APPLICATION No:	09/57413/OUT

APPLICANT:	Rossford Dental Laboratory

LOCATION:	78-80 Chorley Road Swinton M27 5AD    

PROPOSAL:	Outline planning application to include layout and access in respect of four dwellinghouses and nine apartments

WARD:	Swinton South

Description of Site and Surroundings 

This application relates to a site that is currently occupied by a pair of two storey buildings used as a dental laboratory together with informal car parking provision.  The rear of the site appears untidy and until recently there were approximately 20-25 garages located there.

The site is irregular is shape and has a frontage to Chorley Road although the greater part of it is located to the rear, effectively wrapping around the rear gardens of the neighbouring properties on Chorley Road.  To the south and east of the site is Bain Street with the rear gardens and hard landscaping forming the majority shared boundary.  To the west is a footpath which links Chorley Road and Worsley Road which is known locally as ‘The Stumps’.  On the opposite site of this footpath is Swinton Post Office and Swinton Telephone Exchange.  Access to the Post Office is taken from Chorley Road whilst that to the Swinton Telephone Exchange is taken from Bain Street.

The buildings located on Chorley Road are a pair of two storey dwellings of traditional construction which have previously been converted to provide facilities as a dental laboratory.  Access to the rear of the site is currently located between the gable end of 78 and 76 Chorley Road.  This access is unmade and provides access to the application site and the existing neighbouring terrace (66-76 Chorley Road).

There are a number of self seeded trees within the rear portion of the site.

Description of Proposal

This application is an outline scheme for the erection of nine apartments and four dwelling houses with consent sought for siting and means of access only.

The apartments would be located to the rear of the site with an indication that they would be part three storey and part two storey.  The dwelling houses comprise two pairs of semi detached properties.  One pair would be located fronting Chorley Road and the second pair would be located at right angles to them and to the right hand side of the newly formed access road.  The drawings indicate that these dwellings would be two and a half storey in height.

Access to the site would be constructed adjacent to the existing unmade access point.  

A turning facility would also be located to rear of the site around a dedicated car parking area.  A total of 14 car parking spaces would be provided.

Site History

Planning permission has been granted for a similar scheme on this site.  In September 2005 outline permission was granted of for ‘means of access’ only for the erection of 8 apartments and 4 houses (05/51173/OUT).  Whilst it is a material consideration in the assessment of this application it is noted that this consent has now lapsed.

Publicity

An advertisement was placed within the April publication of the IN Salford magazine, which was delivered to all homes in Salford week commencing 13th April 2009.  This consultation elapsed on Monday 27th April 2009.

A site notice was displayed on the 24th February 2009 

The following neighbour addresses were notified:

56 – 76, 60 – 62 Flat A and B, 75 – 89, Critchley House, 82 (Swinton Post Office), Swinton Telephone Exchange, Chorley Road
2 – 4 Pendlebury Road
1 – 29 (odd), 32 – 44 (e) Bain Street

Representations

No representations have been received in response to the application publicity.

Consultations

United Utilities – No objection subject to advice regarding surface water and drainage.  A sewer is located along the western boundary (along the shared boundary with the public footpath) which requires an easement.

Police Architectural Liaison Officer – No objection although advice is provided with respect to; defensible space; entrance barriers; lighting; landscaping and bin stores.  It is recommended that the applicant consult with the unit if and when any reserved matters are produced.

Environment Agency – No response

Urban Vision Environment (UVE) – Advise that at site investigation condition is attached regarding contaminated land following the submitted preliminary risk assessment.  A condition is also advise regarding acoustic protection to the proposed properties which would front Chorley Road.

DEVELOPMENT PLAN POLICY

UNITARY DEVELOPMENT PLAN

Site specific policies: 
None

Other policies:  
ST11: Location of New Development
DES1: Respecting Context
DES7: Amenity of Users & Neighbours
DES9: Landscaping
DES10: Design and Crime
A10: Provision of Car, Cycle and Motorcycle Parking in New Developments
EN16: Contaminated Land
EN17: Pollution Control
EN19: Flood Risk and Surface Water
DEV5: Planning Conditions and Obligations

Adopted Regional Spatial Strategy

DP2 Promote Sustainable Communities; DP4 Make the Best Use of Existing Resources and Infrastructure, DP5 Manage Travel Demand; Reduce the Need to Travel, and increase Accessibility; DP7 Promote Environmental Quality; W1 Strengthening the Regional Economy; MCR1 Manchester City Region Priorities; MCR2 Regional Centre and Inner Area of Manchester City Region

Other Material Considerations

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

Appraisal

It is considered that the main planning issues relating to this application are whether the principle of this residential development is still acceptable; whether the revised access is acceptable and whether the proposed layout is acceptable.

Each of the issues is considered in turn below. 

Principle of Development

Adopted RSS Policy DP1 sets out a number of principles which underpin RSS and which all individual proposals, schemes and investment decisions should adhere to.  The policy also states that ‘the 8 policies DP2-9 amplify these principles and should be taken together as the spatial principles underlying the Strategy.’

Policy ST11 of the UDP states that sites which are considered to be previously developed land will be brought forward in the following order:

1.	the re-use and conversion of existing buildings;
2.	previously developed land in locations that:
i.	are, or as part of any development would be made to be, well-served by a choice of means of transport, particularly walking, cycling and public transport; and
ii.	are well related to housing, employment services and infrastructure.
3.	previously development land in other locations, provided that adequate levels of accessibility and infrastructure provision could be achieved.
4.	previously undeveloped land.

Adopted RSS policy DP4 ‘Make the Best Use of Existing Resources and Infrastructure’ states that development should accord with the following sequential approach:

•	First, using existing buildings (including conversion) within settlements, and previously developed land within settlements;
•	Second, using other suitable infill opportunities within settlements, where compatible with other RSS policies;
•	Third, the development of other land where this is well-located in relation to housing, jobs, other services and infrastructure and which complies with other principles in DP1-9

Adopted RSS policy DP5 ‘Manage Travel Demand; Reduce the Need to Travel, and Increase Accessibility’  states ‘Development should be located so as to reduce the need to travel, especially by car, and to enable people as far as possible to meet their needs locally. And, ‘All new development should be genuinely accessible by public transport, walking and cycling, and priority will be given to locations where such access is already available.’

Adopted RSS is the most recently adopted document that forms part of the development plan for Salford.  Therefore, when considering policies DP4 and DP5 together as advised by policy DP1, it is considered that this element of RSS effectively supersedes policy ST11 of the UDP. However, they have a similar effect in terms of prioritising accessible previously-developed land over less accessible sites.

The applicant has indicated that the existing buildings could not be reasonably converted back to residential provision for financial reasons and having regard to the internal works which have already been undertaken to change the use to its present use.  It is not considered that the thrust of ST11 or the DP policies in RSS has changed with regard to utilising existing buildings first and there has been no previous resolution to retain these buildings.

In this particular case this site has been previously developed and is located within close proximity to Swinton Town Centre and on a high frequency bus corridor.  The site is also bounded by residential provision on two sides.  Therefore, whilst permission has now lapsed for a similar scheme it is not considered that the changes to the development plan as highlighted above would be sufficient to warrant holding back the principle of residential development without converting the existing buildings in this instance provided that the scheme accords with other relevant policies of the development plan and having regard to the fact that it was not necessary to retain them previously.

Housing Provision

The proposal would result in 13 dwellings.  The threshold for the provision of affordable housing within residential developments is 20 units.  There is therefore no requirement for this scheme to provide any affordable units.

The Housing Planning Guidance also advocates the provision of family housing accommodation within this part of the City.  The detailed internal layout and types of dwellings will be considered during examined of future reserved matters.  Whilst there is a preference towards housing, it is suggested that the apartments can still be designed to provide a predominance of family accommodation.

Therefore, at this stage, and having regard to what has been approved on this site previously, it is considered that the final design could be set out in such a way to provide a predominance of family accommodation in accordance with the thrust of the Housing Planning Guidance.

Design, Scale and Massing

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

Policy DES2 requires the design and layout of new development to be fully accessible to all people, maximise the movement of pedestrians and cyclists to, through and around the site, enable pedestrians to navigate their way through an area by providing appropriate views, vistas and transport links, enable safe, direct and convenient access to public transport facilities and other local amenities and minimise potential conflicts between pedestrians, cyclists and other road users. 

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

The applicant had submitted an identical layout to that previously provided for indicative purposes and for which consent was granted for the access to the site.  However, the scheme has been amended and the proposed access to the site now differs to that approved previously.  Details of the proposed access are referred to later in this report.

The indicative layout provided with the previous approval demonstrated that principle of the combination of apartments and houses could be accommodated on this site.  Whilst indicative only it is unlikely that the layout as shown could have be laid out in a different way due to the relatively close proximity of neighbouring residents on Bain Street, a sewer easement to the west of the site and the need for access from Chorley Road.

The proposed apartment element to the rear indicates that the element closest to the rear of the properties on Bain Street would be two storey.  At its closest point this element would be 2m from the common boundary with the car parking area on Bain Street, and 10m from and at an angle to the closest residential property.  Moreover, its is considered that the apartment block could be laid out internally so that there are no habitable windows within the gable of the two storey element closest to the existing residential.  A condition has been suggested to facilitate this point.

The dwelling adjacent to the footpath indicates a corner feature which, when considered as future reserved matters, could be designed in such a way to mark the corner of the building to effectively help turn the corner and to provide additional natural surveillance to the footpath.  This building could not be positioned any closer to the footpath due to a United Utilities sewer easement.  The layout includes a small front garden to Chorley Road and parking to the rear.  The properties would be two and a half storey in height.  At this stage and having regarding to the scale of the neighbouring properties in the immediate area it is considered that this general scale is acceptable in this location.

The second pair of dwellings located, within the site, would be similar albeit facing internally into the scheme.

With respect to policy DES9 (landscaping) it is considered that the remaining area outside of that proposed for buildings, access and car parking provision, is sufficient to provide for appropriate landscaping although this particular matter is reserved for later consideration.  However, the boundary treatment along the public footpath will require detailed consideration having regard to users of the footpath and the need for additional natural surveillance and privacy for future occupiers.  This issue can be dealt with at the reserved matters stage.

In conclusion, it is considered that the layout of the proposed scheme does accord with the relevant policies of the development plan highlighted above.

Design and Crime

Policy DES10 and 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.  

The Police ALO has been consulted on the scheme and has provided advice.  A copy of the advice has been forwarded to the applicant’s agent which provides advice on a number of issues relating to the need for defensible space; entrance barriers; lighting; landscaping and bin stores.  

The scheme has been amended to utilise the existing access to the site but in a formalised manner.  At this stage there are no details with regard to entrance barriers.  However, it is considered that this revision to widen and make good the access will help the applicant realise some of the points raised at the time the other reserved matters are considered which could include entrance barriers.

Issues such as lighting can be controlled by way of an appropriately worded condition.  Moreover, when the landscaping reserved matters are sought, boundary treatment, including the delineation of defensibly space can be considered and the views of the Police ALO will be obtained again.

It is not considered that the details of what is now being examined would be contrary to the requirements of the above policies and SPD with regard to design and crime.  

Effects of the Development on Existing and Future Neighbours 

Policy DES7 requires all new developments to provide potential users with a satisfactory level of amenity. Development which would have an unacceptable impact on the amenity of the occupiers or users of other developments will not normally be permitted.

Planning permission has already been approved a for a residential scheme on this site.  Whilst permission did not grant approval for siting of the amount of units proposed (8 apartments and 4 houses), an indicative layout plan was provided which demonstrated how the scheme could be laid out.  The relationship of the proposal to the existing residential properties particularly to Bain Street has been detailed above.

The proposed layout will facilitate the flexibility to ensure that future occupiers are provided with an appropriate aspect.  A condition ensuring that there are no habitable windows located within the two storey gable element of the apartments would also secure the safeguarding of the privacy of existing residents has been suggested.

Subject to a restriction of the provision of habitable windows within the gable of the two storey element of the apartments, it is considered that the proposed layout would accord with the provision of policy DES7.

Car Parking and Access

Policy A2 requires development proposals to make adequate provision for safe and convenient access by the disabled, pedestrians and cyclists through the protection and improvement of key routes.

Policy A8 states that development will not be permitted where it would compromise highway safety by virtue of traffic generation and access.

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

DP5 states that “development should be located so as to reduce the need to travel, especially by car, and to enable people as far as possible to meet their needs locally... . Safe and sustainable access for all, particularly by public transport, between homes and employment and a range of services and facilities (such as retail, health, education and leisure) should be promoted, and should influence locational choices and investment decisions”

Whilst permission has been granted for a similar scheme on this site, the current proposal has been amended to change the access arrangements from those approved previously.  It is appropriate to consider that, until recently, the majority of the site provided for approximately 20 - 25 garages.  The garages have been removed as they had fallen in to a state of disrepair and became the focus of antisocial behaviour.

The proposal includes car parking provision for 14 car parking spaces which represents 125% provision for the amount of residential units proposed.  In terms of the wider residential area, which comprises mainly terrace properties without off street car parking provision, it is not considered that this level of provision would represent an over provision of parking.  Conditions have been attached requiring an appropriate provision to be marked for disabled provision together with cycles.

The scheme approved in September 2005 introduced a new access between the existing access to the site and the pedestrian access and access to the Post Office.  Since this planning permission was approved the Design SPD has been adopted.  The Design SPD also seeks to improve the quality of public realm.  In this instance, there is a sewer easement which has required alterations to the previous indicative layout.  However, alterations have been negotiated to provide one formal access based around the existing informal access arrangements.  This alteration and reduced the potential number of access points along Chorley Road and therefore the amount of small sections of public footpath and associated drop crossings.  It is considered that this alteration will improve the public realm along this section of Chorley Road.

No highway safety concerns were received in relation to the earlier scheme.  Highway Engineers have considered the current scheme and offer no objection.  

It is considered that the proposed layout would accord with the provisions of those policies highlighted above with regard to car parking and access.

Trees

The previous delegated reported (05/51173/OUT) stated;

“A tree survey has been included as part of the application and a site visit under taken by the Council’s consultant arborist.  Trees would have to be removed to accommodate the new dwellings, however the report of the arborist confirms only three of the twenty five trees are in good condition and add amenity value to the area, and of these two are not within the red line boundary and the third is on the boundary of the site and would not need to be felled to accommodate new dwellings.”

It is not considered that the position has changed with regard to the provision of trees.  However, additional tree planting will be incorporated into the landscaping of the scheme which will be secured during consideration of future reserved matters.

Pollution

Policy EN16 states that planning permission for development on or near to contaminated land will only be granted where the development would not expose the occupiers of the development to unacceptable risk, threaten the structural integrity of any existing or proposed building on or adjoining the site, lead to the contamination of a watercourse, or cause the contamination of adjoining land or allow such contamination to continue.

The principle of residential development has already been considered acceptable on this site previously in the granting of application (05/51173/OUT).  Similarly, conditions have been suggested in respect of further site investigations and acoustic protection to the properties fronting Chorley Road.  It is not considered that circumstances have changed since the previous decision which could warrant a different view in this instance.

It is considered that the proposal would accord with the provisions of those policies highlighted above with regard to pollution.

Sustainable Development

PPS1 sets out the Governments agenda for delivering sustainable development. The Council have recently adopted the new Sustainable Design and Construction SPD (March 2008), which recognises the aims of PPS1. For major developments such as this, policy SDC1 sets out a full criteria of measures that applicants need to demonstrate they have made full effort to comply with.  Those measures will need to be considered in more detail at the time the reserved matters are considered and the sustainability checklist provided by RSS undertaken as this effectively supersedes parts of the adopted SPD.

However, at this stage, there is no reason to doubt that a detailed scheme could not be designed in such a matter to address PPS1, DP2 of RSS and ST8, ST14 and the adopted the Sustainable Design and Construction SPD.  The same condition has also been attached as previous regarding minimal floor levels.

Developer Contributions

The Planning Obligations SPD requires residential developments to contribute towards the provision of open space, public realm, infrastructure and heritage, construction training and climate change.

In this particular case, no details are sought for the types of residential provision therefore the amount of bed space provision, which is the mechanism, used to calculate the required provision is unknown.  The applicants agents have confirmed their willingness to enter into a S106 agreement and is happy to discuss this matter together with future reserved matters.  A condition has been suggested requiring a S106 agreement to be entered into at a later date once the specific details are know.

Value Added to Development

It is considered that the amendments which have resulted in a single access based around the existing unmade route have resulted in a benefit to future occupiers together with those who currently utilise the existing unmade access as well as safeguarding the public realm along Chorley Road.

Conclusion

In conclusion, it is still considered that the scheme accords with the provision of the development plan in this instance subject to the inclusion of conditions as listed below.

RECOMMENDATION:

Approve Subject to the following Conditions

1.	 Prior to the commencement of the development: 

I.	A Site Investigation report shall be submitted to and approved in writing by the Local Planning Authority.  The investigation shall address the nature, degree and distribution of land contamination on site and shall include an identification and assessment of the risk to receptors focusing primarily on risks to human health and the wider environment; and  

II.	The details of any proposed Remedial Works shall be submitted to, and approved in writing by the Local Planning Authority.  Such Remedial Works shall be incorporated into the development during the course of construction and completed prior to occupation of the development; and 

III.	A Verification Report shall be submitted to, and approved in writing by, the Local Planning Authority.  The Verification Report shall validate that all remedial works undertaken on site were completed in accordance with those agreed by the LPA.

2.	No development shall be started until full details of the following reserved matter have been submitted to and approved by the Local Planning Authority:
	
	a)	Appearance
	b)	Landscaping
	c)	Scale

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

4.	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 other noise likely to affect the application site.  The assessment methodology to be used, including measurement positions, shall be agreed with the LPA prior to the commencement of noise measurements.  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.

5.	A separate drainage system is recommended with a limit to total discharge of 15 L/S.  All foul drainage must be connected to foul sewers and only clean uncontaminated surface water should be connected to the surface water systems.  Unless otherwise agreed in writing by the Local Planning Authority floor levels should be 300mm above the adjacent road/land.
	
6.	No development shall begin until a scheme for the provision of formal and informal open space and its maintenance over a twenty year period, in accordance with the standards set out in Policies H8 and R2 of the City of Salford Unitary Development Plan 2004-2016, is submitted to and approved in writing by the Local Planning Authority.  The approved scheme shall be implemented in full prior to first occupation unless otherwise agreed in writing by the Local Planning Authority. 

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

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

9.	 The development hereby approved shall achieve a 'very good' or 'excellent' Building Research Environmental Assessment Methodology (BREEAM) rating or equivalent, unless otherwise agreed in writing by the local planning authority.

	Where this is achieved, a post-construction certificate confirming such an outcome 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 by the local planning authority.

	Where this is not achieved, a scheme to offset the development's impact on the global environment, in accordance with the standards set out in Policy OB4 of the Council's Planning Obligations Supplementary Planning Document, shall be submitted to and approved in writing by the Local Planning Authority before any of the buildings hereby approved are first occupied.  The approved scheme shall be implemented in full prior to first occupation unless otherwise agreed in writing by the Local Planning Authority.

10.	Notwithstanding the provision of future reserved matters there shall be no habitable windows within the gable of the 2 storey element of the proposed apartment block unless otherwise agreed in writing with the Local Planning Authority.

11.	No development shall commence until an external lighting scheme for the apartments has been submitted to and agreed in writing by the Director of Development Services.  Such scheme as is approved shall be implemented in full prior to the occupation of any dwelling.

12.	Prior to first occupation a scheme detailing the provision of disabled car parking spaces, motorcycle spaces, cycle stores, bin stores and recycling facilities shall be submitted for the written approval of the Local Planning Authority.  The development shall be carried out in accordance with the approved scheme and shall be made available for users at all times thereafter.

13.	This application relates to amended plans received 21 April 2009 which detail an amended access point.

(Reasons)

1.	Required to be imposed pursuant to Section 92 of the Town and Country Planning Act 1990. 

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

3.	In the interests of public safety in accordance with policy EN16 of the City of Salford Unitary Development Plan 

4.	 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.

5.	 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.	 To ensure the residential development provides appropriate open space and recreation space for future occupiers in accordance with policies H8 and R2 of the Adopted UDP

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

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

9.	To ensure adequate provision is made for reducing or offsetting carbon dioxide emissions as a result of the development pursuant to Policies ST1 and DEV5 of the City of Salford Unitary Development Plan 2004-2016 and Policy OB4 of the Council's Planning Obligations Supplementary Planning Document.

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

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

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

13.	 For the avoidance of doubt.

Note(s) for Applicant

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

2.	If, during any works 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.

3.	The applicants attention is drawn to the advice of the Police Architectural Liaison Unit dated 2nd March 2009

4.	Further to the requirements of condition 4 the applicants attention is drawn to the advice of the Councils Environmental Consultants which states; Notwithstanding the above, the assessment must incorporate noise measurements taken or prior to the erection of any new buildings on the 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 30dB LAeq,(8hour) within bedrooms between 23.00 hours and 07.00 hours
	b.	internal noise level of less than 40dB LAeq,(16hour) within living areas between 07.00 and 23.00 hours
	c.	typical individual noise events not in excess of 45dB LAmax in bedrooms between 23.00 and 07.00 hours
	d.	external noise levels of less than 55dB 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.

APPLICATION No:	09/57495/FUL

APPLICANT:	Dr V Joshi

LOCATION:	32 Roe Green Worsley M28 2RF    

PROPOSAL:	Demolition of exisitng dwelling and erection of a new dwelling and construction of a vehicular access

WARD:	Worsley

Description of Site and Surroundings 
The application site is located on the north-east side of Roe Green, at the point where the road divides on the south-east side of its junction with Blandford Avenue.

 The site is occupied by a detached dwelling which is situated within the Roe Green/Beesley Green Conservation Area and appears on the local list as a grade C. The dwelling is currently vacant and in a generally poor state of repair, having deteriorated over a number of years, and hence the property has a rather unkempt overgrown appearance at the present time.

The dwelling has been extended in the past with a rear dormer and lean to, and there is a garage to the north-east elevation which is accessed off Roe Green. There are a number of trees on the site, some of which are covered by a TPO including in particular Larch trees on the south east boundary of the site, adjacent to the existing access, and a large Oak tree in the south west corner of the site.

The area is characterised by a mixture of dwellings including cottages to the west, next door at 26 & 28 Roe Green, some terraced properties as well as a more modern detached property, no.34 Roe Green to the north-east.

Description of Proposal
The application is for the demolition of the existing dwelling and the erection of a new dwelling and construction of new/revised vehicular and pedestrian accesses to the south.  The proposed dwelling would be roughly ‘L shaped’ and would be situated 2.3 metres from the north west boundary at ground and first floor level at its closest point and 2.2 metres at ground and first floor level from the north east boundary at its closest point.  

The height of the proposed dwelling to eaves level is 5.1 metres with a maximum overall height of 7.5 metres. 

The accommodation includes a large basement area with kitchen, lounge, hall and dining room areas at ground floor level, and 4 bedrooms including two en-suites and a separate bathroom at first-floor level. The construction will make use of different materials including render, areas of brickwork and a natural slate roof.

It is proposed to provide two off-street car parking spaces, bin storage and hard/soft landscaping which will include tree planting and hawthorn hedges to the road frontages. 

The proposal has been amended from that originally submitted in July 2007. 

The two-storey element which was situated on the westernmost elevation of the dwelling to the front (south) of 28 Roe Green, has been reduced to single storey only. In addition, a small single storey lean-to which was proposed on the north-east (rear) elevation has been removed. 

Site History
02/43880/HH – Erection of two storey extension to front and side and conservatory to rear of dwelling – Refused.

02/45196/HH – Erection of single storey side and rear extension, two storey side and rear extension and side porch – Approved

03/47163/HH – Demolition of existing garage and erection of two storey rear extension, single storey side extension for a garage and new porch, together with 1.5 metre boundary fence – Approved. The applicant has confirmed that removal of asbestos on the site has begun however this would not constitute the start of the development as these works do not require planning permission. The application is therefore no longer extant.

Applications for demolition and erection of new dwellings

06/53041/FUL – Demolition of existing dwelling and erection of a new detached dwelling – Withdrawn.

06/53289/CON – Conservation Area Consent for the demolition of an existing dwelling – Refused (Insufficient Information)

06/53291/FUL – Demolition of existing dwelling and erection of a new dwelling and construction of a new vehicular access – Refused (Insufficient Information)

07/54079/CON – Conservation Area Consent for the demolition of an existing dwelling – Refused (Insufficient Information)
07/54135/FUL – Demolition of existing dwelling and erection of a new dwelling and construction of a new vehicular access – Refused (Insufficient Information)

07/55083/CON - Conservation Area Consent for the demolition of existing dwelling  -Withdrawn

07/55013/FUL – Demolition of existing dwelling and erection of new dwelling and construction of new vehicular access. – Refused by Planning and Transportation Regulatory Panel 22.1.2009 for the following reasons:

1.	The proposed development would, by virtue of its excessive footprint, scale and massing, result in an overly dominant development in this location and would have an obtrusive impact that would be detrimental to the streetscene and harmful to the character and appearance of the Roe Green / Beesley Green Conservation Area.  As such, the development would be contrary to policies DES1, CH3 and CH4 of the City of Salford Unitary Development Plan and the guidance contained within Planning Policy Guidance Note 15 (Planning and the Historic Environment).
2.	The proposed development would, by virtue of its scale and massing in close proximity to the boundary with No.28 Roe Green have an unacceptable overbearing impact on the occupiers of this property to the detriment of their amenity.  As such, the development would be contrary to policy DES7 of the City of Salford Unitary Development Plan.

Applications for works to trees

06/53295/TPO – Fell one larch (T3) and one oak (T6) – Withdrawn
06/53296/TREECA – Withdrawn
07/55041/TREECA – Withdrawn
07/55040/TPO – Approved – Still extant

Publicity
A site notice (affecting the setting of a Conservation Area) was posted on the 18th March 2009.

A press notice was published on the 31st March 2009.
The earliest decision date is 21st April 2009

Representations
Neighbours were notified of the proposals on the 10th March 2008. One letter of objection has been received from a resident representing the ‘Friends of Roe Green’. An additional three letters were received from Neighbours. The following issues have been raised:

I.	The proposals constitute gross overdevelopment of the site
II.	The western extension overpowers the cottages which are low-lying and almost 300 years old
III.	The style of windows is inappropriate and they are in a highly predominant location in the Roe Green Conservation Area
IV.	Filling the site with a large house in a Conservation Area is inappropriate
V.	The cottages attract visitors and should be valued and protected

Consultations
Greater Manchester Ecology Unit
No objections subject to a condition relating to ‘Reasonable Avoidance Measures’ in the form of removal of ivy by hand and under the supervision of a licensed bat worker to protect bats which may have a habitat on the site.

Urban Vision Environment
Have requested that a condition relating to contaminated land is attached.

Design and Heritage Team
Consider that reducing the western element to single storey overcomes the two reasons for refusal on the previous application.

Worsley Civic Trust and Amenity Society
No comments to date

Spatial Planning
No comments to date

The Development Plan
Site specific policies: None

Other Policies: DES1- Respecting Context
			DES7- Amenity of Users and Neighbours
			DES10 – Design and Crime
			CH3 - Works Within Conservation Areas; 						CH4 - Demolition of Buildings Within Conservation Areas; 				CH8 - Local List of Buildings, Structures, and features of  
                                   Architectural, Archaeological or Historic Interest; 
EN10 – Protection of Species
EN13 – Protected Trees
A10 - Provision of Car, Cycle and Motorcycle Parking in new Developments
Adopted Regional Spatial Strategy: DP4 – Making the Best use of Existing Resources and Infrastructure

Other Material Considerations

PPG 15 – Planning and the Historic Environment
Nature Conservation and Biodiversity (adopted July 2006)
Design and Crime SPD (adopted July 2006)
Trees and Development SPD (adopted in July 2006)
Sustainable Design and Construction Guide SPD (adopted in March 2008)
Design SPD (adopted in March 2008)

Appraisal

Principle of Development

Policy DP4 of the adopted Regional Spatial Strategy (Make the Best use of Existing Resources and Infrastructure) states that priority should be given to developments in locations consistent with the regional and sub-regional frameworks and sub regional policies which;

•	Build upon existing concentrations of activities and existing infrastructure

•	Do not require major investment in new infrastructure, including transport, water supply and sewerage. 

The policy also goes on to state that development should accord with the following sequential approach;

•	first, using existing buildings (including conversion) within settlements and previously developed land within settlements;

•	second, using other suitable infill opportunities within settlements, where compatible with other RSS policies 

Policy L4 of the adopted Regional Spatial Strategy (Regional Housing Provision) states that Local Authorities should monitor and manage the availability of land identified in plans and strategies and through development control decisions on proposals. This includes maximisation of and the re-use of  vacant and under-used brownfield land in line with Policy DP4 and indicative targets (set out in a table appending the policy)  

Policy ST11 of the Unitary Development Plan advocates a sequential approach to development with sites involving the reuse and conversion of existing buildings being the preferred location of development, followed by previously developed land with Greenfield sites last.  Sites should also be well served by a choice of means of access and are well related to housing, employment services and infrastructure. 

The proposal entails the re-use of brownfield land through the provision of a new dwelling thus complying with the thrust of Policy ST11 (location of new development) and the guidance contained within PPS3 (Planning Policy Statement 3 – Housing) which seeks to prioritise the development of such land over land that has not been previously developed (greenfield land).  

Design, Scale and Massing

Policy CH 3, Works within Conservation Areas states that development in conservation areas will only be permitted where it would preserve or enhance the character or appearance of the conservation area. In determining this, regard will be had to the extent to which the proposal: 

•	retains or improves features that contribute to the character or appearance of the conservation area; 
•	is of a high standard of design, consistent with the design policies of the plan; 
•	retains existing mature trees; 
•	secures environmental improvements and enhancements; and 
•	protects and improves important views within, into and out of the conservation area.

Policy CH 4, Demolition of Buildings within Conservation Areas states that demolition within a conservation area will only be permitted where:

•	the structure to be demolished makes no positive contribution to the character or appearance of the area; 
•	it can be clearly demonstrated that there is no viable use of the structure, and the cost of repairing and maintaining it, or that part to be demolished, to a reasonable and structurally sound condition is prohibitive, taking into account the potential availability of grants from public funds; or 
•	the proposals would make a vital contribution to the regeneration of the local area, and any replacement structure would be of at least equal design quality to the structure to be demolished. 

If demolition is considered to be acceptable, consent will only be given if detailed proposals for the reuse of the site, including any replacement building or other structure, have been approved. 

Policy CH8, relates to the Local List of Buildings, Structures and Features of Architectural, Archaeological or Historic Interest and 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. 

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

The application site is to some extent constrained by the boundary with no.28, which has private garden areas flanking both the north eastern and western boundaries. The proposed footprint of the dwelling is significantly larger than the existing dwelling on site, but this increase in footprint to some extent has been dictated by previous permissions, which are currently not implemented and have recently expired.

The previous permission on this site (Ref.03/47163/FUL), which is no longer extant has a floor area of approximately 138 square metres which is similar to that which was proposed in the previous application which was refused. The main difference between the permission for the extension and the previous scheme was that the gable extended approximately 1.5 metres closer to the side boundary with 28 Roe Green. Within this amended application, the gable would now come one metre closer than the previous scheme to the side boundary with number 28. However the closest part of the dwelling to the side boundary of number 28 has been reduced from two storey to single storey and has been set back from the front elevation of the proposed dwelling. That is the proposed two-storey gable would not come any closer than the existing and the proposed single storey extension would be smaller than that of the previous permission 03/47163/HH.

Salford City Council’s Design and Heritage Team have commented:

Roe Green is characterised by properties of varied styles and sizes of 2 stories; this proposal seeks to create a modern expression of the existing Briar Cottage. The Briar Cottage plot occupies a prominent but constrained plot which this proposal seeks to address. The proposal has been designed to turn the corner of Roe Green and provide natural surveillance onto the Green. Whilst the proposed development is of a larger footprint than the existing Cottage building the proposal has been designed to ensure that the neighbouring properties amenity is not adversely affected, with the scale of the western elevation stepping down to one storey at the closest point to No.28 Roe Green. The materials specified, the render finish in particular, should be of the highest quality; I would recommend a through coloured render to ensure longevity.

In view of the comments from the Design and Heritage Team, it is considered that the proposal would be consistent with Salford's design and conservation policies. In particular, it is considered that the design is of a sufficient quality to overcome the concerns regarding the modern appearance of the dwelling. 

It is considered that that sufficient evidence has been provided in the form of the Historic Assessment that accompanies the application prepared by Dr Michael Nevell of the Greater Manchester Archaoelogical unit, in which it is concluded that Briar Cottage, in its current state, makes little contribution the character and appearance of the Roe Green Conservation Area.

In view of the above, it is considered that the proposal would accord with policies CH3 and DES1, in that the replacement dwelling would preserve and enhance the character of the Conservation Area, particularly, in view of the current dilapidation of the dwelling on-site.

The reduction of the two-storey element to single-storey only has addressed the two reasons for refusal in that the amount of overshadowing to the adjacent neighbour has been significantly reduced and the overall massing of the building and its impact upon the character of the conservation area has been lessened.

It is not considered that it would be particularly viable to retain the existing dwelling, especially given its relation to large trees on the site (which is discussed further in the report). It is therefore considered that the proposed dwelling would also be consistent with policy CH4 of the City of Salford Unitary Development Plan.

Design and Crime

Policy DES10 of the Adopted Unitary Development Plan and the Supplementary Planning Document ‘Design and Crime’ requires that development is not permitted unless it is designed to discourage crime, anti-social behaviour, and the fear of crime and support personal and property security.

It is not considered that any element of the proposed redevelopment of the site would have an impact on crime within the area, or would because of a particular design feature of the proposal, lead to an increase of crime, or a reduction in personal or property security. 

The removal of trees to the frontage of the site is likely to have a positive impact on the visibility of the dwelling from Roe Green. The property will have a private garden area to the rear which will be gated from the front of the property, and parking areas that will be surveilled by ground floor windows in the lounge area and also windows at first-floor level. The pedestrian entrances are both from Roe Green and will also both be visible in the streetscene
 
The proposal involves the redevelopment of a derelict property which has been become a target for vandalism. The proposed redevelopment will restore activity to this important corner of Roe Green. In view of the above it is considered that the proposed development would accord with policy DES10 of the City of Salford Unitary Development Plan.

Impact on Amenity

Policy DES7 requires all new developments to provide potential users with a satisfactory level of amenity. Development that would have an unacceptable impact on the amenity of the occupiers or users of other developments will not normally be permitted.
	
Overbearing - Overshadowing

The development has been considered in the context of its effect on the amenities of the occupants of no 28 which was why the application was refused previously.

The existing property is already located above the level of this dwelling by approximately 50cm, and there is a close boarded fence on this boundary which already restricts light to ground floor kitchen windows to no.28.

In addition, there is a lounge window to the front of no 28 which is currently shaded due the relationship of no.28 & no.32 (no.28 is positioned further back from the road than no.32), and because there are large trees to the front of the property, one of which (a large oak tree) is proposed to be removed in this application. Consent has already been given for the removal of this tree.

These windows are supplemented by additional windows to the front (to the lounge) and the side (serving a kitchen/diner area). In particular the additional window to the lounge faces Roe Green itself and the windows to the kitchen/diner area will face down the private garden area belonging to this property, which extends along the rear boundary of the development site. It is not considered that because of these additional rooms, that a significant loss of light would be experienced to the occupiers of this dwelling. 

The situation at first floor level is similar with 2 windows provided to the bedroom (to the front of the dwelling) and a bathroom and landing windows. It is not considered that shading/shadowing to these dwellings would be significant due to their respective higher levels

Shading / Shadowing drawings have been submitted with the application, which show that due to the decrease in the height of the westernmost element of the building from two-storey to single storey, the shadowing of windows to the front elevation of number 28 is significantly reduced and would not be detrimental to the amenity of this occupier.

However, given the unusual relative positioning of the dwellings, and taking into account the removal of trees toward the front of the site, it is not considered that the impact of the bulk of the new dwelling, in terms of overbearing or overshadowing, would be significant in relation to no 28.

Privacy

None of the windows proposed at first floor level in the rear of the dwelling , which adjoins no. 28 and no. 34, serve habitable rooms, they are to bathroom areas. The ground floor-windows will be screened from no.28 by  boundary fencing. Habitable rooms will outlook onto Roe Green. 

Because of the careful positioning of these windows, it is not considered that adjoining properties would be significantly overlooked, or that any overlooking would not be above or beyond overlooking in the existing situation.

The property is separated from no.34 Roe Green, by the private garden area belonging to no.28. The dwelling is off- set in relation to this property, and at the nearest point, there is a distance of 12m between gable ends that do not have any habitable room windows to them.

The proposed dwelling will be overlooked in particular, the garden area to the rear from windows serving no. 28 Roe Green, but this will be no worse than in the existing situation and as which is due to the relative positioning of the site and adjacent dwellings.

Taking all these issues into account it is not considered that the proposal would need to a significant erosion of amenities of adjacent properties, particularly with regard to overshadowing/privacy effects, and would provide adequate amenity for proposed occupiers of the property including adequate areas of amenity space. It is therefore considered that the scheme would be in accordance with policy DES7 of the City of Salford Unitary Development Plan.

Highway Implications

Policy A8 states that development will not be permitted where it would have an unacceptable impact on highway safety.

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

The proposal has its access in a location similar to the existing access off Roe Green. It is considered that the proposal would not have any additional impact on highway safety.

The development will provide 2 off-street spaces, which is considered acceptable in this location. The property is not situated in a particularly accessible area with regard to nearby major bus or rail routes, and it is therefore envisaged that the dwelling will be accessed primarily by the private motor car, and that the redevelopment of the site provides adequate provision for this through the provision of two off-street spaces

It is therefore considered that the proposed dwelling would be in accordance with policies A8 and A10 of the City of Salford Unitary Development Plan.

Trees and Biodiversity

Trees

Adopted Policy EN13 states that development that would result in the 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 required.

As discussed in the site history, an application has been approved for the removal of six trees on the site which are protected by a TPO 259 (two larch trees), TPO33 (larch and two beech trees), and an oak tree which protected within TPO33 as an individual tree

On visiting the site, the Council’s Aboricultural officer commented that the Beech trees specified in the report submitted with the application had already been removed, and therefore did not place a constraint on the site. 

In light of the redevelopment of the site, the officer has recommended that although the retention of the large Oak tree to the western corner of the site had been considered that, in view of its relationship to the existing dwelling, that the removal of the tree must be have priority, and that retention of this specimen may not allow redevelopment of the site.

The officer did not consider that the larch trees were worthy or retention and has recommended that replanting of a total of 8 trees be conditioned as part of a landscaping scheme.

It is considered that suitable replacement planting can be secured by condition and will assist in retaining and greening the leafy landscaped character of the site and boundaries. 

It is recommended that these conditions be added to any decision made. 

In view of the above, it is considered that the proposed development is in accordance with Policy EN13 of the UDP and the Trees and Development Supplementary Planning Guidance.  

Biodiversity

Policy EN 10 Protection of Species states that development that would be likely to have an adverse impact on legally protected species will only be permitted where mitigation measures are put in place to maintain the population level of the species at a favourable conservation status within its natural range. 

A Bat Report has been submitted with the application which concludes that there was no evidence of roosting bats at the time but that the structure has good potential for occasional roosting by a small number of bats

Conditions have been recommended including, demolition and supervised removal of ivy, ridge tiles and slates by hand under the supervision of a licensed bat worker (April – October) and that work outside this period should be agreed with a consultant bat ecologist.

Greater Manchester Ecological Unit have recommended that a suitably worded condition be used to implement the recommendations of the bat report (the Reasonable Avoidance Measures listed above). They have also recommended that the Oak and Beech trees are retained, this is discussed in the Trees section above.

A condition will be attached to any decision made to this effect.

In view of the above, it is considered that ecological issues have been adequately addressed at this site, and that the development, pending a bat survey, would be in accordance with policy EN 10 of the City of Salford Unitary Development Plan.

Waste Management, Sustainable Design and Construction

The applicant has shown a bin storage area for the dwelling proposed on the submitted plans. A condition will be added to the decision to require details of bins stores to be submitted and implemented.

It is considered that sufficient provision for refuse collection, recycling and storage is achievable on the site.

The applicant has submitted a sustainability checklist with the application, and has provided a written justification which amongst others sets the following measures to be taken on the site; 

Minimise Energy Consumption

-	The Key Habitable Rooms are south facing with windows provided on all sides to encourage cross ventilation
-	High thermal mass of the structure provides good level of insulation
-	Energy efficient appliances and heaters to be specified

Maximise the provision of on-site renewable energy 

-	The use of a ground-source heat pump is intended (if feasible)
-	Provision of solar-powered ventilation
 
Private Spaces that offer shade and protection from weather

•	Rear Courtyard will provide shade and shelter
•	Presence of water within the garden will provide a cooling feature
•	Substantial planting, including trees and hedging will provide shade and shelter

Mimimise impacts of ambient Air and Noise pollution

-	Private courtyard area set away from public highway
-	The dwelling is set  away from the highway boundaries and will be screened by hedging/ planting

Minimise Water Consumption

•	It is anticipated that the development will incorporate water saving devices such as low flush w.c.s in accordance with current building regulations. In addition, the property will make use of water efficient appliances

 These measures will contribute to minimising water consumption by the occupiers.
It is proposed to use water butts for the rear facing downpipes, the water from which will be used for garden irrigation.

Minimise the Speed and Quantity of Surface Water Run Off

•	Lawned areas proposed to the front, and it is proposed to use permeable block paviours to all hard surfaces 
•	Soakaway is intended to be used subject to ground conditions

 Minimise the impact of flood events

-	Above measures to reduce surface water discharge of the development
-	The property is not located within a flood-risk area

Maximise the Use of Responsibly Sourced materials / Minimising Construction Waste

-	Cement, Slates and Concrete to be sourced from immediate area
-	All forms of construction to be considered subject to planning constraints and building regulation requirements
-	External walls, roof structure and windows all to achieve a BRE rating of A or above
-	Sustainable timber to be used for all areas of construction
-	All recyclable materials  from demolition to be separated from waste and re-used
-	Brick Rubble recycled for use as hardcore during the building process, roof timbers may be re-used

Provision of Waste Recycling Facilities

-	Space for separate recycling bins provided internally and externally
-	Easy access to highway for placement of bins on collection days
-	Easy access from kitchen area to bins

Maximise provision of wildlife habitats

-	Replanting to include hedgerows which will provide for safe habitats
-	Native species proposed to encourage a diverse range of wildlife

Incorporate appropriate facilities for cyclist and pedestrians

-	Cycles can be securely parked within the courtyard area to the rear
-	Separate walkways provided to pedestrian accesses which avoid the need to walk through the parking area

Conclusion

It is considered that the scheme is acceptable in terms of a design response to what is an awkward site. The scheme makes the best use of the site both with regard to constraints which have informed the positioning of windows and amenity areas, and opportunities, in that the dwelling embraces to the Roe Green front.

It is not considered that the existing dwelling is of sufficient quality to warrant the retention of this property, and it is considered, whilst more modern in design, that the scheme proposed here will not detract from the character if the Conservation Area and will seek to enhance a dilapidated property, and provide a positive impact within the locality.

The proposal provides adequate amenity for both potential and adjacent occupiers, and subject to appropriate conditioning will have an attractive landscaping scheme provided which will mitigate the loss of trees on the site.

In view of the above, it is considered that that proposal is in accordance with all relevant policies of the City of Salford Unitary Development Plan, and there are no other material considerations to indicate otherwise.

	

RECOMMENDATION:

Approve Subject to the following Conditions

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

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

3.	Prior to the commencement of the development hereby approved, samples and details of the materials for all facing materials of the development including walling and roofing and details of all glazing, windows and doors shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be carried out using the approved materials and in accordance with the approved details and specifications, unless agreed otherwise in writing by the Local Planning Authority.

4.	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 before development is started.  Such a scheme shall include planting of a minimum of 8 trees, and shall include full details of trees and shrubs to be planted, walls, fences, boundary and surface treatment and shall be carried out within 6 months of the commencement of development.  Any trees or shrubs dying within five years of planting shall be with the same species within twelve months.

6.	The finished floor level of the property shall be a minimum of 300mm above the level of the adjacent road unless otherwise approved in writing by the Local Planning Authority.

7.	The development shall be carried out in accordance with section 5 (Recommendations) of the report submitted with the application entitled ‘Bat Survey of House and Trees at Briar Cottage, Roe Green’ undertaken by Martin Prescott on the 16th September 2008, unless otherwise approved in writing by the Local Planning Authority. In particular, the following measures shall be undertaken;
	
		Demolition and removal of ivy, ridge tiles and slates to be by hand under the supervision of a licensed bat worker during April to October inclusive. 
		Work outside this period must first be agreed in writing by the Local Planning Authority.

8.	Prior to the commencement of development full details of the sustainable design and construction of the building shall be submitted to and approved in writing by the Local Planning Authority. Such a scheme shall be fully implemented according to the approved scheme unless otherwise agreed in writing by teh Local Planning Authority.

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

2.	To safeguard the amenity and safety of the future occupants of the development in accordance with policy DES 7 and EN16 of the City of Salford Unitary Development Plan.

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

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

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

6.	 To ensure adequate protection from surface water runoff, pursuant to policy EN19 of the City of Salford Unitary Development Plan.

7.	To ensure adequate protection from surface water runoff, pursuant to policy EN19 of the City of Salford Unitary Development Plan.

8.	In the interests of the protection of any protected species on the site, in accordance with policy EN10 of the City of Salford Unitary Development Plan

APPLICATION No:	09/57486/HH

APPLICANT:	A Moulton

LOCATION:	13 Chatsworth Road Eccles M30 9DZ    

PROPOSAL:	 Erection of a first floor side extension;  two storey side/rear extension; first and second floor rear extension; single storey rear extension; and new hipped roof over existing flat roof.

WARD:	Eccles

Description of Site and Surroundings
 
This application relates to a detached dwelling on the west side of Chatsworth Road, Worsley. The application site is located within Ellesmere Park and is surrounded by large detached and semi detached residential properties.

The dwelling has an existing two-storey side extension with a flat roof, which runs flush with the front elevation of the original dwelling. A garage and carport are also present to the side/rear of the dwelling. These would be demolished to make way for the proposed extensions. 

There are a number of trees present at the front of the property and in the front garden of the neighbouring property (15 Chatsworth Road), which are covered by TPO 13. A tree survey has been submitted to support the application. The trees to the rear of the site are not covered by the TPO.

Description of Proposal

Consent is sought for the erection of a first floor side extension;  two storey side/rear extension; first and second floor rear extension; single storey rear extension; and new hipped roof over existing flat roof. 

The proposed two-storey side extension would sit directly behind the existing two-storey side extension. It would extend 7.3m back to the rear elevation of the existing dwelling and would be flush with the boundary with number 15 Chatsworth Road. It would be no higher than the existing dwelling and incorporate a hipped roof to match the existing. The roof would also extend over the existing two-storey side extension and first and second floor rear extension. The proposed first floor rear extension would project approximately 2.1m from the existing rear elevation, it would be 3.5m in width and would be located above the existing kitchen.

The proposed first floor side extension would project 2m onto the existing terrace. (This will reduce the size of the terrace by approximately half) The proposed first floor side extension would be set back from the main rear elevation by approximately 2.3m and would be 3.9m in width.

The proposed single storey rear extension would project beyond the proposed two-storey side extension by 2.1m. It would be 6.7m in length, 3.5m in height and incorporate a lean to roof.

Internally the proposal would accommodate a lounge, utility room and enlarged kitchen on the ground floor. An enlarged bedroom, a new bedroom and 2 bathrooms on the first floor and a bedroom, en suite and bedroom in the roof space.

Site History

06/53124/TPO - Remove overhanging branches one beech (T1). Refused 23.08.2006

07/55578/HH – Erection of a first floor side extension; two storey side/rear extension; first floor rear extension; single storey rear extension; and new hipped roof over existing flat roof. Approved. 06.03.2008

The current application is a re-submission of planning permission 09/57486/HH, which was approved by The Planning and Transportation Regulatory Panel on 6th March 2008. The principle alteration includes a change in roof height and type to the side/rear extension adjacent to no.15. The ridge height of the proposal has increased from 7.1m to 8.0m, however the height of the eaves is going to be the same and rather than a double hipped roof to the side/rear a single hipped gable roof covering the proposed development, is proposed.

Other alterations include the insertion of doors and a balustrade into the rear elevation on the 2nd floor and the insertion of extra skylights into the roof space.

Publicity

The following neighbour addresses were notified:

28 and 30 Westminster Road, Eccles
10, and 12 – 14 Rutland Road, Eccles
11, 12 and 15 Chatsworth Road, Eccles

Representations

One letter of objection in response to the planning application publicity has been received from the occupiers of number 15 Chatsworth Road.

The following issues have been raised: -
a)	Proximity of proposed development to number 15 Chatsworth Road
b)	The proposal (in particular the size of the proposed gable wall) will cast a shadow over No.15’s house and garden preventing sunlight from their backrooms and rear bedroom
c)	The proposal will have a detrimental impact on the value of their property. (This is not a material planning consideration.)
d)	The proposal is out of character with the area.
e)	The size of the two-storey side and new roof over existing flat roof is overwhelming. 
f)	Out of context in this location
g)	Large expanse of brick work to gable adjacent to no.15.

Loss of value to neighbouring properties is not a material planning consideration. All other issues raised will be considered as part of the appraisal of proposal below.

Cllr Davies has requested that the application be determined by the Planning and Transportation Regulatory Panel for the following reason:

- potential loss of light/impact on the occupiers of the neighbouring property, 15 Chatsworth Road.

The Development Plan

Site specific policies: None

DES1 - Respecting Context
DES7 - Amenity of Users and Neighbours
DES8 - Alterations and Extensions
A8 - Impact of Development on the Highway Network
EN13 - Unacceptable loss of, or damage to, protected trees

Other policies

House Extensions Supplementary Planning Document. 
Ellesmere Park Supplementary Planning Document. 
Trees and Development Supplementary Planning Document

Appraisal

The main planning issues relating to this application are the impact of the proposed extensions on the amenity of the surrounding and future residents; impact on highway safety and the impact of the proposed development on the character of the area, and whether the proposal accords with all relevant policies of the Unitary Development Plan and the Council’s Supplementary Planning Documents on House Extensions, Ellesmere Park and Trees and Development.

Design, Scale and Massing

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

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

Policy EP4 of the Ellesmere Park SPD states alterations to existing buildings should be designed so as to protect and enhance the character of Ellesmere Park.

Policy EP5 of the Ellesmere Park SPD states development should retain the spacious character of the area and should reflect the typical layout of existing plots within the area in terms of a strong building line set well behind a boundary wall and front garden area.
Policy EP6 of the Ellesmere Park SPD states developments should seek to use the traditional Victorian materials and incorporate the building design details that characterise the area.

The only element of the proposal which would be visible from the street is the proposed pitched roof over the existing two-storey side extension. (The side extension currently has a flat roof.) The front elevation is exactly the same as that approved by the extant permission. The pitched roof would be in keeping with the existing dwelling and the surrounding area. The applicant states that materials would match the existing and a condition has been suggested to ensure this. The other elements of the proposal have been designed well and are in keeping with the existing dwelling. No part of the proposal would project beyond the existing building line and the existing garden area and boundary wall to the front of the dwelling are to be maintained. It is considered that in terms of design the proposal would not be an incongruous feature in this setting and would respect the positive character of the area in accordance with policies DES1 and DES8 of the UDP and policies EP4, 5 and 6 of the Ellesmere Park SPD.

Impact on Amenity

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

Policy HE1 of the House Extensions SPD states planning permission will not normally be granted for extensions that do not maintain a minimum distance of 21m between facing principal windows of habitable rooms and a minimum distance of 10.5m between the principal window of any habitable room of the proposed extension and the common boundary with the facing property if applicable.

The rear element of the proposal would incorporate habitable room windows at second, first and ground floor level. The distance maintained to the rear boundary would be in excess of 21m. It is therefore considered that there would not be a first come first served basis in terms of neighbouring development and the proposal would not result in an unacceptable impact on the occupants of the application site or neighbouring properties to the rear in accordance with policies DES7 and HE1.

Policy HE3 of the House Extensions SPD states planning permission will not normally be granted for a two-storey or first floor extension that does not maintain a minimum of 13m between its blank gable end wall and facing ground floor principal windows of habitable rooms of neighbouring dwellings. The same distance applies for proposed extensions that face a two storey blank gable end wall.

The blank elevation of the proposed two-storey side extension would face the side gable of no.15 Chatsworth Road. 15 Chatsworth Road has five secondary habitable room windows at ground floor level in the side gable, four of which are obscure glazed and one of which is clear glazed. Two of the windows are closer to the front of number 15 and serve a sitting room. This room has a large bay window in the front elevation which is considered to be the primary window offering the main outlook and source of light to this room. The other three windows are closer to the rear of number 15 and serve a lounge. There are large patio doors in the rear elevation which are considered to be the main outlook and source of light to this room.  The proposal includes an increase in the height of the ridge of the side/rear extension by 0.9m over and above that of the extant permission, though it is still not higher than the original ridge and the height to the eaves will remain the same as the extant permission. The roof is also hipped and slopes away from no 15. Chatsworth Road but it is considered that the change would not materially affect the amenities of neighbours, nor would it warrant a change from the previous positive recommendation. The SPD seeks only to protect principle habitable room windows and it is considered that the proposal would not have an unacceptable detrimental impact on the amenity of the residents at number 15 in this regard.

Policy HE5 of the House Extensions SPD states planning permission will not normally be granted for single storey rear extensions that project beyond a 45 degree line taken from either the mid point of a principal ground floor window of a habitable room or a point 3m along the common boundary from the rear elevation of adjoining or adjacent dwellings.

The proposed single storey rear extension would not project beyond a 45-degree angle taken from a point 3m along the common boundary with numbers 11 and 15 Chatsworth Road in accordance with policy HE5.

Policy HE6 of the House Extensions SPD states planning permission will normally be granted for a two storey extension or first floor extension along the common boundary where the adjoining dwelling has an existing single storey extension provided that: the first floor does not project beyond the neighbour’s ground floor extension and the first floor does not project beyond a 45 degree line from the mid point of a first floor principal window of a habitable room in the neighbouring dwelling or a point 3m along the common boundary from the rear elevation of the adjoining or adjacent dwelling. The principles of this policy can also be applied to proposed extensions to detached dwellings.

The first and second floor at rear of the proposal would project approximately 1.2m beyond the single storey rear extension of no.15 Chatsworth Road. The proposal would maintain a distance of 3m to the side elevation of no.15. The proposal would not project beyond a 45-degree angle taken from the first floor principal windows in the rear elevation of 15 Chatsworth Road. Although the ridge height of the side/rear extension has increased by 0.9m from the extant permission, it is not higher than the existing ridge. The roof is hipped and slopes away from no 15.Chatsworth Road. Given this and the separation distance between the proposal and the neighbouring property it is considered that the first and second floor rear extension would not have an unacceptable detrimental impact on the occupiers of no. 15 Chatsworth Road.  

As such in relation the neighbour objections received regarding proximity of proposal to No. 15 and loss of light etc it is considered that the proposal would be in accordance with the principles of HE6 and would not result in an unacceptable loss of light or be overbearing to the occupiers of 15 Chatsworth Road.

Policy HE7 of the House Extensions SPD states in the absence of an extension along the common boundary of the adjoining dwelling planning permission will normally be granted for a two storey/first floor extension provided its projection is equal to or less than its distance from the nearest common boundary. The principles of this policy can also be applied to proposed extensions to detached dwellings.

The first and second floor rear element of the proposal would be 10m from the side elevation of 11 Chatsworth Road and would not project beyond the existing rear elevation of number 11 Chatsworth Road. It is therefore considered that the proposal would not result in any unacceptable loss of light or overbearing to the occupants of number 11 in accordance with policy HE7.

Highway Implications

UDP Policy A8 states development will not be permitted where it would have an unacceptable impact on highway safety.

Policy HE12 of the House Extensions SPD states planning permission will not normally be granted for the erection of a garage with an up and over door unless a hard standing of 5.5m in length and 2.4m in width is kept between the front of the garage and the highway, unless there would be no impact on highway safety and the free flow of traffic.

The proposal would maintain a hard standing in excess of 10m in length and 3m in width in accordance with policies A8 and HE12.

Trees

Policy EN13 of the UDP states Development that would result in the 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 required.

Policy TD1 of the Trees and Development SPD states that where a proposed development could affect existing trees, a tree survey should be submitted. The tree survey shall include all the information required as per the specification of BS5837: 2005, or by any subsequent updates to this standard.

Policy TD2 of the Trees and Development SPD states that no development should take place within the Root Protection Area (RPA) or the maximum spread of a tree, taking into account the future likely growth of the tree.

Policy TD3 of the Trees and Development SPD states in the case of residential buildings, development will not be permitted where a principal habitable room window (main window to a lounge, dining room or main bedroom) would be overshadowed by a tree, or where any part of a tree would be sited within 3.6 metres of a principal habitable room window. The distance may be greater should it be necessary to prevent damage to the tree itself.

A tree report has been submitted in support of this application. The arboricultural consultant has assessed the submitted information and carried out a site visit and has confirmed that the information fulfils the requirements of policy TD1 and demonstrates compliance with policies TD2 and TD3. He has recommended that policies TD4 (Protection of Existing Trees) and TD5 (Excavation near trees) be dealt with as planning conditions, which have been attached.

The protected trees at the front of the property will not be directly affected by the proposed development. However the existing access to the site is restricted by the TPO’d trees. As such the arboricultural consultant has recommended that an Arboricultural Method Statement be submitted to demonstrate how the trees will be protected during the construction. A planning condition has been suggested to deal with this point (condition 3)

Conclusion

The proposal would not have an unacceptable detrimental impact on the street scene, existing trees, the amenity of neighbours and future occupiers or have an unacceptable impact on highway safety in accordance with all relevant policies within the Unitary Development Plan, House Extensions Supplementary Planning Document, Ellesmere Park Supplementary Planning Document and Trees and Development Supplementary Planning Document and that there are no other material considerations that outweigh those policies.

RECOMMENDATION:

Approve Subject to the following Conditions

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

2.	 The facing materials to be used for the walls and roof of the development shall be the same type, colour and texture as those of the existing building, unless otherwise agreed in writing by the Local Planning Authority.

3.	 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.

4.	 No trees (other than those clearly shown to be so affected on the submitted plan) shall be topped, lopped or cut down without the prior written approval of the Local Planning Authority and any trees dying or being removed before or within 5 years of completion of the development hereby permitted shall be replaced within 12 months of removal or death in accordance with details which shall have been submitted to and approved in writing beforehand by the Local Planning Authority.

5.	 If the replacement trees dies or are removed within 5 years of planting, they shall be replaced within 12 months of removal or death to the satisfaction of the Local Planning Authority.

Reasons:

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

2.	 To ensure the development fits in with the existing building in accordance with policy DES1 of the City of Salford Unitary Development Plan.

3.	 To protect trees which are the subject of a Tree Preservation Order in accordance with policy EN 10 of the City of Salford Unitary Development Plan.

4.	 To protect trees which are the subject of a Tree Preservation Order in accordance with policy EN 10 of the City of Salford Unitary Development Plan.
.
5.	 To safeguard the amenity of the area in accordance with policy DES 1 of the City of Salford Unitary Development Plan

Note(s) for Applicant

1.	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.	Please note this permission relates to the plans dated 4th March 2009

APPLICATION No:	09/57513/FUL

APPLICANT:	Mr E Burrows

LOCATION:	Land At Quay Point Off Broadway Salford Quays Salford 5   

PROPOSAL:	Erection of two canopies, a single storey substation and a single storey office building for use in association with the Metrolink

WARD:	Ordsall

Description of Site and Surroundings 

The application relates to an area of land situated within a wider site known as Quays Point, which lies to the north of Dock 9. To the north of Quays Point is Broadway, beyond which are a number of industrial uses. To the south, the site is bounded by the Manchester Ship Canal and Dock 9. The Imperial War Museum is located on the opposite side of the Ship Canal, within Trafford. To the south, across Dock 9, are the Lowry Theatre, Lowry Plaza and the Lowry Outlet shopping centre. The Quays Point site has outline planning permission for layout and access (06/53168/OUT) for the wider Mediacity development. 

The application site is located within the large public realm fronting Dock 9, adjacent to the approved Metrolink Extension (07/55224/FUL).

Description of Proposal

The application seeks the erection of a single storey substation, a single storey office building for use by Metrolink Staff and the erection of two canopies on the station concourse. 

The proposed canopies are proposed to be located on the north and south concourses of the new Mediacity Metrolink station. The canopies would be 32m in length and 3.89m in height at their highest points.

The proposed building on the northern side of the terminus would be the GMPTE welfare building. It would contain a small welfare area, a toilet/washroom facility for train drivers and a telecoms room. 

The proposed GMPTE building is 6.5m by 5.7m and is 3.2m in height.  The approved park bounds the building to the north and east, the proposed covered walkway to the west and the platform concourse to the south.

The park elevation of the GMPTE building would be clad with a high quality painted cedar timber cladding incorporating a random array of feature lighting strips. The platform faēade incorporates access doors for the office and telecoms room. 

A proposed sub station is located on the south side of the terminus bounded by the dock edge terrace and landscaping. In association with the use of the building as a substation there is a requirement for the building to have vehicular access for maintenance and an area of louvered faēade for ventilation. 

The substation building would have a masonry faēade, which has the potential to be used for way finding and branding for the Mediacity development although such elements would be the subject of a further application.

Site History

This application forms part of the wider Mediacity development site where the following applications are considered to be relevant:

In April 2008 planning permission was granted for details in respect of landscaping for Phase I relating to planning permission 06/53168/OUT (ref. 08/56024/REM)

In September 2007 planning permission was granted for an extension to existing metrolink line between Broadway and Harbour City to a new stop within the proposed plaza area of the approved Media City development (06/53168/OUT)

In October 2006 outline planning consent was granted for the redevelopment of the land at Quays Point for the redevelopment of B1 business (119,120 sq m), studios and production space (23, 255 sq m), residential (2,249 units), live work units (4,280 sq m), retail (2, 415 sq m), hotel (300 bed) and leisure facilities ( 3,176 sq m) together with associated car parking highway works and open space (ref: 06/53168/OUT)

Publicity

A site notice was displayed on 30th March 2009
Neighbours were notified: 25th March 2009

Representations

The following neighbours have been notified and no representations have been made to date.

The Lowry Centre, The Quays 

Consultations

Design and Heritage Team – overall satisfied with the application. Some concern was expressed at pre-application to the inclusion of the substation and welfare facilities adjacent to main routes onto the Metrolink platforms; whilst this is not ideal the applicant has further developed their initial designs to include a more satisfactory elevational design for these elements. However, it is still felt that the office elevation facing the Piazza is weak. It was raised as a consideration at pre-application whether elevational fenestration could be included to serve the office instead of, or in addition to, the roof light. Whilst I realise that the applicant maybe concerned with anti-social behaviour, a possible solution could be to incorporate a one-way glass window, which I consider would add to the feel of safety within the area, and add a degree of comfort to the welfare facilities.

Central Salford Urban Regeneration Company – Central Salford wishes to offer its full support for this application, which seeks to provide further detail for and gain permission to implement the Metrolink extension to MediaCityUK. 

This application is directly related to 07/55224/FUL which secured permission to extend the current Piccadilly – Eccles Metrolink line into the heart of MediaCityUK. The URC responded to this on 25th September 2007 outlining its support ahead of the application receiving approval on 3 October 2007. This new application seeks approval for detailed elements of the scheme, including accessibility and arrangements to ensure the station’s successful incorporation into the wider MediaCityUK. In addition, detailed proposals have been submitted for the station’s canopy design, an office building for use by GMPTE, an indicative signage scheme and a necessary sub station.

Central Salford strongly supports this application, which accords closely with the URC’s vision for MediaCityUK. The introduction of the Metrolink stop will be crucial in supporting the first phase of new development at Quay Point, for both commercial and residential demands. The proposal suggests a strong physical integration between the Metrolink station and MediaPark, which will be essential in establishing clear wayfinding and route options within the completed scheme. Proposals indicate the MediaCityUK Metrolink stop functioning as a gateway symbol, which clearly announces its function within the piazza area as a key point of arrival. The design of the station and canopies accord with and complement the wider identity and design aesthetic of MediaCityUK as a whole, whilst maintaining the statutory requirements of the GMPTE and associated safety measures which must be observed. Specific requirements of the GMPTE will inevitably inform much of the design of the station, which has been successfully managed to balance aesthetic value with function and statutory demands. The station maintains a design identity of its own whilst integrating positively with MediaPark and functioning as an operational transport node.

In conclusion, Central Salford fully supports this application and its potential to accommodate the large volume and turnover of visitors expected at MediaCityUK which will be essential in creating a vibrant, animated, dynamic and desirable place to work, live and visit. Improving and enhancing connectivity from the centre of MediaCityUK directly to Manchester city centre and westwards into Salford will ensure that MediaCityUK is poised and prepared to function as a local and national centre of creative arts, broadcasting, production innovation in the media industries.

Urban Vision Environment – A desk study report, site investigation and remediation strategy have already been undertaken for the site relating to planning permission 06/53168/OUT.  As such, the only outstanding matter with respect to contaminated land is verification of the remedial works.  

The Development Plan

Adopted City of Salford Unitary Development Plan

Site specific policies: 
MX1/3 – Development in Mixed Use Areas (Salford Quays)
Other policies:  
 DES1: Respecting Context
 DES2: Circulation and Movement
 DES3: Design of Public Space
 DES4: Relationship of Development with Public Space
 DES6: Waterside Development
 DES7: Amenity of Users and Neighbours 
 DES10: Design and Crime
 DES11: Design Statement
 EN16: Contaminated Land

Other Material Considerations

Supplementary Planning Documents:

Design and Crime SPD
Design SPD

Planning Guidance:

Mediacity:uk & Quays Point Planning Guidance

Appraisal

It is considered that the main issues for consideration with this application are the principle of the welfare office on the sites, the principle of a substation to be located within this area, the design of the proposed buildings, the impact of the proposed buildings on the amenity of future residents and users of the site and the design of the proposed canopies.

Principal of the GMPTE Welfare Office and substation

The whole site falls within the Salford Quays mixed-use area, as defined on the Proposals Map as MX1/3. The proposal incorporates a broad range of uses and activities, including offices, housing, live/work units, retail, leisure, hotels, essential infrastructure and support facilities and cultural uses.

Further site specific guidance is provided within the mediacity:uk and quays point planning guidance. Policy MC:UK1 and MC:UK2 of this guidance promote a mix of uses within the Quays Point area in line with MX1, these include commercial development, retail, leisure, tourism and residential.

The proposed GMPTE Welfare Office is considered to be an essential facility in delivering the approved extension to the Metrolink, which terminates within the Mediacity site. The proposed building would contain a small welfare area, a toilet/washroom facility for train drivers and a Stop Equipment Room. The principle of such a facility is considered to be acceptable.

Across the wider site there is a need to deliver a large amount of power, where possible care has been taken to integrate such power sources within the approved buildings, such as the Multi-storey car park at the rear of the site. The substation is necessary to power facilities located around the public realm area. It is considered that the principle of a substation in this location is acceptable.

Design and Access

Policy DES1 requires developments to respond to their physical context and to respect the character of the surrounding area. In assessing the extent to which proposals comply with this policy, regard will be had to a number of factors, including the relationship to existing buildings, the relationship to existing buildings, the impact on views and vistas, the streets horizontal and vertical rhythms and the quality and appropriateness of proposed materials.

Policy DES2 requires the design and layout of new development to be fully accessible to all people, maximise the movement of pedestrians and cyclists to, through and around the site, enable pedestrians to navigate their way through an area by providing appropriate views, vistas and transport links, enable safe, direct and convenient access to public transport facilities and other local amenities and minimise potential conflicts between pedestrians, cyclists and other road users.

Policy DES3 states that where development includes the provision of, or works to, public space, that public space must be designed to, have a clear role and purpose, responding to established or proposed local economic, social, cultural and environmental needs, reflect and enhance the character and identity of the area, form an integral part of, and provide an appropriate setting for, surrounding developments be attractive, safe, uncluttered and appropriately lit, be of an appropriate scale, connect to established pedestrian routes and other public spaces and minimise, and make provision for, maintenance requirements.

Policy DES4 outlines that development, which adjoins public space, shall be designed to have a strong and positive relationship with that space.

Policy MC:UK 3 outlines the requirements for the urban form, density and massing at the Quays Point site. 

Policy MC:UK4 states that the Imperial War Museum North and the Lowry are nationally important landmarks and therefore their settings and strategic views will be protected and enhanced. 

Each of the separate elements proposed are assessed below:

Canopies - The canopy structures consist of a simple linear array of seven circular columns spaced equally at 4800mm centres. This is to create a sense of openness and avoiding the need for heavy structural columns. The canopy part would cantilever 1500mm beyond the last column at either end. All columns are 406mm in diameter.

The proposed columns are located to the back edge of each platform to provide a continuous unobstructed platform. 

It is considered important that the canopies are not seen to be buildings and facilitate views from the key roads within the site. The canopy structure at its highest level is 3890mm.

The canopy roof cladding is pitched at 7 degrees to facilitate water run off. A linear performed box gutter is located adjacent to the column line, which would be accessible from the back of platform thereby requiring no routine access from inside the platform edge. The canopy cladding would be formed from a build up of profiled aluminium sheeting forming the soffit and a standing seam aluminium cladding forming the upper weather protection.

Whilst of a simplistic design it is considered that the proposed canopies would help to enhance the setting of the Metrolink stop without detracting from the surrounding public realm or approved or future buildings. 

GMPTE Building - The park elevation of the building would be clad with a high quality painted cedar timber cladding incorporating a random array of feature lighting strips. The platform faēade incorporates access doors for the office and telecoms room. The platform faēade includes access doors for the Office and Telecoms room.

Concerns were raised during pre application discussions regarding the treatment of key elevations of this building, such as the one serving the public park. The building would have natural light via a roof light, it is not considered desirable to have windows looking into areas, which contain sensitive equipment. The introduction of lighting and the use of both timber cladding and masonry create visual interest on the key elevations and is therefore considered to be acceptable. 

Substation – the proposed substation is proposed to have a blank masonry faēade. Whilst not forming part of this application it is likely that the use of some elevations of this substation will be used for way signing and information. In any case it is considered that the design of the proposed substation is acceptable.

Quality of Materials

The key to good design is to have high quality durable materials. As with the wider Mediacity development a range of high quality materials are proposed as part of this development. As with previous applications it is recommended that a condition be attached requiring samples of materials to be submitted to ensure the quality. The materials proposed to be used are as follows:

Canopy structures – In order to meet the structural performance for spanning/ cantilever elements, steel circular hollow sections have been specified for the primary framing. A series of welded joints and architectural connections is proposed to form a contemporary aesthetic to the structural elements. The steel would be powder coated in RAL 7015 (granite grey).

Canopy soffit – A perforated profile decking is proposed to the underside of the canopy. This would act as both a durable structural decking and as a high quality aesthetic finish forming the exposed soffit. This element would be anodised in metallic silver.

Canopy roof cladding – a standing seam system would form the weathering protection to the canopy. This would have a traditional zinc appearance forming a striking appearance to the top of the canopies.

Curtain walling - Would comprise of full height clear glass panels.

Building Facades – the envelope to the substation building and GMPTE building would be formed in a silver grey masonry block to coordinate with the concourse finishes. Part of the GMPTE building would also be timber clad and stained grey.

Doors – all external doors would be powder coated grey steel door sets

Landscaping

Details of landscaping and materials to be used around the Metrolink Terminus have been detailed within the accompanying design and access statement. These details are for contextual information only and are subject to final approval under the outline planning permission.

Amenity

Policy DES7 states that all new development will be required to provide potential users with a satisfactory level of amenity. Development will not be permitted where it would have an unacceptable impact on the amenity of the occupiers or users of other developments.

The nearest residential properties to the proposed substation are located over 90m away in Building C. Due to the 24hour environment required by Mediacity, these apartments have been fully insulated against the potential for noise from the public plaza area. It is not therefore considered that the substation or GMPTE office would give rise to any issues of amenity.

To protect users of the Metrolink from adverse weather four full height glass screens are proposed to be provided on each concourse. These would be located between structural bays 1-2, 2-3, 5-6 and 6-7. 

Design and Crime

Policy DES10 development will not be permitted unless it is designed to discourage crime, anti-social behaviour and the fear of crime.

A number of additional security measures are proposed to be put in place in addition to the site wide security for public safety and the prevention of crime. These include the following:
a)	CCTV – the Metrolink Concourses and Canopies would be covered by CCTV, monitored through the site wide control room and GMPTE control room.
b)	The openness of the canopies – the canopies are open on all sides to discourage criminal and antisocial behaviour.
c)	Hand rails along the southern platform edge to minimise the risk of platform falls
d)	Emergency and telephone call points on each platform.

A concern has been raised regarding the potential for the flat roofs of the GMPTE building and the substation to be used for climbing on during large capacity events in the piazza. Whilst crowd management at such events would be subject to separate licensing requirements, confirmation has been received by the architects that the roofs of the buildings could withstand the weight if someone where to climb on them.

CONCLUSION

The development of Media City as a mixed-use development was established with the granting of the outline permission in 2006.  These facilities in association with the Metrolink are considered essential pieces of infrastructure to the wider development site.  It is considered that all elements would complement the wider design principles of the Mediacity development site and ensure long term quality.

RECOMMENDATION:

Approve, subject to conditions

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

2.	 Prior to the commencement of the development hereby approved, samples and details of the materials for the GMPTE Welfare Office, Substation and Canopies  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, unless agreed otherwise in writing by the Local Planning Authority.

3.	A Remediation 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.

Reasons:

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

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

3.   In the interests of public safety in accordance with policy EN16 of the City of Salford    Unitary Development Plan

APPLICATION No:	09/57428/FUL

APPLICANT:	I.lands Limited

LOCATION:	9 Park Road Worsley M28 7DU    

PROPOSAL:	Erection of a three storey building comprising of ten apartments together with basement car parking (Resubmission of planning application 08/5711/FUL)

WARD:	Walkden South

Description of Site and Surroundings 
The site to which the application relates is located on Park Road in Worsley.

The site stands opposite Parr Fold Park to the south, and is the end property on Park Road. The dwellings along this part of Park Road are a mixture of large detached and semi-detached properties. To the immediate west is number 11 Park Road.

To the north of the site is a disused railway line and an embankment which is heavily wooded. There is also a relatively large area of woodland to the east of the site.

The site is within 250 metres of Walkden Train Station and Walkden Road. 

The dwelling which currently stands on the site is a two storey detached dwelling of brick and pebbledash construction. The property is currently vacant and has fallen into a state of disrepair. Due to the levels of the site the rear of the dwelling is three storeys. There are three small extensions, one to the side and two elevated extensions to the rear supported by brick columns. The dwelling stands in a generous curtilage and currently has a garage at the end of the driveway to the side and rear of the dwelling.

Description of Proposal
The proposal involves the demolition of the existing dwelling and garage and the erection of a two/three storey apartment block comprising ten apartments.

The proposed building is to be two storeys to the front with habitable space in the roof lowering to three storeys to the rear with the car park being accommodated in the lower ground floor.

The main entrance to the building would be on the front elevation at ground floor and would be set into the building to provide a covered area. Habitable room windows are located within the front and rear elevations and also within the north-east elevation facing the railway embankment. There are dormer windows within the front and rear roof planes and roof lights within the side roofplanes. The design incorporates two full height bays to the rear elevation and one half bay to the front. There is a circular turret to the north-eastern corner of the building.

The lower ground floor of the building would accommodate the car parking area comprising of 10 car parking spaces, one of which being for use by a disabled driver. There is also a cycle parking area within the car park Access to the car park would be via the rear of the building via a ramp along the south-west elevation facing 11 Park Road. The car parking area would not be visible from Park Road as it is sub-terrain however due to the change in levels of the land from the front to the back of the site, the car park gates would be visible from the rear garden area. The ramp along the side of the building lowers to the garden level and therefore only the highest part toward the front of the building would be visible from Park Road and the adjacent dwelling.

Pedestrian access is taken from the lower ground level through the car park. The stairwell and lift from the upper floors exit into the car park.

The units within the development comprise of seven 2-bed units, one 3-bed unit and two 4-bed units. The range of the size of the units are all between 62 and 110 m2.

There is a mature lime tree to the front of the site. This tree and the others along the north-eastern boundary of the site are protected by a Tree Preservation Order.

In support of the proposals the applicant has submitted additional documents including: a Foul Sewerage Assessment, United Utilities comments, Utilities Statement, Noise Impact Statement, Sustainability Checklists, Crime Impact Statement, Bat Survey, Tree Survey, Transport Statement and a  Planning Statement.

Site History
03/46934/TPO - Fell one ash tree – APPROVED
08/57111/FUL - Erection of a three storey building comprising of ten apartments together with basement car parking – WITHDRAWN

Publicity
Site Notice Posted: 26th February 2009
Press Notice:20th March 2009
Neighbours Notified: 25th February 2009

Representations
30 letters of objection have been received in relation to the proposals. The following issues have been raised:

•	Flats are out of context with the surrounding area
•	The type of building proposed is out of keeping
•	Parking and Traffic problems will be exacerbated by deliveries, extra traffic etc.
•	Congestion at present from commuters parking along the surrounding streets and using the train station
•	The property should be replaced with a dwelling similar to those existing along Park Road
•	Speeding along Park Road
•	Issues of Highway Safety
•	Devaluation of property
•	Noise and pollution from a multi-occupancy building & from cars entering and leaving the site
•	There are enough apartments in the area
•	Overshadowing to neighbours
•	Felling of trees
•	Development is contrary to Salford’s guidelines
•	Loss of light
•	Loss of privacy
•	New building would be within 9 metres of the adjacent property
•	Precedent
•	Insufficient number of car parking spaces
•	Measures such as a pedestrian crossing may cause additional highway safety issues if positioned too close to the bend
Councillor Iain Lindley has also raised issues with the proposed development and the impact it may have on the area.

Consultations

Police Architectural Liaison Unit
Have commented that the development should be carried out in accordance with the Crime Impact Statement and also that the fence should be returned to the south-east corner of the building to ensure the side and rear parts of the site are not left vulnerable.

Greater Manchester Ecology Unit
Although the bat survey has not recorded any bats or signs of bats the survey was carried out in January, not a good time to survey for bats. The house to be demolished was assessed as having some potential to support bats, the surrounding habitat is good for bats and bats have been recorded relatively close by. I would therefore consider that further precautions as regards bats are justified. 
 
If permission is granted to the scheme then it is recommended that, as a condition of approval, if demolition is to take place in the period when bats are active (April to September inclusive) then an evening emergence survey should be carried out by a suitably qualified person prior to demolition commencing to ensure that bats are not present. If bats are found to be present by survey then a method statement will need to be prepared giving details of measures to be taken to avoid any possible disturbance to bats. Once approved, this method statement must be implemented in full.
 
The Development Plan
ST11 – Location of New Development
H1 (Provision of New Housing Development)
DES1 (Respecting Context)
DES7 (Amenity of Users and Neighbours)
DES9 (Landscaping)
DES10 (Design and Crime)
A10 (Provision of Car, Cycle and Motorcycle Parking New Development)
A2 (Cyclists, Pedestrians and the Disabled)
EN16 (Contaminated land)
EN17 (Pollution Control)
EN19 (Flood Risk and Surface Water)

Other Material Considerations
Housing Planning Guidance
Supplementary Planning Document ‘Design and Crime’
PPS3

Appraisal
The site is located within a primarily residential area of Salford which is characterised by semi detached and detached dwellings. The land to which the application relates is currently occupied by 9 Park Road in Worsley

Principle of Development
Policy DP1 of the Regional Spatial Strategy and PPS3 seek that locations for development primarily consider the re-use of buildings followed by the development of brownfield land. Where development is to take place on previously developed land, the policy requires that new development would be well served by a choice of means of transport and are well related to infrastructure.

Policy ST11 of the Adopted Unitary Development Plan requires that the location for development shall be identified having regard to the sequential approach which requires that new housing is primarily situated within existing buildings or upon previously developed land which is accessible by a choice of means of transport.

The development would involve the re-use of previously developed land and as such falls within the principle of residential re-development is encouraged within Local Regional and National Policy. 
The acceptability of the proposed development has been assessed taking into account a number of factors namely:

The physical characteristics of the site
The area surrounding the site is predominantly residential in nature, consisting of medium to low density detached and semi-detached housing. The site is bounded to the east by a disused railway line which forms a Strategic Recreation Route, and by an operational rail line to the north. The site fronts Park Road, with an open aspect to Parr Fold Park. The site is therefore only bounded by a residential use to the west, which comprises substantial Edwardian semi-detached dwellings. It is therefore considered that an apartment scheme could be developed for this site with a design that is sensitive to its location, without an unacceptable adverse impact on the amenity of surrounding uses. Due to the specific characteristics of this site, it is considered that its sensitive development for apartments would not undermine the special character of the surrounding West Salford residential area.

The mix of dwellings in the surrounding area
The area surrounding the site is predominantly residential in nature, consisting of medium to low density detached and semi-detached housing. The site is bounded to the east by a disused railway line which forms a Strategic Recreation Route, and by an operational rail line to the north. The site fronts Park Road, with an open aspect to Parr Fold Park. The site is therefore only bounded by a residential use to the west, which comprises substantial Edwardian semi-detached dwellings. It is therefore considered that an apartment scheme could be developed for this site with a design that is sensitive to its location, without an unacceptable adverse impact on the amenity of surrounding uses. Due to the specific characteristics of this site, it is considered that its sensitive development for apartments would not undermine the special character of the surrounding West Salford residential area.

The accessibility of the site, and its location in relation to jobs and facilities
The site occupies an accessible location, being within 500m of Walkden Town Centre and within 200m of Walkden Rail Station. The Housing Planning Guidance confirms that for high density development, very high levels of public transport accessibility (e.g. sites directly adjacent to Metrolink / Rail Stations and Quality Bus Corridor bus stops) would be required. It is considered that the relative proximity of this site to Walkden Rail Station and bus routes is appropriate for a development at this density of 40 dwellings per hectare.   

The reasoned justification of Policy HOU1 states that the presence of these specific circumstances does not automatically mean that a lower proportion of houses would be acceptable. It is however considered that taking these circumstances together, the Planning Statement demonstrates a robust case for the appropriateness of apartment development with regard to the specific characteristics of this site.   

On balance, considering the highly accessible nature of the site and its proximity to local facilities and infrastructure that the creation of apartments as opposed to dwellings in this location would not be inappropriate in relation to the requirements of Policy HOU1 of the Adopted Supplementary Planning Document ‘Planning Obligations’. 

Housing Type and Mix

Policy H1 of the Adopted Unitary Development Plan requires that all New Housing Development contributes towards the provision of a balanced mix of dwellings within the local area in terms of type size tenure and affordability, be built to an appropriate density which will be no less than 30dph, provide high quality residential environments and adequate level of amenity, make adequate provision for open space and be consistent with other policies within the UDP.

Policy HOU1 of the SPD requires that within West Salford, Broughton Park, Claremont and Weaste and Seedley new developments should be in the form of houses rather than apartments.

The proposed development is in the form of apartments. The predominant house types in this area are large detached and semi-detached family dwellings. The proposed development would contribute to a mix of dwelling types in the area in accordance with the requirements of policy H1 of the Adopted Unitary Development Plan.

Whilst it is recognised that the proposal involves the creation of apartments within the West Salford area contrary to Policy HOU1, it is considered that this is acceptable on the basis that the site is highly accessible by public transport due to its proximity to Walkden Road, Walkden Train Station, and Walkden Centre. In this particular case it is therefore considered, being mindful of the accessibility of the site and diversifying mix of home types, that apartment provision is appropriate.

Impact upon amenity
Policy DES1 of the Adopted Unitary Development Plan requires that developments respect the context of the area within which they are set and respond to the positive physical characteristics of that area.

Policy DES7 of the Adopted Unitary Development Plan requires developments to provide an adequate level of amenity for future occupiers of that development and for other nearby residents. 

The proposed building will front onto Park Road with shared gardens to the rear. The lower ground level will accommodate parking for the development.

The proposed building would be 2.5 metres in height from ground level. The proposed building would have a ridge height approximately 0.5 metres above the property directly adjacent to it. It is considered that the design scale and massing of the proposed building is appropriate and would not have any significant impact upon the streetscene or upon the visual amenity of the area in accordance with Policy DES1 of the Adopted Unitary Development Plan.

The side elevation of the proposed building would be approximately 6 metres from the side elevation of the adjacent property at number 11 Park Road. There is a window at ground floor level which serves a lounge area of the adjacent property. This is a bay window which serves a habitable room and would be the principle window to this room. The proposed building would not come any closer to the boundary with this property than the existing dwelling does at present. Given that the proposed building is approximately 0.5 metres higher than the ridge height of the adjacent dwelling, it is not considered that the massing of the building would appear significantly greater from this window than at present. For this reason it is not considered that the proposed building would be overbearing or have any significant impact upon this neighbour in relation to the location of this window.

There are no residential properties directly facing the site and no properties to the east of the development site which could be affected. It is therefore not considered that the proposed development would have any significant impact upon residential amenity in accordance with Policy DES7 of the Adopted Unitary Development Plan

Sustainable Design and Construction
The applicant has provided the following in relation to Sustainable Design and Construction according to the requirements of the Adopted Regional Spatial Strategy for the North West:

Minimise Energy Consumption:	

Layout and Orientation:

h)	Solar gain will be heavily insulated wall and roof components and solar control glazing on the windows to the south and west of the building

Insulation Standards:
i)	The insulation standards on the development will exceed the requirements as stated in Approved Document L2A of The Building Regulations 2000.
j)	Masonry walls will use brick outer leaf, full or partial fill cavity insulation, insulating block inner leaf and dry lining 
k)	Concrete ground and suspended floors will be insulated 
l)	Double glazing 
m)	The thermal performance of the building will be subject to an SBEM calculation to ensure compliance with the requirements of the Building Regulations.

Energy Efficient Goods:
•	The use of a high efficiency (90%+) low NOx gas fired boiler system to provide heating and domestic hot water is under consideration. All light fittings in the building will be fitted with low energy lamps.

Maximize Renewable Energy Supply:   

•	Various low and zero carbon technologies have been considered for inclusion on the development. Some have been rejected and others are still the subject of further examination as follows:

 	- Biomass Fuel Heating System: 
Considered not appropriate due to sourcing and storage of the fuel in this residential location.

-Combined Heat and Power (CHP) Systems:
As this technology has evolved over several years it has become more widely available for use on all sizes of development. It is however best suited to larger mixed use developments which have a simultaneous demand for heating and electrical power for long periods. The efficiency and performance of the smaller systems is, as yet, unproven.

-Photovoltaics (PVs):
The inclusion of photovoltaic cells in the form of roof tiles on the south facing slope of the roof of the building was carefully considered. It was decided that the adverse visual impact that this would have on the development and on the streetscape in general could not be justified for the fairly low level return that would be gained from this amount of PVs. The capital cost, also, equating to around £10 000 per kWp produced is very high and the conversion efficiency of current systems is only around 16%. It was therefore considered not desirable or commercially viable to include PVs in this development.

-Wind Turbines:
This technology is not considered to be appropriate for use on this site due to the noise generated and the proximity to residential properties. We feel that even Quiet Revolution turbines would cause a problem in this location. We have therefore dismissed this option.

-Solar Panels:
The use of solar panels to provide the domestic hot water for the development is still under consideration. The visual impact of the inclusion of solar panels on the south and west facing slopes of the roof would have to be discussed and agreed with the planning authority. The aspect and the design of the building are ideal for the inclusion of solar panels. Solar domestic hot water systems are one of the most cost effective and convenient renewable energy systems available. 

-Ground Source Heat Pumps:
The inclusion of this technology for space heating / cooling is still under consideration.
Further investigation needs to be done to determine whether the site to the rear of the property is large enough to accommodate the amount of ground coils that the system would require. 

Open Space Shade and Shelter:

•	The development involves private residential units there is no provision of public space within the site. 
•	There is private open space in the form of rear and side gardens. 
•	The rear garden will be partly shaded by the building itself during the early part of the day but will benefit from afternoon sun due to its open south western aspect. 
•	The side garden to the east of the property will provide shade throughout the day. The only sheltered space will be the covered car park area. As the development provides generous gardens and is located directly across the road from Parrfold Park, a large public park providing acres of mature green open space, it was not considered necessary to include roof gardens. 
•	The developer is willing to contribute financially to the formation of a pelican crossing on Park Road which would facilitate links to Parrfold Park.

Minimize Air and Noise Pollution:

j.	The development comprises 10No residential units and is sited in an established residential area. 
k.	The opportunities for excessive noise generation or air pollution arising from the development are very limited. The building will be constructed to an excellent standard and will include high levels of insulation to walls and roof and high quality sealed unit double glazing to windows, all of which will provide very good sound insulation against any noise sources. 
l.	The existing boundary wall between the new building and No11 Park Road will be retained and will help screen the adjacent property from the noise of cars entering and leaving the site via the ramped driveway.
m.	The issue of air pollution arising from the traffic using Park Road will still remain, however, the presence of many trees surrounding the site, on the railway embankments and in Parrfold Park will help to offset the levels of CO2 produced.

Minimize Water Consumption:

•	The development will have a metered water supply. 
•	Low flush WCs and taps with spray nozzles will be installed in all kitchen, bathrooms and en-suites. 
•	A grey water system was considered but the development was considered not to be large enough to warrant the capital expenditure needed to include one.

Minimize Surface Water Run-Off:

•	A SUDS system is being considered  as the rear garden area may lend itself to it and surface water attenuation may be required by United Utilities. This is subject to further investigation and calculation. 
•	The inclusion of ponds or wetlands is not considered appropriate as the development is designed to accommodate families which may have small children, hence safety is an issue.

Minimize the Impact of Flood Events:

i.	The Environment Agency Flood Maps indicate that the development is not in an area which is at risk of flooding so no special measures were deemed necessary.

Sourcing of Materials:

ii.	Specification of the building materials will be carried out using the NBS National Building Specification which now allows the Architect to select what percentage of recycled material is to be included in any building component.
iii.	Locally sourced materials are favoured by the local developer / contractor who will construct the building and the supply chain for such materials is already well established. 

Minimize Construction Waste:

•	The contractor will produce a Site Waste Management Plan to demonstrate how construction waste will be kept to a minimum and how it will be handled.
•	It is not envisaged that any materials arising from the demolition of the existing buildings will be reused in the development with the possible exception of the concrete hardstanding which could be crushed and used as hardcore.
•	Concrete blocks manufactured using recycled aggregates will be considered for use on the development if these can be sourced locally.

Waste Recycling Facilities:

•	A dedicated refuse enclosure is to be conveniently located at the front boundary to the site along Park Road. 
•	There is clear, level access to the enclosure from the front door of the property. 
•	The enclosure will be large enough to accommodate separate standard containers for non-recyclable and different types of recyclable waste as defined by Salford City Council’s kerbside collection scheme.

Wildlife Habitats:

•	The site currently has a large planted garden are, much of which will be retained as part of the development. Any wildlife habitats and natural features existing in this area will be preserved. 
•	The incorporation of a green or brown roof is not considered appropriate for this development due to the existence of the extensive garden area. We are not aware there will be any losses of biodiversity as a result of the development.

Facilities for Cyclists and Pedestrians:

•	The development provides secure, indoor cycle parking facilities for 5 cycles situated close to the rear entrance to the building and accessed through the private car park. National Cycle Route 55 runs through Walkden very close to the site and provides a signed off road cycle link between the site and Manchester. 
•	A dedicated footpath enters the site off Park Road and leads directly to the front entrance to the building. Vehicular access is kept separate from pedestrian access.

		          

Highway Implications
Policy A10 of the Adopted Unitary Development Plan requires that developments make adequate provision for disabled drivers, cyclists and motorcyclists in new developments, not exceed the maximum car parking standards, and provide parking facilities in a manner consistent with the provision and maintenance of adequate standards of safety and security.

The proposed development would provide ten car parking spaces, one of which would be for use by a disabled driver. This level of car parking is considered appropriate for the size of development and would provide adequate provision to ensure that on-street car parking does not increase significantly.

Pollution Control
Policy EN16 of the Adopted Unitary Development Plan requires that where contamination is known or suspected to be, a site investigation should be submitted and any remedial measures agreed as part of any planning permission will be required to be carried out at the first step of development.

Given that the site is brownfield in nature, Urban Vision Environment has requested that a condition is attached which requires a Preliminary Risk Assessment to be carried out. This condition has been attached.

There is a disused railway line to the north however the site is within 250 metres of Walkden Train Station and the railway line running into it. It is considered likely that some disturbance would occur as a result of the proximity to the railway line

Protected Trees
Policy EN12 of the Adopted Unitary Development Plan requires that development which would have an impact upon or result in the loss of any important landscape feature should not be permitted unless the design and layout of the development cannot reasonably make provision for the retention of that landscape feature.

The site at present has a number of large mature trees especially to its eastern boundary. The consultant arboriculturalist has assessed these trees and during the life of the previous application which was withdrawn (08/57111/FUL) found it necessary to protect the tree to the west of the proposed development on the front elevation due to its amenity value and its contribution to the streetscene. The development would result in the loss of some of the trees on the site therefore in order to protect the amenity of the area a condition has been attached which requires replacement tree planting.

Developer Contributions
The applicant has submitted draft heads of terms which outline the proposed developer contributions in relation to this scheme. The draft heads of terms submitted allow for a £10,000 sum to be paid for a pelican crossing across Park Road. It has been confirmed by the Highway Engineers that the cost of a pelican crossing would be approximately £30,000 with a further £30,000 in maintenance fees prior to the Council taking responsibility of that crossing 

In order to accord with the Supplementary Planning Document ‘Planning Obligations’ the development would require the following:

Open Space Provision: 11 x £598 + 14 x £658:		£15,790
Public Realm, infrastructure and Heritage: 10 x £1500: 	£15,000
Construction Training:10 x £150:			£1,500
Climate Change: 10 x £200: 				£2,000

+ 2.5% administration fee:				£857.25

Total commuted sum:					£35,147.25

It has been agreed that if the applicant can meet Sustainable Code Homes Level 3 then the climate change element of the sum can be omitted from the calculation.

Negotiations are still ongoing with the applicant in relation to the contributions to be made however it is expected that the full sum will be paid in accordance with the requirements of the Adopted Supplementary Planning Document ‘Planning Obligations’.  An amendment sheet will be issued prior to the meeting which will confirm the contributions being made.

Value Added to Development
Since the previous submission, the design of the building has been revised to closer align with properties within the immediate vicinity and reduce the impacts upon the protected trees on the site and the potential loss of bat habitat.

Conclusion

In conclusion it is considered that the development is acceptable in principle and would have no significant impact upon either residential or visual amenity and would be in accordance with all of the relevant policies within the adopted Unitary Development Plan.

	

RECOMMENDATION:

Approve Subject to the following Conditions

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

2.	 Prior to the commencement of the development hereby approved, samples and details of the materials for the walls, roof, railings, windows and doors  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, unless agreed otherwise in writing by the Local Planning Authority.

3.	 No development shall be started until all the trees within (or overhanging) the site which are the subject of a Tree Preservation Order, 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.

4.	 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 before development is started.  Such scheme shall include full details of trees and shrubs to be planted, walls, fences, boundary and surface treatment and shall be carried out within 12 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.

5.	 The parking spaces shown on the submitted plan(s) shall be made available at all times in connection with the use of the premises.

6.	No trees which are the subject of a Tree Preservation Order (other than those clearly shown to be so affected on the submitted plan) shall be topped, lopped or cut down without the prior approval of the Local Planning Authority.

7.	Prior to the commencement of development full details of the colour of the boundary fencing to the north eastern boundary of the site hereby approved shall be submitted to and approved in writing by the Local Planning Authority.  The fencing shall be powder coated in the approved colour prior to installation and shall be maintained as such thereafter. 

8.	No dwelling shall be occupied until the associated provision for off street parking has been completed and made available for the use of that dwelling. Such spaces shall be available at all times for the parking of a private motor vehicle.

9.	 The car parking spaces and bicycle, motorcycle storage and refuse and recycling storage areas shown on drawing no. 0736/102B and any subsequent amendments approved by the Local Planning Authority, shall be made available for use prior to first occupation the development hereby approved.

10.	Prior to the first use of the development hereby approved, all driveways and hardstanding areas shall be constructed using permeable materials on a permeable base, the details of which shall be submitted for written approval prior to the commencement of the development and shall be retained thereafter in that condition, unless otherwise agreed in writing by the Local Planning Authority.

11.	The scheme shall be carried out in accordance with the recommendations of the Crime Impact Statement submitted as part of the application unless otherwise agreed in writing by the Local Planning Authority

12.	Prior to the commencement of development, a Preliminary Risk Assessment report, including a conceptual model and a site walkover, 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 teh development; and
	
	iii) A verification report shall be submitted to, and approved in writing by teh Local Planning Authority. The verification report shall validate taht all remedial works undertaken on site were completed in accordance with those agreed by teh Local Planning Authority.

13.	The development shall be carried out in accordance with Plans numbered:
	
	0736/101
	0736/200
	IP-01
	TPP-01
	0736/102B
	0736/106
	0736/105C
	0736/104C
	0736/103B
	0736/102C (Amended Plan received 16th March 2009)

14.	No development authorised by this permission shall take place unless and until the local planning authority has received and approved in writing a site operating statement in relation to provision of Considerate, Contractor, Accreditation, and no development or activities related or incidental thereto shall take place on the site in contravention of such site operating statement. 

15.	Should demolition take place in the period when bats are active (April to September inclusive) then an evening emergence survey should be carried out by a suitably qualified person prior to demolition commencing to ensure that bats are not present. If bats are found to be present by the survey then a method statement shall be submitted and approved by the Local Planning Authority and shall be prepared giving details of measures to be taken to avoid any possible disturbance to bats. The development shall be carried out in accordance with the details within the approved statement.

16.	Habitable rooms with windows with direct line of view of Humber Street and James Corbett Road must be fitted with glazing systems with an Rw of at least 25dB, such glazing shall be retained thereafter.

Reasons:

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

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

3.	 To protect trees which are the subject of a Tree Preservation Order in accordance with policy EN 10 of the City of Salford Unitary Development Plan.

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

5.	 In the interests of highway safety in accordance with policy A 8 of the City of Salford Unitary Development Plan.

6.	 To protect trees which are the subject of a Tree Preservation Order in accordance with policy EN 10 of the City of Salford Unitary Development Plan.

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

8.	 To ensure that satisfactory provision is made for the parking of vehicles in connection with each dwelling in accordance with policy A10 of the City of Salford Unitary Development Plan.

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

10.	To ensure the development does not contribute to flooding either in the vicinity of the site or elsewhere in accordance with Policy EN19 of the Adopted Unitary Development Plan.

11.	To ensure that the development is appropriately secured from crime in accordance with policy DES 11 of the City of Salford Unitary Development Plan.

12.	 In the interests of public safety in accordance with policy EN16 of the City of Salford Unitary Development Plan

13.	For the avoidance of doubt

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

15.	To ensure that legally protected species are not harmed nor is any existing habitat destroyed during construction in accordance with Policy EN10 of the Adopted Unitary Development Plan.

16.	 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.

Note(s) for 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