http://publicaccess.salford.gov.uk/publicaccess/applicationDetails.do?activeTab=externalDocuments&keyVal=LJUHTNNP00B00

APPLICATION No:	11/60256/HYB	
APPLICANT:	Ask Property Developments Ltd/Network Rail	
LOCATION:	Land Bounded By The River Irwell, Chapel Street, Greengate And The Former Liverpool To Manchester Railway Line, 	
PROPOSAL:	Partial demolition of viaduct structure. Full Planning Permission for a 10-storey class B1 office building (building 101). Outline Planning Permission for a 9-storey class B1 office building (Building 100) - approval sought for access, layout, and scale. Full Planning Permission for a 448 space car park together with class A1,A2,A3,A4 and B1 retail/commercial units	
WARD:	Ordsall	

Description of Site and Surrounding Area 

The site covers an area of 0.8 hectare and is bounded to the east by the River Irwell, to the south by Chapel Street, to the west by Greengate and to the north by the railway viaduct.  The site was formerly the Exchange Railway station that was demolished in 1969 and sits on a brick-built viaduct structure with the active rail lines approximately 9m above street level.  The site has been used for car parking for many years both within the viaduct structure and at podium level.  A total of 216 spaces are currently provided at podium level with an unknown number of spaces within the viaduct arches themselves.  Adjacent to the site there are 62 parking spaces on Cathedral Approach and 149 spaces on land to the north of the site and on the ramped access to the former Exchange station Approach.  There were also 116 spaces located on the Exchange bus station site that have recently been removed.

The surrounding area comprises a broad mix of developments, historic buildings and vacant sites.  To the north beyond the active railway lines there are a number of vacant sites currently in use for surface car parking.  To the east and south east beyond the river stand the Grade I Listed Manchester Cathedral and Chetham's School of Music.  To the south beyond Chapel Street is the site of a former Exchange bus station that is currently being laid out as a new area of public realm with a new pedestrian bridge across the River Irwell.

Planning permissions have been granted in the past for residential and hotel use beyond the viaduct to the north of the site and on the land to the east of this side beyond Greengate.

The walls of the podium on which the two buildings would sit are listed and the scheme results in the removal of a listed bridge parapet over Greengate.  The proposals also lie part within the Cathedral Conservation Area and within the setting of the Flat Iron Conservation Area.

Description of Proposal 

It is proposed to erect two class B1 office buildings on the existing podium and to provide car parking within the viaduct podium and to front Chapel Street and Greengate with retail floorspace within the existing viaduct structure.   The application is submitted in hybrid form seeking part full and part outline consent. The application is for the partial demolition of the viaduct structure including the listed bridge over Greengate; full permission for the 10 storey Building 101 (18,489sq.m); outline planning permission for the 9 storey Building 100 (15,624sq.m) with approval being sought for access layout and scale with appearance and landscaping being reserved for subsequent consideration; and full permission for a 442 space car park (of which 25 spaces would be for disabled drivers) together with 729sq.m of class A1, A2, A3, A4 and B1 retail/commercial units at ground floor/street level.  195 cycle parking spaces would also be provided within the ground floor of the two office buildings.  The area to which the 'outline' component of the application relates will be used for temporary car parking until such time that Building 100 is developed.

Access to the car park is from Chapel Street.  Service access is via the existing ramped access to the rear of the site.  Pedestrian access can be via Cathedral Approach or from ground level via lifts or stairs up to podium level via a hub building in the south-west corner of the site that replaces the previously approved external steps up from street to podium level but which will be highly visible from Victoria Bridge Street and along Chapel Street.  Cyclists can access the site from Cathedral Approach where a shared footpath and cycle lane is to be provided.  Access to the site for taxis is via Cathedral Approach to a drop off area at podium level.  There is no vehicular access to the car park from podium level.

It is intended that both buildings would appear deliberately sculptural and similar in form although they have slightly different floorplates that relate to the shape of the podium.  one of the key features of this revised scheme is that the buildings reflect to a far greater degree than the previously approved scheme, the shape of the podium on which they sit.  The elevational treatment is intended to be consistent across the site.  It is proposed that the facades would comprise dark bronze metal cladding below glazing and above a continuous brise soleil that would circle the building on each floor and that would vary in depth between 0.5m and 3.3m, giving the scheme a distinctive profile.

The applicant has undertaken a series of consultations with neighbouring landowners including Chethams School of Music, Manchester Cathedral, West properties, the Co-op and Land securities.

The application is accompanied by the following documents and reports:
Design and Access Statement
Planning Statement
CGI Methodology Statement
Existing and Proposed Views
Listed Building Methodology Statement
Structural Survey
Noise Assessment
Planning Obligations pro-forma
Microclimate Report
Transport Assessment
Travel Plan Framework
Contaminated Land Statement
Sustainability Statement
Air Quality Statement
Site Waste Management Plan
Ventilation Strategy
Flood Risk Assessment
Habitat Survey
Archaeologicical Assessment
Condition Survey
Crime Impact Statement
Conservation Statement and Addendum

Site History 

06/53596/OUT - Outline planning application for the redevelopment of the site comprising of six residential blocks rising from 8 to 20 storeys in height, three B1 office blocks rising from 8 to 16 storeys, a 20 storey hotel/residential block, A1, A2, A3, A4 and B1 retail/commercial floorspace at ground and first floors, of which no more than 2,499 sq.m will be A1 floorspace, plus associated car parking and highway alterations. (Amendment to include increase in height of office building A by three storeys and decrease in height of office block B by six storeys and minor amendments to office footprints)

Publicity

Site Notice: Within Conservation Area		Date Displayed: 14 July 2011
Reason: Planning App in Conservation Area

Site Notice: Appearance of listed building	Date Displayed: 14 July 2011
Reason: Affecting setting of Listed Building

Press Advert: Salford Advertiser		Date Published: 21 April 2011
Reason: Article 8 Standard Press Notice

Press Advert: Salford Advertiser		Date Published: 21 April 2011
Reason: Affecting setting of Listed Building

Press Advert: Salford Advertiser		Date Published: 21 April 2011
Reason: Conservation Area Consent

Neighbour Notification 

Letters notifying neighbouring occupiers of the application have been sent to 114 properties.

Representations 

Sixteen representations have been received.  Fourteen local residents are objecting to the development on the following grounds:
i) the local highway network cannot cope with the increase in traffic generated by this office development;
ii) the proposed buildings are bland, stocky structures that do not interact with the public at street level;
iii) inappropriate materials are proposed;
iv) the development will have a detrimental effect on Manchester Cathedral and on the character of the area;
v) new offices buildings are not needed;
vi) loss of view;
vii) noise and disturbance during construction
viii) devaluation of property
ix) the development would have a detrimental effect on the new Greengate public realm.

Sustrans have requested that a financial contribution be secured to contribute towards the provision of a riverside cycle and pedestrian route and West Properties have written in support of the application.

Consultations

Design For Security - Generally supportive of the proposals subject to the detailed recommendations of the Crime Impact Statement being implemented. 

Main Drainage - No objections subject to satisfactory drainage provision. 

Highways - No objections. 

English Heritage - Initially English Heritage made the following comments:

English Heritage has commented previously on designs by Feilden Clegg Bradley for this site.  It is noted that the overall height of the development is now less than previously proposed and this reduction to 9 and 10 storeys is supported.  The massing and layout is also felt to be acceptable in this location.  The way in which the new towers align and respond to the podium edges is to be commended.  The landscaping concept and the creation of a small square on the podium from which views of the Cathedral can be enjoyed is also supported.  The vertical circulation hub at the corner of the podium and the pedestrian link through the site to Victoria Station are all to be welcomed and will improve site permeability.  The retention of the linking bridge, access alignments and the hub will all provide sufficient legibility.

English Heritage is unable to support the applications in their present form.  However the overall concept, which will see some listed structures restored, is generally supported.

Since then though further information has been submitted and the following further comments have been received from English Heritage:

I am pleased to see that the Stephenson Bridge and its extension are not affected by the proposed demolition and that the retained bridge bearings are themselves fairly straightforward. The original sectional drawings and plans are helpful, they indicate that the construction of the listed wall is rather more complex than originally envisaged given the nature and configuration of the underlying structure with varying wall thicknesses. It is clear that a design solution for the finished wall interior can not really be provided until a degree of opening up has occurred, I therefore recommend that a condition be applied to the LBC requiring the submission of a method statement for the demolition and deferring the finished internal elevational treatment and the nature of any physical alterations to the interior structure to further approval. Care will be needed to also ensure that the supporting structure does not itself damage the heritage asset, where possible existing openings should be used rather than through pinning. 
 
With regard to S5.1 we would discourage the use of sandblasting existing brickwork or sandstone, a specialist conservation subcontractor should be appointed for any work of cleaning/ repair to the listed walls and retained bridge structures. Only matching bricks and masonry should be used for any rebuilding of the wall for which specifications/sample areas should be provided by condition. The extent of interior rendering of the listed wall should be kept to a minimum; where render proves to be required this should be an appropriate lime mix to assist breathability. 
 
We would also encourage the use of appropriate lime mortars for repointing and areas of rebuilding resulting from the above conditions. It would be appropriate to consider disaggregating areas of mortar to ensure a precise match.  

Environment Agency - No objections in principle to the proposed development but requests that conditions be attached. 

Greater Manchester Archaeological Unit - This application is located within part of a previously proposed larger scheme that received outline consent.

Pre-Construct's Archaeological Desk Based Assessment (April 2011) builds on a previous PCA study undertaken in 2006. A more detailed analysis was also undertaken by Archaeo-Environment Ltd in 2008 and this also included results of an archaeological watching brief during the excavation of geo-technical trial pits (‘The Exchange, Greengate, Salford, Greater Manchester').

Taken together, these reports provide a good understanding of the below-ground archaeological potential and interest within the proposal site. PPS5, Policy HE6.3 calls for archaeological evaluation to help determine the significance of heritage assets with an archaeological interest. The Archaeo-Environment report sets out suggested locations for evaluation trenches taking into account the restrictions imposed by the viaduct structure and car park access. However, GMAU are satisfied in this case that all the below-ground archaeology can be dealt with through a recording condition as set out in Policy HE12. This will take the form of evaluation trenching to determine the depth, extent, date, character and relative significance of archaeological remains, followed by more detailed archaeological excavation and recording where those remains will be impacted on by development ground works.

With regards to historic railway structures GMAU wish to see a detailed survey undertaken to record the remains and a scheme devised for commemorating the railway heritage within the public realm associated with the development. These requirements are included within the suggested wording for an archaeological condition set out below, which is structured as a phased approach. GMAU will advise Salford LPA when each element is complete so that progress towards meeting the condition can be tracked and assessed.

The programme of archaeological works will be funded by the applicant, undertaken by an appropriately qualified archaeological contractor and monitored through to satisfactory completion by GMAU on behalf of Salford City Council. GMAU can prepare a brief for the scheme of works but in a complex scheme of this nature, the applicants are advised that it would be beneficial to appoint an archaeological consultant to prepare a Written Scheme of Investigation for the works, and to provide advice on presentation and dissemination of the site's heritage.

A condition requiring that a phased programme of archaeological work be undertaken should be attached

Greater Manchester Ecology Unit - No comments received to date  

Urban Vision Environment - No comments received to date  

Miller Goodall Environmental Services Limited - The Air Quality assessment considers the development in respect of constructional effects (effects of dust and exhaust emissions associated with construction activities); operational effects (the effects of changes in road traffic  flows and the effects on air quality and the City council's designated Air Quality Management Area); and site suitability (the environmental suitability of the proposed development site in respect of air quality).  The report concludes that air quality impacts during the construction phase of the development are likely to be in the 'medium' risk category as determined by the London Best practice Guidance, unless appropriate mitigation measures are employed.  The report outlines such measures.  In respect of the operational impacts of the proposed development the report concludes that as the maximum number of vehicle movements associated with the development will be less than the number of vehicle movements currently from the existing car parks, the air quality effects associated with the proposed eastern site development will be negligable in terms of local air quality.  In overall terms the report states that air quality objectives in terms of short term notrogen dioxide and particulate concentrations will be met and hence the site will be suitable for its proposed future use in terms of air quality.  These findings are agreed with.  It is also unlikely that the A1, A2, A3, A4 and B1 retail/commercial uses will give rise to air quality issues in this locality.  However, to safeguard neighbouring uses from the effects of the construction phase a condition is recommended.

The Environmental Noise Assessment identifies road traffic noise and railway noise as the dominant noise sources affecting the development site.  Consequently, recommendations are made to satisfy internal noise level standards for the proposed office development.  In respect of the noise from the proposed development three sources are identified:
i)	 Plant noise - the report recommends that noise attributable to external services plant associated with the development should be designed to 10dB below existing background noise levels when measured at 1m from the nearest noise sensitive facade;
ii)	Construction noise - the report recommends actions to minimize construction noise through environmental controls defined in either an Environmental Management Pan or a Code of Construction Practice.
iii)	Transportation noise - a recent transport assessment shows that a worst case scenario is a 9.8% increase in traffic flows on Blackfriars Road, resulting in a noise change of +0.4dB. This will not be noticeable. The report also states that the predicted traffic flows show a decrease in traffic at a number of locations.  
In conclusion, the findings of the Environmental Noise Assessment report are acceptable subject to conditions.

Transport For Greater Manchester - No objections in principle but asks that their Traffic Manager is involved in discussions regarding the impact on bus services. 

City of Manchester - No comments received to date  

United Utilities - No objection in principle 

Planning Policy Framework 

Development Plan Policy

Regional Spatial Strategy  - Policy DP1 - Spatial Principles
Regional Spatial Strategy  - Policy DP5 - Manage Travel Demand
Regional Spatial Strategy  - Policy DP6 - Marry Opportunity and Need
Regional Spatial Strategy  - Policy DP7 - Promote Environmental Quality
Regional Spatial Strategy  - Policy DP9 - Reduce Emissions Adapt to Climate Change
Regional Spatial Strategy  - Policy MCR1 - Manchester City Region Priorities
Regional Spatial Strategy  - Policy MCR2 - Regional Centre, Inner Manchester City

Unitary Development Plan A10  -  Provision of Car, Cycle, Motorcycle Park
This policy states that there should be adequate provision for disabled drivers, cyclists and motorcyclists, in accordance with the Council’s minimum standards; maximum car parking standards should not be exceeded; and parking facilities should be provided consistent with the provision and maintenance of adequate standards of safety and security.

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

Unitary Development Plan A6  -  Taxis
This policy states that major trip generating developments will be required to make satisfactory provision for hackney carriages and private hire taxis. Taxi booking offices will only be permitted where they would not have an unacceptable impact on residential amenity or highway safety.

Unitary Development Plan A8  -  Impact of Development on Highway Network
This policy states that development will not be permitted where it would i) have an unacceptable impact upon highway safety ii) cause an unacceptable restriction to the movement of heavy goods vehicles along Abnormal Load Routes.

Unitary Development Plan CH1  -  Works to, Demolition of Listed Building
This policy states that proposals for the alteration, extension, change of use or demolition of a listed building will be considered in relation to the effect on the importance of the building; the particular features of the building, the buildings setting and contribution to the local scene and extent to which the proposed works would bring substantial benefits for the community. Proposals involving the alteration, extension, change of use or partial demolition of a listed building will be permitted only where it would preserve or enhance the character and features that would contribute towards the reasons for its listing.

Unitary Development Plan CH2  -  Dev. Affecting Setting of Listed Buildin
This policy states that development will not be granted that would have an unacceptable impact on the setting of any listed building.

Unitary Development Plan CH3  -  Works Within Conservation Areas
This policy states that work in conservation areas will only be permitted where it would preserve or enhance the character or appearance of the conservation area. Consideration will be given to the extent that the proposal i) retains or improves features that contribute to the character or appearance of the conservation area ii) are of a high standard of design iii) retains mature trees iv) secures environmental improvements and enhancements v) protects views into an out of the conservation area.

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

Unitary Development Plan DES10  -  Design and Crime
This policy states that developments must be designed to discourage crime, antisocial behaviour, and the fear of crime. Development should i) be clearly delineated ii) allow natural surveillance iii) avoid places of concealment iv) encourage activity within public areas.

Unitary Development Plan DES3  -  Design of Public Space
This policy states that development should include the provision of public space; designed to have a clear role and purpose which responds to local needs; reflects and enhances the character and identify of the area; is an integral part of and provide appropriate setting and an appropriate scale for the surrounding development; be attractive and safe; connect to establish pedestrian routes and public spaces and minimise and make provision for maintenance requirements.

Unitary Development Plan DES5  -  Tall Buildings
This policy states that tall buildings will be permitted where: the scale of the development is appropriate; the location is highly accessible; the building would positively relate to adjacent public realm; is of high quality design; makes a positive contribution to the skyline; would not detract from important views; would not cause unacceptable overshadowing or overlooking, detrimental to the amenity of neighbouring occupiers; be no unacceptable impact on the setting of a listed building or value of a conservation area; be no unacceptable impact on microclimate; be no unacceptable impact on telecommunications; and there would be no unacceptable impact on aviation safety.

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

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

Unitary Development Plan EN19  -  Flood Risk and Surface Water
This policy states that any application for development that it is considered likely to be at risk of flooding or increase the risk of flooding elsewhere will need to be accompanied by a formal flood risk assessment. It should identify mitigation or other measures to be incorporated into the development or undertaking on other land, which are designed to reduce that risk of flooding to an acceptable level.

Unitary Development Plan EN20  -  River Irwell Flood Control
This policy states that planning permission will not be granted for new development that would prejudice the provision of flood storage basins or associated water channel improvements to be undertaken as part of the River Irwell Flood Control Scheme.

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

Unitary Development Plan MX1  -  Development in Mixed-use Areas
This policy states that a wide range of uses and activities (housing, offices, tourism, leisure, culture, education, community facilities, retail, infrastructure, knowledge-based employment) are permitted within the identified mixed use areas (Chapel Street East. Chapel Street West, Salford Quays, Ordsall Lane Riverside Corridor).

Unitary Development Plan MX2  -  Chapel Street Frontage
This policy states that development should incorporate active uses at ground floor level, including retail, financial and professional services, food and drink, leisure, non-residential institutions, culture and tourism.

Unitary Development Plan ST1  -  Sustainable Urban Neighbourhoods
This policy states that development will be required to contribute towards the creation and maintenance of sustainable urban neighbourhoods.

Other Material Considerations

Planning Policy Guidance PPG13  -  Transport
This policy states that the main objective of the guidance is to promote more sustainable transport choices for both people and for moving freight. It aims to promote accessibility to jobs, shopping, leisure facilities and services by public transport, walking and cycling and reduce the need to travel by car. For retail and leisure policies should seek to promote the vitality and viability of town centres, which should be the preferred locations for new retail and leisure development. Preference should be given first to town centres then edge of centre and then on out of centre sites in locations which are (will be) well served by public transport.

Planning Policy Statement PPS1  -  Delivering Sustainable Development
This policy states that planning should facilitate and promote sustainable and inclusive patterns of development through a range of measures that includes ensuring high quality development through good and inclusive design and ensuring that development supports existing communities and contributes and contributes to the creation of safe, sustainable, liveable, and mixed communities with good access to jobs and key services for all members of the community.

Planning Policy Statement PPS23  -  Planning and Pollution Control
This policy states that the planning system plays a key role in determining the location of development which may give rise to pollution and in ensuring that other uses and developments are not affected by major existing or potential sources of pollution. The presence of pollution in land can present risks to human health and the environment but development presents opportunity to deal with these risks successfully. PPS23 puts the responsibility on the developer to ensure that a development is safe and suitable for use for the purpose for which it is intended. Therefore, the developer is responsible for determining whether land is suitable for a particular development.

Planning Policy Statement PPS25  -  Development and Flood Risk
This policy states that all forms of flooding and their impact on the natural and built environment are material planning considerations.  The aims of planning policy on development and flood risk are to ensure that flood risk is taken into account at all stages in the planning process to avoid inappropriate development in areas at risk of flooding, and to direct development away from areas at highest risk.  Where new development is, exceptionally, necessary in such areas, policy aims to make it safe without increasing flood risk elsewhere and where possible, reducing flood risk overall.

Planning Policy Statement PPS4  -  Planning for Sustainable Economic Growth
This policy states that the overarching objective is sustainable economic growth to be achieved by: improving the economic performance of urban and rural areas; reducing the gap in economic growth between regions; promoting regeneration and tackling deprivation; delivering sustainable patterns of development by reducing the need to travel; and promoting the vitality and viability of town and other centres. Local Authorities are encouraged to adopt a positive approach towards planning applications for economic development having regard to a range of impact considerations such as carbon dioxide emissions, accessibility, design and regeneration. Proposals for main town centre uses outside existing centres should undertake a sequential assessment to ensure there are no suitable sites available within existing centres and to consider the impact of their proposals on the vitality and viability of those centres. Applications, which fail either of these tests, should be refused planning permission.

Planning Policy Statement PPS5  -  Planning for the Historic Environment
This policy states the Government’s objectives for the historic environment and the rationale for its conservation. It recognises the unique place the historic environment holds in England’s cultural heritage and the multiple ways its supports and contributes to the economy, society and daily life. The PPS identifies the historic environment as a non-renewable resource; its fragile and finite nature is a particularly important consideration in planning. Conserving this resource for future generations accords with the principles of sustainable development. Tests are identified to ensure that any damage or loss is permitted, against the historic environment is permitted only where it is properly justified.

Supplementary Planning Document  -  Sustainable Design and Construction
This policy document expands on policies in Salford’s Unitary Development Plan to provide additional guidance for planners and developers on the integration of sustainable design and construction measures in new and existing developments.

Supplementary Planning Document  -  Design
This document  reflects the need to design in a way that allows the city to support its population socially and economically, working with and inviting those affected into an inclusive decision making process. Equally, development must contribute to the creation of an environmentally sustainable city supporting the natural environment minimising the effects of, and being more adaptable to, the potential impact of climate change.

Supplementary Planning Document  -  Design and Crime
This policy document contains a number policies used to assess and determine planning applications and is intended as a guide in designing out crime.

Supplementary Planning Document  -  Planning Obligations
This policy document expands on the policies in Salford’s Unitary Development Plan to provide additional guidance on the use of planning obligations within the city. It explains the city council’s overall approach to the use of planning obligations, and sets out detailed advice on the use of obligations in ensuring that developments make an appropriate contribution to: the provision of open space; 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.

Planning Guidance -  The Exchange, Greengate
The guidance relates to the intention to establish the area as dynamic new part of the city centre.  The vision is to transform the area into a distinctive and diverse mixed urban quarter.

Planning Guidance -  Flood Risk and Development
The overarching aim of the planning guidance is to ensure that new development in areas at risk of flooding in the city, is adequately protected from flooding and that the risks of flooding are not increased elsewhere as a result of new development.

Planning Guidance -  Irwell City Park
This guidance relates to the intention to establish the Irwell City Park as an exciting and unique waterfront location within the Regional Centre.

Appraisal 

In 2003 the City Council formed a partnership with two of the key landowners in Greengate - Ask Developments and Network Rail - to produce a development framework for the area.  Since then the City Council has worked with others, and in particular with English Partnerships, in securing the implementation of a major new public realm for Greengate that will reconnect Greengate with the regional centre and provide a framework around which high quality mixed use developments can be brought forward.

This application represents one of the key steps in securing high quality development in the area.  It is considered that the main considerations relevant to this application are the degree to which the proposals comply with planning policy, whether the detailed design is of sufficiently high quality, the extent to which the proposals impact on neighbouring listed buildings, whether the proposed development would have a positive effect on listed structures and on the Conservation Areas and the extent to which the development would impact on neighbours.

Principle of the Proposed Development

The Planning Guidance for Greengate identifies the need for large scale, mixed use, comprehensive regeneration.  The application proposals represent one of the first phases of development that will assist in securing the sustainable regeneration of the Greengate area.  The previously approved scheme had two office buildings stepping in height from 11 to 16 stories.  These were set above the viaduct and arranged around a drop off area at the top of Cathedral Approach.  The mix of uses for the site has not changed , i.e. office above podium, retail and parking below.  The quantum of development remains largely the same and is actually less than previously approved.

This new application marks a key milestone in the realisation of transformational change within the Greengate area. The previous application (approved in 2007) envisaged a much larger quantum of speculative office space on the application site across three buildings. This application proposes a more modest and restrained scheme, and comes forward at a time when studies anticipate a significant demand for high quality office space within the Regional Centre in 2012. The application coincides with the commencement of works on the cove area of public realm, which commenced in January 2011 is due to complete in March 2012.

The principles of the proposals are entirely in accordance with the Exchange, Greengate Planning Guidance

Design

The requirement for the highest standards of design quality are set out in a number of documents including PPS1, policy DES1 of the UDP, the Design SPD and the Exchange Greengate Planning Guidance.  Policy EG1 of the Guidance requires 'exceptional architecture'.  The applicant has identified a need for grade A office floorspace and has charged the architects with delivering offices that meet occupiers requirements; that achieve an 'excellent' BREEAM rating and that are designed to the highest standards taking into account their setting.

The previously approved outline scheme on the site proposed angular towers, each with set backs that cascaded down into L-shaped and triangular forms.  This contrasts with the current proposals that are for simpler but more sculptural buildings that have no set backs and whose shape corresponds with the podium on which the buildings sit thereby responding to the existing retained structure.

In terms of architectural expression the previously approved scheme indicated fairly conventional clear glazed buildings with some metal filigree articulation. The current proposal aims to make a more distinctive building form through the deep brise-soleil elements that wrap the building's facades and which vary in depth according to the requirement for shading.  At the secondary level, the building attempts to give a more solid appearance through the horizontal bands of coloured metal panels in between the horizontal brise-soleil and the glazing. 

It is considered that the lowering of the heights is to be welcomed and that the simpler forms of the buildings is more appropriate in this setting across the River Irwell from Manchester Cathedral.  The way in which the buildings shapes reflect the podium on which they sit is to be welcomed and is a further enhancement of the overall design.  The simple elevational treatment is elevated to something that will read as being very special and distinctive through the use of the brise-soleil of varying depths.  The building will be striking, appropriate to its context, and easily recognisable without being overly dominant.

It is considered that the architects have demonstrated that the development has been designed to the highest standards in accordance with the requirements of PPS1, policy DES1 of the UDP and the Design SPD.

Listed Heritage Issues

To understand the significance of the building and thus inform the appropriateness of any proposals it is necessary to consider the buildings against the values outlined in English Heritages publication ‘Conservation Principles, Policy and Guidance’ (2008).

Victoria Street Bridge

•	Evidential Value: Whilst not forming part of the original railway line that cut its way through Salford city centre, the bridge comprises an early adaption to the line to form a major station and therefore remains as an intact early piece of railway architecture. 
•	Historical Value: One of the entrances to a major railway station in the heart of the Manchester-Salford city centre.
•	Aesthetic Value: An attractive yet simple piece of Victorian engineering.
•	Communal Value: Limited, although important to the railway fraternity.

Significance

Highly significant piece of railway infrastructure. Whilst the exact date (as noted above) is not currently known, considering the opening of the first passenger line railway in 1830 between Liverpool and Manchester, this comprises an early phase of this first railway network.

This application is considered in the following light:
•	Planning permission has already been granted for the Greengate masterplan, which is dependent in part on the removal of this bridge to facilitate the public realm strategy;
•	Plan 10.3 (Sites for development and public realm) of the Exchange, Greengate Planning Guidance shows the removal of this bridge.

One of the great difficulties in England’s Heritage legislation is the extent of listing. The courts accept that descriptions are for identification purposes only and yet designation is made in the absence of a red edged plan. In this particular scenario such a system is particularly unhelpful as the description identifies two bridges and a connecting abutment. Past rulings have supported the understanding that listing extends to all features/structures that the principle structure is dependent on or associated with. Whilst a structure forming part of an extensive linear structure such as a railway viaduct could not reasonable be expected to result in the listing of the entire viaduct (for what could be miles) it must adopt a sensible and rational understanding.

In this case the applicant has taken the description quite literally and has noted that the listing is for the bridges and the abutment between them, but does not afford the abutments on the opposite flanking sides of these bridges, which connect them to the ground. These walls form an integral part of approach routes up and onto the podium and as such designation does need to be appreciated in the wider context. This is more so the case since the adoption of PPS5, which now views heritage assets in the round and affords greater consideration for the holistic approach.

There is no objection on heritage grounds to the proposed development but should the scheme be approved the following points should be taken into account:
a.	Design of the new retaining wall make some reference to the historic route of the viaduct through its design and materials. Quality glazed bricks could be used. The existing wall should be retained and reused if possible.
b.	It appears that the design to make good the retained listed sandstone abutment wall and parapet, aims to complete the structure as it might have been in the absence of the bridge ever being constructed. Whilst this looks very neat and tidy, it lacks authenticity and context. A future visitor to this space will have no environmental clue or reference as to why these structures are here or be able to make sense of them. However, if the current proposal is to be pursued then the reuse of the stone pier to the west side of the bridge should be used.
c.	The minimal intervention to the inside of the abutment wall (where the new hub staircase would be sited) is considered a good solution. Should treatment of this surface been found to be necessary this will be considered via condition.
d.	The new build on the podium is sufficiently justified through a policy assessment and photomontages. It is considered an excellent solution and whilst there will be an impact on the setting of various historic structures (as set out in the submission) will play a positive contribution to the regeneration of this historic landscape. The relationship between the new building and the listed wall of the podium is considered acceptable.

Effect on the Conservation Area 

The majority of the Cathedral conservation area falls within Manchester City Councils remit. The remaining portion of the conservation area (west of the Irwell) comprised until recently surface level car parking, that is now being transformed into public realm, and railway infrastructure. Historic photographs show this area to have comprised an almost open piazza like environment with major roads converging on the river and surrounded by major civic, religious and commercial buildings. The proposed development whilst not offering a piece of classical townscape, does help enclose the space. With the station now gone and a significant portion of Greengate Viaduct proposed to be removed, the rational of this area is somewhat lost. There is limited reference to what the podium and bridges were for and why they are there, however as they remain, they do offer some setting to the railway and the bringing back into use of the area on the podium will give their presence some purpose again.

The Flat Iron conservation area straddles Chapel Street to the west of the site. Its setting comprises the approaches along Chapel Street and Blackfriars. The fusion of historic and modern commerce has made for a pleasant townscape (albeit with some harmful developments in its midst). The proposal, along with other phases of Greengate, will offer benefits to the conservation area.

It is considered that the proposed development will have a positive effect on both conservation areas in accordance with PPS5.

Highways

The site lies just five minutes from Victoria Station with its links to the national rail network and the Metrolink network.  The station also serves as an interchange for a number of bus services.  The site also lies within easy walking distance of the regional centre and the excellent bus services on Chapel Street.  Further the free Metroshuttle bus service runs along Victoria Street.

The site is currently used almost exclusively for car parking and there will actually be a reduction in the amount of car parking spaces when taking into account spaces removed from adjacent sites.  The proposed development accords with policies A10 and A11 of the UDP.  Therefore there are no objections to the proposed development on highway grounds.

Sustainability 

The applicant has stated that the development will meet the requirements of the BREEAM 'excellent' rating.  A condition is attached requiring this.  In addition a condition is attached requiring the submission of a sustainable drainage system for the development that explores the potential for a green roof.  On this basis the development accords with the requirements of the Sustainable Design SPD.

Effect on Neighbours 

The development is bounded on all sides by roads and there is no residential accommodation in close proximity to the proposed development, the closest being some 60m away from the closest proposed building.  It is therefore considered that there would be no unacceptable detrimental effect on any existing neighbour as a result of the development.

Design and Crime 

The Design for Security team have commented on the application.  There are no objections to the development subject to the recommendations of the Crime Impact Statement being implemented.  A condition is attached to this effect. 

Representations

With regard to the comments from Sustrans regarding the provision of a riverside walkway and cycle route this has always been constrained by the large structures of the railway viaduct and Salford Bridge, which make the provision of a riverside route prohibitively expensive.  Instead the Irwell River Park takes pedestrians and cyclists across the new pedestrian footbridge currently under construction, through the public realm and up Greengate and through the proposed public realm to the north of the viaduct to connect back to the riverside.  It is therefore not considered that any of the proposed S106 contribution or any further amount should go towards the creation of a route adjacent to the River Irwell.  Appropriate provision is made for cycle parking.

With regard to the objections from residents there are no objections on highway grounds to the proposal and the criticisms with regard to quality of the design and materials have been addressed above.

i) the local highway network cannot cope with the increase in traffic generated by this office development - there are no objections on highway grounds and the existing site is already used as a very large surface car park.
ii) the proposed buildings are bland, stocky structures that do not interact with the public at street level - these issues are addressed above.
iii) inappropriate materials are proposed - this issue is addressed above
iv) the development will have a detrimental effect on Manchester Cathedral and on the character of the area - this issue is addressed above.
v) new offices buildings are not needed - the applicant has identified a need in the local office market for large grade A office floorplates and it is agreed that such floorspace is required.
vi) loss of view - the objections mainly come from residents of the Sorting Office development on Mirabel Street in Manchester overlooking the River Irwell and the Greengate area of Salford.  These residents currently enjoy views of the City.  It is unrealistic of city centre residents to expect that areas of land will remain undeveloped though and loss of view is not a material planning consideration in any event.
vii) noise and disturbance during construction - there is an inevitable degree of noise and disturbance during any construction phase but a condition is attached to deal with such issues.
viii) devaluation of property - this is not a material planning consideration that can be taken into account in the decision making process.
ix) the development would have a detrimental effect on the new Greengate public realm - this public space was specifically designed with the development of this site in mind.  In fact it was considered that the height of buildings on this site would be greater than are currently proposed.  It is not considered that the scheme would have a detrimental effect on the Greengate public realm.

Planning Obligations

The applicant has set out in a Planning Obligations Statement that the proposed contribution for the 'full' component of the application (which has a total combined floorspace of 19,218sq.m)  will be £423,516 (i.e. a contribution of £21.50 per sq.m plus a further administrative charge of 2.5%.  The contribution provided for the 'outline' component of the application (which has a total floorspace of 15,624sq.m) will be £344,313 (i.e. a contribution of £21.50 per sq.m plus a further administrative charge of 2.5%.  This approach assumes that no financial contribution will be made towards climate change as the scheme will achieve an 'excellent' BREEAM rating.

It is appropriate that the contribution for the 'outline' component is linked to the delivery of that part of the scheme.

The proposed financial contribution set out by the applicant is acceptable and in accordance with the Planning Obligations SPD and the Greengate Planning Guidance.

Value Added 

The detailed design and choice of materials has been amended and improved since the application was submitted.

Conclusions/Summary 

The proposed development is broadly similar, and lower in height, that the previously approved outline scheme for which permission was granted in 2006

This is a highly prominent site in a key location on the Salford boundary of the city with the regional centre.  It is considered that the project architects have designed buildings to the highest standards and it is key that English Heritage now support the proposals.

The proposed development will have no significant detrimental effect on neighbouring residents and will be a welcome initial phase in the regeneration of the Greengate area.

Recommendation 

1) The applicant be informed that the Council is minded to grant planning permission subject to the conditions stated below on completion of such legal agreement;

2) The Strategic Director of Customer and Support Services be authorised to enter into a legal agreement under section 106 of the Town and Country Planning Act to secure the following:
i) open space provision
ii) public realm, infrastructure and heritage provision 
iii) construction training contribution

3) Authority be given for the decision notice relating to the application be issued on completion of the abovementioned legal agreement; and

4) Authority be given to refuse the application if the applicant fails to complete the S106 agreement within three months of the date of this meeting on the grounds that the proposals do not support the aims and objectives of PPS1, the Planning Obligations SPD and the Salford Central Planning Guidance.

Conditions

1.	The development of the 'full' component of the application shall be begun not later than the expiration of three years beginning with the date of this permission.

	Reason: Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990.

2.	Application for approval of reserved matters for the 'outline' component of the application shall be made not later than the expiration of three years beginning with the date of this permission and the development must be begun not later than the expiration of two years from the final approval of the reserved matters, or, in the case of approval on different dates, the final approval of the last such matter to be approved.

	Reason: The application is for outline permission only and these matters were reserved by the applicant for subsequent approval.

3.	The landscape scheme hereby approved and as shown on drawing numbers PL896.3_M100 revision A Landscape Masterplan and PL896.3_M101 revision A Landscape Softworks shall be carried out prior to the occupation of Building 101.  Any trees or shrubs dying within five years of planting shall be replaced with the same species within twelve months.

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

4.	The temporary landscape scheme for the land to the east of the interim car parking as shown on drawing number PL896.3_M105 revision A Landscape interim car parking proposal shall be carried out prior to the first use of the temporary car park.  Any trees or shrubs dying within five years of planting shall be replaced with the same species within twelve months.

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

5.	Prior to the commencement of each phase of the development hereby approved, samples and details of all materials used on the elevations of that particular phase of the development shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be carried out using the approved materials.

	Reason: To ensure the development fits in with the existing buildings in the vicinity in accordance with policy DES 1 of the City of Salford Unitary Development Plan.

6.	Prior to the commencement of each phase of the development hereby approved (excluding the car park), an Implementation Travel Plan for that particular phase shall be submitted to and approved in writing by the Local Planning Authority. Such a plan shall provide details of the objectives, targets and measures to promote and facilitate public transport use, walking, cycling and practices/facilities to reduce the need to travel and to reduce car use. It shall also provide details of its management, monitoring and review mechanisms, travel plan coordination, and the provision of travel information and marketing. The initiatives contained within the approved plan shall be implemented and shall be in place prior to the first occupation of the development.

	Reason: In the interests of minimising the use of private cars and maximising sustainable forms of travel in accordance with policy A2 of the City of Salford Unitary Development Plan

7.	Prior to the commencement of each phase of the development the developer shall submit a Dust Management Plan for that particular phase for the written approval of the Local Planning Authority.  The Dust management Plan shall identify all areas of the site and site operations where dust may be generated and further identify control methods to ensure that dust does not travel beyond the site boundary.  Once in place, all identified measures shall be implemented and maintained at all times.  Should any equipment used to control dust fail, the site shall cease all material handling operations immediately until the dust control equipment has been repaired or replaced.

	Reason: To safeguard the amenity of the occupiers of neighbouring developments in accordance with policy DES7 of the City of Salford Unitary Development Plan.

8.	The rating level (LAeq,T) from all fixed plant and machinery associated with the development, when operating simultaneously, shall not exceed the background noise level (LA90,T) by more than -10dB at any time when measured at the nearest noise sensitive premises.  Noise measurements and assessments shall be carried out according to BS 4142:1997 "Rating industrial noise affecting mixed residential and industrial areas".  ‘T’ refers to any 1 hour period between 07.00hrs and 23.00hrs and any 5 minute period between 23.00hrs and 07.00hrs.

	Reason: To safeguard the amenity of the occupiers of neighbouring developments in accordance with policy DES7 of the City of Salford Unitary Development Plan.

9.	 (ii)	Prior to commencement of each phase of the development, a noise and vibration management and monitoring plan relating to the control of noise and vibration from construction, including any piling operations, of that particular phase of the development must be submitted to and agreed in writing by the Local Planning Authority.  The plan shall 
	•	require all construction plant items to be fitted with effective silencers and comply with current EC regulatory noise limits where relevant; 
	•	require plant to be located so as to minimise impact on sensitive properties;
	•	define the responsibilities for managing noise and vibration emissions;
	•	define the methodology of specifying and procuring quiet plant and equipment, for the verification of noise emission levels from plant and equipment and the consultation and reporting processes on matters of noise and vibration between the developer, the LPA and the public;
	•	include site notices which advise the public of contact names and numbers both during and out of hours in the event of noise problems;
	•	include information exercises such as leaflet drops;
	•	include noise and vibration mitigation measures
	
	All approved measures identified shall be implemented and maintained throughout the duration of the works they mitigate during the relevant construction phase unless the LPA otherwise agree in writing.  

	Reason: To safeguard the amenity of the occupiers of neighbouring developments in accordance with policy DES7 of the City of Salford Unitary Development Plan.

10.	The development permitted by this planning permission shall only be carried out in accordance with the approved Flood Risk Assessment (FRA) from Ramboll (Ref 7165.E.FRA.3A dated April 2011) and the following mitigation measures detailed within the Outline Flood Mitigation Strategy (Ref 7165.E.FMS.2A dated June 2011) and Drainage Strategy (Ref 7165.DS.4.03.P2 dated 24 June 2011):
	 
	1.	The external and internal levels are set as per Table 3.1 in section 3.
	2.	Flood-proofing measures as per section 3.2.
	3.	The preparation of an emergency evacuation plan, including the registration with Floodline to receive a Flood Warning (Section 3.3).
	4.	Identification and provision of safe routes into and out of the site to an appropriate safe haven (Section 3.3.3). 
	5.	Limiting the surface water run-off as detailed in Drainage Strategy report and drawings. 

	1.To reduce the risk of flooding to the proposed development and future occupants.
	2.To reduce the impact of flooding on the proposed development and future occupants. 
	3.To ensure safe access and egress from and to the site.
	4.To ensure safe access and egress from and to the site. 
	5.To prevent flooding by ensuring the satisfactory storage and disposal of surface water from the site.

11.	Prior to the commencement of development approved by this planning permission (or such other date or stage in development as may be agreed in writing with the Local Planning Authority), the following components of a scheme to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the local planning authority:
	
	1) A preliminary risk assessment which has identified:
	-	all previous uses
	-	potential contaminants associated with those uses
	-	a conceptual model of the site indicating sources, pathways and receptors
	-	potentially unacceptable risks arising from contamination at the site.
	
	2) A site investigation scheme, based on (1) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site.
	
	3) The results of the site investigation and detailed risk assessment referred to in (2) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken.
	 
	4) A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the remediation strategy in (3) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action.

	Reason: To ensure a safe form of development that poses no unacceptable risk of pollution.

12.	Prior to commencement of development, or such other date or stage in the development as may be agreed in writing by the Local planning Authority, a verification report demonstrating completion of the works set out in the approved remediation strategy and the effectiveness of the remediation shall be submitted to and approved, in writing, by the Local Planning Authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. It shall also include any plan (a "long-term monitoring and maintenance plan") for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the verification plan, and for the reporting of this to the Local Planning Authority. The long-term monitoring and maintenance plan shall be implemented as approved.

	Reason: To ensure a safe form of development that poses no unacceptable risk of pollution.

13.	Prior to the commencement of each phase of the development hereby approved, a scheme to install oil and petrol interceptors for that particular phase shall be submitted to, and approved in writing by, the Local Planning Authority. The scheme shall be implemented as approved.

	Reason: To protect the water environment in accordance with policy EN18 of the City of Salford Unitary Development Plan

14.	Prior to the commencement of each phase of the development a scheme to treat and remove suspended solids from surface water run-off during construction works for that particular phase shall be submitted to, and approved in writing by, the Local Planning Authority. The scheme shall be implemented as approved.

	Reason: To protect the River Irwell from sediment pollution during construction in accordance with policy EN18 of the City of Salford Unitary Development Plan

15.	Each phase of the development hereby approved shall achieve a post-construction Building Research Establishment Environmental Assessment Method (BREEAM) rating of 'excellent'. A post-construction review certificate for each particular phase shall be submitted to and approved in writing by the Local Planning Authority before any phase of the development is first occupied.

	Reason: In the interests of resource conservation and environmental sustainability in accordance with Policy EN22 of the City of Salford Unitary Development Plan and policy SDC1 of the Sustainable Design and Construction Supplementary Planning Guidance and to reduce the risk of flooding from overland flows in accordance with policy EN19 of the City of Salford Unitary Development Plan. 

16.	No development of any phase shall take place until details of the implementation, adoption, maintenance and management of a sustainable drainage system for that particular phase, including an investigation into the potential to provide a green roof, have been submitted to and approved in writing by the Local Planning Authority. The system shall be implemented and thereafter managed and maintained in accordance with the approved details.  Those details shall include a timetable for its implementation, and a management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by any public body or statutory undertaker, or any other arrangements to secure the effective operation of the sustainable drainage system throughout its lifetime.

	Reason: In the interests of resource conservation and environmental sustainability in accordance with Policy EN22 of the City of Salford Unitary Development Plan and policy SDC1 of the Sustainable Design and Construction Supplementary Planning Guidance and to reduce the risk of flooding from overland flows in accordance with policy EN19 of the City of Salford Unitary Development Plan.

18.	The detailed recommendations of the Crime Impact Statement shall be implemented in full.  Prior to occupation of any phase a Verification Report confirming that the detailed recommendations of the Crime Impact Statement have been implemented in full shall be submitted to and approved in writing by the Local Planning Authority

	Reason: In accordance with policy DES10 of the City of Salford Unitary Development Plan and the Design and Crime Supplementary Planning Document.

19.	A scheme for the opening up of a direct pedestrian route from the site to Victoria Station shall be submitted to and approved in writing by the Local Planning Authority before Building 101 is brought into use, unless an alternative timetable is agreed in writing by the Local Planning Authority.

	Reason: In accordance with policy A2 of the City of Salford Unitary Development Plan

20.	The development hereby permitted shall be carried out in accordance with the following approved plans:-
	PL_011 Proposed site plan
	PL_001 Lower level red line boundary
	PL_002 Podium level red line boundary
	PL_003 Lower level red line boundary with hatching
	PL_004 Podium level red line boundary with hatching
	PL_030 Context elevation, south
	PL_097 rev.01 Lower level 00 plan (street level)
	PL_098 rev.01 Lower level 01 plan (intermediate parking level)
	PL_099 rev.01 Lower level 02 plan (upper parking level)
	PL_100 Podium level 00 plan
	PL_101 Podium level 01-08 plan
	PL_109 Podium level 09 plan
	PL_110 Roof level plan
	PL_200 Longitudinal section AA
	PL_201 Building 101 cross section BB
	PL_202 Building 100 cross section CC
	PL_300 West elevation
	PL_301 South elevation 
	PL_302 East elevation
	PL_303 North elevation
	PL896.3_M100 revision A Landscape masterplan
	PL896.3_M100 revision A Landscape softworks
	PL896.3_M100 revision A Landscape external lighting
	PL896.3_M100 revision A Landscape interim car parking proposal

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

21.	Prior to the commencement of development a Phasing Plan shall be submitted to and approved in writing by the Local Planning Authority.  Implementation of the development shall be carried out in accordance with the approved Phasing Plan unless otherwise agreed in writing by the Local Planning Authority.

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

22.	No demolition or construction activities shall be commenced on any phase until a Considerate Contractors Scheme for that particular phase, including a Construction Environmental Management Plan, has been submitted to and approved in writing by the local planning authority. The Considerate Contractors Scheme shall be adhered to in full for the duration of any demolition or construction work.

	Reason: To safeguard the amenity of the neighbouring residents in accordance with policy EN17 of the City of Salford Unitary Development Plan.

23.	No development shall take place until the applicant or their agents or their successors in title have secured the implementation of a programme of archaeological works to be undertaken in accordance with a Written Scheme of Investigation (WSI). The WSI should be submitted to and approved in writing by the local planning authority.  The WSI shall cover the following:
	
	1.	A phased programme of archaeological work to include:
	- a level 3 historic building survey of railway structures and features affected by the scheme
	- an evaluation of below-ground archaeological remains
	- (where merited by the evaluation) targeted open area excavation
	2.    A programme for post investigation assessment to include:
	- analysis of the site investigation records and finds
	- production of a final report on the significance of the heritage interests represented.
	3.      Provision for publication and dissemination of the analysis and report on the site investigation.
	4. A scheme for presenting the heritage of Exchange Railway Station and associated historic features and structures.
	4.      Provision for archive deposition of the report, finds and records of the site investigation.
	5.      Nomination of a competent person or persons/organisation to undertake the works set out within the approved WSI.

	In accordance with PPS5 policy HE12, to record and advance the understanding of the significance of any buried archaeological remains for archival and research purposes.

Notes to Applicant

1.	The applicant's attention is drawn to the contents of the attached letter from the Environment Agency.

http://publicaccess.salford.gov.uk/publicaccess/applicationDetails.do?activeTab=externalDocuments&keyVal=LKAU6ENP5Y000

APPLICATION No:	11/60293/FUL	
APPLICANT:	Bumblebee Developments Ltd - Mr William Lomas	
LOCATION:	Former, 272 - 280 Chapel Street, Salford, M3 5JZ, 	
PROPOSAL:	Application for full planning permission for a five storey building comprising 417sqm mixed use retail/commercial use at ground floor for A1,A2,A3 or B1 and student accommodation above in 5no. 4 bed flats, 14no. 5 bed flats and 3 studios (93 beds in total).	
WARD:	Irwell Riverside	

Description of Site and Surrounding Area 

This application relates to a vacant former car showroom site on Chapel Street that covers an area of just 0.08 hectare.

Adjoining the existing building is a vacant public house.  Beyond the public house is an accountants firm which occupies all of the remaining buildings within this block to Great George Street.  To the rear of the site is Bank Street, St Philips Square and the Grade II* St Philips Church.  To the west of the site is the Angel Centre, a modern two storey extension to the former Salford Royal Hospital.  The Angel Centre is a health clinic and wellbeing centre and the former hospital has been converted to apartments.    

The site lies within the Adelphi / Bexley Square Conservation Area, which contains a significant group of listed buildings including Salford Cathedral, the former Salford Town Hall, the former Education offices, dwellings on Encombe Place, the former County Court as well as St Philips Church.

The site is in a prominent location on the northern side of Chapel Street at the junction with St Philip's Place.  The openness of application site and the low height of the Angel Centre, allow for views of the listed building from a number of vantage points along Chapel Street.

In terms of uses the area contains a broad mix of civic, residential and office uses with smaller elements of retail use.

Description of Proposal 

The application seeks the erection of a five storey building comprising 93 student bedrooms arranged in clusters of five 4-bed flats, 14 5-bed flats and 3 studios.  The ground floor would comprise a single retail/commercial unit (total 418sq.m - class A1/A3/B1), a management office together with associated cycle storage, refuse storage and plant room.

At ground floor the footprint of the building exploits the whole site are so that the building edge is set at back of pavement on Chapel Street, St Philips's Place and Bank Street.  The entrance to the retail unit is on Chapel Street and the principle retail frontage is to Chapel Street but turns the corner on to St Philip's Place.  The entrance to the residential accommodation is on St Philip's Place and Bank Street is used as the service access point for bicycle and bin storage and for the plant room.  As opposed to the previously approved scheme no parking spaces are provided with this development.

The proposed building abuts the neighbouring building on the Chapel Street frontage with a recessed brick panel.

In keeping with the previously approved scheme there are four upper floors with the top floor set back from the floors below.  As part of the assessment for the long term adaptability of the development the architects have produced layouts that show how the proposed student accommodation can be converted into residential apartments without structural alteration.

At first floor there is a landscaped courtyard above the retail area below.

It is proposed that the main material for the elevations is a red brick as used on the dwellings at Encombe Place and the former County Court.  Stone copings and cills are also proposed.  Windows are of various sizes and proportions but most windows go from knee height and extend 2.1m in order to create spaciousness and light and to give maximum benefit of external views.  The window reveals are a minimum of 250mm deep, in common with the dwellings on Encombe Place.  The living room windows are recessed a further 400-450mm in deeper brickwork panels.  The windows will be dark grey powder coated aluminium.  The internal podium courtyard elevations will be clad in a pale buff or grey terracotta rainscreen system.

The elevational treatment incorporates three planes of brickwork.  The first plane defines the ground floor.  On the upper floors the first plane to project beyond the ground floor brickwork defines the bedrooms and the second and most projecting plane defines the living rooms and the corners of the building at each end of St Philip's Place.  The set back top floor will be clad in light grey terracotta rainscreen system and will be topped with a fritted glass brise soleil. 

The management office will be occupied 24 hours a day.

While permission is sought for a range of uses for the retail/commercial unit the applicant has confirmed that discussions are ongoing with the Co-op.

The detailed design of the building has been the subject of considerable discussion with officers and has been improved since the application was submitted.

Site History 

05/50355/FUL - Demolition of existing buildings and erection of one-six storey building comprising A1/A3/B1 uses on ground floor with 38 apartments above together with associated car parking and alteration to existing vehicular access - Refused June 2005 under the Council’s scheme of delegation.  The reasons for reason were:

1.	The proposal would, by reason of its size, siting design and external appearance, be detrimental to the setting of St Philips Church a Grade II* Listed Building contrary to City of Salford Unitary Development Plan policy EN12 and Revised Deposit Draft Replacement Plan policies CH5 and DES1

2.	The proposed size, siting, design and external appearance of the development would not preserve or enhance the character of the Adelphi / Bexley Square Conservation Area contrary to the adopted City of Salford Unitary Development Plan policies EN11 and DEV2 and Revised Deposit Draft Replacement Plan policies CH4 and DES1.

05/51648/FUL - Demolition of existing buildings and erection of one-five storey building comprising A1/A3/B1 uses on ground floor with 33 apartments above together with associated car parking and alteration to existing vehicular access - Approved April 2006.

09/57950/EIAHYB - Outline application for a comprehensive phased regeneration of Salford Central, including selective demolition, for a mixed-use development of new,  improved, altered and replacement buildings, for offices/commercial use (use classes A2 and B1, maximum 197,010sq.m), retail, food and drink and entertainment (use classes A1, A3, A4 and A5, maximum 24,255sq.m), leisure (class D1), hotels (class C1 maximum 140 and 250 bedrooms) and residential use (maximum 849 dwellings) together with associated car parking, landscaping and infrastructure. Detailed application for highway and associated works to Chapel Street (between Oldfield Rd and Trinity Way) and the laying out of public space at Stanley Street - Approved July 2010.

The application lies within Zone H of the above application for the comprehensive phased regeneration of Salford Central.  The proposals involve the retention and reuse of the Peel Park Inn and the Manchester and Salford Savings Bank buildings fronting Chapel Street for commercial use and the redevelopment of this particular site that is the subject of the current application with a five storey building.  The wider outline permission also states that the redevelopment of land around St Philip's Church will not exceed four storeys in height.

Publicity

Site Notice: Displayed: 10 May 2011	
Reason: Wider Publicity

Press Advert: Salford Advertiser	Date Published: 3 May 2011
Reason: Affecting setting of Listed Building

Press Advert: Salford Advertiser	Date Published: 3 May 2011
Reason: Planning App in Conservation Area

Press Advert: Salford Advertiser	Date Published: 3 May 2011
Reason: Article 8 Standard Press Notice

Neighbour Notification 

Letter notifying neighbours of the proposed development have been sent to a total of 220 addresses in the local area.

Representations 

Two representations have been received.

The first is from the owner of a house on Wallness Lane but relates to the University proposals to build on their Northern Car Park.  The second is from English Cities Fund, the applicants on the large outline application for the development of the central Salford area (09/57950/EIAHYB).  Their principle grounds for objection are as follows:
i) the development will potentially harm the comprehensive regeneration of the area 
ii) lack of off street parking
iii) no acceptable heads of terms has been submitted showing how the development would support the wider regeneration of Salford Central
iv) there is a concern that there could be too much student accommodation brought forward
v) the existing permission has expired
vi) the level of bicycle storage is insufficient
vii) lack of servicing for the retail unit
viii) insufficient detail has been submitted regarding detailed design
ix) the design is of insufficient design quality
x) no evidence of how the commercial use at ground floor fits into the wider regeneration strategy has been submitted

Consultations

Highways - No objections 

Main Drainage - No objections subject to satisfactory drainage provision. 

Design For Security - No objections subject to the security measures outlined in sections 6 and 7 of the Crime Impact Statement being implemented. 

English Heritage - The application is for a four storey high block of student apartments above mixed retail/commercial uses.  The development lies within the setting of Sir Robert Smirke's church of St Philips (grade II_).  We are pleased to see that the overall height and approach to redeveloping the site has been amended since we commented upon a proposed six storey development in 2005.  The following urban principles are now appropriate in this context subject to the following issues being addressed:
i) The overall height, mass and scale of development.  The back of pavement development will hold the back of pavement line and restore an edge to the urban block, it will also help to frame views of St Philips.
ii) The design of the rooftop accommodation will require careful design detailing.  We do not feel that this aspect of the design has been developed sufficiently to determine its precise visual impact.  Aspects of the design such as sustainables and M_E will all impact upon the external appearance of the building and these impacts should be made clear by the applicant prior to determination.  It would be preferable for the rooftop extension to be lighter in appearance to minimise its visual height/appearance and to create greater differentiation between the mass of the main block and what is clearly an additive form to the roof.  The differentiation in massing could for example be emphasised by omitting/minimalising any metal copes at the top of the brick facades and/or providing full glass elevations to the rooftop extension so that it blends more comfortably with the skyline.
iii) We are pleased to see that the rounded corner tower has been excluded, the nature of the curving tower unfortunately diminished the importance of, and competed with, the architecture of St Philips.  It also obscured views of other landmarks beyond, such as the neighbouring tower and steeple (of Salford Cathedral).  The simple angular design provides drama to the street corner, it will however need to be very carefully detailed including the underside of its pavement projection.
iv) We support the fenestration arrangement which has a large degree of repetition and rhythm helping it to harmonise with its neighbours.  We see no need for further asymmetry in the elevations subject to the detailing of window, shop front and door openings to provide depth and overall design quality.  For example, powder coated steel frames can often be more robust and longer lasting, crisper and thereby more convincing than multi-sectioned aluminium systems.
v) English Heritage supports the use of a suitable buff brick and/or natural tooled ashlar stone in this location.  If brick is to be the predominant material then only a high quality brick should be selected.  The attributes of any brick chosen should be: colour to match clean local stone (St Philips); a surface texture to harmonise with natural stone (suggesting a handmade brick); a unified brick (not multi) so that the brickwork reads as a unified single plane, rather than emphasising the small modular nature of the brick.  The latter point can be further emphasised by selecting a lime based mortar with well graded buff sands to match the colour and texture of the brickwork.
vi) Whilst we are pleased to see that the ground floor will be open and animated by way of its use, there is presently insufficient information before the authority to determine the visual impact of the retail and commercial activity by way of any signage, lighting and security proposals, each of which could significantly affect the success of the overall design and its impact on setting.

Finally, given the nature and location of the development, prior to determination we feel that it is appropriate for the planning authority to request more detailed plans, sections, elevations and specifications for the main constructional elements and junctions prior to determination.

Subject to the issues above being addressed prior to determination or by the appropriate imposition of conditions, English Heritage support the proposed development. 

Environment Agency - No objections subject to a condition being attached regarding contamination. 

Urban Vision Environment - Remediation of the site has taken place under the previous planning permission.  Validation of ground gas protection measures is required though and two tanks thought to be present on the site were not found.  It was recommended that a watching brief by a suitably qualified engineer was undertaken during construction.  Should any additional tanks / sumps or evidence of contamination be found further verification work will be necessary.  It is therefore recommended that a condition is required in order to deal with verification that the previously agreed works have been implemented. 

City of Manchester - No comments received to date  

Miller Goodall Environmental Services Limited - The development site is on the busy Chapel Street, where air quality is poor and where there are high noise levels due to road traffic.  The site is within the City Council's Air Quality Management Area.  No details are contained within the application about how the air quality issues and the noise issues are to be addressed in the design of the proposed building.  Therefore conditions are required to deal with both these issues. 

United Utilities - No objections. 

Planning Policy Framework 

Development Plan Policy

Regional Spatial Strategy  - Policy DP1 - Spatial Principles
Regional Spatial Strategy  - Policy DP2 - Promote Sustainable Communities

Unitary Development Plan A10  -  Provision of Car, Cycle, Motorcycle Park
4.	This policy states that there should be adequate provision for disabled drivers, cyclists and motorcyclists, in accordance with the Council’s minimum standards; maximum car parking standards should not be exceeded; and parking facilities should be provided consistent with the provision and maintenance of adequate standards of safety and security.

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

Unitary Development Plan A8  -  Impact of Development on Highway Network
6.	This policy states that development will not be permitted where it would i) have an unacceptable impact upon highway safety ii) cause an unacceptable restriction to the movement of heavy goods vehicles along Abnormal Load Routes.

Unitary Development Plan CH2  -  Dev. Affecting Setting of Listed Buildin
7.	This policy states that development will not be granted that would have an unacceptable impact on the setting of any listed building.

Unitary Development Plan CH3  -  Works Within Conservation Areas
8.	This policy states that work in conservation areas will only be permitted where it would preserve or enhance the character or appearance of the conservation area. Consideration will be given to the extent that the proposal i) retains or improves features that contribute to the character or appearance of the conservation area ii) are of a high standard of design iii) retains mature trees iv) secures environmental improvements and enhancements v) protects views into an out of the conservation area.

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

Unitary Development Plan DES10  -  Design and Crime
10.	This policy states that developments must be designed to discourage crime, antisocial behaviour, and the fear of crime. Development should i) be clearly delineated ii) allow natural surveillance iii) avoid places of concealment iv) encourage activity within public areas.

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

Unitary Development Plan H7  -  Provision of Student Accommodation
12.	This policy states that planning permission will be granted for provision of student residential accommodation where i) there is a proven need; ii) the site is accessible by public transport, walking and cycling iii) there is no unacceptable impact on the amenity of neighbouring occupiers iv) there would not be an unacceptable impact on the character of the area; v) it is compatible with regeneration objectives and other policies in the plan.

Unitary Development Plan H8  -  Open Space Provision with New Housing
13.	This policy states that planning permission will only be granted where there is adequate and appropriate provision for formal and informal open space, and its maintenance over a twenty-year period. Standards to be reached will be based upon policy R2 and guidance contai8ned within Supplementary Planning Documents.

Unitary Development Plan MX1  -  Development in Mixed-use Areas
14.	This policy states that a wide range of uses and activities (housing, offices, tourism, leisure, culture, education, community facilities, retail, infrastructure, knowledge-based employment) are permitted within the identified mixed use areas (Chapel Street East. Chapel Street West, Salford Quays, Ordsall Lane Riverside Corridor).

Unitary Development Plan MX2  -  Chapel Street Frontage
15.	This policy states that development should incorporate active uses at ground floor level, including retail, financial and professional services, food and drink, leisure, non-residential institutions, culture and tourism.

Unitary Development Plan S1  -  Retail  Leisure Dev. in Town Neighbourh.
16.	This policy states that planning permission will only be granted for retail and leisure where it would be of an appropriate scale to the centre; is or can be accessible by a choice of means of transport, walking and cycling; would not give rise to unacceptable levels of traffic congestion or highway safety; make car park facilities, where practicable available to all short stay visitors; be of a high standard of design; would not have an unacceptable impact on environmental quality or residential amenity.

Unitary Development Plan ST1  -  Sustainable Urban Neighbourhoods
17.	This policy states that development will be required to contribute towards the creation and maintenance of sustainable urban neighbourhoods.

Unitary Development Plan ST15  -  Historic Environmental
18.	This policy states that historic and cultural assets that contribute to the character of the city will be preserved and wherever possible and appropriate, enhanced.

Other Material Considerations

Planning Policy Statement PPS1  -  Delivering Sustainable Development
19.	This policy states that planning should facilitate and promote sustainable and inclusive patterns of development through a range of measures that includes ensuring high quality development through good and inclusive design and ensuring that development supports existing communities and contributes and contributes to the creation of safe, sustainable, liveable, and mixed communities with good access to jobs and key services for all members of the community.

Planning Policy Statement PPS4  -  Planning for Sustainable Economic Growth
20.	This policy states that the overarching objective is sustainable economic growth to be achieved by: improving the economic performance of urban and rural areas; reducing the gap in economic growth between regions; promoting regeneration and tackling deprivation; delivering sustainable patterns of development by reducing the need to travel; and promoting the vitality and viability of town and other centres. Local Authorities are encouraged to adopt a positive approach towards planning applications for economic development having regard to a range of impact considerations such as carbon dioxide emissions, accessibility, design and regeneration. Proposals for main town centre uses outside existing centres should undertake a sequential assessment to ensure there are no suitable sites available within existing centres and to consider the impact of their proposals on the vitality and viability of those centres. Applications, which fail either of these tests, should be refused planning permission.

Planning Policy Statement PPS5  -  Planning for the Historic Environment
21.	This policy states the Government’s objectives for the historic environment and the rationale for its conservation. It recognises the unique place the historic environment holds in England’s cultural heritage and the multiple ways its supports and contributes to the economy, society and daily life. The PPS identifies the historic environment as a non-renewable resource; its fragile and finite nature is a particularly important consideration in planning. Conserving this resource for future generations accords with the principles of sustainable development. Tests are identified to ensure that any damage or loss is permitted, against the historic environment is permitted only where it is properly justified.

Supplementary Planning Document  -  Sustainable Design and Construction
22.	This policy document expands on policies in Salford’s Unitary Development Plan to provide additional guidance for planners and developers on the integration of sustainable design and construction measures in new and existing developments.

Supplementary Planning Document  -  Design
23.	This document  reflects the need to design in a way that allows the city to support its population socially and economically, working with and inviting those affected into an inclusive decision making process. Equally, development must contribute to the creation of an environmentally sustainable city supporting the natural environment minimising the effects of, and being more adaptable to, the potential impact of climate change.

Supplementary Planning Document  -  Design and Crime
24.	This policy document contains a number policies used to assess and determine planning applications and is intended as a guide in designing out crime.

Supplementary Planning Document  -  Planning Obligations
25.	This policy document expands on the policies in Salford’s Unitary Development Plan to provide additional guidance on the use of planning obligations within the city. It explains the city council’s overall approach to the use of planning obligations, and sets out detailed advice on the use of obligations in ensuring that developments make an appropriate contribution to: the provision of open space; 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.

Planning Guidance -  Shaping Central Salfords Spaces
26.	The handbook builds on the principles set out in the Salford City Council urban design guide, Shaping Salford and defines the standards for those working with the built environment. This handbook should be used to set a benchmark for public realm improvements across the city. By adopting these standards this guide contributes to creating public spaces that are appealing and become well loved and used spaces at the heart of the community.

Planning Guidance -  Salford Central Development Framework
27.	This Development Framework promotes a comprehensive approach to regenerating Salford Central to ensure that the vision is delivered and that Salford is indeed transformed from the ‘World’s first industrial city to city beautiful’.

Appraisal 

The main planning issues relating to this application are whether the principle of the development is acceptable,  whether the design, scale and massing of the proposal is of sufficiently high quality, whether car parking should be provided, whether open space is appropriately dealt with, whether issues of design and crime are adequately addressed and whether the proposal is acceptable in relation to St Philips Church.

The Principle of Student Accommodation 

The site has previously been developed, is a brownfield site, and planning permission exists for a five storey apartment scheme with retail/commercial uses at ground floor.  The issue of principle is therefore whether student accommodation as opposed to apartments, is acceptable.  

The University of Salford is proposing significant improvements to its main Peel Park campus and one element of this is the provision of a significant amount of accommodation for students on the campus in order to animate the campus, providing activity and life for longer periods during the day.  The City Council supports the University through Policy EHC5 of the UDP.  The reasoned justification for that policy states that the City Council recognises the importance of the University as an educational establishment of more than local significance, and the likelihood that its activity will increasingly be concentrated at the Peel park, Adelphi and Frederick Road campuses.  As set out in the report on application 11/60336/FUL that also appears on this agenda the Universities plans for the future do not include Adelphi campus.  The University considers that it is important for its continuing success that it provides student accommodation on the Peel Park campus.  The University has been informed of these proposals and while no written response has been received I am informed that the University does not object to the proposed development.

The Salford Central Planning Guidance that was adopted by the City Council in March 2008 and the Salford Central Development Framework that was adopted in May 2009 both state that within the historic core of the area (in which this proposed development lies) student accommodation is acceptable.  The Development Framework states that "the tremendous architecture within the Historic Core ensures that this area already has a unique and enticing ambience that will be enhanced through...encouraging development of institutional, educational or cultural facilities together with residential development (including new family accommodation), student accommodation and appropriate commercial developments."  Student accommodation is therefore specifically a use deemed appropriate in this area.

Policy H7 is of particular relevance.  It states that permission will be granted for student accommodation provided that five criteria are met.  These are:
i) there is a proven need for the development;
ii) the development is in a location with very good access by public transport, walking and cycling to local facilities and to the educational establishment that it is designed to serve;
iii) there would be no unacceptable impact on the amenity of the occupiers of neighbouring developments;
iv) the use would not have an unacceptable impact, either in itself or cumulatively, on the character of the area; and
v) the proposal is compatible with wider regeneration objectives, and is consistent with other policies and proposals of the UDP. 

While the applicant has submitted detailed information with regard to student accommodation and the need for additional provision this does not take into account the Universities own proposals to provide up to 2100 new student beds on the Peel Park Campus.  In addition the University sector is in a state of flux given the wider impact on student numbers of tuition fees.  It is therefore not considered that the applicant has adequately demonstrated that there is a proven need for the development.  It is accepted that the proposal satisfies points ii) and iii) of the policy given the lack of existing residential property in the area.  With regard to point iv) it is considered that given that student accommodation is a use specifically identified as being acceptable in this particular area in both the Salford Central Planning Guidance and the Salford Central Development Framework and given that there is no other existing student accommodation building in the area and given that the number of beds is comparatively small at less than 100 then the use would not in itself have an unacceptable impact on the character of the area.  In coming to this conclusion though it is considered that further student accommodation within the area may well have the unacceptable impact on character that is referred to.  Given that the proposal satisfies points ii), iii) and iv) and would result in the development of an existing vacant site adjacent to St Philip's Church and on the important Chapel Street frontage it is considered that the scheme would be compatible with the wider regeneration objectives of the UDP.  With regard to point i), given the uncertainties in the student market, the comparatively small numbers of beds proposed and the lack of objection from the University to the scheme it is considered that despite the fact that it is not considered that the applicant has demonstrated that there is a proven need this should not outweigh the benefits of the proposed development and therefore, it is considered that, on balance, policy H7 is satisfied.
 
English Cities Fund object to the proposed development as the concentration of student accommodation within one building will provide a large, transient population that will change year on year and will be occupied usually for only up to 40 weeks of the year.  The site is prominent and sets a tone in terms of use and character in the approach to St Philips Church and Square, a focus for family housing.  By changing the scale, nature and perception of occupation of the site to 93 students there is a threat to the successful delivery of the wider, comprehensive regeneration of Salford Central and in particular delivery of the planned family housing that adjoins within the areas to the north of the site.

The objection from English Cities Fund also states that the concentration of student accommodation within one building also provides the opportunity for more boisterous and inconsiderate behaviour.  The physical presence and perception of student accommodation can be in itself sufficient deterrent to home owners moving into a neighbourhood and the phenomena of 'studentification' is widely reported.

In response it is considered that the proposed numbers of students is relatively low and that given that student accommodation is specifically supported in this part of central Salford it is unrealistic to believe that it can be provided in anything but a single building.  The propensity for boisterous and inconsiderate behaviour applies just as much to a student flat within a mixed use building containing homes for couples and families just as much as it does in this instance and it is considered that the effect on residents of such unacceptable behaviour would be more keenly felt within a mixed residential development than on a site that is bounded on three sides by roads and on the fourth by existing offices.

It is therefore considered that in principle student accommodation is acceptable.

Design and Setting of the Listed Building / Conservation Area 

The broad scale, massing and siting of the building is the same as the building that has planning permission.  The siting of the building at back of pavement is in accordance with the principles of good urban design and reinstates the previous historic building lines.  There are a number of detailed differences though with regard to the elevations.

English Heritage have given their clear support for the proposed development with regard to its design and effect on St Philip's Church and further have supported the detailed design that has seen the removal of the tower feature in the previously approved scheme.

The use of brick is supported by English Heritage although there is a difference of opinion about whether a buff brick that matches St Philip's Church or a red brick that matches other buildings around the church is the more appropriate.  The positioning and proportions of the windows is appropriate and strikes the right balance between simplicity and repetition of pattern and visual richness and interest on this important corner site

Further information has been submitted that deals with some of the detailed concerns that were raised by English Heritage and it is considered that the proposal has been designed to the necessary high standards as required as a result of its setting and location and by PPS1, policy DES1 and the Design SPD.

Mindful of the comments of English Heritage it is considered the proposal would make a positive contribution to the character of this conservation area and would frame important views of one of the Council’s Grade II* Listed Building with a high quality scheme.  As such I am satisfied that the proposal accords with the policies highlighted above.

Car Parking 

No off street parking is proposed with this development.  Cycle storage for 20 bicycles is provided at ground floor.  The applicant has argued that given the location of the development close to the University but also close to the Regional Centre there is no need for any parking provision.  

English Cities Fund considers that the lack of parking will lead to increased pressure for on-street parking and will be counteractive to the wider masterplan and regeneration objectives for Salford Central.

In response it is considered that there is merit in no parking being provided as opposed to a small number being provided.  Students choosing this accommodation will know that there is no parking provision whereas if say 10 spaces were provided than all students would know that there was a certain amount of parking available.  It is considered that there is a greater prospect of increased pressure on on-street parking if a small number of spaces are provided as the accommodation is more likely to appeal to students who have a car whereas if they know that none is provided then the accommodation will deter students who have access to a car.  The applicant has also pointed out that operators of student accommodation do not encourage car use and that students are typically asked as part of their lease to confirm that they will not bring a car and that they can be in breach of their lease if they do.

Given the intended use for students and the sustainable location on Chapel Street with its excellent access to public transport it is considered that the lack of parking is acceptable.  In addition a condition is attached requiring the applicant to demonstrate how the use of cars will be deterred.  There are no objections on highway grounds to the proposal.

The Retail Element 

The size of the retail element has grown considerably due to the loss of car parking compared with the previously approved scheme.  PPS4 states that a sequential assessment is needed for planning applications for main town centre uses that are not in an existing centre and not in accordance with an up to date development plan.  Given though that the amount of retail/commercial floorspace is just 418sq.m and that the development is located within the MX policy area where retailing is considered acceptable and that permission has already been granted for retail/commercial units at ground floor (albeit of a reduced floorspace) it is considered that the proposals are acceptable in accordance with PPS4. 

Effect on Neighbours 

The development is bounded on three sides on roads and on the fourth by offices.  Beyond those three roads the uses are commercial and religious uses and while the possibility of disruptive behaviour must be acknowledged it is considered that given the relatively small size of the development, the 24 hour management and security presence, the lack of immediate neighbours and the location on the busy Chapel Street there would be no unacceptable detrimental effect on any existing neighbour as a result of the development.

Sustainability 

The applicant has stated that the development will meet the requirements of the BREEAM 'very good' rating.  A condition is attached requiring this.  In addition a condition is attached requiring the submission of a sustainable drainage system for the development that explores the potential for a green roof.  On this basis the development accords with the requirements of the Sustainable Design SPD.

Design and Crime 

The Design for Security team have commented on the application.  There are no objections to the development subject to the recommendations of the Crime Impact Statement being implemented.  A condition is attached to this effect. 

Planning Obligations 

In accordance with policy, the applicant has agreed to make a financial contribution of £106,113 plus 2.5% administration fee in line with the requirements of the Planning Obligations SPD and the Salford Central Planning Guidance.

The Objections Raised by English Cities Fund 

i) the development will potentially harm the comprehensive regeneration of the area - while it is of concern that English Cities Fund are of this opinion it is considered that on balance the benefits of the scheme outweigh any potential harm with regard to the development of sites in the vicinity.

ii) lack of off street parking - this point is addressed above

iii) no acceptable heads of terms has been submitted showing how the development would support the wider regeneration of Salford Central - the applicant has agreed to a financial contribution in line with the Council's SPD.

iv) there is a concern that there could be too much student accommodation brought forward -  this point is addressed above and it is not considered that the current application sets any significant precedent for the reasons outlined above.

v) the existing permission has expired - all conditions on the previous approval were complied with and the applicant informed the City Council that a commencement had been made.  It is accepted that the extent of the works is not great and that the question of whether the previous permission is extant is debatable.  However, the City Council has to date accepted that a commencement was made and it is not considered that there is merit in pursuing the question further.

vi) the level of bicycle storage is insufficient - a specific storage room has been provided that has space for at least 20 bicycles and it is considered that this is sufficient.

vii) lack of servicing for the retail unit - there is sufficient room on street to the rear of the building to cater for the comparatively small servicing requirements for the proposed retail unit.

viii) insufficient detail has been submitted regarding detailed design - further detail has been submitted since the application was registered and it is considered that this, combined with relevent conditions, are sufficient to ensure the appropriate safeguards are imposed with regard to detailed design.

ix) the design is of insufficient design quality - this matter is addressed above and improvements have been made since the application was submitted

x) no evidence of how the commercial use at ground floor fits into the wider regeneration strategy has been submitted - the use of the ground floor for retail purposes has previously been agreed and the active ground floor use will assist the wider regeneration of the area.

Conclusions/Summary 

It is considered that the use of the site for student accommodation is acceptable and that on balance, policy H7 is satisfied.  English Heritage have given their clear support for the development with regard to design and effect on St Philip's Church and have supported the detailed design that has seen the removal of the tower feature in the previously approved scheme.  The lack of car parking is considered acceptable and it is not considered that there would be any unacceptable effect on any neighbours as a result of the development.  It is therefore recommended that permission be granted subject to the following legal agreement and conditions. 

Recommendation 

1) The Strategic Director of Customer and Support Services be authorised to enter into a legal agreement under section 106 of the Town and Country Planning Act to secure the following:
i) open space provision
ii) public realm, infrastructure and heritage provision 
iii) construction training contribution

2) The applicant be informed that the Council is minded to grant planning permission subject to the conditions stated below on completion of such legal agreement;

3) Authority be given for the decision notice relating to the application be issued on completion of the abovementioned legal agreement; and

4) Authority be given to refuse the application if the applicant fails to complete the S106 agreement within three months of the date of this meeting on the grounds that the proposals do not support the aims and objectives of PPS1, the Planning Obligations SPD and the Salford Central Planning Guidance.

Conditions

1.	The development (full element) shall be begun not later than the expiration of three years beginning with the date of this permission.

	Reason: Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990.

2.	The development hereby permitted shall be carried out in accordance with the following approved plans:
	1122/PL/005 - Site Plan
	1122/PL/006 - Proposed Ground Floor
	1122/PL/007 - Proposed First Floor 
	1122/PL/008 - Proposed Second Floor
	1122/PL/009 - Proposed Third Floor
	1122/PL/010 - Proposed Fourth Floor
	1122/PL/011 - Proposed Roof Plan
	1122/PL/012 revision A - Proposed Chapel St Elevation
	1122/PL/013 revision A - Proposed St Philip's Place and Bank St Elevations
	1122/PL/014 - Proposed Courtyard Elevation
	1122/PL/015 - Proposed Sections
	1122/PL/016 - Proposed Sections
	1122/PL/017 revision A - CGI
	1122/PL/018 revision A- CGI
	1122/PL/019 revision A- CGI
	1122/PL/020 - CGI
	1122/PL/021 - Proposed Flat Layout
	1122/PL/022 - Proposed Typical Studio and Disabled Bedroom Layout
	1122/PL/023 - Apartment Conversion Plan
	1122/PL/024 revision A - Proposed Strip Elevation Detail One
	1122/PL/025 revision A - Proposed Strip Elevation Detail Two
	1122/PL/026 revision A - Proposed Strip Elevation Detail Three

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

3.	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 Local Planning Authority.

	Reason: To safeguard the amenity of the future occupants of the development in accordance with policy DES 7 of the City of Salford Unitary Development Plan.

4.	No development shall take place until details of the implementation, adoption, maintenance and management of a sustainable drainage system, including an investigation into the potential to provide a green roof, have been submitted to and approved in writing by the Local Planning Authority. The system shall be implemented and thereafter managed and maintained in accordance with the approved details.  Those details shall include a timetable for its implementation, and a management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by any public body or statutory undertaker, or any other arrangements to secure the effective operation of the sustainable drainage system throughout its lifetime.

	Reason: In the interests of resource conservation and environmental sustainability in accordance with Policy EN22 of the City of Salford Unitary Development Plan and policy SDC1 of the Sustainable Design and Construction Supplementary Planning Guidance and to reduce the risk of flooding from overland flows in accordance with policy EN19 of the City of Salford Unitary Development Plan. 

5.	The security measures outlined in sections 6 and 7 of the Crime Impact Statement shall be implemented in full.

	Reason: To safeguard future residents and to reduce crime in accordance with Policy DES10 of the City of Salford Unitary Development Plan and the Crime and design Supplementary Planning Document

6.	No development shall take place until a mitigation scheme to address air quality within the development has been submitted to, and approved in writing by, the Local Planning Authority.  A verification report shall be submitted for written approval to the Local Planning Authority confirming that all approved measures have been implemented in full prior to the final occupation of the site.  All approved measures shall be retained and maintained thereafter.

	Reason: To safeguard the amenity of the future occupants of the development in accordance with policy DES 7 of the City of Salford Unitary Development Plan.

7.	Prior to the development of the site the developer shall submit to the Local Planning Authority (LPA) for written approval an assessment of road traffic and commercial noise likely to affect the application site.  
	
	Assessment of the noise shall be made in accordance with PPG24 Planning and Noise (September 1994) and BS4142:1997 (or subsequent revisions thereof).  The assessment shall provide details of noise attenuation measures required to ensure that the following standards are attained with respect to residential accommodation on the site as stipulated in BS8233:1999 "Sound insulation and noise reduction for buildings - Code of practice":
	a.	internal noise levels of less than 30 dB LAeq,(8hour) within bedrooms between 23.00 hours and 07.00 hours
	b.	internal noise level of less than 40 dB LAeq,(16hour) within living areas between 07.00 and 23.00 hours
	c.	typical individual noise events not in excess of 45 dB LAmax in bedrooms between 23.00 and 07.00 hours
	d.	external noise levels of less than 55 dB LAeq,(16hour) in gardens, balconies and private communal gardens between 07.00 and 23.00 hours
	
	The use of ventilation measures which obviate the need for future residents to open windows for cooling and rapid ventilation shall be identified and incorporated into the noise assessment report.
	
	The mitigation measures shall be approved in writing by the LPA and installed prior to occupation of the site. Prior to occupation of the site a Site Completion Report shall be submitted to the Local Planning Authority for approval.  The Site Completion Report shall validate that all works undertaken on site were completed in accordance with those agreed by the LPA.

	Reason: To safeguard the amenity of the future occupants of the development in accordance with policy DES 7 of the City of Salford Unitary Development Plan.

8.	The management office shall be manned at all times in accordance with the stated intention contained in section 4.05 of the Design and Access Statement.

	Reason: To safeguard future residents and to reduce crime in accordance with Policy DES10 of the City of Salford Unitary Development Plan and the Crime and design Supplementary Planning Document

9.	The proposed first floor courtyard shall be treated in accordance with a landscape scheme, which shall be submitted to and approved in writing by the Local Planning Authority before development is started.  Such scheme shall include full details of trees and shrubs to be planted, walls, fences, seating, boundary and surface treatment and shall be carried out within 18 months of the commencement of development.  Any trees or shrubs dying within five years of planting shall be replaced with the same species within twelve months.

	Reason: To safeguard the amenity of the future occupants of the development in accordance with policy DES 7 of the City of Salford Unitary Development Plan.

10.	Prior to the commencement of the development hereby approved, samples and details of the materials for all external elevations and the roof (to include bricks, rainscreen cladding, window frames, doors, mortar and brise soleil of the development) shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be carried out using the approved materials.

	Reason: To safeguard the amenity of the Conservation Area in accordance with policy CH5 of the City of Salford Unitary Development Plan.

11.	Prior to the retail unit being brought into use a scheme for the servicing of the unit shall be submitted to and approved in writing by the Local Planning Authority.  Serving shall take place in accordance with the approved details at all times.

	Reason: So as not to interfere with the free flow of traffic along Chapel Street in accordance with policy A8 of the City of Salford Unitary Development Plan.

12.	Prior to the development being brought into use the developer shall submit a scheme for the management of term time arrival and departure with regard to loading and unloading of vehicles.  Such scheme shall also demonstrate how car use by students will be mininised during term time.

	Reason: In the interests of highway safety and the character of the area in accordance with policies A8, CH3 and DES1 of the City of Salford Unitary Development Plan taking into account that the proposed scheme has no on site parking provision.

13.	The development hereby approved shall achieve a post-construction Building Research Establishment Environmental Assessment Method (BREEAM) rating of 'very good' or 'excellent'. A post-construction review certificate shall be submitted to and approved in writing by the Local Planning Authority before any part of the development is first occupied.

	Reason: In the interests of resource conservation and environmental sustainability in accordance with Policy EN22 of the City of Salford Unitary Development Plan.

14.	Prior to commencement of development detailed drawings at a scale of 1:20 of the proposed shop front, corner soffits, windows and cills shall be submitted to and approved in writing by the Local Planning Authority.  The scheme shall be built in accordance with the approved details.

	Reason: To ensure that the detailed design of these elements is ok

Notes to Applicant

1.	If, during any works on site, contamination is suspected or found, or contamination is caused, the Local Planning Authority shall be notified immediately.  Where required, a suitable risk assessment shall be carried out and/or any remedial action shall be carried out in accordance with an agreed process and within agreed timescales in agreement with the Local planning Authority.
2.	The applicant's attention is drawn to the contents of the attached letter from the Environment Agency.
3.	Please note that a separate system of drainage is required for this development.
4.	With regard to condition 7 the applicant should note that passive ventilation systems will not be accepted where the standards within BS8233;1999 would be exceeded with windows open.

http://publicaccess.salford.gov.uk/publicaccess/applicationDetails.do?activeTab=externalDocuments&keyVal=LLBVIBNP5Y000

APPLICATION No:	11/60366/HYB	
APPLICANT:	University Of Salford	
LOCATION:	Peel Park Campus, University Of Salford, Crescent, Salford, , 	
PROPOSAL:	Full planning permission for the carrying out public realm improvement works, improvements to existing pedestrian and vehicular accesses, landscaping and internal pedestrian and highway works. Outline planning permission for the erection of up to 2100 student bedrooms within 3 no. blocks (maximum of 10 storeys above podium) including undercroft car parking	
WARD:	Irwell Riverside	

Background 

The University of Salford is consistently rated as one of the top ten universities in teaching quality and in the top third for research.  It has a turnover of some £180.5m and serves the needs of local and regional industry and commerce assisting over 2,000 organisations and creating more than 1,000 jobs in the region.  The University is also one of the largest employers in the City of Salford and with over 20,000 students its contribution to the local economy is estimated at over £1.2 billion.  Given its reputation, strength and status it is a key player in terms of providing knowledge transfer and expertise for Salford; enhancing the profile of Salford; and providing enhanced skills to the local community.

Given the position of the main campus within Central Salford, the University also plays a major role in the regeneration of Central Salford.

It is considered that the continued delivery of the above benefits to the City of Salford is very much dependent upon the success of the university in growing and developing as an institution.  In order to grow and increase its market share in an increasingly competitive sector, the University recognises that it needs to increase the quality of its 'offer' in all aspects of University life and in particular the 'student experience' including the quality of its teaching and learning facilities, residential and recreational facilities and the wider physical campus environment; all of which are now very important factors for students in deciding where they wish to learn and study.

The University has undertaken a detailed analysis of its layout and built environment which has highlighted a number of issues that include the following:
- academic activities are dispersed over four different sites that are segregated from each other by physical barriers;
- routes between campuses are convoluted and indirect;
- the majority of buildings with the notable exceptions of the Peel and Chapman Buildings and to some extent the Lady Hale Building, lack architectural quality;
- the University has little on-campus student accommodation;
- arrival points lack identity.

In response the University has endorsed a new vision for the next 20 years titled 'Investing in Salford'.  This campus plan sets out the University's vision and strategy for redevelopment and transformation.  One of the key principles is the need to concentrate and consolidate existing University functions onto a single integrated campus.  An early phase of this consolidation programme is the relocation of the academic departments of media, performance and art and design from the Adelphi Campus to the Peel Park Campus, which forms this planning application.

Notwithstanding the location of University student accommodation, much of its stock is no longer attractive to prospective students (and their parents) who are becoming ever more discerning in their choice of accommodation and the type and range of facilities on offer.  Much modern accommodation includes a range of facilities including en-suite bathrooms, wireless internet access, card-code access, modern shared kitchen facilities etc.  The University therefore needs to significantly improve the quality and type of its student accommodation to existing and prospective students to maintain its attractiveness in the market place.  

Members are reminded that an application for a new Arts building (11/30336/FUL) was approved by the Panel in August.

Description of Site and Surrounding Area 

This application relates to the main Peel Park Campus of the University of Salford and the proposals are part of the first phase of a comprehensive redevelopment programme of its Frederick Road and Peel Park campuses to deliver the transformation required in the campus environment in order for the University to remain attractive, vibrant, competitive and maintain its market position as one of the most successful universities in the North West. 

This particular application site extends to approximately 6.4 hectares and comprises existing large scale University buildings including the University Estates office housed in the Myers Building, the Tom Husband Leisure Centre, student welfare offices and catering facilities housed in University House, the Northern Car Park and incidental open space between the buildings.  The application also includes a small part of the City Council owned Peel Park. 

The site slopes from east to west towards the River Irwell and difference in levels between the car park and University House is approximately 4m.  

Peel Park, the first of three public parks to be opened on 22 August 1846 (the others being Queens Park and Philip’s Park in north east Manchester), for the people of Manchester and Salford, paid for by public subscription, borders the site to the east.  To the north the site is bounded by the David Lewis Playing Fields along with intermittent residential properties.  The River Irwell lies to the east and to the west and south the site is bordered by the existing Peel Park Campus.

The Northern Car Park currently acts as a barrier between the playing fields to the north and the park to the south and is bordered by palisade fencing, heavy vegetation and tree cover.

In 2008 Peel Park and the David Lewis Playing Fields were included within an enlarged Crescent Conservation Area.  In addition the boundary of the original Peel Park has been extended over the years and now includes the David Lewis Playing Fields.

Description of Proposal 

It is proposed to erect new student accommodation with associated undercroft car parking, public realm and landscape works and a new public pedestrian route linking the accommodation to the rest of the campus and beyond.  The student accommodation would replace 1,059 beds that are currently provided on the Castle Irwell site and 248 beds that are currently provided in Horlock and Constantine Courts that are due to be demolished to make way for the recently approved Arts building.  These would form the first phase of the new student village.  Phase 2 will provide a further 636 bedrooms and enable the transfer of Matthias and Bramhall Courts onto the campus, completing the University's total withdrawal from the Adelphi area.  Therefore it is envisaged that 1,949 rooms will be removed from the University's existing stock.

The application is submitted as a hybrid with the student accommodation element being in outline (with all matters reserved except access) with the pedestrian route and its associated public realm and landscape works in full detail.  

The outline elements are necessary in respect of the University's procurement arrangements for the student accommodation as it will ultimately be delivered by a third party operator over a series of phases.  It nonetheless provides certainty for the local community, the City Council and the third party developer about the overall form of development (including clearly defined maximum parameters relating to the type and amount of development) while allowing precise details of the scheme, in terms of design, scale, massing and external appearance of the buildings to be established through future subsequent approvals.  The application frames and guides the detailed design of the accommodation via a series of parameter plans that set out the maximum amount of development envisaged for the site including maximum building extent and heights and maximum car parking spaces.  A series of design principles are contained in a Design and Access Statement.

The works to Peel Park are to facilitate the necessary re-grading, landscaping and public realm works proposed to improve the accessibility, safety, character and usability of Peel Park.  They include the provision of a new ramped access into the park and new footpaths around and through the site linking Peel Park to the playing fields beyond.                                        

The parameters plan and illustrative material show that up to 2,018 student bed spaces could be delivered on the site in three zones via two phases with the majority of building heights ranging between one and six storeys with some building heights rising to a maximum of ten storeys.

The application is accompanied by the following documents and reports:-
- Design and Access Statement
- Planning Statement (including Heritage Statement)
- Arboriculture Report
- Site Investigation Assessment
- Topographical Survey
- Utilities Statement
- Foul Sewerage Assessment
- Sustainability Statement
- Crime Prevention Plan
- Flood Risk Assessment
- Statement of Community Involvement

The University considers that a crucial plank in the delivery of the transformation of the University's campus environment is the delivery of on-campus student accommodation.  There are a number of key drivers that underpin this:
- increase animation, vibrancy and improve the campus experience
- the need to increase the quality and range of accommodation on offer; and
- keeping up with the competition.

As identified above, the University at present lacks animation outside teaching times and is largely devoid of activity in the evening and during the weekend.  During those times, support facilities are closed and it is less attractive to be at the campus.  This is partly generated by the lack of on-campus student accommodation with only 255 units (8% of its available stock) being located on the peel park campus in Horlock and Constantine Courts with the remainder being located at Castle Irwell.  The University considers that increased provision of its student accommodation 'offer' on campus will facilitate activity, vitality and vibrancy throughout the campus day and particularly 'after hours'.  It would also increase the viability of ancillary retail, restaurant and cafe space and support longer opening hours of University facilities and support the wider regeneration of the Crescent area.

Site History 

There is no site history of particular relevance to this application.

Publicity

Site Notice: Site notice	Date Displayed: 14 July 2011
Reason: Article 13

Press Advert: Salford Advertiser	Date Published: 23 June 2011
Reason: Article 13 Standard Press Notice

Neighbour Notification 

Letters notifying neighbours of the proposed development have been sent to a total of 280 addresses in the local area.

Representations 

One letter has been received from a resident of Adelphi Court, North George Street objecting to the application on the grounds the student accommodation would annex the park for the University, depriving it from the local community.  The writer also considers that the location of the student accommodation is not a safe one being comparatively isolated from main public transport routes.  Further the writer considers that the students would not be engaged at all with any wider local community from their local community further increasing divisions and widening gaps between the University and the local community.  The writer does though criticise the existing student accommodation on Seaford Road and complains of the disruption that students place on the surrounding environment with little respect for local residents.

Consultations

Design For Security - No objections but the importance of continued consultation on future reserved matters applications is emphasised. 

Main Drainage - No objections. 

Highways - No objections. 

Environment Agency - No objections in principle subject to appropriate conditions regarding flooding and contamination. 

Transport For Greater Manchester - No comments received to date  

Miller Goodall Environmental Services Limited - There are no concerns with regard to noise as the University is relatively self-contained and the application should not impact unduly on surrounding sensitive land uses.  There are no objections with regard to air quality. 

United Utilities - No objections subject to conditions regarding the provision of a sustainable drainage system 

Urban Vision Environment - No objections subject to a condition regarding contamination. 

Planning Policy Framework 

Development Plan Policy

Regional Spatial Strategy  - Policy DP1 - Spatial Principles
Regional Spatial Strategy  - Policy DP5 - Manage Travel Demand
Regional Spatial Strategy  - Policy DP7 - Promote Environmental Quality

Unitary Development Plan A10  -  Provision of Car, Cycle, Motorcycle Park
7.	This policy states that there should be adequate provision for disabled drivers, cyclists and motorcyclists, in accordance with the Council’s minimum standards; maximum car parking standards should not be exceeded; and parking facilities should be provided consistent with the provision and maintenance of adequate standards of safety and security.

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

Unitary Development Plan A8  -  Impact of Development on Highway Network
9.	This policy states that development will not be permitted where it would i) have an unacceptable impact upon highway safety ii) cause an unacceptable restriction to the movement of heavy goods vehicles along Abnormal Load Routes.

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

Unitary Development Plan DES10  -  Design and Crime
11.	This policy states that developments must be designed to discourage crime, antisocial behaviour, and the fear of crime. Development should i) be clearly delineated ii) allow natural surveillance iii) avoid places of concealment iv) encourage activity within public areas.

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

Unitary Development Plan DES3  -  Design of Public Space
13.	This policy states that development should include the provision of public space; designed to have a clear role and purpose which responds to local needs; reflects and enhances the character and identify of the area; is an integral part of and provide appropriate setting and an appropriate scale for the surrounding development; be attractive and safe; connect to establish pedestrian routes and public spaces and minimise and make provision for maintenance requirements.

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

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

Unitary Development Plan EHC5  -  University of Salford
16.	This policy states that development proposals within Peel Park, Adelhpi and Frederick Road campuses will be permitted, provided they i) contribute to the integration with the surrounding area and improve public access; ii) secure public transport, walking and cycling access improvements; iii) retain a mix of uses in the surrounding areas iv) are of high quality design; v) retain a network of open space; vi) contribute towards infrastructure provision vii) are consistent with other policies in the plan.

Unitary Development Plan EN12  -  Important Landscape Features
17.	This policy states that development that would have a detrimental impact on, or result in the loss of, any important landscape feature will not be permitted unless the applicant can clearly demonstrate that the importance of the development plainly outweighs the nature conservation and amenity value of the landscape feature and the design and layout of the development cannot reasonably make provision for the retention of the landscape feature. If the removal of an important existing landscape feature is permitted as part of a development, a replacement of at least equivalent size and quality, or other appropriate compensation, will be required either within the site, or elsewhere within the area.

Unitary Development Plan EN19  -  Flood Risk and Surface Water
18.	This policy states that any application for development that it is considered likely to be at risk of flooding or increase the risk of flooding elsewhere will need to be accompanied by a formal flood risk assessment. It should identify mitigation or other measures to be incorporated into the development or undertaking on other land, which are designed to reduce that risk of flooding to an acceptable level.

Unitary Development Plan EN20  -  River Irwell Flood Control
19.	This policy states that planning permission will not be granted for new development that would prejudice the provision of flood storage basins or associated water channel improvements to be undertaken as part of the River Irwell Flood Control Scheme.

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

Unitary Development Plan H7  -  Provision of Student Accommodation
21.	This policy states that planning permission will be granted for provision of student residential accommodation where i) there is a proven need; ii) the site is accessible by public transport, walking and cycling iii) there is no unacceptable impact on the amenity of neighbouring occupiers iv) there would not be an unacceptable impact on the character of the area; v) it is compatible with regeneration objectives and other policies in the plan.

Unitary Development Plan H8  -  Open Space Provision with New Housing
22.	This policy states that planning permission will only be granted where there is adequate and appropriate provision for formal and informal open space, and its maintenance over a twenty-year period. Standards to be reached will be based upon policy R2 and guidance contai8ned within Supplementary Planning Documents.

Unitary Development Plan CH3  -  Works Within Conservation Areas
23.	This policy states that work in conservation areas will only be permitted where it would preserve or enhance the character or appearance of the conservation area. Consideration will be given to the extent that the proposal i) retains or improves features that contribute to the character or appearance of the conservation area ii) are of a high standard of design iii) retains mature trees iv) secures environmental improvements and enhancements v) protects views into an out of the conservation area.

Other Material Considerations

Planning Policy Guidance PPG13  -  Transport
24.	This policy states that the main objective of the guidance is to promote more sustainable transport choices for both people and for moving freight. It aims to promote accessibility to jobs, shopping, leisure facilities and services by public transport, walking and cycling and reduce the need to travel by car. For retail and leisure policies should seek to promote the vitality and viability of town centres, which should be the preferred locations for new retail and leisure development. Preference should be given first to town centres then edge of centre and then on out of centre sites in locations which are (will be) well served by public transport.

Planning Policy Statement PPS1  -  Delivering Sustainable Development
25.	This policy states that planning should facilitate and promote sustainable and inclusive patterns of development through a range of measures that includes ensuring high quality development through good and inclusive design and ensuring that development supports existing communities and contributes and contributes to the creation of safe, sustainable, liveable, and mixed communities with good access to jobs and key services for all members of the community.

Planning Policy Statement PPS25  -  Development and Flood Risk
26.	This policy states that all forms of flooding and their impact on the natural and built environment are material planning considerations.  The aims of planning policy on development and flood risk are to ensure that flood risk is taken into account at all stages in the planning process to avoid inappropriate development in areas at risk of flooding, and to direct development away from areas at highest risk.  Where new development is, exceptionally, necessary in such areas, policy aims to make it safe without increasing flood risk elsewhere and where possible, reducing flood risk overall.

Planning Policy Statement PPS5  -  Planning for the Historic Environment
27.	This policy states the Government’s objectives for the historic environment and the rationale for its conservation. It recognises the unique place the historic environment holds in England’s cultural heritage and the multiple ways its supports and contributes to the economy, society and daily life. The PPS identifies the historic environment as a non-renewable resource; its fragile and finite nature is a particularly important consideration in planning. Conserving this resource for future generations accords with the principles of sustainable development. Tests are identified to ensure that any damage or loss is permitted, against the historic environment is permitted only where it is properly justified.

Supplementary Planning Document  -  Sustainable Design and Construction
28.	This policy document expands on policies in Salford’s Unitary Development Plan to provide additional guidance for planners and developers on the integration of sustainable design and construction measures in new and existing developments.

Supplementary Planning Document  -  Design
29.	This document  reflects the need to design in a way that allows the city to support its population socially and economically, working with and inviting those affected into an inclusive decision making process. Equally, development must contribute to the creation of an environmentally sustainable city supporting the natural environment minimising the effects of, and being more adaptable to, the potential impact of climate change.

Supplementary Planning Document  -  Design and Crime
30.	This policy document contains a number policies used to assess and determine planning applications and is intended as a guide in designing out crime.

Supplementary Planning Document  -  Trees and Development
31.	The policy document has been prepared to give information to all those involved in the development process about the standard that the Local Planning Authority requires for new development proposals with specific reference to the retention and protection of trees.

Supplementary Planning Document  -  Planning Obligations
32.	This policy document expands on the policies in Salford’s Unitary Development Plan to provide additional guidance on the use of planning obligations within the city. It explains the city council’s overall approach to the use of planning obligations, and sets out detailed advice on the use of obligations in ensuring that developments make an appropriate contribution to: the provision of open space; 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.

Planning Guidance -  Flood Risk amd Development
33.	The overarching aim of the planning guidance is to ensure that new development in areas at risk of flooding in the city, is adequately protected from flooding and that the risks of flooding are not increased elsewhere as a result of new development.

Appraisal 

It is considered that the main issues are whether the principle of the development is acceptable; whether the proposed siting, scale and massing of the proposed student accommodation is acceptable; whether the proposed development has any unacceptable effect on Peel Park or on any residents and whether the proposed development has any impact on the Crescent Conservation Area.

The Principle of the Proposed Development 

The proposed student accommodation represents part of the University’s own plan for improvement that seeks to improve its attractiveness to students and bring greater life and activity to its main campus for a longer period of the day.  The principle of bringing facilities together on the Peel Park Campus is one that is supported and it is agreed that increasing the amount of student accommodation on campus will be of benefit to the University in continuing to attract students and offer them facilities and accommodation of a high standard that are consistent with the University’s status as a key player in enhancing the profile of Salford and benefitting the local economy.

The Siting Scale and Massing of the Student Accommodation 

The application seeks approval for three buildings, block A would be on the site of the Northern Car Park with blocks B and C adjacent on the approximate sites of the three existing buildings that would be demolished.  The maximum number of student bedrooms would be 2100.  The University campus contains buildings of similar heights to those now proposed.  The significant levels of tree cover around the site and in particular within Peel Park mean that the student accommodation will be significantly screened particularly during the summer months.  A range of heights are proposed and the development will not appear as a solid mass but will be broken up and views through the site and through individual blocks will be provided.

It is considered that the siting scale and massing of the proposed development is acceptable in principle.

Design Quality 

This application for the student accommodation is submitted in outline but the Design & Access Statement sets out how the proposal has been developed to fit in with a wider campus masterplan and supports the principles of this working within the constraints and opportunities that this site presents.  The architects have sought to maximise visual and physical permeability to facilitate views across the site and accessibility to the David Lewis Playing Fields and respond sensitively to Peel Park in terms of building form and massing.  At the same time they have sought to deliver high levels of security without compromising relationships with Peel park and with the Playing Fields and have provided active frontages to increase overlooking, activity and vibrancy onto Peel Park.

In particular the relationship between the student accommodation and Peel Park has been considered in detail.  This has resulted in the provision of a haha perimeter boundary adjacent to the park.  The provision of a haha not only provides a secure edge along the accommodation zones but is significantly less visually intrusive that a security fence, which is currently in place around the car park.

Maximum building heights are arranged towards the David Lewis Playing Fields rather than the Park where height would be restricted to six storeys. This aspect of the application is submitted in outline and the appearance of the buildings is subject to future reserved matters applications.  It is considered though that sufficient information is submitted in order to ensure that the student accommodation will be designed to the necessary high standards given its location within the extended Crescent Conservation Area.

The pedestrian link has been subject to consideration through out the pre-application period with regards to uses that bound this space and how the elevations are treated to ensure there is a balance of natural surveillance and visual interest along the route. The uses bounding the space at ground floor (retail, offices, café and workshop) alongside the proposed display windows are now considered to be an acceptable response.

The treatment of the public realm represents a significant improvement on the existing campus landscaping.

It is considered that the proposed development is designed to high standards consistent with the requirements of policy DES1 of the UDP and the Design SPD. 

Effect on Amenity and on Peel Park 

The site lies within the existing University campus and is separated from nearby residential development by the River Irwell, the playing fields and Peel Park.  The closest residential properties are located to the east and are approximately 40m from the proposed closest accommodation block and are screened by significant tree planting.  It is therefore not considered that the proposed development has any significant deterimental effect on the amenity of any neighbours in accordance with policy DES7.

With regard to the wider amenity of Peel Park it is considered that the proposals improve access to the Park and improve overlooking and security.  Currently the Park feels isolated and users can be intimidated by the lack of overlooking and supervision that can be afforded by nearby residential property.

Effect on the Conservation Area 

While Peel Park is not a Registered Park or Garden it is of significance as a heritage asset and as a part of the wider Crescent Conservation Area.  The Park has changed over time though and key features of its original layout have been lost including the removal of all statues with the exception of the stone obelisk erected to mark flood levels.  The Park is also currently underused by the local community and students alike due to a lack of integration, a significant difference in levels, poor overlooking and natural surveillance, lack of footfall and animation and significant safety concerns.

It is considered that the proposals ensure the delivery of high quality public realm and a new contoured access into Peel Park and will therefore contribute towards resolution of the issues identified above and that there would be a positive enhancement of the Park as an important component of the Conservation Area.  The proposals retain the key views within, into and out of the conservation area and increase the amount of public realm bordering the existing Park.   It is considered that the proposals will deliver a high standard of design with associated environmental improvements, enhancements and a wide range of associated benefits to the character and appearance of the Conservation area and to Peel Park itself.

The Crescent Conservation Area was extended in 2008 by the inclusion of Peel Park, the Northern Car Park and the David Lewis Playing Fields.  It is considered that the Northern Car Park currently detracts from the Conservation Area and the setting of the Park.  The new buildings on the site of the car park will be deliberately assimilated into a landscape context that will enhance the existing Park.  The buildings will overlook the park in a similar way to the existing Salford Museum and Art Gallery and University buildings at the southern end of Peel Park and are acceptable in principle.

It is considered that the proposals would enhance the Crescent Conservation area in accordance with policy CH3 and PPS5.

Sustainability 

The proposed development incorporates a range of measures including a Sustainable Drainage System and green roofs that will enable the development to achieve a BREEAM rating of 'excellent'.  These include the following measures:
- green roofs
- water meters
- rain water / storm water retention
- re-use of materials from the demolished buildings
- enhanced wildlife habitats

A condition is attached to this effect and it is therefore considered that the development achieves an appropriate high level of sustainability in accordance with policy EN22 of the UDP and the Sustainable Design and Construction SPD.

Highways 

The application is accompanied by both a Transport Statement and a Travel Plan.

The University operates a free campus bus service operating from 8.15am to 11.15pm, Monday to Friday, during term time that is free to students and staff.  The frequency of the bus service is every 30 minutes.

There are currently 2,501 car parking spaces over 22 car parks across the whole of the University.  As part of the Campus plan the number of car parking spaces will be reduced to approximately 1,800 spaces across just nine car parks.  This is part of the University's strategy to become more sustainable and reduce their carbon footprint.  This will be achieved by reducing reliance on the private car by promoting sustainable alternatives to both staff and students.

It is not envisaged that the proposals will result in any additional traffic that is not already travelling to and from the local area as the proposals largely concern the relocation of existing facilities from the Adelphi Campus to the Peel Park Campus.

Ecology 

The ecological value of the site will be enhanced through the provision of enhanced habitats and an increase in the amount of public realm.

Flooding 

Flooding is appropriately addressed through the provision of semi-basement car parking and through stormwater retention on the site and the provision of a sustainable drainage system.  The Environment Agency has been closely involved and has no objections to the proposed development.

Conclusions/Summary 

The proposed development represents an initial phase of redevelopment within the Peel Park Campus that is consistent with the Campus Plan, which sets out a framework for the future redevelopment and consolidation of the University Estate.  The objective of the Campus Plan is to revitalise and regenerate the University campus, enhancing its attractiveness, improving the student experience in order that the University remains competitive in the Higher education market.  The principle of the development is acceptable and accords with development plan policies as contained within RSS and the City of Salford UDP, supporting development associated with the University, recognising the important role it plays not only within the City of Salford but beyond.  The buildings enhance Peel Park and the extended Crescent Conservation Area. There will be no detrimental effects on any neighbouring occupiers, on the street scene or on any other interest of acknowledged importance.  There are no objections on highway grounds and it is recommended that permission be granted subject to the following conditions.

Recommendation

Approve

1.	The development of the 'full' component of the application shall be begun not later than the expiration of three years beginning with the date of this permission.

	Reason: Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990.

2.	Application for approval of reserved matters for the 'outline' component of the application shall be made not later than the expiration of three years beginning with the date of this permission and the development must be begun not later than the expiration of two years from the final approval of the reserved matters, or, in the case of approval on different dates, the final approval of the last such matter to be approved.

	Reason: The application is for outline permission only and these matters were reserved by the applicant for subsequent approval.

3.	The development hereby permitted shall be carried out in accordance with the approved plans/parameters listed in the submitted schedule of drawings dated 16 May 2011.

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

4.	No development shall be started until all the trees within (or overhanging) the site, with the exception of those trees clearly shown to be felled on the submitted plan, have been surrounded by substantial fences which shall extend to the extreme circumference of the spread of the branches of the trees (or such positions as may be agreed in writing by the Local Planning Authority).  Such fences shall be erected in accordance with a specification to be submitted to and approved in writing by the Local Planning Authority and shall remain until all development is completed and no work, including any form of drainage or storage of materials, earth or topsoil shall take place within the perimeter of such fencing.

	Reason: To safeguard protected trees on the site and to ensure that adequate provision is made for their protection whilst the development is carried out.

5.	No development of any phase shall take place until details of the implementation, adoption, maintenance and management of a sustainable drainage system for that particular phase, including an investigation into the potential to provide a green roof, have been submitted to and approved in writing by the Local Planning Authority. The system shall be implemented and thereafter managed and maintained in accordance with the approved details.  Those details shall include a timetable for its implementation, and a management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by any public body or statutory undertaker, or any other arrangements to secure the effective operation of the sustainable drainage system throughout its lifetime.

	Reason: In the interests of resource conservation and environmental sustainability in accordance with Policy EN22 of the City of Salford Unitary Development Plan and policy SDC1 of the Sustainable Design and Construction Supplementary Planning Guidance and to reduce the risk of flooding from overland flows in accordance with policy EN19 of the City of Salford Unitary Development Plan.

6.	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 prior to first occupation of the development.  The Verification Report shall validate that all remedial works undertaken on site were completed in accordance with those agreed by the LPA.

	Reason: In the interests of public safety in accordance with Planning Policy Statement 23

7.	No development shall commence until such time as details of the existing and proposed development levels have been submitted to and approved in writing by the Local Planning Authority.  The scheme shall include details of the proposed floor and external levels and be fully implemented and subsequently maintained, in accordance with the timing / phasing arrangements embodied within the scheme, or within any other period as may subsequently be agreed in writing by the Local Planning Authority.

	Reason: To reduce the risk of flooding to the proposed development and future users.

8.	Prior to the commencement of development, a scheme detailing the method and timescales of the disposal of Japanese Knotweed shall be submitted to and approved in writing by the Local Planning Authority. The disposal shall be undertaken in accordance with the approved scheme.

	Reason: Japanese Knotweed is an invasive plant, the spread of which is prohibited under the Wildlife and Countryside Act 1981.  Without measures to prevent its spread as a result of the development there would be the risk of an offence being committed and avoidable harm to the environment occuring.

9.	The landscape scheme for the 'full' component of the application hereby approved shall be carried out within 18 months of the commencement of development.  Any trees or shrubs dying within five years of planting shall be replaced with the same species within twelve months.

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

10.	Each phase of the development hereby approved shall achieve a post-construction Building Research Establishment Environmental Assessment Method (BREEAM) rating of 'excellent'. A post-construction review certificate for each particular phase shall be submitted to and approved in writing by the Local Planning Authority before any phase of the development is first occupied.

	Reason: In the interests of resource conservation and environmental sustainability in accordance with Policy EN22 of the City of Salford Unitary Development Plan and policy SDC1 of the Sustainable Design and Construction Supplementary Planning Guidance and to reduce the risk of flooding from overland flows in accordance with policy EN19 of the City of Salford Unitary Development Plan.

11.	Prior to the commencement of development a Phasing Plan shall be submitted to and approved in writing by the Local Planning Authority.  Implementation of the development shall be carried out in accordance with the approved Phasing Plan unless otherwise agreed in writing by the Local Planning Authority.

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

12.	The reserved matters shall be in strict accordance with the Parameters Plans dated 19 April 2011.

	Reason: For the avoidance of doubt and in accordance with policy DES1 of the City of Salford Unitary Development Plan.

http://publicaccess.salford.gov.uk/publicaccess/applicationDetails.do?activeTab=externalDocuments&keyVal=LNNFOQNP00B00

APPLICATION No:	11/60573/REM	
APPLICANT:	Laing O'Rourke Construction North	
LOCATION:	St Patricks Roman Catholic High School And Sports College, Guilford Road, Eccles, M30 7JF, 	
PROPOSAL:	Details of reserved matters for the access, appearance, landscaping, layout and scale in relation to the erection of a replacement 900 place school with associated sports provision, landscaping and car parking pursuant of outline planning application 10/59375/OUT.	
WARD:	Winton	

Description of Site and Surrounding Area 

The proposal site is located within the ward of Winton in the Patricroft area of Eccles.  The site is approximately 7.63 ha in size and is currently occupied by the existing St Patrick’s RC High School and Arts College.  The site is split in two with the main site separated from the school playing fields by the Manchester to Liverpool railway.  To the north of the main site is a public path beyond which is the Liverpool - Manchester railway, to the east of the site is New Lane, to the south Guilford Road and to the west Eccles Rugby Union Club.  

Residential dwellings occupy the areas to the east and south of the site.  The main school buildings, of which there are several currently occupy the areas closest to New Lane and Guilford Road with existing entrances being located off both these streets.  The majority of buildings are single storey with a two-storey building located within the site.  The remaining site area is used for sports provision.  Multi use games areas (MUGA’s) occupy the area directly to the rear of the residential properties on Guilford Road with a grassed sports pitch to the rear of these.  The existing school currently accommodates 900 pupil places.   

Description of Proposal 

Outline planning permission was granted for the erection of a replacement 900 place school with associated sports provision, landscaping and car parking in December 2010.

This application seeks reserved matters consent for details of the access, scale, appearance, layout and landscaping in respect of the erection of a replacement 900 place school with associated sports provision, landscaping and car parking pursuant to the outline planning permission.

The proposed school building would be located in the north-east corner of the site fronting New Lane, car parking would be located along the northern boundary of the site adjacent the public path and to the rear of properties on Guildford Road. The sport field and three Multi use Games Areas (MUGA’s) would continue in their current position to the rear of properties on Guildford Road.

It is proposed to redevelop the existing school in a phased development to ensure the continued education of pupils throughout the development works.

Phase 1 – to demolish a number of existing school buildings and relocate the staff car park to the rear of residential properties on Guilford Road (completed by December 2011)
Phase 2 – Construct the new school building (completed February 2013)
Phase 3 – Demolish remaining original school buildings, start landscaping and form permanent school car park, remove temporary classroom (completion approximately October 2013)
Phase 4 – landscape remaining areas, resurface the MUGA’s and decant

The outline planning permission was granted subject to a number of conditions that influenced the submission of this reserved matters application.  The imposed conditions of relevance are:-

4.	Any application for reserved matters shall be accompanied by a statement of intent relating to a community use scheme for the school building itself and its sporting facilities.

9.	Any application for the approval of reserved matters in relation to layout shall be accompanied by an assessment of the impact of the proposed development on neighbouring sensitive premises. The assessment shall address the potential for noise to occur which may impact upon the amenity of neighbouring sensitive premises both during the construction phase and the operational phase of the proposal. The assessment shall identify fully all control measures which are required to control the impact of noise. All approved measures identified shall be implemented and retained throughout the duration of any works during the construction phase. All approved measures for the operational stage shall be retained and maintained thereafter. No works shall be permitted on site until the control measures have been agreed in writing with the Local Planning Authority. A verification report shall be submitted for written approval to the Local Planning Authority confirming that all measures recommended by the noise report have been implemented in full prior to the final occupation of the site.

11.	Any application for the approval of reserved matters shall be accompanied by a scheme to regulate surface water run-off.  The scheme shall include an assessment of the existing surface water drainage arrangement and system capacity.

12.	Any application for the approval of reserved matters shall be accompanied by a Tree Impact Assessment developed in full accordance with Policy TD1 of the Salford City Council Trees and Development Survey.  The Tree Impact Assessment should be carried out and submitted in accordance with policy TD1 of the Council’s Trees and Development Supplementary Planning Document

13.	Notwithstanding the submitted Site Organisation Diagram the new school building shall be sited on the area marked "Indicative new building area" and shall not exceed 12.5m in height (excluding plant), 75.5m in length and 55m in width unless otherwise agreed in writing by the Local Planning Authority."

15.	Any application for reserved matters shall be accompanied by a Crime Protection Plan the submitted scheme shall seek to achieve Secure By Design Standards.

16.	Any application for reserved matters shall be accompanied by details of the phasing of development, including the continued availability of playing pitches; demolition of existing buildings; and erection of any buildings.

18.	Notwithstanding the details submitted on the Site Organisation Plan and Condition 13 of this planning permission.  The proposed building should be designed to ensure the retention of the Beech Tree indicated as T62 on the plan submitted as part of the Arboricultural Report prepared by JCA Limited referenced 9097/AW unless otherwise agreed in writing with the Local Planning Authority.

A number of documents have been submitted to support the application and in accordance with the above conditions imposed on the outline planning permission.

* Planning Statement
* Design and Access Statement
* Statement of Intent for Community Use
* Surface Water Regulation Scheme
* Crime Protection Plan
* Noise Assessment
* Sustainability Statement of Intent
* Phasing Plan
* Tree Impact Assessment

Site History 

10/59375/OUT - Outline application for the erection of a replacement 900 place school with associated sports provision, landscaping and car parking (approved November 2010)

10/59520/DEEM3 - Retention of a single storey modular building for a period of 3 years – this application was to provide temporary classroom accommodation to enable the proposed development to proceed and was approved in December 2010.

The temporary classrooms have been located on the site to the rear of the properties on Guilford Road.  The classrooms will provide the necessary additional space for the school during the re-development of the site.  The temporary building would be removed upon completion of the development.

Publicity

Site Notice: Site notice	Date Displayed: 27 July 2011
Reason: Article 13

Press Advert: Salford Advertiser	Date Published: 14 July 2011
Reason: Article 13 Standard Press Notice

Neighbour Notification 

A total of 416 local residents were notified of this planning application.

Representations 

No representations have been received in respect of the application publicity.

Consultations

Development Planning Manager Salford Civic Centre - No comments received to date  

Design For Security - no objections in principle but require further detailed information. 

Main Drainage - no objections subject to satisfactory drainage provisions. 

Highways - The measures identified in the Technical Note dated 11/08/11 should be implemented / investigated. 

Environment Agency - As part of this consultation we have reviewed the drainage strategy undertaken by AECOM (25 July 2011 Ref: 60187344_PAT_ACS_DOC_900 Rev B).

We note that surface water from the new impermeable areas is proposed to discharge to the sewer at 15 l/s. This would go beyond the requirements of PPS25 and your own SFRA aims. 

As such we can confirm that we have no objection in principle to the proposed development and no further comments to add to our previous response on the outline application. 

Urban Vision Environment - no further comments to make on this application. 

Transport For Greater Manchester - would have preferred to see an improvement to existing facilities and allow a school pick up / drop off within the school site as per previous comments. 

The Highways Agency - no objection subject to a condition requiring a travel plan.

Condition 5 of the outline planning permission requires the submission of a school travel plan prior to first use. 

United Utilities - no objections in principle. 

The Open Spaces Society - No comments received to date  

Sport England - As the proposal accords with our playing field policy, Sport England does not wish to raise an objection to the application for approval of reserved matters.  

However, I would state that if pitch drainage works / re-turfing is to occur, then further details will need to be supplied in order to discharge conditions imposed on the grant of outline consent.  Sport England would expect a detailed scheme for the improvement of playing field (including drainage), based upon an assessment of the existing playing field quality and including an improvement and maintenance implementation programme, to be submitted for approval.

Condition 3 of the outline application require further information to be submitted prior to first occupation. 

Greater Manchester Ecological Unit - No comments received to date  

Miller Goodall Environmental Services Limited - A noise assessment has been submitted in support of this application which addresses noise from the car park and from fixed plant and equipment.  It is clear that noise from the car park should not have a detrimental impact on adjoining residential property and that fixed plant and equipment can be designed to meet condition 10 of the outline permission.

In conclusion, I have no objection to this application. 

Group Leader  Landscape Design - The submitted landscape strategy is considered acceptable in principle.  However, further details including planting densities will be required to be submitted. 

Planning Policy Framework 

Development Plan Policy

Regional Spatial Strategy  - Policy DP1 - Spatial Principles
Regional Spatial Strategy  - Policy DP2 - Promote Sustainable Communities
Regional Spatial Strategy  - Policy DP4 - Best Use of Existing Resources
Regional Spatial Strategy  - Policy DP7 - Promote Environmental Quality
Regional Spatial Strategy  - Policy DP9 - Reduce Emissions Adapt to Climate Change
Regional Spatial Strategy  - Policy L1 - Health, Sport, Recreation, Culture, Educ

Unitary Development Plan ST1  -  Sustainable Urban Neighbourhoods
5.	This policy states that development will be required to contribute towards the creation and maintenance of sustainable urban neighbourhoods.

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

Unitary Development Plan A5  -  Buses
7.	This policy states that Quality Bus Corridors, bus lanes, guided busways and other bus priority measures will be permitted, where they are consistent with regeneration objectives. Bus priority measures will be introduced on the i) A6/A580 Leigh to Manchester ii) A56 Bury to Manchester iii) A6 through Swinton iv) A666 through Swinton v) A57/B5320 Cadishead to Eccles. The following routes will be investigated in conjunction with GMPTE; i) A575 through Walkden, and B5211 through Worsley, Winton and Patricroft ii) A5063 Trafford Road/Albion Way iii) A576 Pendleton to Cheetham iv) B5229 and B5231 Eccles to Swinton.   

Improvements to the quality of bus services, facilities and associated highway infrastructure will be secured through i) new interchange facilities ii) improvements to existing provision iii) new forms of bus provision. 

New developments are required make adequate provision for access to and the use of buses; development should i) facilitate safe, direct and convenient access to existing bus stops; ii) make good any deficiencies in bus services, facilities or associated highway infrastructure iii) in larger developments make specific provision for new bus stops and other associated infrastructure.

Unitary Development Plan A8  -  Impact of Development on Highway Network
8.	This policy states that development will not be permitted where it would i) have an unacceptable impact upon highway safety ii) cause an unacceptable restriction to the movement of heavy goods vehicles along Abnormal Load Routes.

Unitary Development Plan A10  -  Provision of Car, Cycle, Motorcycle Park
9.	This policy states that there should be adequate provision for disabled drivers, cyclists and motorcyclists, in accordance with the Council’s minimum standards; maximum car parking standards should not be exceeded; and parking facilities should be provided consistent with the provision and maintenance of adequate standards of safety and security.

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

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

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

Unitary Development Plan DES10  -  Design and Crime
13.	This policy states that developments must be designed to discourage crime, antisocial behaviour, and the fear of crime. Development should i) be clearly delineated ii) allow natural surveillance iii) avoid places of concealment iv) encourage activity within public areas.

Unitary Development Plan EHC1  -  Provision, Improvement of Schools, Colle
14.	This policy states that planning permission will be granted for the improvement, replacement or provision of new schools and colleges, provided that the development would i) not have an unacceptable impact on the amenity of neighbouring uses; ii) secure adequate, accessible playing field provision iii) be accessible by a rage of means of transport iv) incorporate disabled access v) not give rise to unacceptable levels of traffic generation, impact on highway safety, parking or servicing; vi) make provision, where possible, for community use of buildings and grounds.

Unitary Development Plan EN17  -  Pollution Control
15.	This policy states that in areas where existing levels of pollution exceed local or national standards, planning permission will only be granted where the development incorporates adequate measures to ensure that there is no unacceptable risk or nuisance to occupiers, and that they are provided with an appropriate and satisfactory level of amenity.

Unitary Development Plan EN19  -  Flood Risk and Surface Water
16.	This policy states that any application for development that it is considered likely to be at risk of flooding or increase the risk of flooding elsewhere will need to be accompanied by a formal flood risk assessment. It should identify mitigation or other measures to be incorporated into the development or undertaking on other land, which are designed to reduce that risk of flooding to an acceptable level.

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

Unitary Development Plan R2  -  Provision of Recreational Land Facilitie
18.	This policy states that planning permission for recreational development will be granted unless the development would have an unacceptable impact on residential amenity, have an unacceptable impact on highway safety, fail to make provision for cyclists, pedestrians and disabled people, have an unacceptable impact on the quiet enjoyment of the countryside, have an unacceptable impact on sites or features or archaeological ecological, geological or landscape value, or have an unacceptable impact on existing recreational facilities. The policy seeks to ensure that all households are within set distances of a range of facilities, and that there is at least 0.73ha of high quality managed sports pitches per 1,000 population, 0.25ha of equipped children’s playspace per 1,000 population, and adequate amenity open space.

Unitary Development Plan ST14  -  Global Environmental
19.	This policy states that development will be required to minimise its impact on the global environment. Major development proposals will be required to demonstrate how they will minimise greenhouse gas emissions.

Other Material Considerations

Planning Policy Guidance PPG13  -  Transport
20.	This policy states that the main objective of the guidance is to promote more sustainable transport choices for both people and for moving freight. It aims to promote accessibility to jobs, shopping, leisure facilities and services by public transport, walking and cycling and reduce the need to travel by car. For retail and leisure policies should seek to promote the vitality and viability of town centres, which should be the preferred locations for new retail and leisure development. Preference should be given first to town centres then edge of centre and then on out of centre sites in locations which are (will be) well served by public transport.

Planning Policy Statement PPS1  -  Delivering Sustainable Development
21.	This policy states that planning should facilitate and promote sustainable and inclusive patterns of development through a range of measures that includes ensuring high quality development through good and inclusive design and ensuring that development supports existing communities and contributes and contributes to the creation of safe, sustainable, liveable, and mixed communities with good access to jobs and key services for all members of the community.

Supplementary Planning Document  -  Design and Crime
22.	This policy document contains a number policies used to assess and determine planning applications and is intended as a guide in designing out crime.

Supplementary Planning Document  -  Trees and Development
23.	The policy document has been prepared to give information to all those involved in the development process about the standard that the Local Planning Authority requires for new development proposals with specific reference to the retention and protection of trees.

Supplementary Planning Document  -  Sustainable Design and Construction
24.	This policy document expands on policies in Salford’s Unitary Development Plan to provide additional guidance for planners and developers on the integration of sustainable design and construction measures in new and existing developments.

Supplementary Planning Document  -  Design
25.	This document  reflects the need to design in a way that allows the city to support its population socially and economically, working with and inviting those affected into an inclusive decision making process. Equally, development must contribute to the creation of an environmentally sustainable city supporting the natural environment minimising the effects of, and being more adaptable to, the potential impact of climate change.

Appraisal 

As members are aware this reserved matter applications has been submitted pursuant to the outline planning permission on the site granted in December 2010 (10/59375/OUT).  Consent is sought for the following reserved matters; access; landscaping; appearance; scale and layout. 

Secretary of State 

In August 2011 the Secretary of State for Communities & Local Government issues a Policy Statement – Planning For Schools Development, this statement supersedes the previous statement of July 2010.  It states:-

The Government believes that the planning system should operate in a positive manner when dealing with proposals for the creation, expansion and alteration of state-funded schools, and that the following principles should apply with immediate effect: 

There should be a presumption in favour of the development of state-funded schools, as expressed in the National Planning Policy Framework. 

Local authorities should give full and thorough consideration to the importance of enabling the development of state-funded schools in their planning decisions. 

Local authorities should make full use of their planning powers to support state-funded schools applications. 

Local authorities should only impose conditions that clearly and demonstrably meet the tests set out in Circular 11/95. Planning conditions should only be those absolutely necessary to making the development acceptable in planning terms. 

Local authorities should ensure that the process for submitting and determining state-funded schools’ applications is as streamlined as possible, 

A refusal of any application for a state-funded school, or the imposition of conditions, will have to be clearly justified by the local planning authority. 

Appeals against any refusals of planning permission for state-funded schools should be treated as a priority. 

Where a local planning authority refuses planning permission for a state-funded school, the Secretary of State will consider carefully whether to recover for his own determination. 

Background to Building Schools for the Future (BSF) Programme in Salford 

This application forms part of the larger BSF programme for Salford.  A 2004 report by Ofsted identified a number of shortcomings in the existing accommodation of the school.  These shortcomings included poor accommodation and inadequate temporary accommodation.  Overall it was found that there was not enough access to or use of ICT in a number of subjects.  The proposed replacement school would have high quality facilities and integrated ICT services.

Principle of the Development

The principle of the redevelopment of this site for a replacement school has been established by the extant outline planning permission (10/59375/OUT), which was granted in December 2010.

Layout, Appearance and Design

The layout of the proposed development is largely similar to the site parameters plan submitted with the outline application.  The proposed school building would have a public frontage to New Lane albeit set back approximately 23m from this boundary.  To the front of the school building would be a landscaped area creating a plaza leading to the main entrance at the front of the building.  To the north of the school building would be an area of car parking for disabled users and visitors.  Staff car parking would be located to the rear of properties on Guilford Road.  The existing sports hall would be retained and located to the rear of the proposed school building.  Associated outdoor sports provision would be retained but upgraded in their existing locations.  Three MUGA’s would occupy the space to the north of Clandon Avenue with sports pitches beyond that. 

The scale and massing of the building was considered throughout the outline planning application stage.  The proposed school building would have a width of 49m with a maximum length of 77m (due to its slightly irregular shape) and a maximum height of 12m excluding plant and machinery.  The majority of the building would be three storeys in height with the northern elevation, which accommodates among other rooms the school hall would be two storeys in height.  The school will be of a mass and scale larger than the existing adjacent dwellings in the near proximity, but will be slightly lower in height than the sports hall already located on the site. 

The amount of the development proposed is based on national guidelines set out in DfES Building Bulletin 98 that provides design and area guidelines for secondary schools.  These standards dictate that the gross building accommodation requirements for the proposed school are approximately 7006m2 excluding the existing sports hall.  The teaching spaces would be contained within the three storey elements of the building.  The two storey element would accommodate a double height space for the school hall.  In the centre of the building just beyond the main front entrance would be a double height atrium which runs the full length of the building (front to back).  This space will be used as the main dining and social space.  The layout of the building clearly defines the areas likely to be opened up to the community and more private areas to be used solely by the school.

The building would be treated with three main materials. Reconstituted stone as a base material in pale grey at upper floors and graphite grey at the ground floor; infill panels comprising compressed laminate cladding panels and regular window openings will help bring some depth to the elevation.   The main entrance is accentuated using a green cladding panel; this also signifies the placement of the chapel at first floor within the elevation. The composition of the elevations is considered appropriate for the location and the details of the elevations are considered to help break up the scale and mass appropriately.

It is therefore considered subject to a condition requiring the submission of proposed materials that the scale and appearance of the development is considered acceptable.

Landscaping

There are a number of existing trees within the school grounds.  It is proposed to remove five trees due to their condition and a further twelve trees to accommodate the proposed development.  A tree Impact assessment accompanied this current application as required by Condition 12 of the outline planning permission.  In addition to this condition a further condition was attached to the outline planning permission requiring that the siting and design of the school should ensure the retention of a large beech tree (T62) located along the northern boundary of the site.  The council’s arboricultural consultant has been consulted on this application and is of the opinion that the majority of the trees on the site would not be worthy of retention with the exception of the beech tree (T62).  The proposed development has been designed to ensure the retention of this tree and a method statement was submitted with the application demonstrating how the beech tree would be protected throughout the construction phase.  It will be necessary to crown lift and crown thin the beech tree in order to accommodate the school building.  In this regard and subject to conditions requiring protective fencing to be erected around the beech tree the proposal is considered acceptable.

The submitted landscape masterplan incorporates a plaza to the front of the building providing an attractive entrance to the building, but also an area of public space that will be open during the day. This space will help to accommodate the arrival and departure of pupils from the school within the site boundaries. The space is dressed with both hard and soft landscaping and will provide a good civic setting for the building within the existing streetscene. Further areas are provided across the site for the students, for both social activities and learning.  

In terms of boundary fencing it is proposed to retain the existing boundary fencing. 

Overall the landscape strategy is considered acceptable, however, full details of planting densities and species have not yet been submitted.  Given the clear advice in the recently published Planning Statement regarding the submission of information and the use of conditions which “should only be those absolutely necessary to making the development acceptable” as such it is not proposed to request any further information in this regard.

Access, Car Parking Provision and Impact on the Highway

The main vehicular access to the staff car park would be from Guilford Road, similar to the existing situation.  In addition a cycle access and pedestrian access would also be located on Guilford Road.  A secondary vehicular access would be located on New Lane with access to the visitors / disabled car parking and service area.  The main pupil pedestrian access would also be located on New Lane, similar to the existing arrangement.  The Council’s highways engineer has been consulted along with the Highways Agency both of which have no objections on highway safety grounds.

Transport for Greater Manchester have commented that an opportunity has been missed to allow bus drop off and pick up within the school site.  There are currently bus stops located on New Lane.  This situation will not change with the current proposal.  Given that the proposed bus drop off and pick up will be no worse than currently exists and in light of the recent Secretary of State Policy Statement the proposal is considered to be acceptable. 

A total of 69 car parking spaces would be provided within the site.  Of these 7 would be disabled parking bays (10% of overall) exceeding the minimum standard of 6% as set out in the UDP.  The applicants should be providing approximately 98 cycle (90 for pupils plus 1 per 10 staff (81 equivalent full time staff) cycle spaces to accord with Policy A10.  The site could accommodate this number of cycle spaces. The exact locations are not yet known as such the following condition is recommended: “Prior to first occupation the cycle parking provision should provided for 98 cycles.”

Off-site Highway Works

The applicant has submitted an assessment of the proposed development on the existing highways network surrounding the site suggesting a range of off-site highway improvement works that could be implemented to address traffic congestion and associated highways safety concerns generated by the development.  Given the proposals are for the redevelopment of the school on the same site and for the same number pupils, suggested measures are limited to the introduction of school zig-zag markings around both the New Lane and Guilford Road access points, the potential introduction of a residents only parking scheme and the possible introduction of school crossing patrols.  
 
The assessment notes that the existing highways infrastructure around the site already mitigate traffic and highway safety issues arising from the presence of a school on the site. These include the existing school bus lay-by on the New Lane frontage, public service bus stops in close proximity to the school on New Lane and Worsley Road and existing double yellow lines on Worsley Road and at the majority of junctions along New Lane within the immediate vicinity of the school.
 
The assessment has been reviewed by the Council's highways engineers who support the assessment's findings stating that the suggested measures should be the subject of further, detailed investigation and implemented wherever possible.  The preparation of a detailed package of off-site highways works should involve the local highway authority, the school and where appropriate local residents as part of the school travel plan process.   Condition 5 of the outline permission already requires the submission, approval and implementation of a new school travel plan.  It is therefore recommended that a condition be attached to any reserved matters consent requiring the submission, approval and the timely implementation of a detailed package of off-site highways works in accordance with UDP Policies A8 and EHC1.  This mirrors the approach taken at earlier BSF schools - Walkden High School and Irlam and Cadishead College.

Impact on the Amenity of Neighbouring Occupiers

The proposed school building would be located a minimum of 31m from any residential dwellings.  The school building would not be sited directly in front of or to the side of any residential dwellings.  This would be further away from the residential properties than the existing school buildings.  It is not considered that the proposed school building would give any rise to further loss of privacy or overlooking than the existing school in accordance with the above policy.  
Crime Prevention 

A Crime Impact Statement has been submitted in support of the application.  The statement details the site security through the construction and operational phases of the building.  In the main the document clearly sets out the security measures including the use of CCTV, how the public and private parts of the school will be managed; specification for perimeter doors and windows.   In some instances the statement talks in general terms using language such as “and where appropriate”. The Greater Manchester Police Design for Security has reviewed the proposal and has no objections in principle but recommends a condition requiring additional precise information to be submitted.  Given the clear advice in the recently published Planning Statement regarding the submission of information and the use of conditions which “should only be those absolutely necessary to making the development acceptable” the information submitted with the application is considered to be acceptable and a condition is recommended to ensure that the security measures identified are implemented.

Recreation Provision and Community Use

The site would accommodate three multi use games areas (MUGA), a sports hall, external play areas and would upgrade the existing sports pitch.

An existing fenced three court MUGA would be replaced by a larger three court MUGA marked for netball and football.  A new macadam surface would be laid and the MUGA would be enclosed by a 3m high fence.

In terms of the grass area of on-site playing field, this would remain relatively unaffected by the proposals.  The off site pitches used by the school would also be unaffected by the scheme.  The supporting planning statement refers to drainage works and the laying of new turf to improve the on-site pitches.  However, no further information is provided.

A statement of intent confirms that internal and external sports facilities would be made available for community use during the evenings and at the weekends, and would be managed by Salford Community Leisure.  Condition 6 of the outline planning permission requires a community use scheme to be submitted prior to first occupation.

The application has been considered against Sport England’s playing fields policy, and paragraph 15 of PPG 17. The aim of the playing fields policy is to ensure that there is an adequate supply of quality pitches to satisfy the current and estimated future demand for pitch sports within the area.  The policy seeks to protect all parts of the playing field from development and not just those which, for the time being, are laid out as pitches.  

Sport England have no objections to the proposal but re-iterate the need to submit further detailed information in terms of a playing field strategy and details of any proposed upgrades to the existing sports pitch which can be conditioned.

Pollution control

Noise

It is proposed that there will be informal community use of the school and that the school will operate outside traditional hours.  The hours proposed for community use are 18.00 to 22.00 Monday to Friday and 09.00 to 20.00 on Saturdays and Sundays.  The community use will potentially be managed by Salford Community Leisure who will manage the internal sports hall (existing sports hall to be retained), external sports and all weather pitches and possible the dance and drama studios.

MUGAS are proposed but that these will be largely within their existing positions.  No floodlighting of the MUGAs is proposed and so their use will be limited.

A noise assessment has been submitted in support of this application which addresses noise from the car park and from fixed plant and equipment.  It is clear that noise from the car park should not have a detrimental impact on adjoining residential property and that fixed plant and equipment can be designed to meet condition 10 of the outline permission.  In addition Condition 7 of the outline planning application requires the submission of a Considerate Contractors Scheme, including a Construction Environmental Management Plan prior to commencement of development.

Air Quality

An air quality assessment was submitted and appraised at the outline planning applications stage, the proposal was considered acceptable in this regard.

Sustainability  

RSS policy DP9 relates to reducing emissions and adapting to climate change and states that proposals should contribute to these aims through a range of measures.

Condition 8 of the outline planning permission states:-

“The development hereby approved shall achieve a post-construction Building Research Establishment Environmental Assessment Method (BREEAM) Schools rating of 'very good' or 'excellent', unless otherwise agreed in writing by the local planning authority. A post-construction review certificate shall be submitted to and approved in writing by the local planning authority before any of the buildings hereby approved are first occupied, unless otherwise agreed in writing.”

As such and subject the achievement of the above condition the proposed development is considered acceptable in this regard. 

Surface Water and Flood Risk

The issue of flood risk and surface water drainage was explored and assessed as part of the outline planning application process resulting in the imposition of condition 11 requiring the submission of details surface water regulation as part of the reserved matters application. The surface water drainage scheme is based on sustainable urban drainage solutions (SUDS) comprising the introduction of permeable paving to the new car parking area, the incorporation of underground attenuation tanks and the introduction of retention ponds set into the landscape. This solution has been reviewed and found acceptable by the Environment Agency. 

The Environment Agency note that surface water from the new impermeable areas is proposed to discharge to the sewer at 15 l/s. This would go beyond the requirements of PPS25 and your own SFRA aims. Any further comments received from United Utilities or the drainage engineer will be reported to the Panel.

Conclusions

In conclusion, it is considered that the principle, layout, scale, and design of the development is acceptable and that there will be no unacceptable impacts with respect to amenity and highway safety. In addition the scheme would have significant benefits for the wider community. Approval is therefore recommended.

http://publicaccess.salford.gov.uk/publicaccess/applicationDetails.do?activeTab=externalDocuments&keyVal=LNNG5ENP00B00

APPLICATION No:	11/60574/REM	
APPLICANT:	Laing O'Rourke Construction North	
LOCATION:	Land Rear Of Manchester Road, And Ash Drive, Swinton, Wardley, , 	
PROPOSAL:	Details of reserved matters for the access, appearance, landscaping, layout and scale in relation to  the erection of a 750 place secondary school and 250 place sixth form college with associated sports provision, parking, access and landscaping pursuant of outline planning application 10/59642/OUT	
WARD:	Swinton North	

Description of Site and Surrounding Area 

The proposal site is situated in the ward of Swinton North, it is sized at approx 8.94ha and forms part of the Greater Manchester Green Belt.  To the south the site is bound by Manchester Road, to the east by residential properties on Grasmere Avenue, Mardale Avenue and Ash Drive.  To the north are Wardley Grange Farm and a further residential property with Wardley Moss beyond.  To the west is a highway which accesses Wardley Grange Farm beyond which is grassland and the M60 motorway.  On site can be seen the floorslabs of the now demolished former Wardley Campus of Salford College (previously Wardley Grammar School), some areas of hardstanding and the college playing fields.  The rest of the site is laid to grass.  The site is adjoined by residential dwellings to the east.  Areas of grazing land form the western and northern boundaries to the site.  The site slopes gently from north-west to south-east with a more pronounced change in levels approximately half way up the site.  

Background and Description of Proposal 

Outline planning permission was granted for the erection of a 750 place secondary school and 250 place sixth form college with associated sports provision, parking, access and landscaping all matters reserved in May 2011 following a referral to the Secretary of State.

This application seeks reserved matters consent for details of the access, scale, appearance, layout and landscaping in respect of the erection of a 750 place secondary school and 250 place sixth form college with associated sports provision, parking, access and landscaping pursuant to outline planning permission 10/59642/OUT.

The outline planning permission was granted subject to a number of conditions that influenced the submission of this reserved matters application.  The imposed conditions of relevance are:-

3.	Any application for the approval of reserved matters shall be accompanied by a scheme for the provision and layout of the playing field including both summer and winter layout and other indoor and outdoor sports provision within the application site and shall include:
	
1.	the siting, dimensions and purpose of each sports pitch and external sports facility to be provided within or in association with the development;
2.	indoor sports provision to be made within or in association with the development to meet Sport England technical design guidance notes;
3.	A scheme for the management of the sports provision to be made within or in association with the development, including provision to be made for the use by other organisations/individuals within the local community
4.	The new sports facilities shall be designed in accordance with Sport England Technical Guidance Notes
5.	A phasing plan for the delivery of sports provision in accordance with condition 4.

Development shall not commence on site until the scheme has been approved in writing by the Local Planning Authority (LPA). The development shall be implemented in full in accordance with the approved scheme unless otherwise agreed in writing by the LPA.

4.	Any application for reserved matters shall be accompanied by a statement of intent relating to a community use scheme for the school building itself and its sporting facilities.

9.	Any application for the approval of reserved matters in relation to layout shall be accompanied by an assessment of the impact of the proposed development on neighbouring sensitive premises. The assessment shall address the potential for noise to occur which may impact upon the amenity of neighbouring sensitive premises both during the construction phase and the operational phase of the proposal (including the assessment of external recreation areas and proposed boiler plant). The assessment shall identify fully all control measures which are required to control the impact of noise. All approved measures identified shall be implemented and retained throughout the duration of any works during the construction phase. All approved measures for the operational stage shall be retained and maintained thereafter. No works shall be permitted on site until the control measures have been agreed in writing with the Local Planning Authority. A verification report shall be submitted for written approval to the Local Planning Authority confirming that all measures recommended by the noise report have been implemented in full prior to the final occupation of the site.

12.	Notwithstanding the submitted Site Parameters Plan the new school building shall be sited on the area marked "Proposed Build area" and shall not exceed 13m in height (excluding plant), 88m in depth and 80m in width unless otherwise agreed in writing by the Local Planning Authority.

14.	Any application for reserved matters shall be accompanied by a Crime Protection Plan the submitted scheme shall seek to achieve Secure By Design Standards.

This application proposes a part two / part three storey school building located to the rear of properties on Ash Drive.  Associated sports provision including a full size football pitch, 2 junior pitches, a rugby pitch, athletics track and field provision, illuminated all-weather pitch and 2 multi use games areas (MUGA’s).  The recreation provision would be sited around the school building and adjacent to Manchester Road.  The proposed staff car part would be accessed from Manchester Road with the car parking located adjacent to properties on Wardley Hall Court and Grasmere Avenue with disabled access and service area accessed from Ash Drive.

A number of documents have been submitted to support the application and in accordance with the above conditions imposed on the outline planning permission.

* Planning Statement
* Design and Access Statement
* Statement of Intent for Community Use
* Scheme for the provision of recreation facilities
* Crime Protection Plan
* Noise Assessment

Site History 

Outline planning permission was granted for the erection of a 750 place secondary school and 250 place sixth form college with associated sports provision, parking, access and landscaping all matters reserved in May 2011 following a referral to the Secretary of State. (10/59642/OUT).

The proposals constituted ‘inappropriate Green Belt development’ comprising the provision of a building with a floor space greater than 1,000 square meters, therefore, the Secretary of State was consulted on the planning application prior to the grant of planning permission in accordance with the Town and Country Planning (Consultation) (England) Direction 2009.

The Secretary of State for Communities and Local Government considered:-

"Having carefully considered these and other relevant planning issues raised by the proposal, and having regard to this policy on call in the Secretary of State has concluded on balance that intervention would not be justified as there is not significant conflict with national planning policies on the above matters, or any other sufficient reason, to warrant calling in the application for his own determination."

Publicity

Site Notice: Site notice			Date Displayed: 27 July 2011
Reason: Article 13

Press Advert: Salford Advertiser	Date Published: 14 July 2011
Reason: Article 13 Standard Press Notice

Neighbour Notification 

A total of 462 local residents were notified of this planning application, and subsequent amendments made during the course of the application process.

Representations 

11 letters of objection have been received from neighbouring occupiers and letters from Wardley Residents Association.  The following issues have been raised an summarised:-

- increase in litter in the area;
- impact of the proposal on wildlife;
- increase of noise and gangs in the area;
- development on green belt;
- location of proposed school so close to St Georges;
- the proposal will only benefit catholic children and not the majority of children in the area;
- increase in traffic;

The above concerns relate to the principle of the development on the site which was assessed and considered acceptable at the outline planning application stage.

- access from the A6 (Manchester Road) is not practical due to existing speed limits and the road being busy;
- access should be from A6 as the volume of traffic on Ash Drive is tremendous;
- there should not be any vehicular access from Ash Drive;
- location of access on Manchester Road will be dangerous for students;
- possible roundabout at the end of Holloway Drive would be madness;
- not enough proposed parking within the site;

The above concerns relating to traffic and parking are considered in the Access, Car Parking Provision and Impact on the Highway section of this report.

the Continuous Flight Auger piling technique should be used to reduce impact on neighbouring occupiers;
community use of the site during evenings and weekend and impact on Ash Drive;
boundary fencing should be dealt with before planning permission is granted and not as a condition;
hours of use of the floodlighting and impact on neighbouring occupiers;

The above concerns are addressed in the Amenity and Neighbouring Residents section of this report.

- proposed 1m high bund adjacent to neighbouring properties will encourage students to peer into neighbouring gardens;

The proposed bunds have been removed as discussed in the Landscaping section of this report. 

Wardley Residents Group request that the decision is deferred until the issues are addressed;

The issues above concerns have been addressed throughout this report.

Consultations

Health and Safety Executive - do not advise against. 

Design For Security - no objections in principle but require further detailed information. 

Main Drainage - no objections subject to satisfactory drainage provision. 

Highways - The measures identified in the Technical Note dated 11/08/11 are acceptable and should be implemented / investigated, with the exception of the proposed pedestrian refuges in the vicinity of the entrance, one of these should be  a traffic signal controlled pedestrian facility with a staggered crossing, as per Maurice's original comments. The position of the school bus drop off and any measures required are yet to be agreed, if located on the A6 a bus lay by will be required. The developer will be required to enter into a S278 agreement with the Highway Authority. 

Environment Agency - We have no objection in principle to the proposed development and no further comments to add to our previous consultation response dated 8 December 2010 to the outline planning application (Your ref: 10/59642/OUT). 

Greater Manchester Archaeological Unit - Having consulted our records GMAU is satisfied that the development poses no threat to any heritage assets, potential or known, of archaeological interest. On this basis GMAU has no objection and considers there is no need to impose archaeological requirements upon the development. 

Greater Manchester Ecology Unit - No comments received to date  

Urban Vision Environment - no additional comments to make on this application. 

Miller Goodall Environmental Services Limited - In conclusion, I have no objection to the current application. However, more detail is required before Condition 16 is met. In respect of noise from the construction phase of the proposal the recommendations of the Aecom report should be incorporated in a Construction Environmental Management Plan. I am satisfied that Condition 9 can be met subject to the submission of the required verification report and that Condition 10 can be met providing the plant is designed to specific noise limits.

Transport For Greater Manchester - would have preferred to see a school pick up / drop off within the school site as per previous comments.  there may be a requirement for an additional school bus service. 

The Highways Agency - no objection subject to a condition requiring a travel plan.

Condition 5 of the outline planning permission requires the submission of a school travel plan prior to first use. 

United Utilities - no objection subject to a condition requiring details of surface water drainage.

Condition 11 of the outline planning permission requires the submission of surface water drainage. 

Sport England - The details provided for reserved matters show that the proposed scheme could result in a significant level of investment into indoor and outdoor sports provision at this site. In terms of the grassed area of playing field, the proposed layout does show that some areas would be lost to the development (eg access from A6 and parking area).  However, the proposed scheme would also convert some other land to the north west of the former school buildings into a useable area of playing field.  

Taking all the above into account, I am satisfied that the information submitted for reserved matters approval indicates that the scheme represents one of the specific circumstances in which Sport England will not raise an objection to a development proposal affecting a playing field.  

In order to discharge condition 3 on the decision notice for the outline consent, Sport England would expect confirmation of the chosen surface and pile length and an indication that this is acceptable to the relevant national governing bodies.

National Grid Company P L C - No comments received to date  

Sustainable Regeneration Directorate - No comments received to date  

National Grid Company P L C - No comments received to date  

Group Leader  Landscape Design - The submitted landscape strategy is considered acceptable in principle.  However further details including planting densities will be required to be submitted. 

National Grid Company P L C - No comments received to date  

Planning Policy Framework 

Development Plan Policy

Regional Spatial Strategy  - Policy DP1 - Spatial Principles
Regional Spatial Strategy  - Policy DP2 - Promote Sustainable Communities
Regional Spatial Strategy  - Policy DP4 - Best Use of Existing Resources
Regional Spatial Strategy  - Policy L1 - Health, Sport, Recreation, Culture, Educ

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

Unitary Development Plan ST1  -  Sustainable Urban Neighbourhoods
This policy states that development will be required to contribute towards the creation and maintenance of sustainable urban neighbourhoods.

Unitary Development Plan EHC1  -  Provision, Improvement of Schools, Colle
This policy states that planning permission will be granted for the improvement, replacement or provision of new schools and colleges, provided that the development would i) not have an unacceptable impact on the amenity of neighbouring uses; ii) secure adequate, accessible playing field provision iii) be accessible by a rage of means of transport iv) incorporate disabled access v) not give rise to unacceptable levels of traffic generation, impact on highway safety, parking or servicing; vi) make provision, where possible, for community use of buildings and grounds.

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

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

Unitary Development Plan A10  -  Provision of Car, Cycle, Motorcycle Park
This policy states that there should be adequate provision for disabled drivers, cyclists and motorcyclists, in accordance with the Council’s minimum standards; maximum car parking standards should not be exceeded; and parking facilities should be provided consistent with the provision and maintenance of adequate standards of safety and security.

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

Unitary Development Plan A8  -  Impact of Development on Highway Network
This policy states that development will not be permitted where it would i) have an unacceptable impact upon highway safety ii) cause an unacceptable restriction to the movement of heavy goods vehicles along Abnormal Load Routes.

Unitary Development Plan R2  -  Provision of Recreational Land Facilitie
This policy states that planning permission for recreational development will be granted unless the development would have an unacceptable impact on residential amenity, have an unacceptable impact on highway safety, fail to make provision for cyclists, pedestrians and disabled people, have an unacceptable impact on the quiet enjoyment of the countryside, have an unacceptable impact on sites or features or archaeological ecological, geological or landscape value, or have an unacceptable impact on existing recreational facilities. The policy seeks to ensure that all households are within set distances of a range of facilities, and that there is at least 0.73ha of high quality managed sports pitches per 1,000 population, 0.25ha of equipped children’s playspace per 1,000 population, and adequate amenity open space.

Unitary Development Plan EN17  -  Pollution Control
This policy states that in areas where existing levels of pollution exceed local or national standards, planning permission will only be granted where the development incorporates adequate measures to ensure that there is no unacceptable risk or nuisance to occupiers, and that they are provided with an appropriate and satisfactory level of amenity.

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

Unitary Development Plan EN12  -  Important Landscape Features
This policy states that development that would have a detrimental impact on, or result in the loss of, any important landscape feature will not be permitted unless the applicant can clearly demonstrate that the importance of the development plainly outweighs the nature conservation and amenity value of the landscape feature and the design and layout of the development cannot reasonably make provision for the retention of the landscape feature. If the removal of an important existing landscape feature is permitted as part of a development, a replacement of at least equivalent size and quality, or other appropriate compensation, will be required either within the site, or elsewhere within the area.

Unitary Development Plan PPG2  -  Green Belts
This policy states that the fundamental aim of Green Belt policy is to prevent urban sprawl by keeping land permanently open. There are five purposes of including land in Green Belts: to check the unrestricted sprawl of large built-up areas; to prevent neighbouring towns from merging into one another; to assist in safeguarding the countryside from encroachment; to preserve the setting and special character of historic towns; and to assist in urban regeneration, by encouraging the recycling of derelict and other urban land.

Unitary Development Plan PPG13  -  Transport
This policy states that the main objective of the guidance is to promote more sustainable transport choices for both people and for moving freight. It aims to promote accessibility to jobs, shopping, leisure facilities and services by public transport, walking and cycling and reduce the need to travel by car. For retail and leisure policies should seek to promote the vitality and viability of town centres, which should be the preferred locations for new retail and leisure development. Preference should be given first to town centres then edge of centre and then on out of centre sites in locations which are (will be) well served by public transport.

Unitary Development Plan PPG17  -  Sport and recreation
This policy states and reinforces the Governments objective to promote accessibility to good quality sports and recreational facilities, highlighting the potential for such facilities to provide opportunities for social inclusion and community cohesion. PPG17 requires local planning authorities to give very careful consideration to any planning application that involves development on playing fields, recognising that development on playing fields can be permissible where replacement provision is made.

Other Material Considerations

Supplementary Planning Document  -  Sustainable Design and Construction
This policy document expands on policies in Salford’s Unitary Development Plan to provide additional guidance for planners and developers on the integration of sustainable design and construction measures in new and existing developments.

Supplementary Planning Document  -  Design
This document  reflects the need to design in a way that allows the city to support its population socially and economically, working with and inviting those affected into an inclusive decision making process. Equally, development must contribute to the creation of an environmentally sustainable city supporting the natural environment minimising the effects of, and being more adaptable to, the potential impact of climate change.

Supplementary Planning Document  -  Design and Crime
This policy document contains a number policies used to assess and determine planning applications and is intended as a guide in designing out crime.

Supplementary Planning Document  -  Nature Conservation and Biodiversity
This policy document expands on the policies of the Unitary Development Plan relating to the issues of nature conservation and biodiversity, and seeks to ensure that all stakeholders have a clear understanding of how those policies should be implemented and their desired outcome.

Supplementary Planning Document  -  Design and Crime
This policy document contains a number policies used to assess and determine planning applications and is intended as a guide in designing out crime.

Supplementary Planning Document  -  Trees and Development
The policy document has been prepared to give information to all those involved in the development process about the standard that the Local Planning Authority requires for new development proposals with specific reference to the retention and protection of trees.

Appraisal 

As members are aware this reserved matter applications has been submitted pursuant to the outline planning permission on the site granted in May 2011 (10/59642/OUT).  Consent is sought for the following reserved matters; access; landscaping; appearance; scale and layout. 

Secretary of State 

In August 2011 the Secretary of State for Communities & Local Government issues a Policy Statement – Planning For Schools Development.  This statement supersedes the previous statement of July 2010.  It states:-

The Government believes that the planning system should operate in a positive manner when dealing with proposals for the creation, expansion and alteration of state-funded schools, and that the following principles should apply with immediate effect: 

There should be a presumption in favour of the development of state-funded schools, as expressed in the National Planning Policy Framework. 

Local authorities should give full and thorough consideration to the importance of enabling the development of state-funded schools in their planning decisions. 

Local authorities should make full use of their planning powers to support state-funded schools applications. 

Local authorities should only impose conditions that clearly and demonstrably meet the tests set out in Circular 11/95. Planning conditions should only be those absolutely necessary to making the development acceptable in planning terms. 

Local authorities should ensure that the process for submitting and determining state-funded schools’ applications is as streamlined as possible, 

A refusal of any application for a state-funded school, or the imposition of conditions, will have to be clearly justified by the local planning authority.

Given the strong policy support for improving state education, the Secretary of State will be minded to consider such a refusal or imposition of conditions to be unreasonable conduct, unless it is supported by clear and cogent evidence. 
 
Appeals against any refusals of planning permission for state-funded schools should be treated as a priority. 

Where a local planning authority refuses planning permission for a state-funded school, the Secretary of State will consider carefully whether to recover for his own determination 

Background to Building Schools for the Future (BSF) Programme in Salford 

This application forms part of the larger BSF programme for Salford.  A 2004 report by Ofsted identified a number of shortcomings in the existing accommodation of the school.  These shortcomings included poor accommodation and inadequate temporary accommodation.  Overall it was found that there was not enough access to or use of ICT in a number of subjects.  The proposed replacement school would have high quality facilities and integrated ICT services.

Principle of the Development

The principle of the development on this site for the erection of a new school and sixth form has been established by the extant outline planning permission (10/59642/OUT).

Layout, Appearance and Scale

The layout of the proposed development in terms of the position of the school building is the same as the outline planning permission.  The location and maximum building mass were appraised at the outline planning stage and conditioned (Condition 12).  The submitted application in terms of location, maximum height, length and width is in accordance with the condition.

The school building would be located to the rear of properties on Ash Drive and set predominantly in the gap between 35 and 43 Ash Drive.  The building takes a ‘C’ shape form with a plaza area along the south.  The building is predominantly a three storey building with two storey elements.  The location and scale of the school building although larger than any surrounding buildings was thoroughly appraised during the outline planning application due to the site being located within Green Belt.  Condition 12 of the outline planning permission defines the maximum height, length, width and the location of the school building.  This reserved matters application has been submitted in accordance with condition 12.  

The east arm of the school building, facing Ash Drive, is a part two / part three storey building centred within this elevation would be the main school entrance for pupils.  This majority of this arm would be occupied by the sixth form.  The northern arm would be the main teaching areas for the secondary school.  The west arm would be mainly two storey and house the sports hall and fitness areas.

The building would be treated in three varied but coherent ways to visually reference the various functions of the building; the secondary function; the post 16 function; and the sports facilities. The secondary and post 16 blocks use reconstituted stone as a base material, with infill panels and openings which will help bring some depth to the elevation. A pale grey shade is used for the stone, which is considered appropriate for a civic building in this location. The main entrance is animated using a red compressed cladding panel, this also signifies the placement of the chapel at first floor, within the elevation. The cladding material proposed for the sports hall is an aluminium flat panel system, which will be used to clad the sports hall above the ground floor level. The design is simplistic and considered appropriate for this sensitive location within the Green Belt.  

With regards to the remainder of the site, the main vehicle access is taken from Manchester Road, with the exception of servicing, visitor and accessibility spaces, which remain at Ash Road to be in proximity to the school; this then enables a predominantly pedestrian area on Ash Road entrance which is welcomed.  The main staff / sixth form car park is located adjacent to properties on Wardley Hall Court and Grasmere Avenue. Disabled parking is located adjacent the north east corner of the building, with a servicing area located adjacent to the north elevation. 

Access to the community facilities will be from Manchester Road to ensure that the site is kept secure at night. This ensures that the plaza is not publically accessible to ensure that this space is not used inappropriately resulting in a disturbance to existing residents. 

Sports pitches are located to the south, west and north of the site around the school building.  The floodlit all weather pitch, senior football, junior football, cricket and athletics tracks would be located furthest away from residential dwellings on Ash Drive and adjacent avenues close to the south and west boundaries.  The rugby pitch would be located to the north of the school building with a minimum distance of 24m from the residential properties on Ash Drive.  Whilst the two MUGA’s would be located to the south east of the school building close to Mardale Avenue.  The impact of the layout on the amenity of neighbouring occupiers is discussed below within the amenity section of this report. 

The proposed scale. layout and appearance is considered acceptable in general terms subject to car parking provision and impact on the amenity of neighbours discussed below.

Landscaping

There are a number of existing trees within this vacant site, many are self seeded and it is intended to remove the majority of trees to accommodate the proposal.  This is considered acceptable.

The masterplan sets out a series of spaces around the building; the plaza to the front of the building provides an attractive entrance to the site, but also an area of public space that will be open during the day. The space is both hard and soft landscaped and will provide a good civic setting for the building within the Ash Road streetscene. Further areas are provided across the site for the students, for both social activities and learning.  

The originally submitted masterplan also identified a number of 1m high grass bunds to the rear of properties on Ash Drive.  It was initially anticipated that these bunds would provide a form of screening from the floodlit pitch originally proposed in this area, in addition the use of the bunds reduces the amount of materials that need to be removed from the site.  Given the re-location of the proposed floodlit pitch from this area to the western boundary and concerns raised from residents with regards to pupils sitting on top of the bunds, they have been removed.  It is likely that bunds will still need to be used around the site but their exact location given this recent decision to remove them from the existing locations as shown is not known.  It is not considered pertinent to know the exact location of the bunds around the site given that they will be grassed over as such it is recommended a condition be attached to any permission limiting the height and position of the bunds.  As such the following proposed condition is recommended.

The majority of boundary treatments around the site are known with the exception of those that are shared with residential dwellings.  The existing boundary hedge along the south and east of the site would be retained to the west as will the fencing to the north.  It is proposed to erect 2.4m high weldmesh fencing to the existing unused access point at the end of Grasmere Avenue and Mardale Avenue.  The applicants intend to consult further with residents of adjoining residential properties prior to any decision relating to the type or height of boundary treatments in these areas are being made.  Given that there are a number of adjoining residential occupiers this approach is considered to be acceptable.  As such subject to the following condition the proposed boundary treatments are considered to be acceptable.  “The details of all boundary fencing (existing and proposed) adjoining the following residential properties:-

•	35 and 43 – 77 (odds) Ash Drive
•	Wardley Hall Court, Manchester Road
•	15 and 16 Grasmere Avenue
•	Wardley Grange
•	11 and 2-8 (evens) Mardale Avenue

shall be submitted to and approved in writing by the Local Planning Authority.  The approved fencing scheme shall be implemented prior to first occupation.”

Overall the landscape strategy is considered acceptable, however, full details of planting densities and species have not yet been submitted.  Given the clear advice in the recently published Planning Statement regarding the submission of information and the use of conditions which “should only be those absolutely necessary to making the development acceptable” as such it is not considered necessary to require the submission of further planting information

Access, Car Parking Provision and Impact on the Highway

The applicants have considered concerns raised by members and the local community in terms of the main vehicular access to the site, as such the main vehicular access to the site and main car park would be located from Manchester Road, with a secondary vehicular access from Ash Drive for servicing and disabled spaces which are located closer to the building entrance.  The main pedestrian access would be from Manchester Road with a secondary pupil / visitors access from Ash Drive.  The access from Ash Driive will only be used for part of the school day and will not be accessed in the evening or weekends. A number of objections have been submitted in relation to the proposed accesses. However, it is considered that although there is still some vehicular access from Ash Drive this would be limited.  In terms of highway safety the Council’s highway engineer has no objections to the proposal subject to a number of agreed off site highway works (discussed below).

Transport for Greater Manchester have commented that an opportunity has been missed to allow bus drop off and pick up within the school site.  There are currently bus stops located on Ash Drive.  This situation will not change with the current proposal.  Given that the proposed bus drop off and pick up will be no worse than currently exists and in light of the recent Secretary of State Policy Statement the proposal is considered to be acceptable. 

A total of 100 car parking spaces would be provided within the site.  Of these 8 would be disabled parking bays (8% of overall) exceeding the minimum standard of 6% as set out in the UDP.  The applicants should be providing approximately 107 cycle spaces (100 for the pupils and 8 for the staff) to accord with Policy A10.  The site could accommodate this number of cycle spaces. The exact locations are not yet known as such a condition is recommended.

Concerns have been raised relating to visitor / pupil parking in the adjacent streets.  The number of staff is 66 full time staff and 38 part time staff. The proposed car park at this site is greater than the 55 spaces currently provided at the existing St. Ambrose Barlow School off Shaftesbury Road in Swinton and this facility is considered to be operating over capacity with some staff possibly parking on the surrounding residential streets. It is considered that the proposed extra parking should mitigate any similar problems from occurring on the surrounding residential streets at Ash Drive.  The level of proposed car parking is therefore considered acceptable.

Off-site Highway Works

The applicant has submitted an assessment of the proposed development on the existing highways network, surrounding the site, suggesting a range of off-site highway improvement works that could be implemented to address traffic congestion and associated highways safety concerns generated by the development.  Given the proposals involve the relocation of an enlarged St Ambrose Barlow RC High School to a new site, suggested mitigation measures include:
 
- the introduction of school zig-zag markings around the new Ash Drive and the A6 Manchester Road access points;
- the protection of access to residents driveways by introducing H-Bar markings;
- the introduction of a 30 mph speed limit (currently set at 40mph) on the A6 Manchester Road south of the proposed school;
- a new junction arrangement to enable the creation of the proposed A6 Manchester Road site access;
- the provision of a new pedestrian crossing across the A6 Manchester Road to link with the new site access;
- the provision of a new school bus stop;
- the potential introduction of a residents only parking scheme; and
- the possible introduction of school crossing patrols.
 
The assessment notes that there are already a number of regular public service bus stops on the A6 Manchester Road, within a short walking distance from the proposed site and an hourly service stopping on Ash Drive. It also highlights the existence of a pelican crossing on the A6 Manchester Road, immediately to the east of the junction with Ash Drive, and two pedestrian islands further to the west on the A6 itself.
 
The assessment has been reviewed by the Council's highways engineers who generally supports the assessment's findings, stating that the suggested measures should be the subject of further, detailed investigation and implemented wherever possible.  They do however make clear that a traffic signal controlled, staggered pedestrian crossing will be required on the A6 Manchester Road and that the location of the school bus stop needs further investigation and if it were located on the A6 then a bus lay-by would be required.
 
The preparation of a detailed package of off-site highways works should involve discussion with the Highway Authority, the school and where appropriate local residents as part of the school travel plan process.   Condition 5 of the outline permission already requires the submission, approval and implementation of a new school travel plan.  It is therefore recommended that a condition be attached to any reserved matters consent requiring the submission, approval and the timely implementation of a detailed package of off-site highways works in accordance with UDP Policies A8 and EHC1.  This mirrors the approach taken at earlier BSF schools -Walkden High School and Irlam and Cadishead College. 
 
Amenity and Neighbouring Residents

The school building would be a minimum of 30m from the closest residential property.  As discussed previously the scale and location of the building was thoroughly assessed through the outline planning permission and the location and scale of the building was set by condition 12 of the outline planning permission.  

The two MUGA’s located to the rear of properties on Mardale Avenue would be a minimum distance of 11m from the closest residential dwelling.  These would not be floodlit.  The main car park area would be a minimum of 10m from the closest residential property.  The rugby pitch would be located 24m from the closest residential property.

A noise assessment accompanied the application which was assessed by the Council’s environmental consultants.  The noise assessment detailed the findings of existing background noise levels and provides an assessment of; construction noise and required mitigation methods, assesses building services noise and stipulates the level of noise from that will eminate from any plant and machinery during the operational phase, assesses the impact of noise from the car park, and assesses the noise from the adjacent MUGA’s  

The report recognises that construction noise could be an issue for local residents unless noise measures and controls are put in place.  The details of these measures are not yet known.  Condition 7 of the outline planning permission requires the submission of a Considerate Contractors Scheme and a Construction Environmental Management Plan to be submitted prior to commencement of development.  The submitted information would include the details of identified noise measures.  It is clear that during the construction phase there will be some disruption to neighbouring occupiers.  However this will be for a temporary period of time and given the clear message in the recent Planning For Schools Development – Policy Statement any disruption caused during the construction process would be outweighed by the benefits to both the local community and pupils of the school.

In terms of the operational phase; the submitted report considers that any noise from plant and machinery can achieve the maximum noise levels as defined by Condition 10 of the outline planning permission, which states “The rating level (LAeq,T) from all fixed plant and machinery associated with the development, when operating simultaneously, shall not exceed the background noise level (LA90,T) by more than -5dB at any time when measured at the nearest noise sensitive premises.  Noise measurements and assessments shall be carried out according to BS 4142:1997 "Rating industrial noise affecting mixed residential and industrial areas".  ‘T’ refers to any 1 hour period between 07.00hrs and 23.00hrs and any 5 minute period between 23.00hrs and 07.00hrs.”

The Council’s environmental consultants agree with the findings of the reports in respect of the above and have no objections on noise grounds.

The submitted report considers that noise from the main car park created by vehicle manoeuvring and doors closing, will be negligible as the noise created by these activities would be considerably below the background noise levels.

In terms of the proposed sports provision, including the MUGA’s, the submitted report considers that noise created by sporting activities will in the most part remain below the existing ambient noise level which is quite high due to the proximity of surrounding highways and motorway.  The report considers that noise from sporting activities will have a negligible noise impact and will not give rise to any complaints.

The Council’s environmental consultants have assessed the submitted information and consider that although the MUGA’s are within 30m of residential dwellings, they are to be non-illuminated; they will be used for tennis and netball and that the sports provision would not have an unacceptable adverse impact on the neighbouring occupiers.  They also agree with the finds of the report in terms of the car park and as such subject to satisfying the conditions set out in the outline planning permission have no objections on noise grounds.   

In terms of dust generation, during the construction period, this issue was considered during the outline planning application and condition 16 of the outline planning permission requires the submission of a dust management plan prior to commencement of development.   This will ensure no unnecessary adverse impact on local residents throughout the constriction phase.

Crime Prevention 

A Crime Impact Statement has been submitted in support of the application.  The statement details the site security through the construction and operational phases of the building.  In the main the document clearly sets out the security measures including the use of CCTV, how the public and private parts of the school will be managed; specification for perimeter doors and windows.   In some instances the statement talks in general terms using language such as “and where appropriate”. The Greater Manchester Police Design for Security has reviewed the proposal and has no objections in principle but recommends a condition requiring additional precise information to be submitted.  Given the clear advice in the recently published Planning Statement regarding the submission of information and the use of conditions which “should only be those absolutely necessary to making the development acceptable” the information submitted with the application is considered to be acceptable and a condition is recommended to ensure that the security measures identified are implemented.

Recreation Provision and Community Use

The proposed recreation provision includes; a full size floodlit all weather pitch; two MUGA’s, football and rugby pitches, an athletics track, cricket pitch and indoor sports hall. 

A statement of intent confirms that internal and external sports facilities would be made available for community use during the evenings and at the weekends, and would be managed by Salford Community Leisure.  Condition 6 of the outline planning permission requires a community use scheme to be submitted prior to first occupation.

The application has considered against Sport England’s playing fields policy, and paragraph 15 of PPG 17. The aim of the playing fields policy is to ensure that there is an adequate supply of quality pitches to satisfy the current and estimated future demand for pitch sports within the area.  The policy seeks to protect all parts of the playing field from development and not just those which, for the time being, are laid out as pitches.  

Sport England have been consulted on the application and consider that the proposed scheme could result in a significant level of investment into indoor and outdoor sports provision. In terms of the historical grassed area of the site, used for recreation, some areas of this would be lost to the proposed access from Manchester Road, whilst other areas of the site would be converted from unused land (area to the north of the proposed school building) to useable recreation provision.  As such no objections have been raised in relation to the amount of sports provision.  The submitted information states that the school and some sports provision will be available in 2013 whilst other sports provision will not be available until 2014.  As such Sport England have requested further clarification on the availability of sports pitches throughout the development period and further detailed information with regard to the surfacing and laying out of sports provision.  

Sustainability  

RSS policy DP9 relates to reducing emissions and adapting to climate change and states that proposals should contribute to these aims through a range of measures.

Condition 8 of the outline planning permission states:-

“The development hereby approved shall achieve a post-construction Building Research Establishment Environmental Assessment Method (BREEAM) Schools rating of 'very good' or 'excellent', unless otherwise agreed in writing by the local planning authority. A post-construction review certificate shall be submitted to and approved in writing by the local planning authority before any of the buildings hereby approved are first occupied, unless otherwise agreed in writing.”

As such and subject the achievement of the above condition the proposed development is considered acceptable in this regard. 

Surface Water and Flood Risk

The issue of flood risk and surface water drainage was explored and assessed throughout the outline planning application.  In accordance with condition 11 of the outline planning permission a detailed surface water regulation and drainage scheme based on sustainable urban drainage solutions (SUDS) has been submitted and is currently being considered by officers under application ref; 11/60726/DISCON.

Conclusions/Summary 

To conclude it is considered that he proposal is acceptable and there will not be any unacceptable impacts in relation to amenity and highway safety. In addition the scheme would have significant benefits for the wider community. The proposal is therefore recommended for approval.

Recommendation

Approve

1.	Prior to the construction of the school building (saved for the construction of the foundations) hereby approved, samples and details of the materials for the external elevations of the school building shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be carried out using the approved materials, unless agreed otherwise in writing by the Local Planning Authority.

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

2.	In the event  that  grass bunds are used within the site they shall not exceed a maximum height of 1m and shall be a minimum distance of 30m from the boundaries of neighbouring residential dwellings

	Reason: To safeguard the amenity of the neighbouring residents in accordance with policy DES 7 of the City of Salford Unitary Development Plan.

3.	The details of all boundary fencing (existing and proposed) adjoining the following residential properties:-
	
	•	35 and 43 – 77 (odds) Ash Drive
	•	Wardley Hall Court, Manchester Road
	•	15 and 16 Grasmere Avenue
	•	Wardley Grange
	•	11 and 2-8 (evens) Mardale Avenue
	
	shall be submitted to and approved in writing by the Local Planning Authority.  The approved fencing scheme shall be implemented prior to first occupation.

	Reason: To safeguard the amenity of the neighbouring residents in accordance with policy DES 7 of the City of Salford Unitary Development Plan.

4.	The development shall be carried out in accordance with the security measures identified in the submitted Crime Protection Plan.

	Reason: To ensure that the development is appropriately secured from crime in accordance with Policy DES10 of the City of Salford Unitary Development Plan.

5.	Prior to first occupation a minimum of 107 cycle spaces shall be provided and available for use.

	Reason: In order to encourage the use of more sustainable transport modes and in order to encourage waste recycling, in accordance with policy ST14 of the adopted City of Salford Unitary Development Plan.

6.	Prior to the first occupation of the new school building, a scheme detailing all off site highway works and a phased timetable for their implementation shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented in accordance with the approved details and timetable unless otherwise agreed in writing by the Local Planning Authority.

	Reason: To ensure that the proposed development would not have an unacceptable impact on highway safety in accordance with policies A8 and EHC1 of the City of Salford Unitary Development Plan.

7..	The development hereby permitted shall be carried out in accordance with the following approved plans:
	
	Drawing no. AMB_PLI_91_001 Rev P04	Existing Site/Red Line 
	Drawing no. AMB_PLI_90_001 Rev P03	Trees Retain/Removed
	Drawing no. AMB_PLI_91_002 Rev P07	Site Masterplan 
	Drawing no. AMB_PLI_91_003 Rev P05	Site Sections
	Drawing no. AMB_PLI_91_004 Rev P03	Sports Provision 
	Drawing no. AMB_PLI_94_001 Rev P04	Planting Strategy
	Drawing no. AMB_PLI_95_001 Rev P04	Works Outside Redline: Scope of Work
	Drawing no. AMB_PLI_97_001 Rev P04	Boundary Treatments: Existing Fencing 
	Drawing no. AMB_PLI_97_002 Rev P06	Boundary Treatments/Fencing 
	Drawing no. AMB_PLI_97_003 Rev P01	Hard Landscape GA Sheet 1 of 3	 
	Drawing no. AMB_PLI_97_004 Rev P01	Hard Landscape GA Sheet 2 of 3	
	Drawing no. AMB_PLI_97_005 Rev P01	Hard Landscape GA Sheet 3 of 3	
	Drawing no. AMB_AED_PL_001 Rev A	 Coloured – Ground Floor Plan
	Drawing no. AMB_AED_PL_002 Rev A	 Coloured – First Floor Plan
	Drawing no. AMB_AED_PL_003 Rev A    	 Coloured – Second Floor Plan
	Drawing no. AMB_AED_PL_004 Rev B	  Building Elevations
	Drawing no. AMB_AED_PL_005 Rev B	  Building Elevations
	Drawing no. AMB_AED_PL_006	 Typical Building Sections 
	Drawing no. AMB_AED_PL_007	 Typical Building Sections 
	
	unless otherwise agreed in writing by the Local Planning Authority.

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

8.	The hard and soft landscaping shall be carried out on accordance with the following:
	
	Drawing no. AMB_PLI_97_003 Rev P01	Hard Landscape GA Sheet 1 of 3	 
	Drawing no. AMB_PLI_97_004 Rev P01	Hard Landscape GA Sheet 2 of 3	
	Drawing no. AMB_PLI_97_005 Rev P01	Hard Landscape GA Sheet 3 of 3

	unless otherwise agreed in writing by the Local Planning Authority.

	Reason: In order to ensure that hard and soft landscaping is satisfactorily managed and maintained, in accordance with Policy DES9 of the City of Salford Unitary Development Plan and Policy UR10 of the Regional Spatial Strategy.

	

http://publicaccess.salford.gov.uk/publicaccess/applicationDetails.do?activeTab=externalDocuments&keyVal=LOZN2INP00300

APPLICATION No:	11/60689/FUL	
APPLICANT:	Laing O'Rouke Construction North	
LOCATION:	Land At Deans Field And, Moorside Primary And High School, Swinton,  	
PROPOSAL:	Demolition of existing buildings, the erection of a secondary school, primary school, nursery and community facilities with associated outdoor sports provision, access, parking hard and soft landscaping and site works.	
WARD:	Swinton North	

Description of Site and Surrounding Area 

The site subject to this application is located across two sites and covers an area of 8.94 ha. The site is subdivided by the East Lancashire Road which runs through the site from east to west. The northern site is bounded by the East Lancashire Road to the south and Deans Road to the north. Broadbent Street forms the western boundary, and residential dwellings form the eastern boundary. The northern site encompasses Moorside Primary School, Moorside High School playing fields and the Deans Youth Centre. The Deans Youth Centre is located to the north of the site and comprises of an activity centre which is housed in a two storey, 1920's sports pavilion. A pond and dense area of woodland is located close to the northern boundary. The remainder of the site is at a lower level and accommodates playing fields and Moorside Primary School. Trees are positioned along the perimeter of the site. Vehicle and pedestrian access to this site is currently taken from Deans Road and Holdsworth Road with maintenance access possible from Westbrook Road. 

The southern site, which accommodates Moorside High School, is bounded by the East Lancashire Road to the north, Wentworth Street to the south and west. A petrol station bounds the eastern boundary. There are a number of trees on this site, these are concentrated around the perimeter of the site. Vehicle and pedestrian access to the site is taken from the East Lancashire Road and Wentworth Street.

A pedestrian subway runs under the East Lancashire Road and this provides a pedestrian link between the two sites.

The surrounding area is predominantly residential in character with housing to the east west and south of the site. To the north there are a number of small industrial units on Deans Road. 

Description of Proposal 

Planning permission is sought for the erection of an integrated 1,050 place school for 11 to 16 year olds, 420 place primary school (rising to 630 places after first year of opening), 60 place nursery, 20 place short stay school and community facilities. The proposed replacement school will be delivered as part of the Salford BSF programme. 

The proposed new school would replace the existing Moorside High School and Moorside Primary School, accommodate a new nursery facility and space will be made available in the new building for the retention of Deans Youth Centre and the Music and Performing Arts Service (MAPAS). The proposed internal accommodation will amount to approximately 14,296sqm, which is consistent with standards set out in national design guidance for schools (Building Bulletin 98).

In accordance with Government objectives the new school facilities will be made available for use by members of the public, the local community, providing sports, recreation, adult education and performance facilities. 

The proposed layout shows that the school building would occupy the north east part of the site and would have an irregular footprint which has two 'legs' projecting towards the south. The main elevation of the building will be to the north facing Deans Road. The footprint would be a maximum of 97m wide and 132m in length. The school would predominantly be a three storey structure with two storey elements. Internally accommodation is spread across 4 levels but site levels are used to give the appearance of only a two/three storey building.  The building would have a maximum height of 13.5m, excluding rooftop plant enclosures which would rise a further 3.2m (these elements would be set back from the edge of the roof).

The primary school would occupy the L shaped portion of the buildings to the south east, with the remainder of the building housing the secondary school and community facilities. In the centre of the school is a double height 'street' space, which connects the Deans Road entrance to the north with the entrance facing the A580 to the south. The blocks of accommodation, either side of the street space contain the bulk of the teaching accommodation on the first and second floors, which are arranged in clusters that form 'learning zones'. The sports hall is located on the lower ground floor within the 2 storey element to the northwest grouped together with the gym, fitness suite and changing accommodation. The Deans Youth Centre would occupy the north west section of the building and the school theatre that would be used by MAPAS is located at first floor close to the entrance onto Deans Road.

The elevational treatment would comprise of a mix of through coloured concrete panels, rainscreen cladding, powder coated mesh panels, with aluminium framed glazing. 

The school has been designed to included sustainability measures and will achieve a 'Very Good' BREEAM rating.

Existing Moorside High School and Moorside Primary School are to be demolished and these sites would be utilised for external playing areas and open space. Given that these schools would need to remain operational during the construction phase the sports provision would be provided in a phased manner. Externally sporting facilities would include a floodlit artificial grass pitch, three grass football pitches, one grass rugby pitch training squares, a 3 court MUGA and a 6 lane 200m running track.

Other outdoor facilities would include hard and soft landscaped social areas for students, habitat areas for outdoor learning and growing area/science/kitchen garden. The existing pond and woodland to the north of the site are to be retained as part of the development plans for educational purposes.

The layout includes various access points across the site. The main vehicle entrance, for the northern part of the site, is from a new access onto the East Lancashire Road via a left in and left out access. This would provide access and car parking for staff and visitors.  A secondary access, from Deans Road, would provide disabled car parking provision and a limited number of car parking spaces. The primary school would have vehicle access onto Holdsworth Street and this access would be utilised for servicing the building. Disabled car parking provision would be made available for the primary school. The existing vehicle access to the southern element of the site and the existing car parking provision would be retained. Across the site 201 car parking spaces would be provided together with 13 disabled spaces. Cycle parking would also be made available across the site however number and details have not been included within the application.

Pedestrian routes into the northern site are proposed from Deans Road, Holdsworth Road, Westbrook Road and the East Lancashire Road. The existing access from the East Lancashire Road would be retained to provide pedestrian access to the southern site.

The following documents have been submitted in support of the application:

Planning and Regeneration Statement
Design and Access Statement
Statement of Community Involvement
PPS5 Statement
Arboricultural Report
Ecological Assessment
Bat Survey
Geo Environmental Desk Study Report
Geo Environmental Interpretative Report
Flood Risk Assessment
Crime Protection Plan
Noise Assessment
Sustainability Checklist
BREEAM Pre Assessment
Transport Assessment
Travel Plan Framework
Ventilation Strategy
Air Quality Assessment
Site Waste Management Plan

Site History 

10/56943/OUT- Outline application with all matters reserved for the erection of a 1350 place secondary school, 420 place primary school, 60 place nursery and community facilities with associated parking, access and landscaping - Approved 14th February 2011.

Application 10/59643/OUT was based on the amalgamation of Moorside High School, Swinton High School and Moorside Primary School. Since outline planning permission was granted Swinton High School has been successful in applying for Academy status. As such it will no longer be amalgamating with Moorside High School. Consequently, the proposals have been reviewed and the development will now provide accommodation for Moorside High School and Moorside Primary School (in addition to the nursery and community facilities that were previously proposed).  The outline application referred to specific pupil numbers within each element of the school. In light of the changes in pupil numbers, it has been determined that it is not possible to submit a reserved matters application.

In application 10/59643/OUT all matters were reserved for future determination, however the application was accompanied by an illustrative site layout drawing and included details of maximum parameters. This showed a build zone located towards the centre of the site with a building measuring no more than 13.5m in height.

Publicity

Site Notice: Site notice			Date Displayed: 1 August 2011
Reason: Article 13

Press Advert: Salford Advertiser	Date Published: 4 August 2011
Reason: Article 13 Standard Press Notice

Neighbour Notification 

701 individual notification letters were sent to occupiers of nearby dwellings as part of the consultation process for the application.

Representations 

12 letters of objections have been received. The issues raised are summarised below:
- The school is too big for the area
- Badly behaved students will impact on the living environments for local residents
- The use of the school in the evening will disrupt residents
- The increase in traffic would impact on highway safety especially along the A580.
- The proposal would increase noise and light pollution in the immediate area
- Views of residents have not been taken into account when designing the scheme
- The use of concrete panels is not in keeping with the surrounding area which is predominately brick built.
-The traffic in the immediate area would increase and as such lead to congestion
- The increase in traffic would impact on highway safety
- The proposed pedestrian access on Westbrook Road would lead to large number of vehicles using this road an surrounding ones as a drop off point
- Proposed traffic calming measures would hinder movement through the neighbourhood
- Do not want a residents permit parking only scheme to be introduced to resolve issues in the future
- The local footpaths are in a poor state of repair and increase in footfall would make them deteriorate further
- The proposed development would impact on the privacy neighbouring residents currently enjoy
- An increase in traffic will have a negative impact on air quality and the local environment
- Increase in litter
- Does not want a car park at the bottom of the garden which would create noise and light
- Do not want to dense planting which will restrict views
- Loss of value to property
- Loss of privacy from overlooking from proposed school building
- The design mirrors an industrial development
- Increase emission from car will impact on health
- Noise and disturbance during the construction period is unknown
- Boundary treatment along rear of properties along Leinster Road should be replaced
- Routes across the site will be lost especially north which would link dwellings to Beachfield Playing Fields
- Loss of accessible greenspace, can an area of the site be provided for this purpose
- The school building is shown in different places on the plans submitted
- There are discrepancies through the submission ie pupil numbers and name of the school
- The scheme is not financially viable with the loss of the sale of Swinton High
- Inspectors did not believe that pupil numbers were high enough to sustain merger of two high schools, however this opinion has changed since Swinton High has achieved academy status 
- Large schools do not provide good education
- The justification for the school states that the facilities at the existing school is insufficient however the OFSTED report 2009 states that Moorside provides a pleasant, safe and happy environment.

Consultations

Main Drainage - No objection. 

Design For Security - Consider that the boundary fencing being 1.8m in height is not adequate to secure the development. They are also concerned that the 1.4m high timber fencing is not adequate to prevent unauthorised access. 

Highways - The potential improvements with regard to guard rail and road markings should be implemented the other measures should be investigated, the revocation of the U Turn ban at the junction of Moorside Road and the A580 should be investigated and if feasible implemented. 

Natural England - Consider that the proposal will result in the loss of habitat which is likely to have a long term negative impact on breeding birds, no mitigation measures have been proposed for this loss. They have concerns that the necessary land contamination surveys have not been undertaken to fully assess the impact on the environment. They also recommend that should the development not commence before April 2011 that further bat surveys be conducted. 

Environment Agency - No objection subject to a number of conditions 

Greater Manchester Archaeological Unit - No comments received to date  

Greater Manchester Ecological Unit - No objections to the development conditions relating to construction period, the provision of a habitat management plan, landscaping and Japanese Knotweed treatment are recommended. 

Urban Vision Environment - Do not concur with the conclusion and recommendation of the contaminated land information submitted with the application. However consider that sufficient information has been provided should the application be recommended for approval the outstanding issues can be dealt with via a condition. 

Transport For Greater Manchester - No comments received to date  

The Highways Agency - No in principle objections to this application, however wish to attached a condition regarding a travel plan. 

United Utilities - No objections providing the following conditions are met:
-	No surface water from this development is discharged either directly or indirectly to the combined sewer network
-	This site must be drained on a separate system, with only foul drainage connected into the foul sewer. Surface water should discharge to the nearby watercourse to meet the requirements of PPS1 and PPS25.
-	A public sewer crosses this site and it will not be permitted to building over it. An access strip width of 6m, 3m either side of the centre line. Deep rooted shrubs and trees should not be planted in the vicinity of the public sewer and overflow system.

Sport England - No objection to the proposal however do recommend a number of conditions. 

Miller Goodall Environmental Services Limited - No objections to the scheme but recommend a number of conditions to control dust emissions from the site and noise from the site. 

Planning Policy Framework 

Development Plan Policy

Regional Spatial Strategy  - Policy DP1 - Spatial Principles
Regional Spatial Strategy  - Policy DP2 - Promote Sustainable Communities
Regional Spatial Strategy  - Policy DP4 - Best Use of Existing Resources
Regional Spatial Strategy  - Policy DP7 - Promote Environmental Quality
Regional Spatial Strategy  - Policy DP9 - Reduce Emissions Adapt to Climate Change
Regional Spatial Strategy  - Policy L1 - Health, Sport, Recreation, Culture, Educ

Unitary Development Plan ST1  -  Sustainable Urban Neighbourhoods
This policy states that development will be required to contribute towards the creation and maintenance of sustainable urban neighbourhoods.

Unitary Development Plan ST9  -  Retail, Leisure, Social Community Prov
This policy states that the provision of a comprehensive and accessible range of retail, leisure, social and community facilities will be secured by, protecting and enhancing the vitality and viability of existing town and neighbourhood centres, adopting a sequential approach to the location of new retail and leisure development and facilitating enhanced education, health and community provision that will be maintain and enhanced.

Unitary Development Plan ST10  -  Recreation Provision
This policy states that a comprehensive range of accessible recreation opportunities will be provided through 1) the protection, improvement and reorganisation of existing recreation sites; 2) the development of a regional park; 3) developing a network of Key Recreation Areas; 4) provision of new recreation facilities on sites allocated in the UDP; 5) the development of a series of Local Nature Reserves; 6) improvement of access between urban areas and the Countryside; 7) use of planning obligations to provide new and enhanced recreation facilities.

Unitary Development Plan ST13  -  Natural Environments Assets
This policy states that development that would result in an unacceptable impact on any of the city's natural environmental assets will not be permitted.

Unitary Development Plan ST15  -  Historic Environmental
This policy states that historic and cultural assets that contribute to the character of the city will be preserved and wherever possible and appropriate, enhanced.

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

Unitary Development Plan A5  -  Buses
This policy states that Quality Bus Corridors, bus lanes, guided busways and other bus priority measures will be permitted, where they are consistent with regeneration objectives. Bus priority measures will be introduced on the i) A6/A580 Leigh to Manchester ii) A56 Bury to Manchester iii) A6 through Swinton iv) A666 through Swinton v) A57/B5320 Cadishead to Eccles. The following routes will be investigated in conjunction with GMPTE; i) A575 through Walkden, and B5211 through Worsley, Winton and Patricroft ii) A5063 Trafford Road/Albion Way iii) A576 Pendleton to Cheetham iv) B5229 and B5231 Eccles to Swinton.   

Improvements to the quality of bus services, facilities and associated highway infrastructure will be secured through i) new interchange facilities ii) improvements to existing provision iii) new forms of bus provision. 

New developments are required make adequate provision for access to and the use of buses; development should i) facilitate safe, direct and convenient access to existing bus stops; ii) make good any deficiencies in bus services, facilities or associated highway infrastructure iii) in larger developments make specific provision for new bus stops and other associated infrastructure.

Unitary Development Plan A8  -  Impact of Development on Highway Network
This policy states that development will not be permitted where it would i) have an unacceptable impact upon highway safety ii) cause an unacceptable restriction to the movement of heavy goods vehicles along Abnormal Load Routes.

Unitary Development Plan A10  -  Provision of Car, Cycle, Motorcycle Park
This policy states that there should be adequate provision for disabled drivers, cyclists and motorcyclists, in accordance with the Council’s minimum standards; maximum car parking standards should not be exceeded; and parking facilities should be provided consistent with the provision and maintenance of adequate standards of safety and security.

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

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

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

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

Unitary Development Plan DES10  -  Design and Crime
This policy states that developments must be designed to discourage crime, antisocial behaviour, and the fear of crime. Development should i) be clearly delineated ii) allow natural surveillance iii) avoid places of concealment iv) encourage activity within public areas.

Unitary Development Plan EHC1  -  Provision, Improvement of Schools, Colle
This policy states that planning permission will be granted for the improvement, replacement or provision of new schools and colleges, provided that the development would i) not have an unacceptable impact on the amenity of neighbouring uses; ii) secure adequate, accessible playing field provision iii) be accessible by a rage of means of transport iv) incorporate disabled access v) not give rise to unacceptable levels of traffic generation, impact on highway safety, parking or servicing; vi) make provision, where possible, for community use of buildings and grounds.

Unitary Development Plan EN12  -  Important Landscape Features
This policy states that development that would have a detrimental impact on, or result in the loss of, any important landscape feature will not be permitted unless the applicant can clearly demonstrate that the importance of the development plainly outweighs the nature conservation and amenity value of the landscape feature and the design and layout of the development cannot reasonably make provision for the retention of the landscape feature. If the removal of an important existing landscape feature is permitted as part of a development, a replacement of at least equivalent size and quality, or other appropriate compensation, will be required either within the site, or elsewhere within the area.

Unitary Development Plan EN17  -  Pollution Control
This policy states that in areas where existing levels of pollution exceed local or national standards, planning permission will only be granted where the development incorporates adequate measures to ensure that there is no unacceptable risk or nuisance to occupiers, and that they are provided with an appropriate and satisfactory level of amenity.

Unitary Development Plan EN12  -  Important Landscape Features
This policy states that development that would have a detrimental impact on, or result in the loss of, any important landscape feature will not be permitted unless the applicant can clearly demonstrate that the importance of the development plainly outweighs the nature conservation and amenity value of the landscape feature and the design and layout of the development cannot reasonably make provision for the retention of the landscape feature. If the removal of an important existing landscape feature is permitted as part of a development, a replacement of at least equivalent size and quality, or other appropriate compensation, will be required either within the site, or elsewhere within the area.

Unitary Development Plan EN17  -  Pollution Control
This policy states that in areas where existing levels of pollution exceed local or national standards, planning permission will only be granted where the development incorporates adequate measures to ensure that there is no unacceptable risk or nuisance to occupiers, and that they are provided with an appropriate and satisfactory level of amenity.

Unitary Development Plan EN19  -  Flood Risk and Surface Water
This policy states that any application for development that it is considered likely to be at risk of flooding or increase the risk of flooding elsewhere will need to be accompanied by a formal flood risk assessment. It should identify mitigation or other measures to be incorporated into the development or undertaking on other land, which are designed to reduce that risk of flooding to an acceptable level.

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

Unitary Development Plan R1  -  Protection of Recreation Land Facilities
This policy states the development of existing Recreation Land and facilities will not be permitted unless: i. the development is for recreation purposes that would contribute to the continued recreation use of the site; ii. adequate replacement provision, of equivalent or better accessibility, community benefit and  management is made in a suitable location; iii. it has been clearly demonstrated that the site is surplus to recreational requirements; iv. the development is ancillary to the principal use of the site. 

Unitary Development Plan R2  -  Provision of Recreational Land Facilitie
This policy states that planning permission for recreational development will be granted unless the development would have an unacceptable impact on residential amenity, have an unacceptable impact on highway safety, fail to make provision for cyclists, pedestrians and disabled people, have an unacceptable impact on the quiet enjoyment of the countryside, have an unacceptable impact on sites or features or archaeological ecological, geological or landscape value, or have an unacceptable impact on existing recreational facilities. The policy seeks to ensure that all households are within set distances of a range of facilities, and that there is at least 0.73ha of high quality managed sports pitches per 1,000 population, 0.25ha of equipped children’s playspace per 1,000 population, and adequate amenity open space.

Unitary Development Plan ST14  -  Global Environmental
This policy states that development will be required to minimise its impact on the global environment. Major development proposals will be required to demonstrate how they will minimise greenhouse gas emissions.

Unitary Development Plan CH8  -  Local List of Buildings of Archectural I
This policy states that the impact of development on any building, structure or feature that is identified on the council’s local list of buildings, structures and features of architectural, archaeological or historic interest will be a material planning consideration.

Other Material Considerations

Planning Policy Guidance PPG13  -  Transport
This policy states that the main objective of the guidance is to promote more sustainable transport choices for both people and for moving freight. It aims to promote accessibility to jobs, shopping, leisure facilities and services by public transport, walking and cycling and reduce the need to travel by car. For retail and leisure policies should seek to promote the vitality and viability of town centres, which should be the preferred locations for new retail and leisure development. Preference should be given first to town centres then edge of centre and then on out of centre sites in locations which are (will be) well served by public transport.

Planning Policy Guidance PPG17  -  Sport and recreation
This policy states and reinforces the Governments objective to promote accessibility to good quality sports and recreational facilities, highlighting the potential for such facilities to provide opportunities for social inclusion and community cohesion. PPG17 requires local planning authorities to give very careful consideration to any planning application that involves development on playing fields, recognising that development on playing fields can be permissible where replacement provision is made.

Planning Policy Guidance PPG24  -  Planning and Noise
This policy states that the impact of noise can be a material planning consideration. PPG24 recognises that it is hard to reconcile some land uses with housing and some other activities that generate high levels of noise but stresses that wherever practicable noise generating developments are separated from major sources of noise. Development involving noisy activities should if possible be sited away from noise sensitive uses. Where this is not possible there is a need to consider what can practically be controlled to reduce noise levels or mitigate noise through conditions and planning obligations.

Planning Policy Statement PPS1  -  Delivering Sustainable Development
This policy states that planning should facilitate and promote sustainable and inclusive patterns of development through a range of measures that includes ensuring high quality development through good and inclusive design and ensuring that development supports existing communities and contributes and contributes to the creation of safe, sustainable, liveable, and mixed communities with good access to jobs and key services for all members of the community.

Planning Policy Statement PPS4  -  Planning for Sustainable Economic Growth
This policy states that the overarching objective is sustainable economic growth to be achieved by: improving the economic performance of urban and rural areas; reducing the gap in economic growth between regions; promoting regeneration and tackling deprivation; delivering sustainable patterns of development by reducing the need to travel; and promoting the vitality and viability of town and other centres. Local Authorities are encouraged to adopt a positive approach towards planning applications for economic development having regard to a range of impact considerations such as carbon dioxide emissions, accessibility, design and regeneration. Proposals for main town centre uses outside existing centres should undertake a sequential assessment to ensure there are no suitable sites available within existing centres and to consider the impact of their proposals on the vitality and viability of those centres. Applications, which fail either of these tests, should be refused planning permission.

Planning Policy Statement PPS5  -  Planning for the Historic Environment
This policy states the Government’s objectives for the historic environment and the rationale for its conservation. It recognises the unique place the historic environment holds in England’s cultural heritage and the multiple ways its supports and contributes to the economy, society and daily life. The PPS identifies the historic environment as a non-renewable resource; its fragile and finite nature is a particularly important consideration in planning. Conserving this resource for future generations accords with the principles of sustainable development. Tests are identified to ensure that any damage or loss is permitted, against the historic environment is permitted only where it is properly justified.

Planning Policy Statement PPS9  -  Biodiversity and Geological Conservation
This policy states that decisions should be based on up to date information about the environmental characteristics of the area. Planning decisions should aim to maintain, enhance, restore or add to biodiversity and geological conservation interests. Appropriate weight should be attached to designated sites of international, national and local importance; protected species; and to biodiversity and geological interests in the wider environment. Planning decisions should prevent harm to biodiversity and geological conservation interests. Where planning permission would result in harm to those interests local planning authorities have to be satisfied that the development cannot reasonably be located on any alternative sites that would result in less or no harm. In the absence of no alternatives adequate mitigation measures should be put in place. Where a planning decision would result in significant harm to biodiversity, which cannot be prevented or adequately mitigated appropriate compensation measures should be sought. Failing this permission should be refused.

Supplementary Planning Document  -  Design and Crime
This policy document contains a number policies used to assess and determine planning applications and is intended as a guide in designing out crime.

Supplementary Planning Document  -  Trees and Development
The policy document has been prepared to give information to all those involved in the development process about the standard that the Local Planning Authority requires for new development proposals with specific reference to the retention and protection of trees.

Supplementary Planning Document  -  Sustainable Design and Construction
This policy document expands on policies in Salford’s Unitary Development Plan to provide additional guidance for planners and developers on the integration of sustainable design and construction measures in new and existing developments.

Supplementary Planning Document  -  Design
This document  reflects the need to design in a way that allows the city to support its population socially and economically, working with and inviting those affected into an inclusive decision making process. Equally, development must contribute to the creation of an environmentally sustainable city supporting the natural environment minimising the effects of, and being more adaptable to, the potential impact of climate change.

Supplementary Planning Document  -  Nature Conservation and Biodiversity
This policy document expands on the policies of the Unitary Development Plan relating to the issues of nature conservation and biodiversity, and seeks to ensure that all stakeholders have a clear understanding of how those policies should be implemented and their desired outcome.

Appraisal 

This application seeks planning permission for the erection of a new 1760 place school. Members must be satisfied, and must assess whether a replacement school is acceptable in this location, whether the design, size and layout of the proposed school is acceptable, whether acceptable access points and car parking provision can be provided the impact of the development on the amenity of local residents, the impact on ecology, environment and biodiversity, whether an adequate standard of playing fields and recreation provision can be provided and provision for the community use of the buildings and grounds.

Secretary of State

In June 2010 the Secretary of State delivered a statement in relation to removing the planning barriers for new schools.  The statement focused on the encouraging new schools to be built not just by Local Authorities' but by parents, teacher and charities. 

New guidance was produced in August 2011, which follows on from the statement above and strengthens the guidance on planning for schools development. This guidance believes that 'the planning system should operate in a positive manner when dealing with proposals for the creation, expansion and alteration of state-funded schools and sets out a number of principles that should apply with immediate effect these include:

- There should be a presumption in favour of the development of state-funded schools, as expressed in the National Planning Policy Framework 

- Local authorities should give full and thorough consideration to the importance of enabling the development of state-funded schools in their planning decisions. 

- Local authorities should make full use of their planning powers to support state-funded schools applications.

- Local authorities should only impose conditions that clearly and demonstrably meet the tests set out in Circular 11/95. 

- Local authorities should ensure that the process for submitting and determining state-funded schools' applications is as streamlined as possible.

- A refusal of any application for a state-funded school, or the imposition of conditions, will have to be clearly justified by the local planning authority.
 
- Appeals against any refusals of planning permission for state-funded schools should be treated as a priority.

- Where a local planning authority refuses planning permission for a state-funded school, the Secretary of State will consider carefully whether to recover for his own determination appeals against the refusal of planning permission.' 

Background to Building Schools for the Future (BSF) Programme in Salford

The applicant has provided contextual information in the supporting planning and regeneration statement that set out the underlying rationale and the educational need case for the proposed development.  

This application forms part of the wider BSF programme for Salford. The nationwide BSF programme was launched in 2005 and sought to secure unprecedented investment with the aim of ensuring that every child will be educated in a 21st Century environment, that is flexible, inclusive, and attractive learning environments are provided that teachers want to teach in and pupils want to learn in. 

Principle

The principle of development has been established through extant permission 10/59643/OUT which sought outline planning permission with all matters reserved for the erection of a 1350 place secondary school, 420 place primary school, 60 place nursery and community facilities with associated parking, access and landscaping on this site. Whilst this application is not pursuant to the outline planning permission, the outline consent is of relevance in that it establishes the principle of a school on this site.

Heritage

Deans Field Youth Centre, is a locally listed building and is located to the north east of the application site close to the boundary with Godlee Drive. This building was originally constructed as a pavilion serving the cricket and sports pitches which formerly stood next to it. As the building is identified as being of local importance in the local list it qualifies as a heritage asset. 

A PPS5 statement has been submitted with the application, which appraises the heritage value and significance of the building. It must also be noted that whilst not designated locally or evaluated in the PPS5 statement the existing Moorside High School is a hansom stripped classical or neo-Georgian piece of architecture and as such does fall within the spirit of PPS5.

The loss of the both of these buildings were considered acceptable in the extant outline planning permission (reference 10/59645/OUT). However, this was subject to a number of conditions including undertaking historic buildings surveys of both the Deans Youth Centre and Moorside High School prior to demolition and the commemorative stones from the school are reused on the new site.  

Given the principle of the loss of these building has been established through an extant permission and subject to the conditions outlined above this proposal is considered to accord with the provisions within PPS5 and UDP policy CH8.

Design/Visual Impact

In considering the layout of the development it is important to note that the extant outline application set parameters for development including footprint and building heights. The proposed development, whilst freestanding and not directly linked to the outline approval, adheres to the parameters established in the outline approval.

The submitted layout plan indicates that the new school building would be located towards the north of the site. This has been chosen as the preferred location because the building would provide a public face to Deans Road, would significantly reduce the effect of noise and pollution on the new building and its occupants from the East Lancashire Road, and allow for the accommodation of the requisite level of playing field and recreational provision.

The amount of the development proposed is based on national guidelines set out in DfES Building Bulletin 98 and 99 that provides design and area guidelines for secondary schools.  These standards dictate that the gross building accommodation requirement for the proposed school is 14,296m2 and as such results in a building of considerable footprint, mass and scale in comparison to the adjacent residential development. Whilst the proposed building would change the character of this space, the civic nature of the building requires a community presence and has responded appropriately to the setting by moving the rooftop plant away from the building perimeters, using the topography of the site to incorporate a fourth level and by siting the building at least 33m away from the boundary. Additional roof level plant is grouped and screened and set back from the main elevations therefore has minimal impact in terms of scale. The massing and scale is therefore deemed appropriate given the context of the site. 

The elevations are considered appropriate for a civic building, they comprise reconstituted stone panels detailed with areas of cladding, punched openings with aluminium window frames and curtain walling. For the stone panels a very pale grey shade is used at ground floor and a darker graphite colour from first floor to the roof parapet level.  The primary school and nursery are differentiated by the application of a coloured cladding system. The curtain walling is used to express the building entrances. It is imperative that the external materials are of a high quality and as such a condition is recommended for the Local Planning Authority to approve these materials prior to the commencement of development. 

It is considered that the proposal would respect the positive character of the local area and would contribute towards local identity and distinctiveness in accordance with Unitary Development Plan policies DES1 and the Design Supplementary Planning Document.

Trees

There are a number of existing trees within the application site.  A tree survey submitted as part of the application identified the presence of 191 individual trees and 18 groups of trees on the application site, none of which are protected by a Tree Preservation Order or situated in a conservation area. Of these 59 trees and 3 groups have been identified as retention category 'B', 130 trees and 13 groups have been identified as retention category 'C' and 4 trees have been identified as retention trees category 'R', no retention category 'A' trees were found on site. 

In order to facilitate the new proposed school and sports pitches there would be a requirement to remove 66 trees. The majority of these are located centrally to the site and some of the trees in this group have serious defects and damage.  Some trees next to the site boundary have been highlighted for removal. Most of these trees are not prominent features in the local landscape and their removal would be mitigated by replacement planting and landscaping. The applicant has proposed to plant around 200 single trees along with extensive areas of landscaping and hedgerows to both screen the site and mitigate the removal of those trees proposed above. The proposed replacement planting far exceeds the 2 for 1 replacement planting as required in the Trees and Development Supplementary Planning Document and as such the loss of trees on site will be appropriately mitigated against. Some trees, within the site, would have a proportion of their rooting areas within the proposed car parking or access roads into the site.  Providing the root protection measures as detailed in the application are followed, the City's Arborist is of the opinion that the impact of this upon the trees should be minimal.

The City's Arborist believes that it would be prudent for an area TPO to be served upon the site to afford the retained trees a greater level of legal protection than that offered under the planning permission.  An area TPO would not restrict the development of the site, or prevent any of the works proposed from taking place. Once the development has been completed the TPO could be reviewed to more accurately map retained trees and any new trees planted as part of the landscaping proposals. Works to secure this TPO are currently being looked into.

In light of the above the proposal is considered to be acceptable and accord with EN12 of the UDP. 

Landscaping

The submitted landscape master plan incorporates a mix of both hard and soft landscaping across the site. Tree planting is proposed to delineate the routes into and through the site as to are hedgerows. This would provide a good civic setting for the building, within the existing streetscene. Dense planting is proposed along the east boundary of the site, which would aid in providing screening to the existing residents that are adjacent to the application site. Hard surfaced areas would extend around the building and would have surfaces such as textured paving, tarmac and self-binding grave. These areas would include a variety of street furniture including outdoor dining and seating pods. These areas would provide both social activities and learning spaces for the students.  

The perimeter boundary treatments would be retained along the eastern boundary and around the former Moorside High School. Weldmesh fencing would be erected around the remainder of the perimeter of the site and would be 2.4m in height, reducing to 1.8m in height at the north of the site. Internally 1.2m and 1.4m high timber boundary treatments are proposed to divide space within the site, 3m and 4m high ball fencing is also proposed around the AWP and MUGAs. It is considered that the boundary treatments proposed are acceptable and the use of weldmesh is common place in the existing street scene, around school sites and would allow natural surveillance into and out of the site.

The landscaping measures and proposed boundary treatments would ensure permeability through the site at opening and closing times. The proposed gating strategy would allow these routes to be locked down during school hours to safeguard and rationalise the number of points of entry to solely from Deans Road (secondary) and Holdsworth Road (primary).

Overall the landscape and boundary treatment strategy is considered acceptable and subject to a condition for the implementation is considered to accord with the relevant UDP policies. The applicants have requested that to allow further discussions to take place with neighbouring residents that the final boundary treatments be agreed via a condition, as such a landscaping condition is proposed.

Highways/Access

The proposed layout plan shows that vehicular and pedestrian access to the northern part of the site would be gained from Deans Road (access for secondary school), Holdsworth Street (access for primary school and servicing) and the East Lancashire Road (staff and visitor car parking).  Additional pedestrian entrances would be provided from the East Lancashire Road and Westbrook Road. To the southern part of the site the existing access off the East Lancashire Road would be retained and provide the sole vehicle and pedestrian access. 

A Transport Statement was submitted as part of the application. 

Off Site Highway Works

The applicant has submitted an assessment of the proposed development on the existing highways network surrounding the site suggesting a range of off-site highway improvement works that could be implemented to address traffic congestion and associated highways safety concerns generated by the development.  Given the proposals involve the relocation of Moorside High School and the enlargement of Moorside Primary School, the suggested mitigation measures include:
 
- improvements to Holdsworth Street to bring its full length up to an adoptable standard;
- the development of a suitable lining and signage management strategy e.g. H-Bar markings to protect residents driveways; 
- the introduction of pedestrian guard rails around the site at key points, including on the A580 East Lancashire Road;
- improvements to the subway connecting the north and south sites to promote walking and cycling to school and to discourage pupils crossing the road at grade e.g. upgrading the footway and lighting;
- the introduction of school zig-zag around the new Deans Road access;
- the potential introduction of double yellow lines on the opposite side of the road from the Deans Road access;
- the potential introduction of a residents only parking scheme; and
- a review of school crossing patrols operating in the vicinity.
 
The assessment notes that there already a number of regular public service bus stops on the A580 East Lancashire Road and Partington Lane within a short walking distance from the application site. It also highlights the recent implementation of a traffic calming scheme along the the full length of Deans Road and Ellesmere Street.  
 
The assessment has been reviewed by the Council's highways engineers who generally support the assessment's findings, stating that the suggested measures should be the subject of further, detailed investigation and implemented wherever possible.  They also make clear that the revocation of the U-Turn ban at the junction of Moorside Road should be included within the scope of any detailed scheme to help enable drivers travelling westbound from having to follow a protracted route on residential streets to access the main car park from the A580.  
 
The preparation of a detailed package of off-site highways works should involve the local highway authority, the school and where appropriate local residents as part of the school travel plan process.  It is therefore recommended that conditions be attached to any permission requiring the submission, approval and the timely implementation of both a detailed package of off-site highways works and a new school travel plan in accordance with UDP Policies A8 and EHC1.  This mirrors the approach taken at earlier BSF schools -Walkden High School and Irlam and Cadishead College. 

Traffic Generation

In terms of traffic generation and congestion, the submitted Transport Statement (TS) concludes that there would be no material impact as a consequence of the development. The proposed school would retain the existing student catchment. The pupil net traffic generated by the increased capacity at full occupancy has been calculated as 54 vehicles in the AM period which equates to 1 car per minute across the entire network. This number does not include staff movements as these would be routed via a dedicated access route off the East Lancashire Road and would remove traffic from local roads. It is considered that these additional vehicle movements would be dispersed around the local highway network and that traffic is unlikely to be significant or adversely effect the satisfactory operation of junctions or traffic movement. The impact of the proposals on the local road network is likely to be further reduced through the increased potential for linked trips by locating a nursery, primary and secondary school together. Also the proposed relocation of St Ambrose Barlow RC High School to Wardley (which has obtained outline planning approval ref: 10/59642/OUT) would further relieve pressure on local roads, particularly at the Deans Road/Partington Lane junction.

Car Parking Provision

A total of 201 car parking spaces would be provided within the site across four car parking areas. The TS has assessed the current number of spaces required for staff as 124 for the high school, 68 for the primary school and 9 for the nursery (201 in total). The proposed number of parking spaces equates to a maximum of 201 spaces including the overspill on the existing Moorside High School site, therefore the demand for parking is met by the proposed spaces. There are no maximum car parking standards outlined in the Unitary Development Plan for primary/secondary education. The TS states that the reliance for parking provision could be reduced by the implementation of the Travel Plan which would expect to reduce the demand by approximately 10% over an extended period of time. The TS considers it prudent that until such time as the staff numbers are formally identified and that the short term requirements of the merged facilitates are known, that the maximum parking provision is subject to a further more detailed assessment. It is therefore envisaged that the parking assessment would be revisited and explored in more depth alongside the Travel Plan. The future undertakings would also need to balance the requirements of the site so as to ensure that local roads are not affected by overflow parking. With this in mind any supporting highway measures must support the parking strategy so as to not simply displace parking but to encourage modal shift towards sustainable forms of transport. It is considered that this approach is reasonable and that the Travel Plan would be the critical factor in enabling reduced car parking numbers whilst enhancing the provision of sustainable modes. 

Of the 201 spaces proposed 13 will be marked out for disabled use which meets the minimum standard of 6% as set out in the UDP.

Pedestrian Access, Public Transport and Cyclists

The TS confirms that the site is readily accessible by a range of means transport, including train and bus services and that an initial survey of walking routes indicates that pavements and footpaths are of a good width, in good order and that controlled pedestrian crossing points are in place in appropriate locations. Local cycle routes are located along residential roads located within 500m of the school access. These cycle networks connect with traffic free cycle paths and national routes. 

Pedestrian access to the sites is available from north, east, south and west, which would increase permeability across the site. Pedestrian access from the East Lancashire Road, to the northern site is towards the east and is located 110m from the subway and bus stops. The applicants have confirmed that a pedestrian access nearer to the bus stops and subway is not possible due to level differences. The scheme allows routes across the site east to west and north to south before and after school. During school hours these routes would be gated preventing illegitimate access into the site, limiting access to either Deans Road (secondary) or Holdsworth Road (primary).

The application site is relatively flat. The proposed development would meet Part M of Building Regulations and would endeavour to be DDA compliant.

This proposed school, as the existing, would rely heavily on the use of the pedestrian subway under the A580 between the two sites. Whilst no details have been submitted, with the application, consideration should be given as to how the subway can be improved for use by the students. A condition is recommended to secure such improvements.

Details of the proposed cycle provision has not been submitted with the application. The UDP outlines the minimum cycle provision to be 1 space for 10 pupils plus 1 space per 10 full time staff. It is considered that there is sufficient space within the site to accommodate this level of provision. A condition is therefore recommended to secure the number, location and external appearance of such cycle provision.

To conclude, on the basis of the information submitted and following consultation with the City Council's Highway Engineers, there are no objections to the application, in this regard, subject to conditions being attached to any consent requiring the submission, written approval and implementation of a detailed Travel Plan for staff and pupils and a subway improvement scheme.  

Recreational Provision

Loss of Recreational Provision

The proposed location of the new school building would result in the loss of an area of playing field at the site. 

The applicant's planning statement outlines the proposed provision of sports facilities, at the new school, and concludes that, whilst the area of grass pitches would reduce very slightly (by 50sqm), the quantity of formal playing pitch provision would be significantly greater than the current position. In addition the development would lead to a quantitative improvement in playing pitches and the inclusion of a AWP, MUGAs and indoor sports and fitness provision that would provide all year use. 

Sport England have examined the details and are of the opinion that the development would meet Exception Criteria 5 of Sport England's Policy and Paragraph 15 (iv) of PPG 17, which is that the:

'the proposed development is for an indoor or outdoor sports facility, the provision of which would be sufficient benefit to the development of sport to outweigh the detriment caused by the loss of the playing fields'

As such there are no objections to the development on these grounds.

Provision of New Recreational Facilities 

This development seeks to provide recreation in the form of sports pitches on the former Moorside Primary School and Moorside High Schools sites, whilst retaining the Moorside High playing fields. Therefore as new recreational facilities are being proposed the application will need to be assessed against UDP policy R2. R2 sets out a number of criteria in its assessment which are outlined below:

i.	have an unacceptable impact on residential amenity in terms of noise, traffic generation, light pollution, hours of operation, visual amenity, or any other disturbance;
ii.	have an unacceptable impact on highway safety;
iii.	fail to make adequate provision for cyclists, pedestrians and disabled people;
iv.	have an unacceptable impact on the quiet enjoyment of the open countryside;
v.	have an unacceptable impact on sites or features of archaeological, ecological, geological or landscape value; or 
vi.	have an unacceptable impact on existing recreation facilities.

Points i, ii and iii will be assessed elsewhere in the report.

With regards to points iv and v the proposed development would not impact on the quiet enjoyment of the open countryside or sites or features of archaeological, ecological, geological or landscape value as such there are no objections to the proposal on these grounds.

In relation to the last criteria it is considered that whilst the overall development would impact on the existing recreational facilities, in the long term the proposal would make a positive contribution and improve the sports facilities on offer to the school and the local community.

The development will be assessed within the remainder of the report and if found to be acceptable it can be concluded that above criteria of R2 have been satisfied.

Availability of Recreational Facilities During the Construction Phase

The applicants have submitted a pitch availability plan, which shows when pitches will become available on site. A temporary pitch will be available during the construction period. At the time the school opens the MUGAs and grass pitch will be available, followed by the Astroturf pitch and then the remaining grass pitches. In a worse case scenario the external sport provision will be fully operational by April 2016.

Given the constraints on site, and the need to keep the existing schools open, whilst the new school is being constructed, does limit outdoor space available for sports during this period. The applicant is exploring the use of other sites within the city during this period, however this task would need to be undertaken with school representatives to fully understand the curriculum needs. It is therefore recommended that a condition be attached to any permission requiring these details to be submitted to the LPA prior to commencement of development. It is considered that this condition will ensure that adequate sports provision is provided during the construction period. It must be acknowledged that the construction period will be short lived and the long term benefits of the new sports provision will outweigh the short term impact on sports availability.

Community Use

The use of the school and its facilities by the community is an integral part of the Salford's BSF programme and reflects the objectives of the Government's extended schools agenda. The facilities provided on site would be available to the community, including access to sport facilities, adult education and the use of ICT.

It is also important to note that the proposed building will provide replacement space for the Deans Youth Centre which would provide a unique opportunity for the community.

A condition is recommended that a scheme for the provision of the community use be agreed in writing with the Local Planning Authority.

Environmental Sustainability

A sustainability checklist and a BREEAM pre assessment has been submitted in support of the application.

The sustainability checklist explains that high levels of sustainability would be achieved through reducing the amount of carbon generated by the school; incorporating cycle parking; using locally sourced materials and suppliers where possible; using modern construction methods and providing open/green space.

All buildings delivered through the BSF programme are required to achieve a 'very good' or 'excellent' BREEAM rating.  A BREEAM Schools pre-assessment has been undertaken which shows the proposed school, at this stage, securing a 'very good' rating. A condition is recommended to secure this.

In light of the above the proposal is considered to be acceptable in this regard. 

Crime Prevention

A Crime Protection Plan has been submitted in support of the application. The submitted statement concludes that the development should be designed and constructed to Secure by Design standards.  The Greater Manchester Police Design for Security Team has reviewed the application and considers that the boundary fencing being 1.8m in height is not adequate to secure the development. They are also concerned that the 1.4m high timber fencing is not adequate to prevent unauthorised access. The applicant has responded to these comment and state that the fencing proposed is intended to provide a balance between security and visual amenity of the site. In addition they note that the fencing will be supplemented by other security measures including boundary planting and CCTV. It is considered that the fencing when viewed in the context of the entire scheme and proposed security measures would be acceptable and would not leave the building or site vulnerable to crime. The proposal is therefore considered to comply with UDP policy DES10 and the Design and Crime Supplementary Planning Document.

Amenity

In terms of development intensity the proposal would bring two existing schools together on the northern segment of the site. The proposal would introduce significantly larger buildings than are currently present on site and new external facilities also to be provided. It is also anticipated that there would be an increased level of community activity at the site.

The siting of the main school building in the central part of the site ensures that there would be minimal adverse impacts in terms overlooking, overshadowing or outlook. Separation distances of 32m and 45m maintained between the school building and the nearest residential properties on Westbrook Road and Godlee Drive, respectively (these dwellings are orientated so that the habitable room windows do not directly face the application site). The closest dwelling with habitable rooms windows facing the application site is 41 Leinster Road the windows in this elevation would be 66m from the proposed school building. Shadow study drawings have been submitted and these demonstrate the likely shadowing that may occur on site. In light of the above it is considered that the school building would not have an unacceptable overbearing impact on the amenity of neighbouring occupiers

Each elevation of the school would contain windows at ground, first and second floor. Windows in the west elevation of the school building would be screened from the closest residential dwelling by existing woodland. Those in the southern and northern elevation would overlook the application site. In the eastern elevation the sports hall that is positioned near to dwellings on Goodlee Drive does not contain any windows and as such no issues with privacy should arise. The remaining windows in this elevation at closest point would be 33m from the boundary of the site, this is adequate to ensure that there would not be any direct overlooking of neighbouring residential dwellings or an unacceptable loss of privacy.

The proposal has been designed so that the external facilities are located within the site at points furthest away from neighbouring residential properties, which should help ensure that amenity issues are successfully minimised. Issues regarding light and noise pollution are assessed in more detail later in the officer's report. 

Noise

A Noise Assessment has been submitted with the planning application. The Noise Assessment report identifies and assesses various noise sources and vibration impacts associated with the development including construction noise, noise from the building, car parking and sports activities on site.

The report concluded that on a worst case scenario with consideration of typical mitigation measures the construction noise impact significance was predicted to be 'Moderate/Large'. Noise from all external building services plant items operating simultaneously should achieve a BS 4142 rating level at the nearest noise sensitive receptor. The report expected that noise from vehicles using the proposed car park of the Moorside development would be of neutral significance. The predicted vehicle noise levels were lower than the prevailing ambient and background noise levels measured during the daytime period at the development site. The noise from the sports pitches is expected to be audible at the nearby residential properties. However, given that the surrounding area is generally accustomed to noise from sports areas and school activities, the noise from the proposed pitches is not expected to cause disturbance.

The City's Environmental Consultants concur with the report's findings, and consider that any likely adverse impacts due to noise can be controlled through planning conditions and there are no objections to the scheme in this regard, in accordance with Policy EN17.

Air Quality

An air quality assessment was submitted as part of the application. The report assesses the potential impacts during the demolition and construction phase of the development at nearby sensitive receptors (dwellings) and appropriate mitigation measures are proposed. The report also assesses the potential impacts during the operational phase with reference to the predicted traffic impacts, as detailed in the Transport Assessment for the development.

The application site is located within a designated Air Quality Management Area (AQMA).

The report concludes that if recommended mitigation measures are adopted during the construction phase of the development then the degree of impact would be within acceptable levels. Given there are residential properties adjacent to the site, even with suitable mitigation measures numerous properties may still be effected. However, this is considered to be of minor adverse significance and given that in relative terms the construction period will be short lived and is an acceptable consequence of development then there are no objections to the scheme in this regard.

With regard to the operational stage the report concludes that proposed school is likely to be better than the existing situation given it is located further away from the East Lancashire Road, outside the AQMA boundary. Adverse impacts may be experienced at sensitive receptors adjacent to the various access points due to changes in local traffic flows. Whilst significant changes in traffic are not anticipated, there would be an increase in pupil and staff numbers which could lead to greater vehicle trips. The report concludes that adverse impacts would be minimised through measures detailed in the school Travel Plan.

The City's Environmental Consultants are in agreement with the report's findings, however, consider that it is necessary to impose conditions to control dust emission. In light of this there are no objections to the scheme in this regard, in accordance with Policy EN17.

Contamination

A Geo Environmental Interpretative Report has been submitted in support of the application. This has been reviewed and Urban Vision Environment, do not concur with the conclusion and recommendation of the report. They are also of the opinion that the reports were lacking in details such as borehole logs, metholdogies for ground gas, soil and ground water monitoring. They do, however, consider that sufficient information has been provided and should the application be recommended for approval the outstanding issues can be dealt with via a condition. Subject to the imposition of this condition the proposal is considered to accord with national and local planning policy.

Flood Risk and Surface Water

A Flood Risk Assessment has been submitted in support of the application.  The application site lies within the area of lowest risk Flood Zone 1. The findings of the FRA has considered all the potential sources of flooding to the site and factored in climate change over the lifetime of the development. The FRA goes on to provide suitable mitigation measures which would minimise this risk. The FRA also considers mitigation measures for foul and surface water. The Environment Agency have been consulted and have no objection in principle to the proposed development of the site but recommend a number of conditions requiring further information in relation to surface water run off and further investigations of the culverted Deans Brook.  As such the proposal is considered acceptable in this regard.

Biodiversity, Ecology and Protected Species

A bat survey, ecological assessment and Japanese knotweed statement been submitted as part of this application. The submitted ecological assessment confirms that the site does not contain any rare or valuable habitats, however there is potential within the site's to support birds and bats. The bat survey undertaken has confirmed that there is no evidence of bat roosts within any of the buildings on the application site. A further survey of bats is recommended and should be undertaken prior to the demolition of the existing school building.  A condition would be attached to ensure this. 

The ecological assessment has identified that Japanese Knotweed is present at the application site and a programme for eradication has been submitted with the planning application these steps outlined in this statement will be secured via a condition. The Greater Manchester Ecology Unit has accepted this approach and a condition is recommended accordingly. 

A key principle of PPS9 is to maintain, and enhance, restore or add to biodiversity and geological conservation interests.
 
In addition, the council's SPD on Nature Conservation and Biodiversity includes policy NCB1, which states "development proposals should seek to maintain and enhance biodiversity and the nature conservation interest of sites".

The proposals set out in the Design and Access statement retain the former mill pond and woodland area are welcomed. As the proposed building is to be located in close proximity to the area of close canopy broadleaved woodland and the established mill pond, which are both priority habitats for conservation and important local nature conservation features, there is some potential for these habitats to be affected by the proposed development. To ensure impact is minimal GMEU have recommended a condition that a suitable construction method statement be prepared which will advise how these areas will be protected during the construction phase of the development. In addition they recommend that a five year habitat management plan condition. Together it is considered that these measures will ensure that biodiversity is enhanced as a result of the development proposals. 

In light of the above and the imposition of recommended conditions the proposal is considered to comply with PPS9. 

Other Issues

- Badly behaved students will impact on the living environments for local residents – The application site is an existing school and as such students are already in the vicinity of the site. It is not considered it reasonable to assume that all students will behaviour and it is not considered that this should constitute a reason for refusal.
- Views of residents have not been taken into account when designing the scheme – There have been a number of public consultations events held and the planning statement details these.
- Increase in litter – It would be unreasonable to presume that this development would lead top increased litter in the area as such it is considered that this should not constitute a reason for refusal.
- Do not want to dense planting which will restrict views – Views are not considered to be material planning issues and as such this cannot be afforded any weight in the determination of this planning application.
Loss of value to property – This is not a material planning issue and as such cannot be afforded any weight in the determination of this planning application.
- Loss of accessible greenspace, can an area of the site be provided for this purpose – Whilst application site would be secured the site will accommodate community uses and the site is close to Beechfield playing fields, it is therefore considered that there will not be significant harm to local residents.
- The school building is shown in different places on the plans submitted The CGI’s do show the school slightly further to the north however the assessment of this application is based upon the submitted plans and these accurately show the position of the school.
- There are discrepancies through the submission ie pupil numbers and name of the school – The name of the school is not important from a planning perspective the pupil numbers are as follows 1,050 place school for 11 to 16 year olds, 420 place primary school (rising to 630 places after first year of opening), 60 place nursery, 20 place short stay school and community facilities.

Conclusions/Summary 

In conclusion, it is considered that the principle, layout, scale, and design of the development is acceptable and that there will be no unacceptable impacts with respect to amenity and highway safety. In addition the scheme would have significant benefits for the wider community. The proposal would not compromise 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 permission. It is accordingly recommended that the application be approved.

Recommendation

Approve

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

	Reason: Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990.

2.	Prior to the construction of the school building (saved for foundation construction) hereby approved, samples and details of the materials for the external elevations of the school building shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be carried out using the approved materials, unless agreed otherwise in writing by the Local Planning Authority.

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

3.	The site shall be treated in accordance with a landscape scheme, which shall be submitted to and approved in writing by the Local Planning Authority 18 months after the commencement of development.  Such scheme shall include full details of trees and shrubs to be planted, walls, fences, boundary and surface treatment and a timetable for implementation. The development shall be implemented in accordance with the approved scheme and any trees or shrubs dying within five years of planting shall be replaced with the same species within twelve months.

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

4.	No development shall be started until all the trees within (or overhanging) the site, with the exception of those trees clearly shown to be felled on the submitted plan, have been surrounded by substantial fences which shall extend to the extreme circumference of the spread of the branches of the trees (or such positions as may be agreed in writing by the Local Planning Authority).  Such fences shall be erected in accordance with a specification to be submitted to and approved in writing by the Local Planning Authority and shall remain until all development is completed and no work, including any form of drainage or storage of materials, earth or topsoil shall take place within the perimeter of such fencing.

	Reason: To safeguard protected trees on the site and to ensure that adequate provision is made for their protection whilst the development is carried out.

5.	The development hereby approved shall be undertaken in accordance with the Arboricultural Report ref 9790/RG and the plan ref MSC_PLI-90_001 Rev P0.1.

	Reason: To ensure the work is carried out in accordance with good arboricultural practice and safeguard the amenity of the area in accordance with policy EN12 of the City of Salford Unitary Development Plan.

6.	Prior to the first occupation of the new school building, a scheme detailing all off site highway works and a phased timetable for their implementation shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented in accordance with the approved details and timetable unless otherwise agreed in writing by the Local Planning Authority.

	Reason: That the proposed development would not have an unacceptable impact on highway safety in accordance with policies A8 and EHC1 of the City of Salford Unitary Development Plan.

7.	Notwithstanding the submitted AECOM Moorside Schools Travel Plan Framework dated July 2011, a detailed travel plan targeted at all all end-users of the development shall be submitted to and approved in writing by the Local Planning Authority before first occupation of the building hereby approved unless otherwise agreed in writing by the Local Planning Authority.  The approved scheme shall be implemented in full unless otherwise agreed in writing by the Local Planning Authority.

	Reason: nterests of highway safety and the promotion of sustainable transport choices in accordance with policies A8 and EHC1 of the City of Salford Unitary Development Plan.

8.	Prior to first occupation of the new school building, a scheme for the management of pupils crossing the A580 East Lancashire Road shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented in accordance with the approved details and retained as such thereafter.

	Reason:In the interests of highway safety and in accordance with policy A2 of the Adopted City of Salford Unitary Development Plan

9.	Prior to the first occupation of the building the car parking provision as set out on plan MSC_PLI_91_002 Rev P02 shall be made available for use. Such provision shall be retained and kept available for use thereafter unless otherwise agreed in writing by the Local Planning Authority.

	Reason: To ensure adequate levels of parking provision in accordance with policy A10 of the City of Salford Unitary Development Plan.

10.	The rating level (LAeq,T) from all fixed plant and machinery associated with the development, when operating simultaneously, shall not exceed the background noise level (LA90,T) by more than -5 dB at any time when measured at the nearest noise sensitive premises.  Noise measurements and assessments shall be carried out according to BS 4142:1997 "Rating industrial noise affecting mixed residential and industrial areas".  ‘T’ refers to any 1 hour period between 07.00hrs and 23.00hrs and any 5 minute period between 23.00hrs and 07.00hrs.

	Reason: To safeguard the amenity of the neighbouring residents in accordance with policy EN17 of the City of Salford Unitary Development Plan.

11.	Prior to the commencement of the development, the developer shall submit a Dust Management Plan for the written approval of the LPA. The Dust Management Plan shall identify all areas of the site and site operations where dust may be generated and further identify control methods to ensure that dust does not travel beyond the site boundary. Once in place, all identified measures shall be implemented and maintained at all times. Should any equipment used to control dust fail, the site shall cease all material handling operations immediately until the dust control equipment has been repaired or replaced.

	Reason: To safeguard the amenity of the neighbouring residents in accordance with policy EN17 of the City of Salford Unitary Development Plan.

12.	No demolition or construction activities shall be commenced until a Considerate Contractor’s Scheme (CCS), including a Construction Environment Management Plan, has been submitted to and approved by the LPA. The CCS shall be adhered to in full for the duration of any demolition and construction work.

	Reason: To safeguard the amenity of the neighbouring residents in accordance with policy EN17 of the City of Salford Unitary Development Plan.

13.	1.	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  
	2.	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
	3.	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.

	Reason: In the interests of public safety in accordance with Planning Policy Statement 23

14.	Prior to the commencement of the development hereby approved, a scheme for the disposal of foul and surface waters within the site shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved scheme.

	Reason: To reduce the risk of flooding from overland flows in accordance with policy EN19 of the City of Salford Unitary Development Plan 

15.	The development hereby permitted shall not be commenced until such time as a scheme to limit surface water run-off to 7 l/s/ha has been submitted to, and approved in writing by, the local planning authority. The scheme shall be fully implemented and subsequently maintained, in accordance with the timing / phasing arrangements embodied within the scheme, or within any other period as may subsequently be agreed, in writing, by the local planning authority.

	Reason: To reduce the risk of flooding from overland flows in accordance with policy EN19 of the City of Salford Unitary Development Plan 

16.	Prior to the commencement of development, an investigation to determine the route, depth, size, materials and condition of the culverted Deans Brook is carried out and any necessary remedial works are completed. If the result identifies that the building would be above the culvert, a scheme to divert the watercourse is to be submitted and shall be approved by the Local Planning Authority and completed in accordance with the approved plans.

	Reason: To reduce the risk of flooding from overland flows in accordance with policy EN19 of the City of Salford Unitary Development Plan 

17.	Prior to first occupation of the proposed new building, a community use scheme, relating to the school building itself and its sporting facilities, shall be submitted to and approved in writing by the local planning authority. The Scheme shall include details of pricing policy, hours of use, access by non-school users/non-members, management responsibilities and include a mechanism for review. The approved scheme shall be implemented upon commencement of the use hereby permitted and shall remain in place whilst the use is in operation unless otherwise agreed in writing by the local planning authority.

	Reason: e well-managed and safe community access to the school building and its sports facilities. This is in accordance with Policies EHC1 and R1 of The City of Salford Unitary Development Plan 2004-2016.

18.	Prior to the existing sports no longer being available for use full details for the phasing of the development, including timetable for implementation, the provision of the sports facilities and playing pitches, and temporary replacement pitch provision to protect and ensure the continuity of the existing use (including community use and the delivery of the national curriculum for sport) during the construction period shall be submitted to and approved in writing by the Local Planning Authority after consultation with Sport England. The development shall be carried out in accordance with the approved details unless otherwise agreed in writing by the Local Planning Authority.

	Reason: To ensure the satisfactory quantity, quality and accessibility of compensatory outdoor sports and recreation provision that secures continuity of use.  This is in accordance with Policies EHC1 and R1 of the City of Salford Unitary Development Plan 2004-2016.

19.	No development on the sports provision shall commence until full details of the design, specification and layout of all indoor sports facilities and outdoor sports facilities (comprising of the Artificial Grass Pitch and the Multi Use Games Areas) have been submitted to and approved in writing by the LPA after consultation with Sport England. The sports facilities shall be constructed in accordance with the approved detail unless otherwise agreed in writing with the Local Planning Authority

	Reason: Ensure an adequate standard of playing field and other recreation provision is provided in accordance with policy R2 and EHC1 of the City of Salford Unitary Development Plan.

20.	No grass playing pitches shall be constructed, and no improvement works undertaken to grass pitches, until there has been submitted to and approved in writing by the local planning authority (after consultation with Sport England):
	(i) A detailed assessment of ground conditions of the land proposed for the playing field (including drainage and topography) which identifies constraints which could affect playing field quality; and 
	(ii) Based on the results of the assessment to be carried out pursuant to (i) above of this condition, a detailed scheme to ensure that the playing field will be provided to an acceptable quality.  The scheme shall include a written specification of soils structure, cultivation and other operations associated with grass and sports turf establishment and a programme of implementation.  
	
	The approved scheme shall be carried out in full and in accordance with a timeframe agreed with the local planning authority.  The land shall thereafter be maintained and remain available for playing field use.

	Reason: Ensure adequate standard of playing field and other recreation provision is provided in accordance with policy R2 and EHC1 of the City of Salford Unitary Development Plan.

21.	Prior to the natural turf pitches and the artificial grass pitch being made available for use, a Management and Maintenance Scheme for the facilities including  management responsibilities, a maintenance schedule and a mechanism for review shall be submitted to and approved in writing by the Local Planning Authority after consultation with Sport England.  The approved Management and Maintenance scheme shall include measures to ensure the replacement of the artificial surface within a specified period.  The measures set out in the approved scheme shall be complied with in full, with effect from commencement of use of the natural turf pitches and the artificial grass pitch.

	Reason: ensure an adequate standard of playing field and other recreation provision is provided in accordance with policy R2 and EHC1 of the City of Salford Unitary Development Plan.

22.	The development hereby approved shall achieve a post-construction Building Research Establishment Environmental Assessment Method (BREEAM) Schools rating of 'very good' or 'excellent', unless otherwise agreed in writing by the local planning authority. A post-construction review certificate shall be submitted to and approved in writing by the local planning authority before any part of the development is first occupied, unless otherwise agreed in writing.

	Reason: In the interests of resource conservation and environmental sustainability.  This is in accordance with Policy EN22 of the City of Salford Unitary Development Plan 2004-2016.

23.	The Deans Youth Centre and Moorside High School buildings shall not be demolished until historic buildings surveys of the buildings have been submitted  to and approved in writing by the local planning authority.

	Reason: In accordance with PPS5 policy HE12, to record and advance the understanding of the significance of the historic building fabric for archival and research purposes.

24.	Prior to the demolition of Moorside High School a scheme for the reuse of the commemorative stones at Moorside High School shall be submitted to and approved in writing by the LPA. The scheme shall detail all the commemorative stones on site, detail how they are to be removed from the building and how they will be incorporated within the site of the approved school. The development shall be undertaken in accordance with the approved scheme and retained as such thereafter, unless otherwise agreed in writing by the Local Planning Authority.

	Reason: To preserve historical assets In accordance with PPS5 and Unitary Development Plan policy CH8.

25.	The development permitted by this planning permission shall only be carried out in accordance with the recommendations set out in the Flood Risk Assessment (FRA) prepared by Aecom (Report Ref S&W_FRA Rev3) dated 11/11/2010 unless otherwise agreed in writing by the Local Planning Authority.

	Reason: To reduce the risk of flooding from overland flows in accordance with policy EN19 of the City of Salford Unitary Development Plan

26.	Prior to first occupation full details of the location and design of cycle, refuse and recycling storage areas within the site shall be submitted to and approved in writing by the Local Planning Authority. Such storage areas shall be constructed in accordance with the approved details and shall be made available for use prior to the first occupation of the development hereby approved.

	Reason:In order to encourage the use of more sustainable transport modes and in order to encourage waste recycling, in accordance with policy ST14 of the adopted City of Salford Unitary Development Plan.

27.	Prior to first occupation of the development full details of the proposed Deans Youth Minibus Garage and Equipment Store shall be submitted to and approved in writing.  The Deans Youth Minibus Garage and Equipment Store shall be constructed in accordance with the approved details prior to first occupation of the development unless otherwise agreed in writing.

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

28.	Prior to first occupation a scheme for the provision of external lighting of the sport pitches shall be submitted to and approved in writing by the Local Planning Authority.  Such a scheme shall include full details of the locations, design, luminance levels, light spillage and hours of use of, and columns for, all external lighting within the site the approved scheme shall be implemented in full prior to the occupation of development.

	Reason: To safeguard the amenity of the neighbouring residents in accordance with policy EN17 of the City of Salford Unitary Development Plan.

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

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

30.	Prior to the commencement of development a construction method statement shall be submitted to and approved in writing by the Local Planning Authority. The method statement should details how the pond and woodland area will be protected during the course of the development. The development shall be undertaken in strict accordance with the approved scheme.

	Reason: To protect priority habitats and enhance nature conservation in accordance with PPS9, UDP policy ST13 and the Biodiversity Supplementary Planning Document.

31.	Prior to the commencement of development a five year habitat management plan shall be submitted to and approved in writing by the Local Planning Authority. The approved habitat management plan shall be implemented in full in accordance with the approved details and shall be retained at all times thereafter unless otherwise agreed in writing by the Local Planning Authority.

	Reason:To protect priority habitats and enhance nature conservation in accordance with PPS9, UDP policy ST13 and the Biodiversity Supplementary Planning Document.

32.	Prior to the commencement of any development, a scheme detailing the method and timescales of the disposal or containment of Japanese Knotweed shall be submitted to and approved in writing by the Local Planning Authority. The development shall be undertaken in accordance with the approved scheme.

	Reason: In order to create site conditions appropriate to the permitted uses, in accordance with Policy EN12 of the Unitary Development Plan

33.	Prior to the demolition of any buildings a detailed bat survey shall be carried out and the findings submitted in writing to the Local Planning Authority.  In the event that bats are found during the survey details of mitigation measures shall be submitted to and approved in writing by the Local Planning Authority and the demolition carried out in accordance with the approved details.

	Reason: To protect bats and their roost sites that are protected species under the Wildlife and Countryside Act 1981. This is in accordance with Policy ST13 of the City of Salford Unitary Development Plan 2004-2016 and PPS9.

34.	No site clearance works shall take place during the bird nesting season (March to July inclusive) unless otherwise agreed in writing by the local planning authority.

	Reason: o protect nesting birds and their nesting sites that are protected under the Wildlife and Countryside Act 1981. This is in accordance with Policy ST13 of the City of Salford Unitary Development Plan 2004-2016 and PPS9.

35.	The development hereby permitted shall be carried out in accordance with the following approved plans and documents
	MSC_PLI_91_001 Rev P03
	MSC_PLI_91_001 Rev P01
	MSC_PLI_91_002 Rev P02
	MSC_PLI_91_003 Rev P01
	MSC_PLI_91_004 Rev P01
	MSC_PLI_91_005 Rev P02
	MSC_PLI_91_006 Rev P01
	MSC_PLI_94_001 Rev P01
	MSC_PLI_97_001 Rev P01
	MSC_PLI_97_002 Rev P01
	MSC_AED_PL_001
	MSC_AED_PL_002
	MSC_AED_PL_003
	MSC_AED_PL_004
	MSC_AED_PL_005
	MSC_AED_PL_006
	MSC_AED_PL_007
	MSC_AED_PL_008
	MSC_AED_PL_009
	MSC_AED_PL_010
	P625/ENG/TW/023 Rev P1
	Planning and Regeneration Statement
	Design and Access Statement
	Statement of Community Involvement
	PPS5 Statement
	Arboricultural Report
	Ecological Assessment
	Bat Survey
	Geo Environmental Desk Study Report
	Geo Environmental Interpretative Report
	Flood Risk Assessment
	Crime Protection Plan
	Noise Assessment
	Sustainability Checklist
	BREEAM Pre Assessment
	Transport Assessment and Technical Note
	Travel Plan Framework
	Ventilation Strategy
	Air Quality Assessment
	Site Waste Management Plan

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

Notes to 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 design and layout of the sports facilities should comply with the relevant industry Technical Design Guidance, including guidance published by Sport England, National Governing Bodies for Sport.  Particular attention is drawn to the Sport England Technical Design Guidance Notes   ‘A guide to the design, specification and construction of MUGA’s and STP’s’, ‘Sports halls: Design, sizes and layouts’, ‘Floors for indoor sports’, and Pavilions and clubhouses’.
3.	It is recommended that the assessment and scheme is undertaken by a specialist turf grass consultant The applicant is advised that the scheme should comply with the relevant industry Technical Guidance, including guidance published by Sport England, National Governing Bodies for Sport.  Particular attention is drawn to ‘Natural Turf for Sport’, Sport England.
4.	In pursuant of condition 18 (phasing of sports provision) the scheme shall seek to ensure that the temporary replacement pitches remain at least as accessible and at least equivalent in terms of size, usefulness, attractiveness and quality.

http://publicaccess.salford.gov.uk/publicaccess/applicationDetails.do?activeTab=externalDocuments&keyVal=LPE65ENP5Y000

APPLICATION No:	11/60724/REM	
APPLICANT:	Ms J Aspinall - Countryside Properties (UK) Ltd	
LOCATION:	Broughton Lane, Lord Street, Great Clowes Street & Duke Street, Lower Broughton, Salford, M7 1XG	
PROPOSAL:	Details of reserved matters for the siting, design, external appearance, means of access and landscaping in relation to the erection of 115 dwellings comprising 76 houses and 39 apartments, laying out of public open space, public spaces, car parking and ancillary uses together with associated highway and other works with variation of condition 12 attached to planning permission 08/56281/REM to change 76 houses to 78 houses and 39 apartments to 37 apartments	
WARD:	Broughton	

Description of Site and Surrounding Area 

This application relates to a site which is bounded by Broughton Lane to the north, Ascension Road to the south, Duke Street to the west and Great Clowes Street to the east. The site is diagonally adjacent to Ascension Church a Grade II Listed Building. Land to the north and west of the site is currently being developed for residential development. The site itself is currently cleared and enclosed by development hoardings.

The areas around the site can be described as predominantly residential. Land to the north and west of the application site has been granted planning permission for residential units, and works have commenced on site.

Background

The application site forms part of the Lower Broughton regeneration area, which comprises approximately 74 hectares. Countryside Properties, have formed a development partnership with the Council and have developed an agreement, which establishes a framework under which the redevelopment of the wider Lower Broughton area will be planned, phased and implemented. Lower Broughton has been identified as an area in need of regeneration due its declining population, high levels of unemployment, poor health and low levels of educational attainment. The partnership has identified a vision for Lower Broughton, which is ‘to regenerate Lower Broughton and create a successful, sustainable neighbourhood which is safe, healthy, economically active and above all, a place where people will choose to live.’ The partnership has developed a number of objectives in order to meet this aim, which include: addressing the decreasing population; providing high quality housing; providing local facilities; providing new school and leisure and health care facilities; developing a sense of community; developing a landscaping and ecology strategy; remediating contaminated land; and, where possible, retaining and re-using community buildings and providing non-car alternatives to improve transport to and from the site.

Description of Proposal 

This application proposes a minor material amendment to the scheme 08/56281/REM and seeks to do this via a Section 73 application to vary condition 12 of this planning permission which gave consent for the details of reserved matters for the siting, design, external appearance, means of access and landscaping in relation to the erection of 115 dwellings comprising 76 houses and 39 apartments, laying out of public open space, public spaces, car parking and ancillary uses together with associated highway and other works in July 2008.  Members should note that works on site have commenced as drainage works have been undertaken. 
 
Condition 12 of planning approval 08/56281/REM reads as follows - 
  
The development hereby approved shall be implemented in accordance with the approved plans and specifications listed below unless otherwise agreed in writing by the Local Planning Authority.
GM-149/150-L02, GM-149/150-L05-A, GM149/150 TS-01, GM149/150 TS-02, GM149/150 PLAN 01-D, GM149/150 PLAN 02-D, GM149/150 PLAN 03, GM149/150 PLAN 04-D, GM149/150 PLAN 19-A, GM149/150 PLAN 05-C, GM-149/150-STREET-03-A, GM-149/150-STREET-08-B, GM-149/150-STREET-10-B, GM-149/150-SS-04-A, GM-149/150-SS-05-A, GM149/150 2B4P.01-B, GM149/150 2B4P-A.01-B, GM149/150 2B4P.01-OVAL-B, GM149/150 3B5P.01-B, GM149/150 3B5P.01-OVAL-A, GM149/150  3B5P_UP.01-A, GM149/150  3B5P_UP.01-OVAL-A, GM149/150 4B6P.01-B, GM149/150 LIFE-3-1238.01-A, GM149/150 878/400.01-B, GM149/150 878/400.02-B, GM149/150 878/400.03-B, GM149/150 878/400/398.01, GM149/150 878/400/398.02, GM149/150 878/400/398.03-A, GM149/150 878/400/398CR.01, GM149/150 878/400/398CR.02, GM149/150 878/400/398CR.03-A, GM149/150 878/400/398CR.04, GM149/150 878/400/398CR.01O, GM149/150 878/400/398CR.02O, GM149/150 LIFE-4-1204.01-B, GM149/150 LIFE-4-1204.01-OVAL-A, GM149/150 LIFE-4-1251.01-B, GM149/150 LIFE-4-1261.01-A, GM149/150 LIFE-4-1261-BK.01-B, GM149/150 LIFE-3-956-B, GM149/150 LIFE-3-1060-UP-A, 03-G-00-A, 03-G-01-A, 03-G-02-A, 03-G-03-A, 03-G-04-A, 05-G-00-A, 05-G-01-A, 05-G-02-A, 05-G-03, GM-149-150 396.01, GM-149-150 460.01, GM-149-150 613.01, GM-149-150 614.01.

This application seeks consent essentially for a re plan of this phase of the development. The quantum of development will remain unchanged at 115 dwellings, however the mix will change as there will be an increase of two dwellings, resulting in a proposed mix of 78 houses and 37 apartments (previously approved 76 house and 39 apartments). The numbers of bedroom approved and proposed are outline below:

Approved: 1 beds – 24, 2 beds – 23, 3 beds – 32 and 4 beds – 36. 
Proposed: 1 beds – 22, 2 beds – 23, 3 beds – 35 and 4 beds – 35.

The number and type of units that will be affordable will remain unchanged.

The built form of development is largely unchanged the building lines of dwellings facing the boundary of the site fronting onto Great Clowes Street, Broughton Lane, Lord Street and Duke Street are the same as approved albeit there has been some change to the house types and mix of these dwellings.

The noticeable changes between the approved scheme and that currently proposed are within the site. The previous scheme proposed a turning head and built form that allowed access to a rear car parking area. This has been amended to provide a parking solution which is similar to ‘the oval’ approved in phase 2 of the development (this is currently under construction). 

In terms of built form the centre part of the scheme which is subject to the majority of changes did incorporate 4 storey properties. All units proposed in this area are now 2 or 2.5 storeys in height.

The proposed house types are similar in design to others within the Lower Broughton regeneration area and the palette of materials will remain unchanged.

The access points into the site remain unchanged from the approved scheme. Car parking will be provided as before on street, in curtilage and parking courts. The amount of car parking spaces remains unchanged from the approved scheme. 

There are other small changes across the site which include minor movements to the building footprints and changes to the mix and dwelling types. These changes are considered to be minor in nature and could be dealt via a non material amendment application. However for completeness it has been decided that these should be included within this planning application.

Site History

06/52316/OUT - Outline application for the demolition, conversion and redevelopment of 22.7 hectares of land and buildings to provide mixed use development comprising residential (C3), school, community uses (D1), assembly and leisure (D2), business (B1), retail (A1/A2), cafes, restaurants and public houses (A3,A4,A5), car parking, public spaces and ancillary uses together with associated highways and other works. - Approve - 20 June 2006

08/56281/REM - Details of reserved matters for the siting, design, external appearance, means of access and landscaping in relation to the erection of 115 dwellings  - Approve 3rd July 2008

Publicity

Site Notice: Site notice	Date Displayed: 23 August 2011
Reason: Article 13

Press Advert: Salford Advertiser	Date Published: 25 August 2011
Reason: Article 13 Standard Press Notice

Neighbour Notification 

238 individual notification letters were sent to occupiers of nearby dwellings as part of the consultation process for the application.

Representations 

No letters have been received

Consultations

Environment Agency - No comments received to date  

Highways - No comments received to date  

Design For Security - No comments received to date  

Planning Policy Framework 

Development Plan Policy

Regional Spatial Strategy  - Policy DP1 - Spatial Principles

Unitary Development Plan ST1  -  Sustainable Urban Neighbourhoods
This policy states that development will be required to contribute towards the creation and maintenance of sustainable urban neighbourhoods.

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

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

Unitary Development Plan DES3  -  Design of Public Space
This policy states that development should include the provision of public space; designed to have a clear role and purpose which responds to local needs; reflects and enhances the character and identify of the area; is an integral part of and provide appropriate setting and an appropriate scale for the surrounding development; be attractive and safe; connect to establish pedestrian routes and public spaces and minimise and make provision for maintenance requirements.

Unitary Development Plan DES4  -  Relationship Development to Public Space
This policy states that developments that adjoin a public space shall be designed to have a strong and positive relationship with that space by creating clearly defining public and private spaces, promoting natural surveillance and reduce the visual impact of car parking.

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

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

Unitary Development Plan DES10  -  Design and Crime
This policy states that developments must be designed to discourage crime, antisocial behaviour, and the fear of crime. Development should i) be clearly delineated ii) allow natural surveillance iii) avoid places of concealment iv) encourage activity within public areas.

Unitary Development Plan H1  -  Provision of New Housing Development
This policy states that all new housing will contribute toward the provision of a balanced housing mix; be built of an appropriate density; provide a high quality residential environment; make adequate provision for open space; where necessary make a contribution to local infrastructure and facilities required to support the development; and be consistent with other policies of the UDP.

Unitary Development Plan H4  -  Affordable Housing
This policy states that in areas that there is a demonstrable lack of affordable to meet local needs developers will be required by negotiation with the city council to provide an element of affordable housing of appropriate types.

Unitary Development Plan A8  -  Impact of Development on Highway Network
This policy states that development will not be permitted where it would i) have an unacceptable impact upon highway safety ii) cause an unacceptable restriction to the movement of heavy goods vehicles along Abnormal Load Routes.

Unitary Development Plan A10  -  Provision of Car, Cycle, Motorcycle Park
This policy states that there should be adequate provision for disabled drivers, cyclists and motorcyclists, in accordance with the Council’s minimum standards; maximum car parking standards should not be exceeded; and parking facilities should be provided consistent with the provision and maintenance of adequate standards of safety and security.

Unitary Development Plan EN19  -  Flood Risk and Surface Water
This policy states that any application for development that it is considered likely to be at risk of flooding or increase the risk of flooding elsewhere will need to be accompanied by a formal flood risk assessment. It should identify mitigation or other measures to be incorporated into the development or undertaking on other land, which are designed to reduce that risk of flooding to an acceptable level.

Other Material Considerations

Supplementary Planning Document  -  Lower Broughton Design Code
This policy document expands on the policies of the Unitary Development Plan with the aim of ensuring all new development achieves high standards of design quality.

Supplementary Planning Document  -  Design and Crime
This policy document contains a number policies used to assess and determine planning applications and is intended as a guide in designing out crime.

Supplementary Planning Document  -  Design
This document  reflects the need to design in a way that allows the city to support its population socially and economically, working with and inviting those affected into an inclusive decision making process. Equally, development must contribute to the creation of an environmentally sustainable city supporting the natural environment minimising the effects of, and being more adaptable to, the potential impact of climate change.

Planning Guidance -  Housing
The purpose of the guidance is to ensure that the residential development coming forward in Salford contributes to establishing and maintaining sustainable communities, tackles the specific housing and related issues that face Salford, and helps to deliver the vision and strategy of the UDP, the Housing Strategy and the Community Plan.

Planning Guidance -  Flood Risk and Development
The overarching aim of the planning guidance is to ensure that new development in areas at risk of flooding in the city, is adequately protected from flooding and that the risks of flooding are not increased elsewhere as a result of new development.

Appraisal 

The principle and quantum of development has been established through the granting of planning permission in applications 06/52316/OUT and 08/56281/REM and will not be revisited in this appraisal. The determination of this S73 application will solely relate to whether the revised housing mix is appropriate, whether the design, scale and massing proposed is acceptable, whether the proposal impact on the amenity of neighbouring or future residents, whether the car parking provision is sufficient and accords with the maximum standards as outlined in the UDP.

Housing Mix

As stated above the number of units is unchanged by this proposal and remains at 115. There will be an increase of two dwellings, resulting in a proposed mix of 78 houses and 37 apartments (previously approved 76 houses and 39 apartments). 

The units will have the following number of bedrooms:
1 Bed – Dwellings 0 Apartments 22
2 Bed – Dwellings 8 Apartments 15
3 Bed – Dwellings 24 Apartments 11
4 Bed – Dwellings 35 Apartments 0

Criterion 1 of UDP Policy H1 requires new housing development to contribute towards the provision of a balanced mix of dwellings within the local area in terms of size.

HOU2 states that the majority of new dwellings should have at least three bedrooms.

It is clear that the majority of units proposed on the site will be in the form of houses rather than apartments and have at least three bedrooms, in accordance with the above policies. 

The proposal would not impact on the number of type of affordable units that were offered under application 08/56281/REM.

Overall the proposed mix does not differ significantly from that approved and as such it can be concluded that the proposal would be acceptable and when viewed in context of the earlier phases would not comprise the aims of the regeneration of Lower Broughton.

Layout, Massing and Appearance

It is considered that the proposed layout, massing and appearance are acceptable. The proposed layout would improve the scheme as a whole, incorporating design features such as ‘the oval’ from phase 2, would increase the opportunity for landscaping and increase natural surveillance within the site. The proposed massing too would improve, 4 and 5 storey buildings will be retained on key corners which is a design tool used across other phases of the regeneration scheme. Maintaining 2 and 2.5 storeys within the site is considered to be more appropriate to this residential setting. The appearance of the proposed dwelling would be broadly in keeping with house types across other phases as to are the materials. In light of the above it is considered that the proposal is acceptable in this regards and accords with the relevant Unitary Development Plan policies stated above.
 
Residential Amenity

As the built form around the perimeter of the site remains unchanged then it is considered that the development would not have an unacceptable impact on the amenity of neighbouring residents.

The Councils separation distances within the site are maintained. All of the proposed dwellings would benefit from private rear garden areas and it is therefore considered that residents will enjoy an acceptable level of the amenity.

Overall it is considered that the proposal would be in accordance with the Unitary Development Plan policy DES7.

Highway Issues and Car Parking Provision

The access points into the site, the number of units on the site and proposed car parking provision will also remain unchanged from that previously approved. The highways officer has raised no objections to the proposed car parking layout. It is therefore considered that the development would be still be acceptable in terms of highways issues.

Conclusions/Summary 

The proposed amendments to the site layout approved under planning application 08/586281/REM are considered to be acceptable as they would not have any negative impact upon housing mix in the area, visual amenity, residential amenity, car parking provision or highway safety. The amended site layout is therefore not considered to compromise 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 permission. Having regard to the fact that the previous approval, 08/586281/REM, has started being implemented and the fact that this application is a S73 application to vary the approved plan list for application 08/586281/REM it is recommended that in addition to amending the plan list (condition 12) the other conditions are updated to reflect their current status. 

Recommendation

Approve

1.	The development hereby approved shall be fully implemented in accordance with the flood mitigation measures detailed in the Lower Broughton Redevelopment Flood Risk Assessment (March 2008) and the Lower Broughton Redevelopment Flood Risk Assessment Addendum (May 2008) unless otherwise agreed in writing by the Local Planning Authority.

	Reason: In order to reduce flooding in accordance with policy EN19 of the adopted Unitary Development Plan.

2.	Prior to first occupation of any dwelling a scheme illustrating a flood warning and emergency planning system shall be submitted to and approved in writing by the Local Planning Authority. The approved system shall be brought into use prior to the occupation of any unit and shall be retained and revised at all times thereafter unless otherwise agreed in writing by the Local Planning Authority.

	Reason: In order to reduce flooding in accordance with policy EN19 of the adopted Unitary Development Plan.

3.	The development hereby approved shall be undertaken in strict accordance with the Lower Broughton Phases 2 and 3 Flood Resilient Construction Specification submitted to the LPA on the 21st October 2008.

	Reason: The buildings are within an area at risk of flooding.

4.	Prior to the demolition of any of the buildings, or felling of trees, identified in the bat survey accompanying the application as having a potential for bat roosts, a further survey of that building or tree shall be undertaken to identify any roosts. If roost sites are identified, a method statement detailing the measures to be taken to mitigate against any disturbance to bats (including the provision of bat boxes) and the timescales involved in such mitigation should be submitted to and approved in writing by the Local Planning Authority. The approved method statement shall be implemented in full in accordance with the approved timetable.

	Reason: In order to ensure than legally protected species are not unacceptably affected, in accordance with Policy EN10 of the Unitary Development Plan.

5.	The development hereby approved shall be undertaken in strict accordance with the TV Reception Survey Report Ref 8656 and TV Reception Survey Report Supplementary Ref 8656-S1.

	Reason: To safeguard the amenity of the future occupants of the development in accordance with policy DES 7 of the City of Salford Unitary Development Plan.

6.	There shall be no clearance of vegetation during the main bird breeding season (March to July inclusive) unless nesting birds have been shown to be absent.

	Reason: In order to ensure than legally protected species are not unacceptably affected, in accordance with PPS9.

7.	The development hereby approved shall be undertaken in strict accordance with The Sustainable Design and Construction: Scheme of Accordance dated 15th September 2008.

	Reason: To ensure the development accords with policy EN22 of the Unitary Development Plan and the Sustainable Design and Construction SPD.

8.	During construction, and in implementing the Flood Risk mitigation measures in accordance with condition 2 of this permission there shall, at no time,  be a loss of flood storage volume which exceeds 5% of the total existing flood storage capacity of the Lower Broughton flood cell, as detailed in the Lower Broughton Redevelopment Flood Risk Assessment (March 2008); the Lower Broughton Redevelopment Flood Risk Assessment Addendum (May 2008); and the Lower Broughton Phases 2, 3, & 5 Environmental Impact Assessment (March 2008) unless otherwise agreed in writing by the Local Planning Authority.

	Reason: In order to reduce flooding in accordance with policy EN19 of the adopted Unitary Development Plan.

9.	Within 6 months of the date of this decision a detailed scheme and specification for traffic calming measures throughout the site including road surface treatments, shall be submitted to the Local Planning Authority. Upon approval of those details in writing by the Local Planning Authority the development shall then be implemented in accordance with the approved scheme unless otherwise agreed in writing by the Local Planning Authority.

	Reason: In the interests of highway safety in accordance with policy A 8 of the City of Salford Unitary Development Plan.

10.	The development hereby approved shall seek to achieve Secured By Design Standards in accordance with the broad principles established in the submitted Design and Crime Report (Allan K Brown Associates).

	Reason: To ensure that the development is appropriately secured from crime in accordance with policy DES 10 of the City of Salford Unitary Development Plan.

11.	The development hereby permitted shall be carried out in accordance with the approved plans listed in schedule Drawing Register Phase 3 Lower Broughton submitted on 2.9.11.

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

http://publicaccess.salford.gov.uk/publicaccess/applicationDetails.do?activeTab=externalDocuments&keyVal=LMIKQ1NP00300

APPLICATION No:	11/60470/REM	
APPLICANT:	Taylor Wimpey Manchester/Barratt Homes Manchester	
LOCATION:	Royal Manchester Childrens Hospital, Hospital Road, Pendlebury, Swinton, M27 4HA, 	
PROPOSAL:	Details of reserved matters for the access, appearance, landscape, layout and scale for the construction of 229 residential units in pursuant to outline application 11/60016/OUT	
WARD:	Claremont	

Description of Site and Surrounding Area 

The application site extends to an area of 7.08 hectares and is located on the site of the former Pendlebury Children’s Hospital between Manchester Road (to the south) and Bolton Road (to the north), which are both major radial routes into the Regional Centre. The site is dissected by Hospital Road, a north-south link road that connects to Manchester Road and Bolton Road.  

The majority of the buildings on site were cleared following a grant of consent of a previous planning application (09/57675/OUT), save for a two storey administration building fronting onto Hospital Road and a lodge building, siding onto Hospital Road, which would have formerly acted as a gatehouse to the site. All but the northern boundary of the site are screened by a number of protected trees and dense vegetation. Existing access points to the site are from Manchester Road (two vehicular and one pedestrian) and numerous vehicular accesses from Hospital Road.   

The areas to the north, east and west are largely developed with inter-war semi-detached housing in a series of independent estates, characterised by cul-de-sacs and established tree-lined avenues. Along the western boundary of the site, is Fyldes Fold, a densely vegetated area which runs in a north south direction. This area of open space can be reached via a footpath (Swinton No 29), which is located between the southern most house on the western side of Hospital Road and a sub-station. 

To the south of the site (on the opposite side of Manchester Road) is an established street scene of substantial late Victorian and Edwardian detached and semi-detached villas on spacious plots and surrounded by mature trees. 

The highest part of the site is at the northern end and there is a gradual slope towards the southern boundary, with the exception of a steeper gradient slope towards the lowest part of the site at the south west car park. 

Description of Proposal 

Planning permission is sought for the reserved matters for siting, design, external appearance, means of access and landscaping (all outstanding matters) in relation to the erection of 229 dwellings comprising 205 houses and 24 apartments, laying out of public open space, public spaces, car parking and ancillary uses together with associated highway and other works.

There are 32 different house types as follows: 

Severn  - A one bed, dual hipped roof property incorporating a canopy over the front door. Access to the property is from street level, whilst the property itself is located on the first floor to provide vehicular drive through access through the ground floor of the property. The property is connected to the Washington dwelling (described below). There would be 2 dwellings of this house type.         

Washington  - A two storey, dual hipped property incorporating a canopy over the front door. The property is located adjacent to the adjoining Severn (described above. There would be 2 dwellings of this house type.   

Aylesbury  - A two storey, dual hipped semi detached dwelling incorporating a canopy over the front door. Internally the ground floor of the property comprises of a kitchen, WC, lounge/dining room and rear garden access. The first floor of the property comprises three bedrooms, store room and a family bathroom. There would be 6 dwellings of this house type.     

Barwick  - A two storey dwelling incorporating a hipped roof and projecting canopy over the front door. The property can incorporate either a front door entrance from either front or side elevations. The internal configuration of the property is therefore dependent upon the location of the access. Internally the ground floor of the property comprises of a kitchen, WC, lounge/dining room and rear garden access. The first floor of the property comprises three bedrooms, en-suite, store room and a family bathroom. There would be 12 dwellings of this house type. 

Bampton  - A two storey dwelling incorporating a hipped roof and projecting canopy over the front door. The property is rectangular in nature except for a small extension to the rear which incorporates French doors to access to rear garden. Internally the ground floor of the property comprises of a kitchen, WC and open plan lounge/dining area. The first floor of the property comprises three bedrooms and a family bathroom. There would be 6 dwellings of this house type.     

Aycliffe  - A two storey semi detached dwelling incorporating a hipped roof and projecting canopy over the front door. Internally the ground floor of the property comprises of a kitchen, WC and open plan lounge/dining area. The first floor of the property comprises four bedrooms and a family bathroom. There would be 8 dwellings of this house type.   

Farringdon  - A two storey dwelling incorporating a hipped roof and projecting canopy over the front door and bay window. The property incorporates dual principal elevations to the front and rear. Internally the ground floor of the property comprises a kitchen, WC, dining room and lounge. The first floor of the property comprises three bedrooms, family bathroom, en-suite and store cupboard. Access to the rear of the property would be via the kitchen and the lounge. There would be 1 dwelling of this house type.     
   
Fawley  - A three storey town house incorporating a hipped roof and projecting canopy over the front door. The side gable of the property would incorporate windows at the first and second floors. Internally the ground floor of the property comprises a kitchen, family/dining room, study/bedroom and WC. The first floor of the property comprises a bedroom, en-suite and lounge, whilst incorporated within the roof space would be two bedrooms, family bathroom and a storeroom. Access to the rear of the property would be via French doors. There would be 11 dwellings of this house type.       

Guisborough  - A two storey, dual hipped, detached property, with internal garage, bay window and canopy to the front elevation. The rear elevation of the property is extended slightly to provide further floorspace at ground floor. The property incorporates windows to the ground floor gable end. Internally the ground floor of the property comprises a hall, lounge, utility room and open plan kitchen/breakfast/dining area. The first floor of the property incorporates four bedrooms, en-suite and family bathroom. There would be 8 dwellings of this house type.    

Helmsley  - A two and a half storey dwelling incorporating a hipped roof and projecting canopy over the front door, and dormer window to the rear. The property incorporates windows to the gable end. Internally the ground floor of the property comprises a kitchen, family/dining room, study/bedroom and WC. The first floor of the property comprises a bedroom, en-suite and lounge, whilst incorporated within the roof space would be two bedrooms, family bathroom and a storeroom. Access to the rear of the property would be via French doors. There would be 4 dwellings on site of this house type.      

Thornbury  - A two storey, rectangular, detached dwelling incorporating a hipped roof and projecting canopy over the front door. Internally the ground floor of the property comprises a kitchen, lounge and dining room. To the first floor there are four bedrooms, en-suite bathroom and family bathroom. Access to the rear of the property would be via French doors and the kitchen door. There would be 14 dwellings on site of this house type.      

Lincoln  - A two storey L-shaped property detached dwelling incorporating a hipped roof and porch. The property incorporates various windows to the gable end. Internally the ground floor of the property comprises a kitchen/family room, dining room, WC and lounge. To the first floor there are four bedrooms, en-suite bathroom and family bathroom. Access to the rear of the property would be via French doors from the family room and the lounge. There would be 13 dwellings on site of this house type.      

Harbough  - A two storey, rectangular, detached dwelling incorporating a dual hipped roof, bay window and internal garage. Internally the ground floor of the property comprises a kitchen/dining room, utility, lounge , hall and WC. To the first floor there are four bedrooms, two en-suite bathrooms and family bathroom. Access to the rear of the property would be via French doors from the kitchen/dining room. There would be 8 dwellings on site of this house type.      
   
Buttermere  - A three storey property incorporating a series of hipped roofs on a half crescent plan. The property incorporates 12 two bed properties. The property is located on the corner of the Manchester Road frontage.   

Ashford  - A two storey dwelling incorporating a hipped roof and projecting canopy over the front door. Windows are located at the ground and first floor of the gable end of the property. Internally the ground floor of the property comprises a kitchen, WC and open plan lounge/dining area and French doors provide access to the garden. The first floor of the property comprises two bedrooms, a family bathroom, landing and storage area. There would be 4 dwellings on site of this house type.    

York  - A two storey dwelling incorporating a hipped roof and projecting canopy over the front door. Part of the rear elevation to of the property extends beyond the principal elevation at ground floor level. Internally the ground floor of the property comprises a hall, dining room, lounge, WC, and kitchen/breakfast room. Access to the rear garden is provided via two sets of French doors. The first floor of the property comprises three bedrooms, family bathroom, en-suite and store cupboard. There would be 1 dwelling on site of this house type.     

Kingston / Hartingdale  - A three storey structure capped by a series of hipped roofs and forward set gables on a half crescent plan. The development incorporates Juliet style balconies to the second floor of the property. The property is accessed from Manchester Road. There would be 9 apartments of this type developed on site.   

H621  - A two storey mews type dwelling incorporating a hipped roof and projecting canopy over the front door. Stone lintels are located above and below the ground floor window and below the first floor window on the front elevation. A string course runs along the front elevation of the building below the first floor window line. Internally the ground floor of the property comprises a hall, lounge/dining room, kitchen and WC. The first floor of the property comprises two bedrooms and a bathroom. There would be 3 dwellings on site of this house type.

H745  - A two storey dwelling incorporating a hipped roof and projecting canopy over the front door. Stone lintels are located above and below the ground floor windows and below the first floor windows on the front elevation. A string course runs around the perimeter of the building below the first floor window line. Internally the ground floor of the property comprises a hall, lounge/dining room, kitchen and WC. The first floor of the property comprises three bedrooms and a bathroom. There would be 14 dwellings on site of this house type.    

H811  - A two storey dwelling incorporating a hipped roof and projecting canopy over the front door. Stone lintels are located above and below the ground floor windows and below the first floor windows on the front elevation. A string course runs around the perimeter of the building below the first floor window line. Internally the ground floor of the property comprises a lounge, hall, kitchen/dining room. The first floor of the property comprises three bedrooms a family bathroom and a en suite. There would be 11 dwellings on site of this house type.    

H819  - A two storey mews type dwelling incorporating a hipped roof and projecting canopy over the front door. Stone lintels are located above and below the ground floor windows and below the first floor windows on the front elevation. A string course runs around the perimeter of the building below the first floor window line. Internally the ground floor of the property comprises a hall, lounge/dining room, kitchen and WC. The first floor of the property comprises three bedrooms, en suite and a bathroom. There would be 8 dwellings on site of this house type.    
 
PA34  - A two storey mews type dwelling incorporating a hipped roof and projecting canopy over the front door. Stone lintels are located above and below the ground floor windows and below the first floor windows on the front elevation. A string course runs around the perimeter of the building below the first floor window line. Internally the ground floor of the property comprises a hall, lounge, store room kitchen/dining room, with access to the rear of the property via french doors. The first floor of the property comprises three bedrooms, family bathroom and en-suite bathroom. There would be 11 dwellings on site of this house type.      

H1089  - A two and a half storey mews type dwelling incorporating a hipped roof and projecting canopy over the front door. Stone lintels are located above and below the ground floor windows and below the first floor windows on the front elevation. A string course runs around the perimeter of the building below the first floor window line. The front elevation of the property incorporates a dormer window within the roof space and velux windows to the rear. Windows are located on the gable end of the property. Internally the ground floor of the property comprises a hall, WC, kitchen/breakfast room and lounge/dining room. The first floor of the property comprises two bedrooms and a family bathroom, whilst the second floor comprises a bedroom and en suite. There would be 7 dwellings on site of this house type   

H1216  - A three storey mews type dwelling incorporating an internal garage. Stone lintels are located above the garage doors, above and below the first floor windows and below the second floor windows on the front elevation. A canopy projects over the front door. A string course runs around the perimeter of the building below the first and second floor window lines. To the rear of the property at first floor, a juliet balcony will be incorporated. Internally the ground floor of the property comprises an internal garage, a hall, WC, kitchen and dining room. The first floor of the property comprises a lounge, bedroom/study and family bathroom. The second floor of the property comprises three bedrooms and a en suite bathroom. There would be 16 dwellings on site of this house type.    

D914  - A two storey detached dwelling incorporating an internal garage. Stone lintels are located above and below the ground floor window and below the first floor windows on the front elevation. A string course runs along the front elevation of the property. The side gable elevation incorporates a window at first floor level. Internally the ground floor of the property comprises an internal garage, hall, lounge, WC and kitchen/breakfast room. The first floor of the property comprises three bedrooms, family bathroom and an en suite. There would be 5 dwellings on site of this house type.    

D1159  - A two storey detached dwelling incorporating an internal garage. Stone lintels are located above and below the ground floor and first floor windows on the front elevation. The property has a dual hipped roof. The prominent side elevation incorporates a head treatment and first floor window.  Internally the ground floor of the property comprises an internal garage, hall, lounge, dining room, WC and kitchen/breakfast room. The first floor of the property comprises four bedrooms, family bathroom and an en suite. There would be 9 dwellings on site of this house type.    

D1337  - A two storey detached dwelling incorporating a hipped roof and canopy over the front door. Stone lintels are located above and below the ground floor window and below the first floor windows on the front elevation. A string course runs along the front elevation of the property. Internally the ground floor of the property comprises a lounge, hall, utility, kitchen/breakfast room and dining room. The first floor of the property comprises four bedrooms, family bathroom and an en suite. There would be 12 dwellings on site of this house type.    

D1400  - A two storey detached dwelling incorporating a hipped roof and canopy over the front door. Stone lintels are located above and below the ground floor window and below the first floor windows on the front elevation. A string course runs along the front elevation of the property. Internally the ground floor of the property comprises a lounge, hall, utility, kitchen/breakfast room and dining room. The first floor of the property comprises four bedrooms, family bathroom and two en suites. There would be 4 dwellings on site of this house type.     

A656  - A two bed flat located above three garages, one of which is allocated to the flat above. The property is accessed from a ground level door and there is a canopy positioned over the front door. The dwelling incorporates a dual hipped roof and front gable, which incorporates a Juliet balcony. Stone lintels are positioned above all three of the garage doors and the Juliet balcony, and below the two first floor windows. The flat comprises two bedrooms, kitchen, living room, en suite and bathroom.   

D1227  - two storey detached dwelling incorporating a hipped roof and canopy over the front door. Stone lintels are located above and below the ground floor window and below the first floor windows on the front elevation. A string course runs along the front elevation of the property. Internally the ground floor of the property comprises a lounge, hall, utility, kitchen/breakfast room and dining room. The first floor of the property comprises four bedrooms, family bathroom and en suite. There would be 1 dwelling on site of this house type.     

D1346  - A two storey dwelling incorporating three hipped roofs, a bay window to the front elevation and stone lintels located above and below the ground floor window and below the first floor windows on the front elevation. A string course runs along the front and rear elevation of the property. Internally the ground floor of the property comprises a lounge, hall, utility, kitchen/breakfast room and dining room. The first floor of the property comprises four bedrooms, family bathroom and an en suite. There would be 3 dwellings on site of this house type.    

The development would provide 0.89 hectares of open space on site, including the land at Fyldes Fold Wood. 

In support of the application a phasing plan has been submitted detailing three phases of development. 

Phase 1 is located to the south of the site, fronting on to Manchester Road. This phase would incorporate one new vehicular access onto Manchester Road and two pedestrian accesses. Vehicular access to the western part of the site would be via the existing access off Hospital Road. Areas of open space would be provided to the frontage with Manchester Road. This phase would incorporate a mix of 2, 3, and 4 bed houses in addition to apartments.  

Phase 2 of the site is located entirely on the eastern portion of the site, fronting in part on to Hospital Road and backing onto Ranelagh Road along the northern boundary of the site. To the eastern edge of the site, dwellings would back onto Shirley Avenue, Beverley Road and Waverley Road. Vehicular access would be provided off Hospital Road. This phase would incorporate a mix of 2, 3, and 4 bed houses in addition to bringing forward the locally listed lodge (not included within this reserved matters application).   

Phase 3 of the site incorporates land located to the north of the site, either side of Hospital Road. Two vehicular access points would be provided off Hospital Road. This phase would incorporate a mix of 2, 3, and 4 bed houses in addition to bringing forward the locally listed hospital building (not included within this reserved matters application).    

Supporting documents 

The following statements and technical reports have been submitted in support of the application: -

•	Air Quality Assessment 
•	Crime Impact Assessment
•	Character Appraisal
•	Design and Access Statement
•	Schematic drainage design
•	Ecology report 
•	Land Contamination Assessment 
•	Landscape design plans
•	Material schedule
•	Noise Survey
•	North West Sustainability Checklist
•	Planning Statement
•	Retained buildings measured survey
•	S106 Heads of Terms
•	Site Waste Management Plan
•	Statement of Community Involvement
•	TPO Plan
•	Travel Plan
•	Tree Survey
•	Utilities Assessment 

Site History 

09/57675/OUT:  Variation of conditions 2, 4, 5, 6, 7, 10, 11, 12, 13, 14, 15, 16, 17, 18, 19, 20 and 21 on planning permission 08/56637/OUT for residential development. Approved 20th July 2009

11/60016/OUT:  Variation of condition number 3 (Parameter plan) on planning permission 09/57675/OUT. Approved 17th June 2011.

08/56637/OUT: Outline planning application for the development of the site for a maximum of 300 residential units (all matters reserved). Approved 9th January 2009

Publicity

Site Notice: Site notice			Date Displayed: 20 June 2011
Reason: Article 13

Press Advert: Salford Advertiser	Date Published: 30 June 2011
Reason: Article 13 Standard Press Notice

Community Involvement 

The Council adopted its Statement of Community Involvement (SCI) in March 2008.  The SCI aims to increase public involvement in planning processes in accordance with Government and council objectives. It sets out who will be involved, by what method and at what point in the process of document production or in the determination of planning applications.

The SCI highlights the importance of engagement with the local community which may be affected by a development. The SCI indicates that the form of community involvement encouraged will depend on the nature of the proposed development but may include some or all of the following; circulating a letter or statement supported by plans and/or diagrams explaining the proposals; circulating a specially prepared leaflet; arranging an exhibition and inviting local people; arranging a press release or advertisement in local newspapers; arranging public meetings; arranging a meeting with community groups; or arranging a 'citizens jury'. The SCI states that when undertaking community involvement it is important that local Ward Councillors are made aware of the development proposals. 

The applicant has prepared a document that identifies the consultation measures undertaken during the preparation process of both the outline application (08/56637/OUT) and of this reserved matters application. The applicant has produced and distributed a consultation leaflet to 274 properties and three local councillors (Cllr. Taylor, Cllr. Dirir and Cllr. Owen) that included a proposed layout and further details including the number of dwellings, the plan for the retained buildings and the financial contributions made as part of the granting of planning permission. To ensure that interested parties had access to information and had the opportunity to provide feedback relating to the proposals the applicant provided three channels of communication; post (stamped addressed envelope with a response form), email; and telephone. 

A total of 34 individuals responded to the consultation process and the applicant provided an individual response to each consultee that attempted to address the issues identified. Of these responses six were in support of the scheme, eighteen objected and ten required further information. 

The concerns raised related to the following issues: - 

•	Proposed dwellings would restrict light and privacy 
•	Loss of trees reduces natural screening 
•	Traffic
•	Noise created as a result of construction works on site and working times
•	Construction dust
•	Ownership and retention of existing boundary wall
•	Bungalows should be incorporated into the scheme layout 
•	Over crowded development 
•	Insufficient parking 
•	Character of properties out of keeping with Manchester Road
•	Economic climate may result in unsold properties
•	More detached properties should be incorporated into the layout 
•	Public open space should be provided in the centre of the site as well as a play area
•	The larger proportion of the site should be served by two entrances on Manchester Road and one on Hospital Road. The smaller proportion of the site should be accessed from Manchester Road and from one access on to Hospital Road  
•	Impact on existing infrastructure
•	Concerns regarding drainage and water pressure
•	Impact on crime 

A number of positive responses which were received included: -

•	Pleased to see the site will be developed for private housing 
•	Interesting layout which blends with the surrounding area
•	Would greatly improve the appearance of the existing site

Following submission of the application the applicant attended a public meeting to explain the proposals further and to answer concerns raised by local residents. The meeting was held on the 20th July 2011 at the Swinton Masonic Hall. The event was advertised in the local press and posters were displayed around the site. A full copy of the planning application was left at the Masonic Hall prior to the public meeting and subsequent to this further copies of the application were available for viewing with large scale copies of all drawings for presentational purposes. Approximately 70 to 80 residents attended the public meeting. The developer provided an opportunity for residents to submit comment forms.

The concerns raised were as follows: - 

•	Access points
•	Congestion
•	Affordable housing 
•	Lack of consultation undertaken by the Council
•	Height of properties backing onto Beverley Road
•	Overlooking  distances onto Ranelagh Road
•	Parking
•	Impact on sewers
•	Construction impacts (parking, vibration, working hours)
•	Capacity of schools
•	Section 106 contributions
•	Removal of the perimeter wall
•	Trees
•	Lack of design integration with properties on Manchester Road
•	Lack of characterisation study

Neighbour Notification 

216 neighbour notification letters were sent out to the following addresses on the 17th June 2011: - 

1 – 5 (o+e) Pontefact Close
15 Blantyre Road
1 – 13 (o) Wilton Road
42 – 63 (o+e) Waverley Road
65 Waverley Road
1A May Road
1 – 4 (o+e) May Road
33 Shirley Avenue 
34 – 45 (o+e) Shirley Avenue
1 Ranelagh Road
5 – 11 (o+e) Ranelagh Road
11A Ranelagh Road
14 – 21(o+e) Ranelagh Road
43 North Drive
1 – 5 (o+e) Kingsway
7 – 15 (o) Kingsway
26 – 44 (e) Hospital Road
35 – 37 (o) Hospital Road
14 – 36 (e) East Drive
2 – 12 (e) East Drive
44 – 54 (e) Danesway 
47 – 57 (o) Danesway
38 - 51 (o+e) Beverley Road
55 Beverley Road
25 – 31 (o) Sherwood Drive  
3 Ranelagh Road 
22 – 46 (o+e) Ranelagh Road
Flat 1 – 3 (o+e) 68 Manchester Road 
127 – 129 Manchester Road 
143 – 155 (o) Manchester Road
143A Manchester Road
Manchester Road Post Office
58 Manchester Road
70 – 76 (e) Manchester Road
104 Manchester Road 
60 - 64 Manchester Road
48 – 56 (e) Manchester Road  
Flat above 52 Manchester Road
131 – 141 (o) Manchester Road

Representations 

8 letters of objection have been received in response to the application publicity. The following issues were raised: - 

•	More access roads onto Manchester Road (A6) and less directly on to Hospital Road
•	Consultation process inadequate – full consultation should be carried out by the developer with regard to design, layout, characterisation and material finishes 
•	Proposed road layouts and house types do not reflect the character of the area
•	Increase in traffic and congestion 
•	Just another homogeneous volume build housing development
•	Number of properties proposed on site
•	Loss of trees fronting onto Manchester Road
•	Loss of privacy, sunlight
•	Negative impact of construction process
•	The housing mix should incorporate bungalows 

A critique of the characterisation study has also been received which raise the following key issues: - 

•	The study has been submitted as an alternative to considering the application at the Places matter Design Panel
•	Key characteristics of the area are ignored in the design of the proposals
•	Character assessment displays a lack of context and fails to convey the hierarchy of places and the context of the southern boundary along Manchester Road  
•	Character Appraisal lacks credibility 
•	Proposed development does not respect existing building lines
•	Character of street pattern does not reflect block and street pattern 
•	Building typologies are not reflective of local building typologies 
•	Internal road layout departs from local typologies
•	Scheme incorporates inconsistent set backs impacting upon legibility
•	Layout creates long stretches of blank gables
•	No precedent of building up corners with buildings in Swinton
•	Apartment blocks should be replaced by 2 storey houses
•	Housing mix is unevenly distributed across the site
•	Development would create a housing ghetto

Consultations

Arboricultural Consultant - No objections. The proposal would require the removal of a number of trees, 16 of which are protected by the current TPO. 1 of the trees is category A, 12 category B, and 3 category C trees. In addition to the protected trees listed above, 21 trees not protected by the TPO would be removed.  The majority of these trees are category B trees and some category C trees. The applicant plans to plant 135 trees in the landscaping of the completed site, with ten different broadleaved species listed in the planting specification, in addition to new hedges and shrub areas.

Whilst the majority of the trees proposed to be removed from the site are in a fair condition, the proposed replacement planting will more than compensate for the tree removal.  In addition, the positions of the replacement trees will be better suited for the future use of the site and allow the long term retention of these new trees without significant conflicts between the trees and adjacent buildings.

Conditions should be included as part of any grant of consent to include prior to development submission of a Tree Protection Method Statement and a Tree Protection Plan. 

Main Drainage - No objections 

Design For Security - Supportive of the proposals subject to the detailed recommendations of the Crime Impact Statement being implemented. 

Highways - No objections, subject to section 38 and 278 agreements and detailed design of new junctions on Hospital Road including a roundabout at the new ‘cross roads'. 

Environment Agency - No objections 

Greater Manchester Archaeological Unit - No comments in relation to the application. 

Urban Vision Environment - No objections in relation to land contamination 

Miller Goodall Environmental Services Limited - The submitted information in relation to air quality and noise is considered appropriate and there are no objections raised in relation to this 

Transport For Greater Manchester - No objections. The Travel Plan Document has been improved through discussions with the applicant to form a document fit for purpose. 

The Highways Agency - No objections 

United Utilities - No objections subject to including a condition on any consent that ensures that the public sewer would be diverted at least 3 metres away from any properties before construction begins. 

Greater Manchester Ecological Unit - No objections. Identify a series of conditions relating to securing the delivery of a 5 year woodland management plan, a Japanese knotweed eradication plan, a badger exclusion and sett closure method statement and to undertake vegetation clearance outside the bird nesting season. 

Group Leader  Landscape Design - The landscape proposals submitted are appropriate and acceptable to this type of residential development. The landscape plans incorporate adequate specification for retention and protection of existing trees. New tree planting - both size (heavy standard) and species are acceptable.  Smaller growing trees used adjacent to residential properties, larger growing species away from properties. Shrub planting - species, specification and planting densities appropriate to this type of development. Welcome the introduction of a beech hedge in appropriate locations. Climbing plants are used appropriately to soften the development. There is adequate landscape treatment on public greens - trees, grass and bulb planting for spring colour. 

Planning Policy Framework 

Development Plan Policy

Regional Spatial Strategy  - Policy DP1 - Spatial Principles
Regional Spatial Strategy  - Policy DP2 - Promote Sustainable Communities
Regional Spatial Strategy  - Policy DP5 - Manage Travel Demand
Regional Spatial Strategy  - Policy DP7 - Promote Environmental Quality
Regional Spatial Strategy  - Policy DP9 - Reduce Emissions Adapt to Climate Change
Regional Spatial Strategy  - Policy RDF1 - Spatial Priorities
Regional Spatial Strategy  - Policy L1 - Health, Sport, Recreation, Culture, Educ
Regional Spatial Strategy  - Policy L2 - Understanding Housing Markets
Regional Spatial Strategy  - Policy L4 - Regional Housing Provision
Regional Spatial Strategy  - Policy L5 - Affordable Housing
Regional Spatial Strategy  - Policy RT2 - Managing Travel Demand
Regional Spatial Strategy  - Policy RT9 - Walking and Cycling
Regional Spatial Strategy  - Policy EM17 - Renewable Energy
Regional Spatial Strategy  - Policy MCR1 - Manchester City Region Priorities
Regional Spatial Strategy  - Policy MCR2 - Regional Centre, Inner Manchester City

Unitary Development Plan ST1  -  Sustainable Urban Neighbourhoods
2.	This policy states that development will be required to contribute towards the creation and maintenance of sustainable urban neighbourhoods.

Unitary Development Plan ST10  -  Recreation Provision
3.	This policy states that a comprehensive range of accessible recreation opportunities will be provided through 1) the protection, improvement and reorganisation of existing recreation sites; 2) the development of a regional park; 3) developing a network of Key Recreation Areas; 4) provision of new recreation facilities on sites allocated in the UDP; 5) the development of a series of Local Nature Reserves; 6) improvement of access between urban areas and the Countryside; 7) use of planning obligations to provide new and enhanced recreation facilities.

Unitary Development Plan ST12  -  Development Density
4.	This policy states that development within regional centres, town centre and close to key public transport routes and interchanges will be required to achieve a high density appropriate to the location and context.

Unitary Development Plan ST14  -  Global Environmental
5.	This policy states that development will be required to minimise its impact on the global environment. Major development proposals will be required to demonstrate how they will minimise greenhouse gas emissions.

Unitary Development Plan ST15  -  Historic Environmental
6.	This policy states that historic and cultural assets that contribute to the character of the city will be preserved and wherever possible and appropriate, enhanced.

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

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

Unitary Development Plan DES3  -  Design of Public Space
9.	This policy states that development should include the provision of public space; designed to have a clear role and purpose which responds to local needs; reflects and enhances the character and identify of the area; is an integral part of and provide appropriate setting and an appropriate scale for the surrounding development; be attractive and safe; connect to establish pedestrian routes and public spaces and minimise and make provision for maintenance requirements.

Unitary Development Plan DES4  -  Relationship Development to Public Space
10.	This policy states that developments that adjoin a public space shall be designed to have a strong and positive relationship with that space by creating clearly defining public and private spaces, promoting natural surveillance and reduce the visual impact of car parking.

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

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

Unitary Development Plan DES10  -  Design and Crime
13.	This policy states that developments must be designed to discourage crime, antisocial behaviour, and the fear of crime. Development should i) be clearly delineated ii) allow natural surveillance iii) avoid places of concealment iv) encourage activity within public areas.

Unitary Development Plan H1  -  Provision of New Housing Development
14.	This policy states that all new housing will contribute toward the provision of a balanced housing mix; be built of an appropriate density; provide a high quality residential environment; make adequate provision for open space; where necessary make a contribution to local infrastructure and facilities required to support the development; and be consistent with other policies of the UDP.

Unitary Development Plan H4  -  Affordable Housing
15.	This policy states that in areas that there is a demonstrable lack of affordable to meet local needs developers will be required by negotiation with the city council to provide an element of affordable housing of appropriate types.

Unitary Development Plan H8  -  Open Space Provision with New Housing
16.	This policy states that planning permission will only be granted where there is adequate and appropriate provision for formal and informal open space, and its maintenance over a twenty-year period. Standards to be reached will be based upon policy R2 and guidance contai8ned within Supplementary Planning Documents.

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

Unitary Development Plan A8  -  Impact of Development on Highway Network
18.	This policy states that development will not be permitted where it would i) have an unacceptable impact upon highway safety ii) cause an unacceptable restriction to the movement of heavy goods vehicles along Abnormal Load Routes.

Unitary Development Plan A10  -  Provision of Car, Cycle, Motorcycle Park
19.	This policy states that there should be adequate provision for disabled drivers, cyclists and motorcyclists, in accordance with the Council’s minimum standards; maximum car parking standards should not be exceeded; and parking facilities should be provided consistent with the provision and maintenance of adequate standards of safety and security.

Unitary Development Plan EN12  -  Important Landscape Features
20.	This policy states that development that would have a detrimental impact on, or result in the loss of, any important landscape feature will not be permitted unless the applicant can clearly demonstrate that the importance of the development plainly outweighs the nature conservation and amenity value of the landscape feature and the design and layout of the development cannot reasonably make provision for the retention of the landscape feature. If the removal of an important existing landscape feature is permitted as part of a development, a replacement of at least equivalent size and quality, or other appropriate compensation, will be required either within the site, or elsewhere within the area.

Unitary Development Plan EN13  -  Protected Trees
21.	This policy 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.

Unitary Development Plan EN17  -  Pollution Control
22.	This policy states that in areas where existing levels of pollution exceed local or national standards, planning permission will only be granted where the development incorporates adequate measures to ensure that there is no unacceptable risk or nuisance to occupiers, and that they are provided with an appropriate and satisfactory level of amenity.

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

Unitary Development Plan EN19  -  Flood Risk and Surface Water
24.	This policy states that any application for development that it is considered likely to be at risk of flooding or increase the risk of flooding elsewhere will need to be accompanied by a formal flood risk assessment. It should identify mitigation or other measures to be incorporated into the development or undertaking on other land, which are designed to reduce that risk of flooding to an acceptable level.

Unitary Development Plan CH8  -  Local List of Buildings of Archectural I
25.	This policy states that the impact of development on any building, structure or feature that is identified on the council’s local list of buildings, structures and features of architectural, archaeological or historic interest will be a material planning consideration.

Unitary Development Plan R2  -  Provision of Recreational Land Facilitie
26.	This policy states that planning permission for recreational development will be granted unless the development would have an unacceptable impact on residential amenity, have an unacceptable impact on highway safety, fail to make provision for cyclists, pedestrians and disabled people, have an unacceptable impact on the quiet enjoyment of the countryside, have an unacceptable impact on sites or features or archaeological ecological, geological or landscape value, or have an unacceptable impact on existing recreational facilities. The policy seeks to ensure that all households are within set distances of a range of facilities, and that there is at least 0.73ha of high quality managed sports pitches per 1,000 population, 0.25ha of equipped children’s playspace per 1,000 population, and adequate amenity open space.

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

Other Material Considerations

Planning Policy Guidance PPG13  -  Transport
28.	This policy states that the main objective of the guidance is to promote more sustainable transport choices for both people and for moving freight. It aims to promote accessibility to jobs, shopping, leisure facilities and services by public transport, walking and cycling and reduce the need to travel by car. For retail and leisure policies should seek to promote the vitality and viability of town centres, which should be the preferred locations for new retail and leisure development. Preference should be given first to town centres then edge of centre and then on out of centre sites in locations which are (will be) well served by public transport.

Planning Policy Guidance PPG24  -  Planning and Noise
29.	This policy states that the impact of noise can be a material planning consideration. PPG24 recognises that it is hard to reconcile some land uses with housing and some other activities that generate high levels of noise but stresses that wherever practicable noise generating developments are separated from major sources of noise. Development involving noisy activities should if possible be sited away from noise sensitive uses. Where this is not possible there is a need to consider what can practically be controlled to reduce noise levels or mitigate noise through conditions and planning obligations.

Planning Policy Statement PPS1  -  Delivering Sustainable Development
30.	This policy states that planning should facilitate and promote sustainable and inclusive patterns of development through a range of measures that includes ensuring high quality development through good and inclusive design and ensuring that development supports existing communities and contributes and contributes to the creation of safe, sustainable, liveable, and mixed communities with good access to jobs and key services for all members of the community.

Planning Policy Statement PPS3  -  Housing
31.	This policy identifies a number of planning for housing policy objectives designed to ensure that the planning system delivers:
* High quality housing that is well designed and built to a high standard
* A mix of housing, both market and affordable, particularly in terms of tenure and price, to support a wide variety of households in all areas, both urban and rural
* A sufficient quantity of housing taking into account need and demand and seeking to improve choice
* Housing development in suitable locations, which offer a good range of community facilities and good access to jobs, key services and infrastructure            
* A flexible, responsive supply of land - managed in a way that makes efficient and effective use of land, including the re-use of previously developed land, where appropriate.  

Planning Policy Statement PPS5  -  Planning for the Historic Environment
32.	This policy states the Government’s objectives for the historic environment and the rationale for its conservation. It recognises the unique place the historic environment holds in England’s cultural heritage and the multiple ways its supports and contributes to the economy, society and daily life. The PPS identifies the historic environment as a non-renewable resource; its fragile and finite nature is a particularly important consideration in planning. Conserving this resource for future generations accords with the principles of sustainable development. Tests are identified to ensure that any damage or loss is permitted, against the historic environment is permitted only where it is properly justified.

Planning Policy Statement PPS9  -  Biodiversity and Geological Conservation
33.	This policy states that decisions should be based on up to date information about the environmental characteristics of the area. Planning decisions should aim to maintain, enhance, restore or add to biodiversity and geological conservation interests. Appropriate weight should be attached to designated sites of international, national and local importance; protected species; and to biodiversity and geological interests in the wider environment. Planning decisions should prevent harm to biodiversity and geological conservation interests. Where planning permission would result in harm to those interests local planning authorities have to be satisfied that the development cannot reasonably be located on any alternative sites that would result in less or no harm. In the absence of no alternatives adequate mitigation measures should be put in place. Where a planning decision would result in significant harm to biodiversity, which cannot be prevented or adequately mitigated appropriate compensation measures should be sought. Failing this permission should be refused.

Planning Policy Statement PPS22  -  Renewable Energy
34.	This policy states that the Government’s energy policy, including its policy on renewable energy, is set out in the Energy White Paper. This aims to put the UK on a path to cut its carbon dioxide emissions by some 60% by 2050, with real progress by 2020, and to maintain reliable and competitive energy supplies. The guidance This policy states that development proposals should demonstrate any environmental, economic and social benefits as well as how any environmental and social impacts have been minimised through careful consideration of location, scale, design and other measures.

Planning Policy Statement PPS23  -  Planning and Pollution Control
35.	This policy states that the planning system plays a key role in determining the location of development which may give rise to pollution and in ensuring that other uses and developments are not affected by major existing or potential sources of pollution. The presence of pollution in land can present risks to human health and the environment but development presents opportunity to deal with these risks successfully. PPS23 puts the responsibility on the developer to ensure that a development is safe and suitable for use for the purpose for which it is intended. Therefore, the developer is responsible for determining whether land is suitable for a particular development.

Planning Policy Statement PPS25  -  Development and Flood Risk
36.	This policy states that all forms of flooding and their impact on the natural and built environment are material planning considerations.  The aims of planning policy on development and flood risk are to ensure that flood risk is taken into account at all stages in the planning process to avoid inappropriate development in areas at risk of flooding, and to direct development away from areas at highest risk.  Where new development is, exceptionally, necessary in such areas, policy aims to make it safe without increasing flood risk elsewhere and where possible, reducing flood risk overall.

Supplementary Planning Document  -  Greenspace Strategy
37.	This policy document expands on the policies of the Unitary Development Plan relating to the issues of open space and recreation, and seeks to ensure that all stakeholders have a clear understanding of how those policies should be implemented and their desired outcome. This should help to ensure that the greenspace needs of Salford are successfully met; delivering safe, high quality open spaces that are well-located, well-designed, well-managed, and meet the aspirations of local communities.

Supplementary Planning Document  -  Nature Conservation and Biodiversity
38.	This policy document expands on the policies of the Unitary Development Plan relating to the issues of nature conservation and biodiversity, and seeks to ensure that all stakeholders have a clear understanding of how those policies should be implemented and their desired outcome.

Supplementary Planning Document  -  Design and Crime
39.	This policy document contains a number policies used to assess and determine planning applications and is intended as a guide in designing out crime.

Supplementary Planning Document  -  Trees and Development
40.	The policy document has been prepared to give information to all those involved in the development process about the standard that the Local Planning Authority requires for new development proposals with specific reference to the retention and protection of trees.

Supplementary Planning Document  -  Planning Obligations
41.	This policy document expands on the policies in Salford’s Unitary Development Plan to provide additional guidance on the use of planning obligations within the city. It explains the city council’s overall approach to the use of planning obligations, and sets out detailed advice on the use of obligations in ensuring that developments make an appropriate contribution to: the provision of open space; 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.

Supplementary Planning Document  -  Sustainable Design and Construction
42.	This policy document expands on policies in Salford’s Unitary Development Plan to provide additional guidance for planners and developers on the integration of sustainable design and construction measures in new and existing developments.

Supplementary Planning Document  -  Design
43.	This document  reflects the need to design in a way that allows the city to support its population socially and economically, working with and inviting those affected into an inclusive decision making process. Equally, development must contribute to the creation of an environmentally sustainable city supporting the natural environment minimising the effects of, and being more adaptable to, the potential impact of climate change.

Planning Guidance -  Housing
44.	The purpose of the guidance is to ensure that the residential development coming forward in Salford contributes to establishing and maintaining sustainable communities, tackles the specific housing and related issues that face Salford, and helps to deliver the vision and strategy of the UDP, the Housing Strategy and the Community Plan.

Planning Guidance -  Claremont and Weaste Neighbourhood Plan
45.	The Neighbourhood Plan sets out the vision for Claremont Weaste for the next 15-20 years. It sets out what the area looks like now and how it might develop.

46.	National Planning Policy Framework: Consultation Draft 

The National Planning Policy Framework: Consultation Draft was published by DCLG on the 25th July 2011. The NPPF, once finalised will replace all existing planning policy guidance and statements and some circulars into a single consolidated set of priorities and policies. 

The NPPF makes clear that Local Planning Authorities should be positive and proactive in encouraging sustainable growth and addressing barriers to investment. The NPPF states that, “planning must operate to encourage growth and not act as an impediment. Therefore, significant weight should be placed on the need to support economic growth through the planning system.” 

The NPPF indicates that a presumption in favour of sustainable development is at the heart of the planning system and Local Planning Authorities should plan positively for new development and approve all individual proposals wherever possible unless adverse impacts of allowing development would significantly and demonstrably outweigh the benefits. 

The Planning Inspectorate have recently indicated that although the NPPF is a consultation document it identifies the direction of central government planning policy and therefore should be a material consideration in the determination of planning applications.  

The consultation period runs until 17 October 2011, whilst it is envisaged that the final version will be published in 2012. 

Appraisal 

The main planning issues to be considered in the determination of this application are: - 

•	Principle of the development 
•	Housing Mix
•	Density
•	Affordable Housing
•	Design and layout  
(1)	Character of the surrounding area
(2)	Layout of the development
(3)	House types and grouping (setting of locally listed building)
(i)	The setting of the locally listed building and Hospital Road frontage
(ii)	Manchester Road frontage
(iii)	Remainder of site and house types generally
(4) 	Material palette
•	Design and Crime 
•	Landscaping and trees
•	Amenity 
•	Locally Listed Buildings 
•	Recreational provision 
•	Transportation and highway safety  
(i)	Parking 
(ii)	Travel plan 
•	Drainage, Flood Risk and Utilities 
(i)	SUDS
(ii)	Utilities 
•	Pollution 
(i)	Air Quality 
(ii)	Noise 
(iii)	Contaminated Land 
•	Ecology and nature conservation 
(i)	Impact on birds
(ii)	Impact on badgers
(iii)	Habitat enhancement
•	Sustainability Credentials 
•	Planning Obligation 
(i)	Open space provision
(ii)	Public realm, infrastructure and heritage  
(iii)	Construction training 
(iv)	Climate change
(v)	Travel Plan

Principal of Development 

The principal of residential development on this site has been established through the granting of outline planning permission 08/56637/OUT and as such the principal of the development is considered acceptable subject to achieving acceptable access, layout, scale, appearance and landscaping. 

Housing mix 

Planning Policy Statement 3: Housing (November 2006) states that local planning authorities should ‘ensure that the proposed mix of housing on large strategic sites reflects the proportions of households that require market or affordable housing and achieved a mix of households as well as a mix of tenure and price’. It also identifies one of the key characteristics of a mixed community as a variety of housing allowing for a mix of different households such as families with children, single person households and older people.

UDP Policy H1 aims to achieve a balanced mix of dwellings in terms of size, type, tenure and affordability. Criterion 1 of UDP Policy H1 requires new housing development to contribute towards the provision of a balanced mix of dwellings within the local area in terms of size. Policy HOU1 of Housing Planning Guidance states that within West Salford, the majority of dwellings within new developments should be in the form of houses rather than apartments. The Claremont & Weaste Neighbourhood Plan Policy CW1 (Key Criteria for Development: Royal Manchester Children’s Hospital), states that development should aim to “develop the site for residential use, predominantly for family housing”.

The Parameters Plan associated with the outline application indicated that a maximum of 25% of all residential units delivered would be apartments. The table below identifies the proposed mix of apartments to houses on site and demonstrates clearly that the proposed mix is both within the approved parameters of the scheme and concentrates upon the delivery of family housing. 

Dwelling type	   Number	Percentage (%)
Apartment 	      24	               10.5
Houses	                   205	    	   89.5

Housing Planning Guidance Policy HOU2 states that the majority of new dwellings should have at least 3 bedrooms. The table below indicates that the development focuses on the delivery of 4 bed houses, whilst also offering a mix of 2 and 3 bed properties. The variety of units proposed would contribute towards achieving a mixed community through delivery of a various types of dwellings. This approach is in line with UDP policy H1, and policies HOU1 and HOU2 of the Housing Planning Guidance document. 

Number of beds	Number of properties	Percentage of properties (%)
         1	                         2	                                      0.87
         2	                         45	                                    19.66
         3	                         68	                                    29.69
         4	                       114	                                    49.78

Housing Planning Guidance Policy HOU2 states that apartments should provide a broad mix of dwelling sizes and the majority should have a floorspace of at least 57m2, to provide future occupants with the space to be capable of accommodating three people together with a flexible living area. The proposed development incorporates 4 apartment types, delivering 24 residential units. The table below identifies the number of bedrooms and the floorspace associated with each apartment type.     

Apartment type	    No. of bedrooms	Floorspace (sqm) 
Kingston	                     2	                   64.6
Hartingdale	                     2	                   53.5
A656	                                  2	                   60.9
Buttermere	                     2	          	      61.6 (gf, 1st, 2nd)
                                                                       58.2 (3rd)
Seven	                                  1	                   45.5

In terms of dwelling size, the apartments range between 1 and 2 bedroom properties. 66% of the apartments have a net internal floorspace of 57 square metres or greater. It is noted that this figure is net and therefore does not include circulation space and stairwells, etc, therefore providing a fuller picture of the overall level of practical livable space that will be provided. It is considered that the proposed dwellings would offer the space to be capable of being flexible and meeting the future needs of occupants. This complies with Housing Planning Guidance, and there is therefore no objection on this basis.
 
Density 

Policy H1 aims to deliver no less than 30 dwellings per hectare throughout the city. It should be noted however that minimum densities no longer feature within PPS3 and as such the weight of this policy is relaxed. 

The development would achieve a development density of 38 dwellings per hectare compared to the 42 dwellings per hectare identified at the outline application stage. Although the actual density of the scheme is lower than that envisaged when the City Council approved the outline application, it is considered that the density of dwellings that would be achieved is acceptable in relation to the policy framework and the location of the development within the urban area. 

Affordable Housing 

Policy H4 highlights that in areas that there is a demonstrable lack of affordable housing to meet local needs developers will be required by negotiation with the City Council to provide an element of affordable housing of appropriate types. The aims of UDP Policy H4 are supported by policies HOU3 (Quantity of affordable housing) and HOU4 (Type of affordable housing) of the Housing Planning Guidance Document. Policy HOU3 requires that on all residential sites over 1 hectare, irrespective of the number of dwellings, or in housing developments of 25 or more dwellings, 20% of the dwellings should be in the form of affordable dwellings. Policy HOU4 of the Councils Housing Planning Guidance provides advice on the types of affordable housing. Policy HOU5 proposes that affordable housing provided on-site should be integrated into the rest of the development, and visible differences between tenures of provision should be minimised, as far as practicable. 

Condition 20 of the outline permission requires submission of an affordable housing scheme that delivers 20% of the total dwellings as affordable units. Of the 229 residential units proposed on site, the applicant would provide 46 affordable units. The proposed mix of affordable dwellings would be as follows: -  

2 bed apartment 	21 Social Rented 
3 bed houses		6 Affordable Rented and 14 New Build Home Buy (shared ownership)
4 bed house 		1 Social Rented and 4 New Build Home Buy (shared ownership)

Great Places Registered Social Landlord (RSL has confirmed demand for the above unit/tenure types and a firm interest in acquiring the affordable units from Taylor Wimpey, subject to internal approval to proceed, demand and market conditions and independent valuation advice, on-going demand, contract terms, specification and confirmation of phasing and delivery of Great Places RSL. The units will be distributed across the site in pepper-potted clusters (apart from the apartments); the affordable units will be phased and the quality and finish of the affordable units must ensure a tenure blind design and full integration with the market houses. The delivery of the affordable units will be secured and controlled as part of the Section 106 agreement. However, should Great Places walk away from the agreement, the S106 makes provision for a commuted sum payment to be made equalling the amount identified to deliver on site affordable units.   

Design and layout  

Planning Policy Statement 1 (PPS 1) – Delivering Sustainable Development states under paragraph 13 (i through vi) that planning should facilitate and promote sustainable and inclusive patterns of development through a range of measures that includes ensuring high quality development through good and inclusive design and ensuring that development supports existing communities and contributes and contributes to the creation of safe, sustainable, liveable, and mixed communities with good access to jobs and key services for all members of the community.

PPS1 paragraph 34 specifically addresses design and states that: “Planning authorities should plan positively for the achievement of high quality and inclusive design for all development, including individual buildings, public and private spaces and wider area development schemes. Good design should contribute positively to making places better for people. Design which is inappropriate in its context, or which fails to take the opportunities available for improving the character and quality of an area and the way it functions, should not be accepted”.

The draft National Planning Policy Framework indicates that, “design policies should avoid unnecessary prescription or detail and should concentrate on guiding the overall scale, density, massing, height, landscape, layout and access of new developments in relation to neighbouring buildings and the local area.” The NPPF states further that, “planning decisions should address connections between people and places and the integration of new development into the natural, built and historic environment.” 

Planning Policy Statement 3 (PPS 3), relating specifically to new housing development, encourages Local Planning Authorities to promote good design in such development to create attractive, high-quality environments in which people choose to live. 

The Design Supplementary Planning Document: Shaping Salford identifies the need to design in a way that allows the city to support its population socially and economically. It sets out a vision for good design; identifies core design principles that are specific to Salford and apply across the whole of the city; and identifies the design principles that are most important within the various neighbourhoods of the city and identifies the type of development that would be acceptable.

(1) 	Character of the surrounding area 

The Design SPD provides a general overview of the character of Swinton, Pendlebury and Clifton. It identifies the key design principles associated with these districts of the city which it identifies as having a patchwork of housing types where large villas and inter/post war semis, on tree lined streets and interspersed by terrace housing with hard landscapes.

The applicant has submitted a Character Appraisal in support of the application which describes the character of the surrounding area and assesses the compatibility of the scheme with the urban grain of the area. This is an approach that is supported by the Design SPD which states that, “a study of the local context should inform what type of development is appropriate”

The Design and Access Statement provides a site analysis, whilst the Character Appraisal document concludes that the proposed development grain relates “to the surrounding area in terms of density, scale and pattern of development. Regular lines, some repetition and the use of a similar range of building size reflects and respects the existing housing around the site”

The site falls within a suburban district of the city which until the mid 19th century was largely rural. The hospitals development between the two linear routes of Bolton Road and Manchester Road in 1873 started the development of the area during the 1880’s and 1890’s and this can be seen through the construction of large detached and semi-detached villas along Manchester Road (south side). These properties are principally large Italianate and gothic properties elevated from the street behind retaining boundary walls, often on established plots with mature trees.

The turn of the 20th Century saw major urbanisation of the area starting with further Edwardian villas along Manchester Road, followed by estates of inter-war semi-detached housing to the north, east and west (beyond an area of open land). This type of housing largely dominates areas beyond the principal frontages of site along Manchester Road and Hospital Road.

Building typologies aside the area is strongly characterised by significant changes in topography, rationalised in part by retaining walls to create level areas for development. The corner of Hospital Road and Manchester Road (east side) is an area of the site that has been heavily remodelled, with modern retaining walls now elevating the site well above street level. In contrast, the area of land to the west of this junction is sunken below street level. Large trees now populate much of the site boundary and this gives the area a very open character and re-establishes the hospitals originally intended open rural aspect.

With large tracts of land forming part of the former hospitals ‘pavilion’ plan and later 20th century wards, units and staffing accommodation now cleared, the existing character of the area comprises a disjointed townscape in need of development to knit together what currently comprises a series of separate residential estates.

(2) 	Layout of the development 

The Design and Access statement considers site layout and builds on the Character Appraisal ‘grain’ diagram of the proposed layout.

The site comprises two parts, that to the east and west of Hospital Road. Having Hospital Road run through the site offers a strong backbone off which tributary roads have been proposed. With the retained Administration Building forming the principal landmark within the development, the road layout is rationalised in relation to this. Two streets flank the Administration Building, with a further street directly opposite to install a degree of formal symmetry in response to this large Italianate structure. A street is also aligned opposite the lower of the two flanking streets, again to install a rational design to Hospital Road. 

Manchester Road, although the major thoroughfare out of the two roads is less formal in its character, not having the grand Administration Building and having to address significantly different land levels and retaining walls. As such only two accesses are proposed along this frontage and are placed where the gradient allows such access.

Within the site, streets are kept relatively straight and winding cul-de-sacs and complex parking areas are avoided, this creates a series of legible and permeable development blocks. The figure ground diagram illustrates how the arrangement of buildings is not at odds with the surrounding estates of housing and conforms to a relatively rational street layout. The internal street layout is marked by raised junctions to slow traffic movements through the site and support the residential neighbourhood; a design response proposed to reflect concerns raised by Urban Vision’s Highway Officer and the possibility of using the site as a rat run. 

Areas that are less satisfactory are those to the west of Hospital Road and to at the corner of the Hospital Road / Manchester Road junction (east side). The latter is constrained by not having street level access and therefore being elevated above a retaining wall. Vehicular ingress and egress is required to development in this area, however can only be achieved through a cul-de-sac. The area to the west of Hospital Road is narrow and in order to front properties onto Hospital Road and have a second line of properties beyond, it has been necessary to have the second tier of housing facing the rear of the road frontage properties. Again constraints have been the significant dip in topography below street level towards the southern end of this side of the street and the street has thus had to address this.

(3) 	House types and grouping (setting of locally listed building) 

The applicant has submitted the following information:

•	Cross sections;
•	Housing types; and
•	Computer Generated Images

(i)	The setting of the locally listed building and Hospital Road frontage 

The principal existing building of note is the former Royal Manchester Children’s Hospital Administration Building. This structure is a locally listed building and comprises an elevated two-storey building executed in the Italianate tradition in Yellow/buff Ruabon brick, dressed in stone. It features framed paired round head windows, carved roundels with heads and an octagonal based tower (much altered).

The building demands a setting that is either that of open countryside (as originally intended) or formal townscape. As the latter is clearly the forward strategy for the site the design has been conceived so as to flank the building with terraces and construct a road opposite (also flanked by terraces). This will create a degree of symmetry, disrupted only by the topography of the street.

The house types flanking the hospital are the ‘The Fawley’ in terrace form. These are three-storey in height and are set back from the forward set flanking wings of the Administration Building by 3 metres. They have town house proportions, with tall steep pitched roofs and individual porches. They serve the purpose of establishing a replacement to the now lost wards that flanked the Administration Building.

The houses opposite the Administration Building (H1089) are two-storey in scale and again have long pitched roofs. At the corners of the proposed new road opposite the Administration Buildings front entrance a house type has been specifically designed (H811) to turn the corner. They employ a hipped roof and a side facing orientation to ensure an animated and safe environment with good surveillance to the flank elevation. These houses have been given steeper roofs to mirror the qualities of ‘The Fawley’ opposite and give consistence to the principal setting to the Administration Building.

The southern portion of Hospital Road below the Administration Building is bounded by a substantial retaining wall and tree cover. Houses now front Hospital Road, but site levels result in these houses being higher than the street level, therefore level access is taken from within the site, rather than off Hospital Road.
		 
(ii)	Manchester Road frontage 

Victorian villas and Edwardian houses front Manchester Road (south side – opposite). These are large sturdy, grounded and simple dwellings which hold significant presence in the street. The application responds to these properties through the placing of apartment buildings either side of the Hospital Road junction in order to create a strong development along this frontage. More domestic scale development is located towards either end of the frontage to assimilate the scale of development successfully as it meets with the inter-war housing either side.

The elevated apartments to the east side of the junction are referred to as the ‘Hartingdale & Kingston’ and comprise a three storey structure capped by a series of hipped roofs and forward set gables on a half crescent plan. The structure addresses the corner and offers a strong elevation towards both streets, and has been reworked to include an entrance onto Manchester Road.

The apartments to the west side of the junction are known as the ‘Buttermere’, like the ‘Hartingdale & Kingston’ is on a half crescent plan and addresses both streets. This structure has been reduced from four to three storeys in order to reduce its scale at street level, a pedestrian entrance has not been accommodated on the frontage due to the level change, however a pedestrian pathway serves to create an access onto Manchester Road.

The boundary of the site is characterised by a substantial number of mature trees, which the proposal retains along the frontage and that turns the corner onto Hospital Road. 

(iii)	Remainder of site and house types generally 

The house types have been designed by two separate teams of architects on behalf of two different house builders. Whilst on one hand this ensures diversity and variety, it also increases the risk of disjointed design and lack of consistence in townscape.

Amendments to date under this application have addressed some of the conflicting designs between the two architect studios. In short, the Taylor Wimpey house types generally have shallower roofs, open porches and more architectural details such as feature bricks to form string courses, quoins and soldier courses and stone cills and headers. The Barratt house types generally have steeper roofs, regular window design proportions and enclosed porches.

Both house types are informed by traditional and historic architecture, but neither are accurate interpretations. Salford City Council does not encourage pastiche design in contemporary architecture, but seeks to deliver architecture “of our time”. Two things must however be recognised. Firstly, that most new house building nationwide is very much in the favour of sentimentality and the local planning authority cannot in this instance require a sea change under this application, Secondly, government planning policy (through PPS1) states that local planning authorities should not be prescriptive over design when determining planning applications. This sentiment that is clearly echoed in the Draft National Planning Policy Framework where it states that, “Design policies should avoid unnecessary prescription or detail and should concentrate on guiding the overall scale, density, massing, height, landscape, layout and access of new development in relation to neighbouring buildings and the local area more generally.”   

In this instance the design has to be considered in the setting of a locally listed building. UDP policy CH8 states that locally listed buildings are a material planning consideration when determining planning applications. As noted above the position and scale of buildings has been carefully considered to respond to the setting of the Administration Building and the wider context of Manchester Road. As the architecture of the area comprises a mix of Italianate, gothic, arts and crafts and metro housing, there is no prominent style to follow, not that this would be advised.

The style employed by the two studios is somewhat different, but both have a vernacular influence to them which could be improved through simplification of materials.

(4) 	Material palette 

Elevations have been rendered up to illustrate the proposed materials. In both cases a mix of different brick types and colours are used, including yellow to match the Administration building and a blue brick for detailing.

In Salford buildings are constructed in different materials to reflect their status. The Administration Building of the former hospital, like churches, town halls, institutes and schools was at the top of the building hierarchy and therefore employed the use of alternative materials such as stone, terracotta and in this case yellow brick. Most housing in the city was constructed in a red brick (clay up until the end of the 19th century when pressed became more popular).  To construct houses in a variety of brickwork would be a clear break with the local character (the two Edwardian houses on Manchester Road being an exception to the norm) and moreover would compete with the Administration Building itself. Given that important vistas within the site are already animated by the up scaling of buildings to three storeys it is unnecessary to create further emphasis using a yellow brick. It is important to use a red brick base throughout the entire development, using a slightly different red brick tone for any features such as soldier courses, string courses and dental courses. This will also ensure that the two architectural styles of the developers are more cohesive. The applicant has agreed to the proposed materials and as such a condition is attached and outlined at the end of my report that requires the applicant to submit material samples in accordance with the approach discussed above. 

Design and Crime 

Policy DES10 states that development will not be permitted unless it is designed to discourage crime, anti-social behaviour and the fear of crime and supports personal and property security. Further to this, the Council’s Supplementary Planning Document (SPD) on Design and Crime seeks to ensure that development is designed to discourage crime, anti-social behaviour and the fear of crime, and support personal and property security.  Crime and Disorder is a material planning consideration.  

A Crime Impact Statement (CIS) has been submitted by Greater Manchester Police Design for Security in support of the application. The CIS undertook an assessment of a previous working version of the applicant’s layout and provided a range of recommendations for inclusion within the final version of the proposed layout. The applicant has considered the comments made by Greater Manchester Police Design for Security and have amended their layout accordingly. 

As part of the CIS Greater Manchester Police Design for Security have identified a range of physical security measures that should be incorporated to increase the physical security of the dwellings and external features of the scheme’s layout. A planning condition has been attached that requires the developer to implement these security measures prior to first occupation of the development.  

In light of the above, the scheme is considered to be in accordance with UDP policy DES10 and the Council’s Design and Crime Supplementary Planning Document.  

Landscaping and trees 

The applicant has submitted a series of landscape plans that set out the overall landscaping structure and strategy for the site. Regard has been had to how private, semi-private, and public spaces will appear and function, with significant areas of landscaping and tree planting proposed. The landscaping plan maintains the majority of trees to the frontage with Manchester Road and Hospital Road and supplements any areas where existing trees would be removed with replacement trees. A hedge will be planted along the boundary of the site and would maintain and enhance the existing frontage.   

The proposed areas of open space on and just off the Manchester Road frontage would incorporate new tree grass and shrub planting. Communal parking areas will incorporate trees and streets will be tree lined to contribute towards developing a sense of place. Hedges and climbers would be used within the site in both communal and private areas. 

The Council’s landscape consultants have assessed the submitted specification and concluded that they are acceptable for this type of residential development. The landscape plans incorporate adequate specification for the retention and protection of existing trees, whilst new tree planting in terms of size and species are considered to be acceptable. The proposed shrub planting is considered appropriate for a development of this type in terms of the species, specification and planting densities. It is considered that there is adequate treatment on public green areas in terms of trees, grass and bulb planting for spring colour.
 
The Trees and Development Supplementary Planning Document (2006) presents a suite of policies concerning the retention and replacement of trees. The applicant has submitted a tree report in accordance with policy TD1 of the Trees and Development SPD. The Arboricultural Survey and Constraints Report provides an assessment of the trees on site (including species, types, age, height, crown spread, diameter and condition) and their suitability for retention. 

The tree survey classifies the trees on site into the following categories: - 
 
Category A:	Trees of high quality and value: In such a condition as to be able to make a substantial contribution (a minimum of 40 years is suggested). Trees in this category are the best trees on the site and should be retained where possible.

Category B: 	Trees of moderate quality and value: In such a condition as to make a significant contribution (a minimum of 20 years is suggested).

Category C:	Trees of low quality and value: Currently in adequate condition to remain until new planting could be established (minimum of 10 years is suggested), or young trees with a stem diameter below 150mm.

Category R: 	Trees in such a condition that any existing value would be lost within 10 years and which should, in the current context, be removed for reasons of sound arboricultural management.

The trees on the site are protected as two areas A1 (the group to the east of Hospital Road) and A2 (the group to the west of Hospital Road), and woodland W1, (Known as Fyldes Fold) in TPO 383 (2008). The Arboricultural Survey identifies approximately 170 trees on site as individuals or in groups. There would be a requirement to remove 16 trees protected by the current Tree Preservation Order.  1 of the trees is category A, 12 category B, and 3 category C trees. In addition, 21 trees not protected by the TPO would need to be removed, the majority of which are category B trees and some category C trees. 

The landscaping scheme submitted with the proposal indicates that the scheme would include the planting of 135 new replacement trees, with ten different broadleaved species listed in the planting specification, in addition to new hedges and shrub areas. This would far exceed the requisite tree replacement ratio of 2:1 as identified in policy TD6 of the Trees and Development SPD. 

The Councils Consultant Arboriculturalist states that, “Whilst the majority of the trees proposed to be removed from the site are in a fair condition, the proposed replacement planting will more than compensate for the tree removal. In addition, the positions of the replacement trees will be better suited for the future use of the site and allow the long term retention of these new trees without significant conflicts between the trees and adjacent buildings.”

The applicant has failed to submit a site specific Tree Protection Method Statement detailing the methodology to be used to protect retained trees on the site. The Councils Consultant Arboriculturalist therefore recommends that the applicant is required to submit, prior to commencement of the development a plan identifying the location of protective fencing and the specification of the fencing to be employed. A condition has been included to secure submission of this information prior to commencement of the development.   

Amenity 

Policy DES7 of the UDP relates to amenity in terms of space, sunlight, daylight privacy etc. for both existing neighbouring residents and future occupiers.

In terms of topography, the highest part of the site is at the northern end and there is a gradual slope towards the southerly boundary. Residential properties on Ranelagh Road adjoin the site along the northern boundary; whilst to the east of the site are Shirley Avenue, Beverly Avenue, Waverly Avenue, which are cul-de-sacs and Danesway, a linear road.   

The applicant has submitted a plan that identifies separation distances between a series of existing properties and the proposed dwellings. In addition, a series of cross sections have been provided that demonstrate both the separation distances and the site levels.  

The proposed development, when considered as a whole, manages to maintain appropriate separation distances between the existing and proposed dwellings. The siting of proposed dwellings ensures that the vast majority of dwellings maintain in excess of a 21 metre separation distance, extending in parts to 30 metres. 

The proposed Harborough dwelling located adjacent to 37 Hospital Road achieves a separation distance of 19 metres. However, it should be noted that the orientation of this existing dwelling facing onto Hospital Road means that there are no principle habitable windows facing the proposed Harborough dwelling, therefore the separation distance is considered appropriate. It is considered that the development would not have a detrimental impact upon existing residents in terms of loss of privacy and daylight. 

The following residents have raised objections to the scheme in relation to loss of privacy and daylight:-

62 Waverley Road – Directly opposite the existing property would be a two storey dwelling (PA34) which would be located 22 metres from the rear of the property. PA34 is the end property of a terrace of four mews style properties. The terrace comprises two 3 storey properties (H1216) flanked either side by a 2 storey property (PA34). The proposed two storey property (PA34) is located directly opposite 62 Waverley Road and forms the most southerly dwelling of this terrace. Separation distances from the two adjacent 3 storey properties would be 23 metre and 23.5 metres, whilst the separation distances from the other 2 storey property would be 24 metres. The topography of the site means that the footprint of the 62 Waverley Road is approximately 1 metre below that of the proposed properties. Despite the site level differentials the separation distances are considered acceptable and it is considered that the proposed development would not result in an unacceptable loss of privacy to the occupiers of the property.  

54 Danesway - The proposed two storey dwelling (D1227) would be located 30 metres from the rear of the property. The topography of the site means that the footprint of the 54 Danesway is approximately 2 metres below that of the proposed properties. Despite the site level differentials the separation distances are considered acceptable and it is considered that the proposed development would not result in an unacceptable loss of privacy to the occupiers of the property.  
 
55 Beverley Road – The proposed dwellings (H1337 and H1216) would be located between 22 and 23 metres from the rear wall of the property. H1337 is a two storey property whilst H1216 is a three storey property. The topography of the site means that the footprint of the 55 Beverley Road is approximately 250 centre metres above that of the proposed properties. The separation distances coupled with the site levels means that the proposed siting of the properties is acceptable and would not result in an unacceptable loss of privacy to the occupiers of the property. 

An analysis of internal separation distances has been undertaken. It is considered that adequate separation distances will be maintained such that an acceptable level of privacy, light and outlook would be provided for all future occupiers. by virtue of the proposed site layout and landscaping scheme. Private amenity space is provided for all dwellings through provision of front and rear garden space in addition to designated open space. The Apartment buildings do not incorporate any private amenity space in respect of a balcony or private garden, however they are positioned adjacent to an area of on site open space which would contribute towards satisfying this requirement.   

Locally Listed Buildings  

The locally listed Administration and Lodge buildings have been retained through the outline planning consent; however these buildings do not form part of this reserved matters application.  The retention and refurbishment of these locally listed buildings was given significant weight by the planning panel in reaching their decision to grant outline planning consent for the development. 

The Claremont and Weaste neighbourhood Plan includes policy CW1 (Key Criteria for Development: Royal Manchester Children’s Hospital) which states that development should aim to “identify buildings of historic interest for sympathetic re-use, apartments may be for these.” 

Following negotiations with the developer an agreement has been reached to attach a planning condition that would secure the development and refurbishment of these buildings in the future to ensure that site as a whole is developed at a similar time. The agreement indicates that the developer would submit a planning application prior to the commencement of the 51st dwelling and for the works to be completed no later than 12 months after the commencement of the 200th dwelling.    
	
Recreational provision 

UDP policy H8 indicates that adequate and appropriate formal and informal open space provision should be provided for housing development. The policy states that open space provision can be provided either as part of the development or through an equivalent financial contribution based upon a standard cost per bed space for capital and maintenance. The Planning Obligations SPD identifies in more detail what will be required from individual residential development in terms of the overall scale or provision and where appropriate, the value of financial contributions for off-site improvements.  

The Greenspace Supplementary Planning Document expands upon UDP policy H8 through a suite of supplementary polices and provides a context for determining the most appropriate form and location of new open space and improvements to existing open space. 

Policy GS15 of the Greenspace SPD indicates that public amenity space should be provided of a scale and kind commensurate with new development. Public amenity space can provide, “opportunities for informal games and leisure, places to sit and relax, as well as offering a visual break within built-up areas.” A development of this scale would be required to provide 0.38 hectares of public amenity space. Although the applicant has indicated that 0.89 hectares of public amenity space would be provided on site, much of this does not fall within the definition provided in the Greenspace SPD. Following negotiations with the applicant it is considered that of this space 0.29 hectares of this space actually falls within the Greenspace SPD definition, resulting in a shortfall of 0.09 hectares of public amenity space as defined by policy GS15. Although it would have been preferable for the entire public amenity space requirement to be provided on site, this does not appear to be feasible and therefore it has been agreed that a commuted sum payment would be provided to make up the shortfall. Details of the commuted sum payment are included within subsequent sections of this report.     

Policy GS4 of the Greenspace SPD relates specifically to Local Equipped Areas of Play (LEAP), stating that all households should be within 400 metres walking distance of a LEAP. The applicant has demonstrated that a high proportion of the dwellings proposed on site fall within the 400 metre catchment area of the Westlands LEAP. The Westlands LEAP has recently been refurbished and would provide capacity to serve parts of the proposal. Those areas of the site that fall outside the 400 metre catchment area are subject to a commuted sum payment, details of which are included within subsequent sections of this report. The commuted sum payment would be used to pursue the Sherwood Drive LEAP proposal identified in the Greenspace SPD.       

The applicant has indicated that Fyldes Fold woodland is to be retained and improved. A woodland management plan will be produced in order to enhance the biodiversity value of the woodland. The developer will provide a viewing platform overlooking the area in addition to an information board which will enhance the area as a recreational feature.    

The recreational provision is considered to be acceptable, subject to the securing commuted sum payments as discussed above. These payments will be secured through a S106 agreement, the details of which are discussed in subsequent sections of this report.  

Transportation and highway safety   

PPG13 provides strategic guidance on matters of transportation with aims to discourage dependency on the private car and to encourage development within settlement boundaries, where the use of local centres, community facilities and commerce can be sustainably accessed. 

A Transport Assessment (9th June 2008) was submitted in support of planning application 08/56637/OUT, which provided details of the existing traffic generation of the hospital site; the proposed traffic generation of the residential development proposals; a traffic impact assessment of these proposals on the surrounding highway network; an assessment of these proposals on the surrounding highway network; and an assessment of the accessibility of the site in terms of sustainable transport. The Transport Assessment was based upon an assumed residential quantum of 290 units. The Transport Assessment concluded that the redevelopment proposals would not have a significant impact upon the surrounding highway network as a whole. It should be noted that this issue was discussed as part of Planning Panels consideration of the outline planning consent.       

Although the development, relative to the scale parameters plan has already been assessed as part of the outline application, the applicant has submitted a Transport Assessment Addendum that considers the impact of the proposals for 234 dwellings on site. The findings of the Transport Assessment Addendum are consistent with that of the previous Transport Assessment in that the traffic levels associated with the proposal are significantly lower than the traffic generated by the former hospital uses; and that the development would not have a material impact on the performance of the junctions resulting in a negligible impact on the local highway network. Urban Vision’s Highway Engineers have raised no objections to the scheme and are satisfied that the development will not materially impact on highway safety or capacity. 

Planning application 11/60016/OUT was approved on the 17th June 2011, which amended the vehicular access arrangements onto Hospital Road, creating a new access point located opposite the proposed access to the eastern part of the site. Highways stated that a roundabout was required to ensure that appropriate access arrangements could be achieved to and from the site onto Hospital Road. Urban Vision Highways Officers have been in discussion with the applicant over the design of this mini roundabout and have agreed an appropriate design. The mini roundabout would be secured via a S278 agreement.   

(i)	Parking 

PPG13 specifically encourages local authorities to use parking policies alongside other planning and transport measures to promote sustainable transport choices and reduce reliance on the car for work and other journeys. 

Following a Ministerial announcement made on the 3rd January 2011, the Governments position on certain aspects of parking policy was clarified through a revision of PPG13 to better reflect the government’s wider aspirations relating to localism. The Government’s position on parking standards is that local authorities are best placed to take account of local circumstances and are able to make the right decisions for the benefit of their communities. As such, the central requirement to express “maximum” parking standards for new residential development has been deleted. Local authorities are still required to set parking standards for their areas, however it is for each Local Authority to determine what that standard should be, depending on individual circumstances.

Paragraph 51 states, “Policies in development plans should set levels of parking for broad classes of development. Standards should be designed to be used as part of a package of measures to promote sustainable transport choices and the efficient use of land, enable schemes to fit into central urban sites, promote linked-trips and access to development for those without use of a car and to tackle congestion.

The City Council, in light of this Ministerial announcement continue to utilise the policy provisions set out in Policy A10 and Appendix B of the UDP, which provides an average target for parking across the city as a whole.    

At outline stage Transport for Greater Manchester indicated that they were satisfied by the connectivity of the site to public transport and subsequently wished to see a reduced amount of car parking on site. Condition 9 of the outline permission was therefore attached and required a maximum of 1.5 parking spaces per dwelling, unless otherwise agreed in writing with the Local Planning Authority. 
 
 Based upon the information submitted by the applicant, the following car parking provision is proposed: -

•	Garage parking spaces			100
•	Parking bays / driveway spaces		258 
•	Visitor parking spaces			19

The total number of car parking spaces provided on site would be 377 spaces for 229 units resulting in there being 1.64 parking spaces per dwelling. The applicant has written to the Local Planning Authority setting out their justification for an increased maximum parking standard. The applicant indicates that the number of proposed parking spaces represents a nominal increase of 0.15 spaces per dwelling. 

UDP policy A10 seeks to deliver 1.5 spaces per dwelling on a city wide basis. The applicant indicates that the 377 car parking spaces proposed based on 229 new dwellings is significantly below the quantum of parking that would be considered appropriate should the maximum 300 dwellings granted consent under the outline planning permission were brought forward on site; that is 450 car parking spaces. The applicant states further that the nominal increase would not jeopardise what Transport for greater Manchester wars trying to achieve at the outline stage in terms of promoting the sites excellent sustainability credential as this has been expanded upon and reinforced within the Travel Plan submitted alongside this reserved matters application. 

The proposed scheme incorporates a high proportion of 3 and 4 bedroom properties on site. As a consequence, it is considered that demand for an increased number of parking spaces is likely due to the scale of the properties. It is therefore considered that the proposed parking provision in this instance, coupled with the initiatives identified in the Travel Plan (discussed below) is acceptable and in accordance with the thrust of UDP policy A10.   

UDP policy A2 and appendix B of the UDP indicates that flats and apartments should make adequate provision for disabled drivers, cyclists and motorcyclists. The policy indicates that 1 secure locker per 5 dwellings or a minimum of 2 spaces should be provided.    

The applicant has indicated that they would provide 8 Sheffield style cycle parking stands adjacent to the apartment buildings and this is considered acceptable.   

(ii)	Travel Plan  

A Travel Plan has been submitted by the applicant in response to the requirement set out in condition 7 of the outline permission. The Travel Plan identifies a range of proposals which aim to minimise the number of car journeys to and from the site; maximise the locational benefits of the site by promoting traveller information on public transport, walking and cycling; and reduce the impact of service vehicles to the site. 

The Travel Plan will continue to be developed over the lifetime of the project and regular updates will be provided to ensure that it remains valid for the site and the residents. A Travel Plan Coordinator will be appointed by the developer and a set of measures will be agreed with Salford City Council to encourage residents and visitors to use sustainable forms of transport. A full multi modal travel survey will be undertaken after 3 months from 100% occupation which will provide a baseline from which targets will be set and ongoing monitoring and management of the travel plan will take place.  

Transport for Greater Manchester and the Urban Vision Travel Coordinator have assessed the Travel Plan and consider that it will be fit for purpose. The Travel Plan demonstrates a commitment to developing a sustainable community, through educating the incoming community on how best to access existing public transport and also to encourage walking and cycling as alternatives to reduce dependency on less sustainable forms of travel.

From the first year (of 100% occupation) a full multi modal travel survey will be undertaken; at year two (of 100% occupation) a monitoring report will be produced and submitted to the Council; at year three (of 100% occupation) a further full multi modal travel survey will be undertaken; at year four (of 100% occupation) a monitoring report will be produced and submitted to the Council; at the fifth year (of 100% occupation) a full multi modal travel survey will be undertaken; and post fifth year (of 100% occupation) a monitoring report will be produced.  

The Travel Plan Coordinator post and the implementation and monitoring of the Travel Plan document are secured as part of the S106 agreement.

Drainage, Flood Risk and Utilities  

Planning Policy Statement 25: Development and Flood Risk, outlines the Government’s policy of reducing the risks to people and the developed and natural environment from flooding. It therefore looks to local planning authorities to ensure that flood risk is properly taken into account in the planning of developments to reduce the risk of flooding and the damage which flooding causes. 

A Flood Risk Assessment (FRA) was submitted as part of the previous outline planning application process. The FRA was assessed by the Environment Agency and Urban Vision Drainage. It was agreed that the site currently lies within Flood Zone One, which is assessed as having less than 1 in 1000 annual probability of river flooding in any year as defined in PPS25. Conditions 11, 12, 13, 14 and 15 were attached to the outline permission relating to site drainage.   

As part of this reserved matters application a drainage strategy, based on the findings and recommendations of the FRA has been developed and submitted. This has been assessed by the Environment Agency, United Utilities and Urban Vision Drainage. 

Condition 11 of the outline permission indicates that the surface water discharge rate of the development shall not exceed 36 litres / second. The Environment Agency and Urban Vision Drainage has assessed the maximum surface water discharge to the culvert entering Folly Brook and confirm that this has been restricted to 34.6 litres / second in accordance with the approved Flood Risk Assessment. The surface water discharge rate is considered to be acceptable.  

Condition 12 of the outline permission requires an agreement to be reached with the Local Planning Authority of the surface water drainage connection point to the main sewer. Urban Vision Drainage has confirmed that connection to the culvert will be via Highways Maintenance in Salford. 

Condition 13 of the outline permission requires Local Planning Authority approval of foul and surface drainage details, including adequate provision of grease traps and oil interceptors. Urban Vision Drainage has assessed the submitted information and raises no objections.  

The drainage proposals submitted by the applicant are considered to br appropriate and in accordance with UDP policies EN18 and EN19. 

(i) 	SUDS 

RSS policy DP9 identifies a range of adaptation measures to reduce emissions and adapt to climate change and identifies the incorporation of Sustainable Drainage Systems (SUDS) as a means of achieving this. In addition, the Sustainable Design and Construction SPD indicates that SUDS can be used as an alternative to traditional drainage systems, and attempt to reduce the total amount, flow and rate of surface water run-off. 

SUDS incorporate a range of techniques used to control surface water run-off as close as possible to its origin before it enters a watercourse. They are designed to improve the rate and manner of absorption by water of hard and soft surfaces, in order to reduce the total amount, flow and rate of surface water that runs directly to rivers through stormwater systems.

The developer has indicated that following extensive soakaway testing a large proportion of the site can drain via new soakaways located in rear gardens or large car parking areas. The soakaway implementation reduces the required attenuation and the volume of run off discharged from the site. The developer has indicated that they would be using the Wavin Aqua Cell storage system which is more sustainable than the traditional Hard Pipe storage system. The proposed SUDS is considered to be appropriate for a site of this type.  
 
(ii)	Utilities  

The applicant has submitted a Utilities Statement, which provides an assessment of the relevant infrastructure necessary to service the site. The statement indicates that infrastructure relating to gas, water, electric, telecoms and foul and surface water drainage can be provided without the need for any significant off site reinforcement required.  

Pollution 

(i)	Air Quality  

PPS23 contains advice on when air quality should be a material consideration in development management decisions. Existing and likely future air quality should be taken into account, as well as the presence of and Air Quality Management Areas (AQMAs). PPS23 states clearly that not all planning applications for developments inside or adjacent to AQMAs should be refused, even if the development would result in a deterioration of local air quality, as such an approach could sterilise development.    

Condition 6 of the outline permission requires an air quality assessment to be carried out which assesses the existing and future air quality on the site for years 2010, 2020 and the opening year with or without the development for nitrogen dioxide and particles less than 10 microns. 

The air quality assessment indicates that the operational air quality impacts are insignificant and that future occupants of the proposed development will not be exposed to any exceedences of the air quality objectives.    

Miller Goodall Environmental Services has assessed the submitted information and raise no objection to the scheme in relation to air quality. The information submitted is considered appropriate and is in accordance with the provisions required by condition 6 of the outline permission and policy EN17 of the Unitary Development Plan. 
 
(ii)	Noise  

PPG24: Planning and Noise (DoE, September 1994) addresses matters concerning the impact of noise, which is a material planning consideration. It notes that it must be a consideration, where practical, to mitigate noise levels.

Condition 5 of the outline permission requires a noise assessment to be submitted that considers both internal and external noise impacts. Condition 5 states that the following internal noise levels should not be exceeded: 

•	Less than30/dB LAeq, (8hour) within bedrooms between 23.00 hours and 07.00 hours
•	Less than 40dB LAeq, (16hour) within living areas between 07.00 and 23.00 hours
•	40dB LAeq, (16hour) within living areas between 07.00 and 23.00 hours

Based upon the glazing specification for the development the assessment indicates that the proposed glazing and ventilation specification meets the internal noise level criteria specified in condition 5.     

In relation to the external noise assessment condition 5 states that the following external noise levels should not be exceeded: 

•	Less than 55dB LAeq, (16hour) in gardens, balconies and private communal gardens between 07.00 and 23.00 hours.

The assessment indicates that the external living spaces located next to Manchester and Hospital Road would exceed 55dB LAeq. The report indicates that these external spaces require mitigation to achieve the external noise criteria and recommends that a 1.8 metre high, close boarded fence is erected to protect the affected plot. 

Miller Goodall Environmental Services has assessed the information and indicate that the noise assessment provides sufficient information to satisfy condition 5 of the outline planning consent, subject to receipt of a site completion report. The proposals are therefore considered to be in accordance with UDP policy EN17. 

(iii)	Contaminated Land 

PPS23 indicates that the presence of pollution in land can present risks to human health and the environment but development presents opportunity to deal with these risks successfully. It is the responsibility of the developer to ensure that the land is safe and suitable for its proposed use. 

Condition 4 of the outline permission requires a Preliminary Risk Assessment report to be submitted to the Local Planning Authority. The applicant has submitted a Preliminary Risk Assessment report to assess potential sources of contamination.

The information submitted by the applicant has been assessed by Urban Vision Environment and they agree with the findings of the Preliminary Risk Assessment. The proposed development therefore accords with the principles of policy EN17. 

Ecology and nature conservation  

Planning Policy Statement 9: Biodiversity and Geological Conservation, requires local planning authorities to not only protect biodiversity but also, wherever possible, to actively enhance it. Particular advice is provided in respect of networks of natural habitats, which are recognised as valuable resources which should be maintained to avoid fragmentation and subsequent isolation of natural habitats, as well as biodiversity within developments, where local planning authorities should encourage and maximise opportunities for building in beneficial biodiversity features as part of good design.

A Phase 1 Habitat Survey has been undertaken by the applicant in order to evaluate the nature conservation interest of the site. The survey concludes that the overall biodiversity of the site, in terms of habitats and species is not substantive and there is nothing to support any statutory or local nature conservation designation. 
 
(i)	Impact on birds 

During the construction period of the development, mitigation would be required to protect birds during the breeding season. Provided that vegetation clearance is carried out outside of the bird breeding season, there would be not significant impact on birds. A planning condition has been attached to ensure that this is achieved.   

(ii)	Impact on badgers 

A small outlier badger sett has been found on the application site. It would appear from the proposed site layout that it will not be possible to retain this sett. Badgers will therefore need to be excluded from this sett, and the sett closed down. Although badgers are not an endangered species their welfare is important and accordingly badgers are protected under the terms of the Protection of Badgers Act 1992. The developer would need to obtain a licence from Natural England to derogate the terms of the legislation protecting badgers before proceeding with exclusion and sett closure. A pre commencement planning condition has been included to ensure that no works that may affect the badger sett, take place until a method statement giving details of badger exclusion and sett closure has been prepared and approved.

(iii)	Habitat enhancement 

The developer has indicated that a woodland management plan will be produced in order to enhance and maximise the biodiversity value of the woodland strip along the western boundary of the site. The developer has indicated that they would produce a management plan for the area to ensure that appropriate management treatments are applied and recorded, and to ensure that there is a satisfactory level of monitoring so that management can be informed by the changes in ecological condition of the woodland and its associated habitats. Greater Manchester Ecology Unit have indicated that the management plan should cover a 5 year period and should be prepared and approved and, once approved, implemented in full. A planning condition has been attached in order to secure delivery of the management plan.  

Sustainability Credentials 

PPS1 sets out the Governments agenda for delivering sustainable development. The aims of PPS1 are recognised in the Sustainable Design & Construction SPD, Policy SDC1 (Sustainable Design and Construction in New Developments). The SPD seeks new development to improve its impact on the environment and to build into proposals a design that maximizes the sites potential, utilises green technologies and ensures the users employ a sustainable pattern of travel. 

Condition 21 of the outline approval requires the developer to submit a scheme that demonstrates that the development accords fully with the criteria in the Salford City Council Sustainability Checklist and the North West Sustainability Checklist. The applicant has submitted the North West Sustainability Checklist in support of the application in accordance with RSS policy DP9 and condition 21 of the outline permission. 

The North West Sustainability Checklist is comprised of 8 sections with a score out of 100 given for each section. The results of the sustainability checklist for the proposed scheme is as follows

•	Climate Change 	(Predicted score 42% minimum)
•	Place Making 	(Predicted score 74% good)
•	Community 		(Predicted score 33% minimum)
•	Transport 		(Predicted score 60% good)
•	Ecology 		(Predicted score 68% good) 
•	Resources 		(Predicted score 71% good)
•	Business 		(Predicted score 0% minimum not met)
•	Buildings 		(Predicted score 33% minimum)

The applicant has indicated that the house types proposed as part of this development would reduce energy demand and associated carbon dioxide emissions through a combination of design attributes, quality build techniques and energy efficiency measures. The dwellings would be specified with fixtures and fittings which will incorporate high levels of insulation and water efficiency fittings; use of natural ventilation; and natural lighting to minimise the use of fossil fuels. Water would be consumed efficiently to meet the requirements set out in Part G of Building Regulations and the dwellings would be designed to ensure that the air permeability rating is significantly beyond the regulatory requirement to ensure delivery of comfortable, energy efficient dwellings.  

In consideration of the above, it is considered that the proposed development would accord with policy DP9 of the adopted RSS and policy ST14 of the UDP. 

Planning Obligation 

The need to secure additional works or monies through Planning Contributions/Obligations (S106) in order to ensure that development is satisfactory is covered by various UDP policies and the Planning Obligations Supplementary Planning Document.

Policy OB1 of the Planning Obligations SPD identifies where a commuted sum is to be paid in lieu of the provision and maintenance of open space required by new residential development which is proportionate to the size and type of dwellings proposed.

Policy OB2 of the Planning Obligations SPD requires a contribution of £1,500 per dwelling towards improvements to the public realm, infrastructure or heritage features within the vicinity of the application site. 

Policy OB3 of the Planning Obligations SPD relates to construction training. It states that major developments should contribute to the improvement of construction skills amongst Salford residents either through the Salford Construction Partnership or an equivalent scheme. A residential development of this type should make a financial contribution of £150 per dwelling. 

Policy OB4 of the Planning Obligations SPD relates to climate change. It states that unless schemes achieve Code Level 3 of the Code for Sustainable Homes rating major developments should make a contribution £200 per dwelling for residential development.  The applicant has confirmed in the planning statement that the scheme would achieve a very good rating.  An appropriate condition has been suggested.
 
Policy OB5 of the Planning Obligations SPD states that developers should pay all reasonable expenses incurred by the City Council in drawing up and administrating legal agreements. In order to ensure this happens an additional charge of 2.5% will be added to cover the administrative costs of ensuring that the commuted sums are directed towards appropriate schemes.  

The applicant has agreed to enter into a S106 agreement to deliver commuted sums for open space provision; public realm, infrastructure and heritage; construction training and climate change, details of which are provided below. 

(i)	Open space provision 

Negotiations have taken place between the City Council and the applicant in respect of on site open space provision including youth and adult facilities, sports pitches, amenity space, and Locally Equipped Area’s of Play. 

The applicant has demonstrated to the City Council that a proportion of the dwellings proposed on site fall within the 400 metre catchment area of an existing Locally Equipped Area of Play (LEAP). The City Council has agreed that those units that do not fall within the 400 metre catchment area of the LEAP, as demonstrated on drawing 10/073/PO5 would therefore require a commented sum payment to be made of £73,932 to the City Council.         
 
By virtue of the number of bed spaces associated with the development the applicant is required to provide 0.3864 hectares of public amenity space on site. It has been agreed that the development will provide 0.293 hectares of public amenity space on site as identified by drawing 10/073/PO4; therefore a commuted sum of £25,740 is payable to the City Council.         

It has been agreed that the developer would make a commuted sum payment of £32,376 for the provision of youth and adult facilities. This commented sum payment is the full amount payable in respect of youth and adult facilities. The City Council has, with agreement of the applicant indicated that this money would be pooled with the LEAP commuted sum payment to deliver the proposed Sherwood Drive LEAP, as identified in the Greenspace Strategy.    

There is no contribution required for sports pitch provision. 

It has been agreed, following negotiations with the developer that a financial contribution of £132,048 be made payable to the council.  

(ii)	Public realm, infrastructure and heritage  

The developer has agreed to undertake various on site works which would contribute towards the public realm, infrastructure and heritage planning obligation requirements. Based upon the formula identified in the Planning Obligations SPD a total contribution of £343,500 would be payable if no public realm, infrastructure and heritage improvements were made on site. 

The applicant has indicated that they would make the following on site improvements that would contribute towards a reduction of this figure: - 

•	The existing boundary structures and treatments would be retained and improved and made structurally sound at a cost of £100,000. 
•	The existing iron gates that front onto Manchester Road would be taken down and reconditioned before being replaced. The larger gates in the middle would be welded shut and the smaller pedestrian gates would be used to provide a pedestrian link into the site at a cost of £30,000. 
•	The developer has indicated that they would recondition and replace the Royal Manchester Children’s Hospital sign on the junction of Hospital Road and Manchester Road to form a feature of the sites previous use at a cost of £10,000.   

Salford City Council has agreed that these projects would contribute towards on site public realm, infrastructure and heritage works. Despite this, the developer is required to submit a Public Realm scheme to the Council for approval prior to the commencement of development. The works identified in this scheme would be assessed by the City Council and the appropriate deductions would be made from the public realm contribution.   

The Section 106 has been drafted to reflect the full payment amount of public realm works of £343,500. The applicant will be required to submit a scheme to the City Council for approval prior to the commencement of development. The works identified in this scheme would be assessed by the City Council and the appropriate deductions would be made from the public realm contribution up to a maximum of the figures identified above. 

(iii) Construction training 

The applicant has confirmed that they would be looking to pay the financial contribution in relation to construction training in full accordance with the requirements set out in the Planning Obligations SPD. 

It has been agreed, following negotiations with the developer that a financial contribution of £34,350 be made payable to the City Council.  

(iv) Climate change 
 
The applicant has confirmed that they would be looking to pay the financial contribution in relation to climate change in full accordance with the requirements set out in the Planning Obligations SPD. 

It has been agreed, following negotiations with the developer that a financial contribution of £45,800 be made payable to the City Council.  

(v)	Travel Plan 

The Travel Plan Coordinator post and the implementation and monitoring of the Travel Plan document will be secured as part of the S106 agreement.

Based upon the above considerations, the total contribution agreed equates to a financial contribution of £555,698 (plus a 2.5% administration fee), which is broken down as follows: -

Open space provision				£132,048
Public realm, infrastructure and heritage  	£343,500 
Construction training 				£34,350
Climate change					£45,800

The proposed development therefore complies with UDP Policy DEV5 and the policies contained with the adopted Planning Obligations SPD.

4Conclusions/Summary 

The proposed development is considered acceptable when considered against the relevant policies in the development plan. It is therefore recommended that the application be approved subject to the following conditions and that the Strategic Director of Customer and Support Services be authorised to enter into a legal agreement under Section 106 of the Town and Country Planning Act 1990 to secure the payment of £415,698 (plus a 2.5% administration fee) to the Council to secure the provision of open space, improvements to the public realm, schemes to offset climate change and construction training schemes and on site affordable housing provision.

Recommendation 

I The applicant can be informed that the Council is minded to grant planning permission, subject to the conditions stated below, on completion of such legal agreement;

II The Strategic Director of Customer Support Services be authorised to enter into a legal agreement under Section 106 of the Town and Country Planning Act 1990 to secure the provision of open space, public realm, climate change, construction training and on site affordable housing 

III Authority be given for the decision notice relating to the application be issued, (subject to the conditions and reasons stated below) on completion of the above mentioned legal agreement;

IV Authority be given to refuse the application if the applicant fails to complete the S106 within a reasonable period on grounds that the proposals so not support the aim and objectives of PPS1 Delivering Sustainable Development.

1.	The landscape scheme hereby approved shall be carried out within the first available planting scheme following substantial completion of the relevant phase of the development. Any trees or shrubs dying within five years of planting shall be replaced. 

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

2.	No development shall be started until all the trees within (or overhanging) the site, with the exception of those trees clearly shown to be felled on the submitted plan, have been surrounded by substantial fences which shall extend to the extreme circumference of the spread of the branches of the trees (or such positions as may be agreed in writing by the Local Planning Authority).  Such fences shall be erected in accordance with a specification to be submitted to and approved in writing by Local Planning Authority and shall remain until all development is completed and no work, including any form of drainage or storage of materials, earth or topsoil shall take place within the perimeter of such fencing.

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

3.	No tree felling or vegetation clearance should take place within the optimum period for bird nesting (March to July inclusive) unless nesting birds have been shown to be absent by a suitably qualified person

	Reason: To protect and prevent unnecessary disturbance of nesting birds in accordance with policies ST13 and EN22 of the City of Salford Unitary Development Plan

4.	Prior to the commencement of development and upon receipt of a licence from Natural England to derogate the terms of the legislation protecting badgers, a detailed method statement outlining the approach to be taken to on site badger exclusion and sett closure shall be submitted to and agreed in writing by the local planning authority.

	Reason: In accordance with UDP policy EN10

5.	Prior to the commencement of the development with the exception of regrading and remediation work a detailed schedule of crime minimisation measures, incorporating those measures identified in the Crime Impact Statement dated 25th February 2011 shall be submitted to and approved in writing by the LPA. The detailed scheme of measures that may be approved must be fully implemented prior to first occupation of each phase of the development.

	Reason: In accordance with UDP policy DES10 and the Design and Crime Supplementary Planning Document.

6.	Prior to the commencement of the development with the exception of regrading and remediation work a Woodland Management Plan covering a period of five years shall be submitted to and agreed in writing by the local planning authority. The approved Woodland Management Plan shall be implemented in accordance with its details and programme of works.

	Reason: To enhance and maximise the biodiversity value of Fyldes Fold Wood in accordance with UDP policies EN9 and EN10

7.	Prior to commencement of the 51st dwelling a planning application(s) shall be submitted to the Local Planning Authority for the Reserved Matter or change of use to the Administration and Lodge Buildings. The Administration and Lodge Buildings must be completed within 12 months of commencement of the 200th dwelling in accordance with the permission (s) that may be approved.

	Reason: To ensure that the retained locally listed buildings are retained and developed in a timely manner

8.	The existing public sewer that crosses the site shall be diverted at least 3.0m away from any proposed properties prior to construction of the approved layout in that phase.

	Reason: To ensure that the proposed development maintains the required easement distances in accordance with Section H4 of Building Regulations

9.	No development shall be started until full details of the colour and type of facing materials to be used for the brick work and roof tiles; of the development have been submitted to and approved in writing by the Local Planning Authority. The scheme shall be carried out using the approved materials.

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

10.	The development hereby permitted shall be carried out in accordance with the following approved plans: -
	
	•	Location Plan Dwg. No. 01-01Rev 0 (28.04.2011)
	•	Landscape Proposals Dwg No. 4011.01 (May 2011)
	•	Landscape Proposals Dwg No. 4011.02 (May 2011)
	•	Landscape Proposals Dwg No. 4011.03 (May 2011)
	•	Landscape Proposals Dwg No. 4011.04 (May 2011)
	•	Planning  Layout Dwg No. 10/073/PO1 REV B
	•	Fencing Layout Dwg. No 10/073/P06 Rev A (29.07.11)
	•	Fencing Details Dwg. No FD-01 Rev A (28.07.11) 
	•	Waste Management Plan Dwg. No 03-01 (23.03.11)
	•	Traffic Management Plan Dwg. No 08-01 Rev 0 (23.12.10)
	•	Foul and Surface Water Drainage Strategy 100 P2 (March 2011)
	•	Amenity Layout Plan 10/073/PO4
	•	Proposed dwellings in relation to existing LEAP  10/073/PO4
	•	Dwg. No HAR/KIN/PL4 A
	•	Dwg. No HAR/KIN/PL8 (save for materials)
	•	Dwg. No HAR/KIN/PL7A
	•	Dwg. No HAR/KIN/PL1A
	•	Dwg. No 300/A656/PL1 Rev E
	•	Dwg. No 300/A656/PL2 Rev D (save for materials)
	•	Dwg. No 300/H621/PL1Rev D
	•	Dwg. No 300/H621/PL2 Rev D
	•	Dwg. No 300/H745/PL1 Rev E
	•	Dwg. No 300/H745/PL2 Rev E 
	•	Dwg. No 300/H811/PL1 Rev O
	•	Dwg. No 300/H811/PL2 Rev A 
	•	Dwg. No 300/H819/PL1 Rev D
	•	Dwg. No 300/H819/PL2 Rev D (save for materials)
	•	Dwg. No PA34/PL1 – A 
	•	Dwg. No PA34/PL2 – A
	•	Dwg. No 300/H1089/PL2 Rev E 
	•	Dwg. No 300/H1216/PL1 Rev D
	•	Dwg. No 300/H1216/PL2 Rev D 
	•	Dwg. No 300/D914/PL1 Rev O
	•	Dwg. No 300/D914/PL2 Rev O (save for materials)
	•	Dwg. No 300/D1159/PL1
	•	Dwg. No 300/D1159/PL2 Rev A 
	•	Dwg. No 300/D1227V/PL2 Rev E 
	•	Dwg. No 300/D1337/PL1
	•	Dwg. No 300/D1337/PL2 (save for materials)
	•	Dwg. No 300/D1346/PL2 Rev B 
	•	Dwg. No 300/D1400/PL1 Rev D
	•	Dwg. No 300/D1400/PL2 Rev D
	•	Dwg. No. 2010/AMB/C/01 (10.05.11)
	•	Dwg. No. 2010/ASH/C/01 (Feb 2011)
	•	Dwg. No. 2010/AYE/C/01 (Feb 2011)
	•	Dwg. No. 2010/BAR/C/01 (save for materials)
	•	Dwg. No. 2010/YOR/C/01 (Feb 2011)
	•	Dwg. No. 2010/FAR/C/01 (Feb 2011)
	•	Dwg. No. 2010/HEL/C/01 (June 2010)
	•	Dwg. No. 2010/FAW/C/01 (January 2011)
	•	Dwg. No. 2010/GUI1//01 (Feb 2011)
	•	Dwg. No. 2010/WOO/C/01 (January 2011)
	•	Dwg. No. 2010/THO/C/01 (save for materials)
	•	Dwg. No. 2010/LIN/C/01 (Feb 2011)
	•	Dwg. No. 2010/HAR/C/01 (Jan 2011)
	•	Dwg. No. 416/AYC/01 (June 2010)
	•	Dwg. No. 2010/WAS/C/01
	•	Dwg. No. 2010/BAM/C/01

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

11.	No development shall commence until a phasing scheme for the development, which sets out the sequence in which the various elements of the development will be constructed and brought into use, has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the phasing scheme as may be approved.

	Reason: To ensure the satisfactory development of the site in a phased manner.

12.	No development shall commence until a surface water drainage scheme for the site, based on sustainable urban drainage principles has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented in full and subsequently maintained in accordance with the timing/phasing arrangements embodied within the scheme

	Reason: To prevent the increased risk of flooding in accordance with Planning Policy Statement 25 `Development and Flood Risk'.

13.	The amenity space hereby approved and identified by drawing 10/073/PO4 shall be maintained by the developer for a 20 year period from the date of this consent.

	Reason: In accordance with UDP policy H8

Notes to Applicant

1.	Any material alteration to the existing culvert or section replacement will require prior consent under section 23 of the Land Drainage Act 1991.
2.	If during any work on site, contamination is suspected or found, or contamination is caused, the LPA shall be notified immediately. Where required, a suitable risk assessment shall be carried out and/or any remedial action shall be carried out in accordance to an agreed process and within agreed timescales in agreement with the LPA.