. 

Zone 2

The streets of zone 2 allow for full vehicle access, primarily for servicing, taxi access and some disabled car parking, but with increasing priority for pedestrians. To mirror zone 1 this zone is characterised by low 75mm high 300mm wide stone granite kerbs and a contrasting porphyry or granite stone sett carriageway, edged in a flush 340mm wide granite trim abutting the kerbs and the predominantly yorkstone pavements.

Zone 3

The streets of Zone 3 are mostly within the BBC’s security area where all vehicles access the site will be controlled and restricted. As such vehicular access in this zone will be primarily for authorised servicing and disabled car parking with full priority given to pedestrians. The streets will be shared service with flush wide granite stone kerb with a contrasting porphyry or granite stone carriageway and predominantly yorkstone pavements.

Materials

In order that the proposed public realm works well it is important to have a streetscape palette across the site, this includes the overall public realm design, pavement types, street furniture design, and materials, lighting and planting. The final details of this palette will be subject to the approval of conditions, however the emerging theme that the application design has been based on includes the use of materials such as wood, clay, stone, concrete and steel. Colours are intended to be warmer than the usual business park look of grey granite and stainless steel.

Street Furniture

It is proposed that a range of street furniture would be utilised that is designed to respond to specific external spaces. Some of the proposed furniture would be bespoke and some would be off the shelf, all would be selected for their durability and a contemporary design to reflect and complement the proposed modern architecture.

The emphasis is to be on reflecting a human scale and utilising softer and warmer materials. Where necessary steps will be taken to reduce the likelihood for street furniture to be inappropriately used. In addition where possible street furniture may be used to fulfil a number of uses, for example as a bench and planter or even as a vehicle constraint.

It is considered that the public realm as proposed is of a high quality, care has been taken to ensure that the development has been designed at a human scale, with lots of thought given to the palette of materials and the quality of finishes. 

The design makes the most of the existing environment by maximising the use of the water, with the creation of the dock terrace and the waterside walkway as well as ensuring the future importance of the waterway with provisions being made for a docking terminal and potential areas for new waterside buildings. It also supports the large scale of the proposed environment by incorporating a common palette of materials for both the internal and external elements of the public buildings.

The creation of different spaces within a larger area of open space is a welcomed approach. Each area has a clear function and role to play in the success of the public realm. The final quality of the public realm will depend entirely on the quality of the materials, planting, street furniture and proposed interactive areas and the cohesiveness of these elements. It is therefore important to ensure that each of these elements is carefully considered as part of the detailed design process.

Overall it is considered that the public realm responds well to its physical context, respects the character of the existing area and will complement the suite of new buildings proposed, helping to contribute to an overall identity for the Mediacity site and setting a benchmark for the landscaping of the area.

Lighting and technology

The lighting of the landscaping and public realm forms an important part of the proposals.  A conceptual lighting scheme has been prepared as part of this application which identifies a number of lighting concepts for the public realm. The main objectives of the lighting are to:
•	Provide safe levels of light for traffic and pedestrian movement for crime prevention
•	Make the urban form of Mediacity more visually cohesive
•	Strengthen the identity of Mediacity at night
•	Emphasise links to the surrounding areas
•	Highlight specific features or key locations, such as the Metrolink station and enliven spaced and create a strong sense of theatre and drama.

In addition to lighting concepts being considered, how technology would be used throughout the site is being developed. This includes an overall strategy to look at opportunities for information and technology to be seamlessly incorporated in to the architecture of the development and the hard and soft landscaping.

The inclusion of lighting and technology measures as an integral part of the public realm is essential. It is therefore recommended that conditions be attached requiring the final lighting strategy and design of lighting to be approved in writing by the local planning authority. In addition it is recommended that a wider strategy relating to the technology of the site be submitted to and approved in writing by the local planning authority.

Landscaping

Policy DES9 states that where appropriate developments will be required to incorporate hard and soft landscaping provision. Where landscaping is required it must be of a high quality, reflect and enhance the character of the area, be sited and designed so as not to detract from the safety and security of the area, be designed so as not to detract from the safety and security of the area, be designed to complement the form of the area, be easily maintained, respect adjacent land uses and wherever possible make provision for the creation of new wildlife habitats.

It is proposed that the planting around the site is of a contemporary style, which would include ornamental grasses, shrubs and trees. There would be an overall desire to promote biodiversity and to ensure that the planting is as attractive to wildlife as possible and appropriate.

Soft Landscaping

In addition to the extensive hard landscaping required across the site soft landscaping is provided to create green spaces within the site. The planting strategy comprises of large areas of planting and lawns within Media Park to create a green oasis, smaller areas of planting in ‘pocket parks’ situated within service areas and other small areas of openspace, street where below ground services and practical servicing and access constraints permit and raised planters.

Planted areas would contain a mixture of evergreen and deciduous shrubs and grasses. 

Trees

The tree planting strategy seeks to reinforce the routes through the site and help define the character of different streets and spaces. The strategy comprises of boulevard trees in a random pattern, primarily to the radial and concentric streets as a unifying element.  Feature trees to Media Park and other ‘pocket parks’ and spaces to highlight special areas. 

Robust semi-mature species are intended to be used and are to be chosen to provide year round interest with good form and foliage. A combination of traditional form deciduous street trees, large size multi stemmed trees and evergreen varieties would be used. 

All trees selected will be capable of withstanding the sometimes-hostile microclimate in the urban and canalside environment and, where appropriate, positioned to help ameliorate the adverse wind affects.

Due to the physical constraints posed by underground services within Mediacity many of the street trees shall be containerised below ground or planted above ground in containers.

Whilst a tree planting strategy is welcomed, it is not clear why along some streets different species have been identified to line the streets, it is considered an unusual approach to have such a diverse provision along avenues of trees. It is proposed that a condition be attached requiring the 

final species of tree to be approved in writing by the Local Planning Authority, this would allow adequately for tree species to carefully considered to ensure the most appropriate species are chosen. The proposed location of the trees is acceptable and the principle of boulevards and avenues are welcomed.

Accessibility and Highways

Policy DES2 states that the design and layout of new development will be required to ensure the development is accessible to all people, maximise the movement of pedestrians and cyclists, ensure pedestrians can orientate themselves, enable save and convenient access to public transport and minimise potential conflicts between pedestrians and cyclists and other road users.

•	Vehicle

The public realm will reinforce the pedestrian hierarchy as developed through the masterplanning process. Through out the site provision has been made for taxi and coach drop off areas where appropriate, including along side Quays Road.

•	Cycling

An important aspect of the site wide transport strategy is cycling and the intention is for the whole of the Mediacity development to be a cyclist friendly environment, where like pedestrians, cyclists are given a degree of priority over other modes of transport. Although specific demarcated cycleways are not proposed, the highway and public realm, particularly in shared surface areas, will be designed to allow free movement of cyclists.

In accordance with the requirements of the Outline planning consent, facilities of some 267 cycles will be provided across the phase 1 scheme as follows:
•	100 spaces provided in the MSCP
•	60 spaces under the covered walkway
•	140 scattered across the public realm

This results in an additional 33 spaces being provided above the requirement set out in the Outline consent. It is recommended that the final detail of the cycle racks is subject to a planning condition.

•	Pedestrian

Pedestrian movement across the site is encouraged by the use of shared surfaces and desire lines. In addition an appropriate lighting strategy should ensure that the footpaths are safe for pedestrians to use.

•	Disabled access

The landscape and public realm design will meet and exceed where possible the technical requirements of BS8300.

Most of the scheme has been designed to provide for a flush pedestrian surface, where appropriate dropped kerbs and tactile paving will be used to provide for safe level crossings at 

controlled and uncontrolled crossings. In addition contrasting materials will be used within the public realm, both in terms of the surfacing and street furniture to highlight any potential obstacles, although these have been minimised throughout the design. 

To accommodate changes in level across the scheme, where steps or ramps are proposed these will comply with current disability and access guidelines in terms of dimensions, tactile warning and handrails etc.

As required by the granted Outline Planning Application some 71 disabled parking spaces will be provided within the phase 1 development. The current proposals indicated that 42 of these will be provided within the multi storey carpark and the remaining 29 space across the streets and open spaces. 

It is considered that the proposed public realm and landscape areas makes appropriate provision for all users of the development and supports the use of non-car modal uses across the site. 

Crime and Prevention

An important aspect of the public realm application is the issue of site security. The BBC place considerable importance on providing for their employees and visitors in a safe inclusive and accessible environment.  

Key security issues which have influenced the design are:
•	Establishment of a security envelope around the BBC buildings where no unchecked vehicles are allowed
•	Placement of traffic controls at strategic locations with a range of anti-vehicle measures including pneumatic bollards, traffic stoppers, fixed bollards, security consoles
•	Street furniture to be designed or specified so as to limit hidden areas where incendiary or other devices could be placed

Care also needs to be taken to ensure that the final landscaping details ensure that safety is not compromised. The initial landscaping concept states that in general, large shrubs would be avoided and in the detailed design of the planted areas, consideration will be given sight lines to ensure safety. Semi mature trees with a clear stem of at least 2m would be specified, possibly higher where CCTV coverage is required. 

Wind Mitigation

Wind mitigation measures proposed as part of the landscape measures comprise the placement of evergreen and deciduous tress, porous screens and hoardings around the boundaries of future masterplan plots. These measures are to be designed so as far as possible to be integral elements in the streetscape architecture and will be necessary to ameliorate adverse conditions predicated. The specific measures would include:
A.	To the rear of building A and the residential tower entrance staggered lines of trees, ‘wind baffle’ fences (there would be simple perforated metal fences offering opportunity for artwork and signage intervention) and shrub planters are set all at a 30 degree angle from the dockside. The intention of this landscape, other than general aesthetics, is to help mitigate wind and provide shelter from wind exposure, which until future phases and the construction of the next tower along the canal is built, would without the placement of these interventions be very exposed
B.	Along the canalside walkway adjacent to BBC building C the canal side fence could be designed with a porous screen thereby limiting some wind exposure. 
C.	Between buildings A and C where the footbridge lands a similar arrangement of low walls, perforated wind baffle screens, trees and planted containers are proposed to mitigate wind exposure. 
D.	On media street particularly close to the entrances to the Studio Block and near its junction within concentric street A

The street level environment will determine how the public realm is used and therefore it is essential that the wind mitigation measures that are identified are put into place and retained at all times. It is therefore recommended that a condition be attached requiring the proposed landscaping and street furniture required for wind mitigation to be non-movable and remain permanently in place.

VALUE ADDED TO DEVELOPMENT	

This application is the result of ongoing discussions with the applicants and their advisors. Through these discussions improvements to the public realm and landscaping have been made. It is considered that these discussions are an ongoing process that will continue for the remaining phases of the redevelopment of Quays Point.

CONCLUSION

In conclusion, the proposed landscaping would set a high benchmark in respect of design and quality to which the later phases and development in this area would be required to meet. Whilst many of the final details of the landscaping would be subject to conditions, a strong framework of public realm infrastructure has been set. Overall the proposal would comply with the thrust of national, regional and local planning policy and is therefore recommended for approval subject to conditions.

RECOMMENDATION:

Approve Subject to the following Conditions

1.	No landscaping works within the phase 1 boundary as identified on drawing number A-H-GL-LPL-0-0-0006 Rev B shall commence until samples of all materials to be used within the public realm have been submitted to and approved in writing by the Local Planning Authority. All works shall be undertaken strictly in accordance with the details as approved unless otherwise first agreed in writing by the Local Planning Authority.

2.	No landscaping works within the phase 1 boundary as identified on drawing number A-H-GL-LPL-0-0-0006 Rev B shall commence until a lighting scheme has been submitted to and approved in writing by the Local Planning Authority.  The scheme shall detail how the lighting strategy will be achieved and shall identify any specialist or feature lighting associated with any aspect of the development and shall further identify mitigation measures and controls necessary to prevent a reduction in the amenity of other site users both on and surrounding the site.  The approved scheme shall be implemented in full prior to the occupation of the first unit within phase 1 and retained thereafter unless otherwise first agreed in writing by the Local Planning Authority.

3.	No landscaping works within the phase 1 boundary as identified on drawing number A-H-GL-LPL-0-0-0006 Rev B shall commence until a strategy detailing how multi-media technology is to be used within the public realm of phase 1 has been submitted to and approved in writing by the Local Planning Authority. Such a strategy shall include details of how technology is intended to be incorporated into the hard and soft landscaping, the location of interactive technology points, the need for such a technology and the adaptability of the technology should it no longer be required. The approved strategy should be implemented in full prior to the occupation of the first unit within phase 1 and retained thereafter unless otherwise first agreed in writing by the Local Planning Authority.

4.	Notwithstanding the details on drawing no. A-H-GIL-LPL-0-0-016 Rev B, a detailed planting scheme for phase 1 shall be submitted to and approved by the Local Planning Authority. The approved planting scheme shall be implemented in full prior to the occupation of the first unit within phase 1, unless otherwise first agreed in writing by the Local Planning Authority

5.	Notwithstanding the details submitted, no landscaping works within the phase 1 boundary as identified on drawing number A-H-GL-LPL-0-0-0006 Rev B shall commence until details of the covered walkway between Media Square and Media Park has been submitted to and approved in writing by the Local Planning Authority. The approved covered walkway shall be constructed in full prior to the occupation of the first unit within phase 1 unless otherwise first agreed in writing by the Local Planning Authority

6.	No landscaping works within the phase 1 boundary as identified on drawing number A-H-GL-LPL-0-0-0006 Rev B shall commence until details of cycle racks and all street furniture including planters have been submitted to and approved in writing by the Local Planning Authority. The approved details shall be implemented in full prior to the occupation of the first unit within phase 1 and retained thereafter unless otherwise first agreed in writing by the Local Planning Authority.

(Reasons)

1.	Standard Reason R004B 

2.	Standard Reason R004B 

3.	Standard Reason R004B 

4.	Standard Reason R004B 

5.	Standard Reason R004B 

6.	Standard Reason R004B 

APPLICATION No:	08/55915/FUL

APPLICANT:	Mr A Peers

LOCATION:	24 Sefton Drive Worsley M28 2NQ    

PROPOSAL:	Demolition of existing dwelling and erection of a new three storey detached dwelling

WARD:	Worsley

DESCRIPTION OF SITE AND SURROUNDINGS

The application site comprises an existing two storey detached dwelling at no. 24 Sefton Drive, Worsley. The application site is located within a residential of Worsley comprising a variety of large detached dwellings. The application site is bordered by two storey dwellings on all sides. The dwelling is of 1940s/1950s design and is faced with brown brick and red roof tiles and has previously been extended a number of times including a flat roof rear extension. 

DESCRIPTION OF PROPOSAL

This application proposes the demolition of the existing dwelling and erection of three storey detached dwelling at 24 Sefton Drive, Worsley. This application is a resubmission of a previously refused application (reference no. 07/55595/FUL). The majority of the replacement 5 bedroom dwelling would be sited in approximately the same location as the existing dwelling. A single storey flat roof kitchen/ dining / morning room section of the dwelling would extend out into the rear garden. It is proposed to provide a single vehicular access to Sefton Drive. The proposal would be faced with brickwork to the frontage, a mixture of render and brickwork to the rear, black roof tiles with small areas of zinc and oak cladding.

The proposal was amended (received 03/03/08) to reduce the height of the front wall and gate, reduce the height of the rear single storey section, and provide an additional window to the front elevation. The design of the front elevation of the proposal was amended further in plans received 14/03/08 .

SITE HISTORY

07/5595/FUL – Demolition of existing dwelling and erection of a three storey dwelling – Refused – 21/12/08.

This application was refused for the following reason: 
“The proposed development would be out of keeping with the surrounding buildings by reason of design of the front elevation, contrary to Policy DES1 of the Salford Unitary Development Plan”.

CONSULTATIONS

Urban Vision Environment – No objections subject to condition.

PUBLICITY

A site notice was displayed on 12th February 2008.

The following neighbours received letters of notification on 04/02/08,
13, 16, 17, 19, 21, 22, 26 Sefton Drive, and nos. 28, 30, 32, 34 Woodstock Drive.

REPRESENTATIONS

Six objections to the proposal were received. The comments raised are summarised below:

1.	The proposal would be higher than the adjacent dwellings and look odd and offensive.
2.	The first and second storey windows would allow overlooking and allow intrusion into neighbouring properties.
3.	The proposed dwelling is sited nearer to the front of the property and in front of the building line.
4.	Front gate and wall are unnecessarily high, intrusive and detrimental to the surrounding area.
5.	The style, appearance, design and materials would be out of keeping with dwellings along Sefton Drive.
6.	The proposal would block sunlight to no. 26 Sefton Drive.
7.	The proposal would harm the outlook and enjoyment of the garden at no. 26 Sefton Drive.

Six representations were received regarding the amended plans received 03/03/08 and 14/03/08:

•	Proposal is still objectionable and would alter the character of the area.
•	Previous objections remain.
•	No significant changes to the proposal and would be out of keeping.
•	Proposed hard paving would harm the environment and interfere with rainfall drainage.

DEVELOPMENT PLAN POLICY

UNITARY DEVELOPMENT PLAN

Site specific policies: None

Other policies:
ST11: Location of New Development; DES1: Respecting Context, DES7: Amenity of Users and Neighbours; DES10: Design and Crime; A8: Impact of Development on Highway Network; H1: Provision of New Housing Development; and H2: Managing the Supply of Housing

REGIONAL SPATIAL STRATEGY

Policy DP1: Economy in the Use of Land and Buildings
Policy DP3: Quality in New Development
Policy UR7: Regional Housing Provision

OTHER MATERIAL CONSIDERATIONS

The following National Planning Policy Statements and Guidance Notes are considered to be of relevance: 

Planning Policy Statement 1: Delivering Sustainable Development
Planning Policy Statement 3: Housing
Planning Policy Guidance Note 13: Transport

DRAFT REGIONAL SPATIAL STRATEGY

Policy DP2: Promote Sustainable Communities
Policy L4: Regional Housing Provision
Policy MCR4: Northern Part of Manchester City Region

SUPPLEMENTARY PLANNING DOCUMENTS

There are a number of Supplementary Planning Documents, which are also relevant to the development of the site. These include Design and Crime SPD and the Sustainable Design and Construction SPD.

PLANNING APPRAISAL

The main issues for consideration in the determination of this application are: the principle of the proposal; the design and impact on the streetscene; the impact on amenity of neighbouring occupiers; and impact on highway safety.

PRINCIPLE OF REPLACEMENT HOUSE

The proposal comprises the replacement of an existing dwelling on the site and as such it is considered that the principle of the proposal would be acceptable and in accordance with policy ST11 of the Adopted Unitary Development Plan. 

DESIGN AND IMPACT ON STREETSCENE

Policy DES1 states that development will be required to respond to its physical context, respect the positive character of the local area in which it is situated, and contribute towards local identity and distinctiveness. Regard would also be had to the following factors:

•	the impact on, and relationship to, the existing landscape and any notable landscape or environmental feature or species;
•	the character, scale and pattern of streets and building plots, including plot size;
•	the relationship to existing buildings and other features that contribute to townscape quality;
•	the impact on, an quality of, views and vistas; the scale of the proposed development in relationship to its surroundings;
•	the desirability of protecting an existing building line, or allowing discontinuities that would improve or enrich the existing townscape and public space; and
vi.	 the street’s vertical and horizontal rhythms; the quality and durability of proposed     materials and their appropriateness to both the location and the type of development.

The proposed scheme has been amended from the original design. This has included a reduction in height, and scale of the proposed dwelling to be more in keeping with surrounding dwellings and the streetscene. Less than half of the proposed dwelling would protrude 1 metre higher than the adjacent dwelling at no. 26 Sefton Drive, and therefore it is considered that there would be no significant harm to the character and appearance of the streetscene. The materials and finish have been amended to use more traditional materials particularly along the front elevation. These include the predominant use of brick and roof tiles. The proposed front boundary wall has also been reduced in height to be less prominent within the streetscene. 

The proposed replacement dwelling is set slightly further forward and towards the southwest boundary of the site. However, the proposal would retain the gaps between the dwellings within the street frontage along Sefton Drive. In addition, the section of the dwelling that would protrude 1 – 2 metres beyond the building line would only be of single storey and not overly prominent. It is noted that the adjacent dwellings have hipped roofs. However, there are a number of dwellings within the surrounding area and on the opposite side of Sefton Drive that have similar roof shapes to that, which is proposed. As such it is considered that the height, scale, siting and materials of the proposed dwelling would be sympathetic to the surrounding area.

The surrounding dwellings are of varying style, design and materials. Whilst, it is noted that the replacement dwelling would be of modern design, it is considered that the proposal provides an inventive and innovative approach, which would not slavishly follow the design of the existing buildings, as required by policy DES1. In the absence of any distinct and common architectural style within the streetscene, it is considered that the replacement dwelling would not cause any significant harm to the character and appearance of the surrounding area. In addition, it is considered that the siting, materials and height of the proposal would complement the surrounding buildings and the streetscene along Sefton Drive.

It is considered that the proposal would be of sufficiently high quality design and would not result in any significant harm to the character and appearance of the surrounding area. As such, it is considered that the proposal would be in accordance with policy DES1 of the Adopted Unitary Development Plan.

The proposal would clearly delineate public and private spaces and allow natural surveillance and would suitably discourage crime, anti-social behaviour and fear of crime, in accordance with Policy DES10 of the Adopted Unitary Development Plan.

AMENITY OF NEIGHBOURS

Policy DES7 of the City of Salford Unitary Development Plan states that development will be required to provide potential users with a satisfactory level of amenity, in terms of space, sunlight, daylight, privacy, aspect, and layout. Development will not be permitted where it would have an unacceptable impact on the amenity of the occupiers or users of other developments.

It is noted that there are side facing windows at no. 26 Sefton Drive that face the proposed dwelling. However, these are not principal windows and the proposed dwelling would be set a further 1.5 metres away from the shared boundary than the existing dwelling at no. 24 Sefton Drive. The rear flat roof single storey section of the proposed dwelling would extend out 12 metres into the rear garden. The side parapet wall of this section of the proposal has been further reduced in height to prevent any significant harm to the outlook from no. 26 Sefton Drive. This section would be set 2.5 metres away from the northern boundary and would be largely screened 

by a 1.8 metre high boundary fence and an existing hedgerow from no. 26 Sefton Drive. As such, it is not considered that there would be any over-riding loss of light or outlook as a result of the proposed replacement dwelling. 

The main section of the replacement dwelling would be sited to the side of no. 22 Sefton Drive, and there are no side facing windows at no. 22 Sefton Drive. The single storey rear section of the proposal would be set well away from no. 22 Sefton Drive and would be screened by an intervening 1.5 metre high fence and row of trees along the south boundary of the site. Given the above, it is considered that there would be no significant loss of light or outlook to the adjacent dwelling at no. 22 Sefton Drive.

In order to prevent any loss of privacy to neighbouring properties as a result of overlooking from side facing windows in the proposal, a condition has been recommended requiring first and second floor side facing windows to be of obscure glazing.

The proposed replacement dwelling would be sited within roughly the same location and be 28 metres from facing dwellings to the front and 45 metres from dwellings to the rear. The proposed development would be 1.5 metres greater in height that the existing dwelling and therefore would not cause any significant harm to the outlook and privacy of neighbouring occupiers to the front and rear.							

It is considered that there would be no significant harm to the amenity of neighbouring occupiers through loss of light, loss of privacy or outlook as a result of the proposed development. As such it is considered that the proposal would be in accordance with policy DES7 of the Adopted Unitary Development Plan.

IMPACT ON HIGHWAY SAFETY

Policy A8 of the Adopted Unitary Development Plan states that development will not be permitted where it would have an unacceptable impact on highway safety or the Ability of the Strategic Route Network to accommodate appropriate traffic flows by virtue of traffic generation, access, parking or servicing arrangements.

The proposed replacement dwelling would provide sufficient parking provision and manoeuvring space within the curtilage of the site commensurate to the size of the dwelling. The existing in and out vehicular access / egress would be removed and single vehicular access provided. It is considered that the proposal would not cause any significant harm to highway safety along Sefton Drive. The proposal is considered to be in accordance with policy A8 of the Adopted Unitary Development Plan.

OTHER ISSUES

Policy SDC 1 of the Sustainable Design and Construction SPD requires that developments incorporate sustainable design and construction measures. The siting and layout of the proposed replacement dwelling has sought to make most use of sunlight and solar gain and provides areas of shelter and shade. This policy is aimed at larger, major developments, however it is considered that this proposal would suitably address the requirements of the above SPD.

CONCLUSION

It is considered that the proposal would not cause any significant loss of amenity to neighbouring occupiers, nor to the character and appearance of the surrounding area and streetscene. The proposal is considered to be in accordance with the above policies of the Unitary Development Plan and Supplementary Planning Documents. Therefore, it is recommended that the application be approved, subject to the following conditions outlined below.

RECOMMENDATION:

Approve Subject to the following Conditions

1.	Standard Condition A03 

2.	Standard Condition AD03 

3.	Standard Condition AT01 

4.	Standard Condition AE05 

5.	Prior to the approved development being brought into use, the windows in the first and second floor of the side elevations of the proposed dwelling shall be obscurely glazed and retained as such thereafter.

(REASONS)

1.	Standard Reason R000 

2.	Standard Reason R008B 

3.	Standard Reason R028B 

4.	Standard Reason R016B 

5.	Standard Reason R005B 

Note(s) for Applicant

1.	The applicant is advised that the requirements of all the conditions precedent must be satisfied prior to the commencement of the development. Failure to satisfy the conditions precedent renders all development unauthorised and unlawful and appropriate action may be taken by the Council.

2.	The disused accesses shall be returned to footways at the expense of the developer.

3.	This permission relates to the amended plans received on the 14th March 2008 (plan nos. L-100 P2; L-1601 P6; L-1602 P6; L-1602 P6; L-1002 P4).

APPLICATION No:	08/56192/DEEM3

APPLICANT:	Environment Directorate

LOCATION:	Ryder Playing Field Ellesmere Road Eccles    

PROPOSAL:	Construction of a play area and erection of a 2.4m high perimeter fence

WARD:	Winton

DESCRIPTION OF SITE AND SURROUNDINGS

The application site comprises an existing grassed area of public open space known as Ryder Playing Field, at Ellesmere Road, Eccles, Salford. The site is located within a residential area of Monton, Eccles. The site is located adjacent to a Strategic Recreation Route and is accessed off Ellesmere Road and Quaker Bridge. The site is bordered to the south, east and west by residential properties and to the north by Monton Cricket Club and sports pitches. The use of the application site and playing field is currently unrestricted for use by the public and local community 24 hours a day.

DESCRIPTION OF PROPOSAL

This application proposes the erection of a young person’s playing area and kick about area as part of providing a Locally Equipped Area for Play (LEAP). The area would comprise 12 play units, footpaths, 2 nos. access gates, litter bin and benches. The proposed play area would provide equipment for use by children of a variety of ages, generally from 4 – 8 years and older. The play area would be secured by green weld mesh fencing and locked overnight by Salford City Council Environmental Services. The scheme has been amended to increase the height of the perimeter weld mesh fencing to 2.4 metres in height. The kick about area would comprise a 28 metre by 18 metre area of sports turf with 2 nos. 3 metre high goal modules.

SITE HISTORY

97/37436/FUL - Erection of 2.4m high palisade boundary fencing between cricket ground and Quaker Field and 1.5m high railings and gates on Welbeck Road frontage – Permitted – 05/02/98.

CONSULTATIONS

Urban Vision Environment: No objections subject to land contamination condition. No objections regarding noise and air quality.

Greater Manchester Architectural Liaison Unit (ALU): No response by 02/04/08.

PUBLICITY

Two site notices were displayed on 18th March 2008.

The following neighbours received letters of notification on 17/03/08:
Monton Cricket Club, Welbeck Road,
1A, 1B, 1C, 1, 6, 8, 10 Welbeck Road,
34, 36, 38, 40, 42, 44, 46, 48, 50, 52, 54, 56, 58, 60, 62, 64, 66, 66 Pine Grove,
31, 33, 35, 35A, 37, 39, 41, 43, 45, 47, 49, 51, 51A Cavendish Road,
1, 3, 5, 7, 9 – 12 Burlington Road, Eccles

REPRESENTATIONS

Four letters of representation were received. The concerns and objections raised are summarised below:

8.	Proposal would act as magnet for attracting nuisance behaviour and anti-social behaviour and vandalism.
9.	Proposal would detract from the quiet enjoyment of residential properties.
10.	The improvements should extend to Quaker Bridge.
11.	Concerns raised regarding use of the facilities at night.
12.	Increase in litter.
13.	Would have an adverse impact on the area.

DEVELOPMENT PLAN POLICY

UNITARY DEVELOPMENT PLAN

Site specific policies: None

Other policies:
DES1: Respecting Context, DES2: Circulation and Movement, DES7: Amenity of Users and Neighbours, DES10: Design and Crime, A2: Cyclists, Pedestrians and the Disabled, ST10: Recreation Provision, R1: Protection of Recreation Land and Facilities; R2: Provision of Recreation Land and Facilities.

REGIONAL SPATIAL STRATEGY

Policy DP1: Economy in the Use of Land and Buildings
Policy DP3: Quality in New Development

OTHER MATERIAL CONSIDERATIONS

The following National Planning Policy Statements and Guidance Notes are considered to be of relevance: 

Planning Policy Statement 1: Delivering Sustainable Development

DRAFT REGIONAL SPATIAL STRATEGY

Policy DP2: Promote Sustainable Communities
Policy MCR4: Northern Part of Manchester City Region

SUPPLEMENTARY PLANNING DOCUMENTS

The Supplementary Planning documents, which are also relevant to the development of the site include Design and Crime Supplementary Planning Document (SPD), and the Salford Greenspace Strategy SPD which have been subject to public consultation.

PLANNING APPRAISAL

The main issues considered to be of importance in the determination of this application are, the principle of the proposal; the impact on the surrounding area; the impact on neighbouring amenity; and whether the proposal would suitably address crime and security issues.

PRINCIPLE OF PROPOSAL

The Adopted Greenspace Strategy and Policy R2 of the Adopted Unitary development Plan requires that all households should be within 400 metres walking distance of a Local Equipped Area for Play (LEAP). There are currently no facilities for play within the surrounding area and as such it is considered that the development would help to provide additional recreation facilities for local residents in line with the requirements of the Greenspace Strategy. The application site, Ryder Playing Fields is identified as a suitable site for a proposed LEAP within the Adopted Greenspace Strategy SPD, no. ECC/015. Policy R1 states that the development of existing recreation land or facilities will not be permitted unless, the development is for formal and informal recreation purposes that would contribute to the continued recreation use of the site. The proposed recreation facilities would ensure the continued use of the site for leisure and recreation purposes and as such, it is considered that the principle of the proposal is acceptable. 

Policy ST10 of the Adopted Unitary Development Plan requires that a comprehensive range of accessible recreation opportunities should be secured by protection, improvement and where appropriate reorganisation of existing recreation sites. In addition to this Policy GS4 of the Salford Greenspace Strategy SPD requires that all households should be within 400 metres walking distance of a LEAP. A LEAP is defined as being a facility for parents and toddlers/small children, primarily aged 4-8 years old, containing a minimum of 5 pieces of play equipment. The policy also requires that LEAPs are at least 30 metres from the nearest curtilage of any residential property. The proposals would provide play facilities for children of a range of ages. The majority of the equipment could be used by children between 4 – 8 years and older, with springies, a see-saw and toddler swing for younger children and also an informal kick about area. The proposed play area would 29 metres from the rear curtilage of nos. 9 and 11 Burlington Road and at least 30 metres from the curtilage of no. 48 Ellesmere Road and other dwellings in the surrounding area. The proposed facilities would largely meet the above criteria, and as such it is considered that the proposal would be in accordance with Policy GS4 of the SPD and Policy ST10 of the Adopted Unitary Development Plan.

IMPACT ON SURROUNDING AREA

Policy DES1 states that development will be required to respond to its physical context, respect the positive character of the local area in which it is situated, and contribute towards local identity and distinctiveness. 

The existing site currently comprises an area of public space and is used by the local community and members of the public for recreation and leisure uses. It is considered that the proposed LEAP would be complementary to the existing use and adjacent Cricket Club. The proposal would retain the majority of open grass area, and the site is well screened by mature tree planting from surrounding dwellings. As such, it is considered that the proposal would be in accordance with policy DES1 of the Adopted Unitary Development Plan.

AMENITY

Policy R2 of the Adopted Unitary Development Plan states that permission for recreational development will be granted unless it would, have an unacceptable impact on residential amenity in terms of noise, traffic generation, light pollution, hours of operation, visual amenity, or an other disturbance.

With regard to the impact on neighbouring residential properties the concerns raised by some neighbours have been acknowledged. However, it is noted that the proposed play equipment would be sited on an existing area of public open space used by various members of the local community with no restrictions on its use throughout the day, night and week. The proposed facilities would be sited within the centre of the site at least 29 - 30 metres from the rear gardens of surrounding residential properties. It is noted that the proposal would be sited slightly below the 30 metre limit from the rear curtilage of nos. 9 and 11 Burlington Road. However, there are a significant level of mature trees within the surrounding area and along the edges of the public open space which would provide a noise buffer from the proposed LEAP.

The proposed play area would be locked by the City Council between the hours of 8pm to 8am as part of the daily maintenance of play facilities within Salford. As such, it is considered that a condition requiring this would not be necessary. Given the above and the existing use of the site as a playing field, it is considered that the proposed play area would not result in any significant additional noise and disturbance over the existing use of the site. 

With regard to the proposed kick about area, it is noted that it would replace a previous set of goals at the site and be sited within an area of public open space which is currently open to the public 24 hours a day. No lighting is to be provided in order to discourage use of the facilities within the hours of darkness and prevent any undue loss of amenity to neighbouring residents through noise, disturbance, and light pollution. In addition, the proposed kick about area would be sited adjacent to the Monton Cricket Club pitch to the north east and at the furthest point from surrounding dwellings. As such, it is considered that there would be no significant additional noise and disturbance as a result of the proposals.

On balance, it is considered that there would be no significant harm to the amenity of neighbouring residents as a result of the provision of the proposed play facilities, and that the proposal would be in accordance with policy DES7 of the Adopted Unitary Development Plan. 

CRIME AND SECURITY

Policy DES10 of the Adopted Unitary Development Plan requires that development is not permitted unless it is designed to discourage crime, the fear of crime and anti-social behaviour, and promote personal and property security. Development should be designed so as to clearly delineate public, communal, private and semi private space, allow natural surveillance, avoid places of concealment and encourage activity within public areas.

The proposed play area would be secured by a 2.4 metre high weld mesh fencing and it is proposed that the gates would be locked overnight by the City Council. The proposed fencing would allow visibility into and out of the play area. It is considered that this would sufficient to prevent any significant vandalism and crime to the proposed facilities.

The proposed kick about area and modular goal structures would not be secured by fencing and set within an existing area of public open space that is currently accessible throughout the day. The goal modules would be of mesh design to allow through visibility and would be visible from the public footpath to the west. Given the above, it is considered that the proposals would be in accordance with policy DES10 of the Adopted Unitary Development Plan and the Design and Crime SPD.

OTHER ISSUES

With regards to management and operation of the LEAP, it is intended that the proposed facility would be maintained by Salford City Council in the same manner as other facilities within Salford, and that the play area would be locked outside of the hours of 8am to 8pm. The proposed facilities would be inspected on a daily basis by an inspector in addition to annual inspections and routine maintenance and ground work inspections.

With regard to land contamination, Urban Vision Environment have recommended a Risk Assessment report be undertaken on the site. However, the site currently comprises an area of public open space and playing field and is surrounded by residential properties. Given the existing and surrounding uses and nature of the proposal it is not considered that there would be any significant potential harm as a result of land contamination. The proposal is considered to be in accordance with policy EN16.

CONCLUSION

It is considered that the proposed play equipment and facilities would not cause any undue harm to the amenity of neighbouring residents nor the character of the surrounding area, and would be appropriately secured by design. In addition, it is considered that the proposal would provide improved facilities for the local community within an accessible location. The proposals are considered to be in accordance with the above policies of the Adopted Unitary Development Plan and therefore the application is recommended for approval subject to conditions.

RECOMMENDATION:

Approve Subject to the following Conditions

1.	Standard Condition A03 

2.	Standard Condition AD05 

(REASONS)

1.	Standard Reason R000 

2.	Standard Reason R004B