List No.
Baguley Ward
Application Number
082243/FO/2007/S2
Date of Appln
26th Feb 2007
Committee Date
28th Jun 2007
Proposal
Erection of 48 no. 2 and 3 storey dwellings and associated car
parking and landscaping
Location
Land At Wastdale Road And Amberley Drive, Wythenshawe,
Applicant
Bett Homes (North West) Ltd
Agent
Emery Planning Partnership Ltd 4 South Park Court, Hobson
Street, Macclesfield, Cheshire, SK11 8BS
Description
The application site measures approximately 1.026 hectares (2.53 acres) in size
and was formerly occupied by Local Authority blocks of flatted accommodation.
All of the buildings linked to this use on the site have now been demolished.
The site has several minor roads running through it and is mainly low quality
incidental open space with some vegetation scattered across the land.
The site is bounded by Amberley Drive and Frensham Walk to the west,
Wastdale Road to the south, Boncarn Drive to the north and again Amberley
Drive to the east. Chedlin Drive horizontally bisects the site, running the two
sections of Amberley Drive. This is predominantly a residential area of Baguley
with a mix of flats, semi-detached and terraced properties of different sizes and
styles. Notwithstanding this, Wythenshawe Hospital and a number of schools
are within walking distance of the site.
The applicants are proposing to erect a total of 48 dwellings on the site, both
semi-detached and mews type properties and varying in height from 2 to 3
storeys. The dwellings, all of which would have their own off-street parking
facilities, would front Amberley Drive, Boncarn Drive, Chedlin Drive and
Wastdale Road. To facilitate the development all but 6 of the self-seeded trees
on the site would be removed and replaced by approximately 50 trees.
Planning consent has previously been granted on the site for two 2 to 3 storey
blocks of 46 apartments and four 2 and 3 storey blocks of 21 houses on 27th
April 2006 under reference 078415/FO/2006/S2
Consultations
Local Residents – No letters of objections have been received, though
correspondence has been received from a local resident who is keen to see that
the proposed dwellings are numbered correctly in order to avoid problems with
the postal service.
Newall Green Tenants & Residents Association – Any comments received
will be reported at the Committee.
Head of Regulatory and Enforcement Services – Suggests the imposition of
a refuse storage condition.
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Head of Engineering Services –
committee.
Any comments will be reported at the
Environment and Operations Technical Services (Green Space Manager) –
The Arboricultural Officer has made the following comments:
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Most of the trees on the site are in poor condition due to vandalism and
neglect.
Of the small number of trees to be retained at the junction of Boncarn
Drive and Amberley Drive, only 4 are worthy of being retained.
Of the 3 Maples to be retained, only 1 is worthy of retention.
The remaining trees will require remedial pruning to improve their
condition.
The proposed replacement plantings will compensate for the proposed
removals.
Landscape Practice Group – The Landscape Practice Group have stated that:
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further information is required of the proposed hard landscaping,
existing trees to be retained should be protected in line with
BS5837:2005,
Greater Manchester Passenger Transport Executive (GMPTE) – The site is
reasonably well located in relation to public transport being within walking
distance of the bus stops on Greenbrow Road. The site is also within walking
distance of the proposed Metrolink stop at Wythenshawe Hospital which forms
part of the phase 3b extension South Manchester and Airport line. Future
residents of this scheme would therefore have access to a choice of travel
mode, which should help to reduce the number of car journeys otherwise
generated by this a development.
Although the site is accessible by public transport, it is important to influence
people’s travel patterns at the beginning of occupation. Therefore GMPTE
would expect a residential Travel Plan to accompany this application, and would
wish to see the applicant helping to encourage future occupants to use
sustainable modes of travel. The Travel Plan should aim to reduce the number
of car journeys that could otherwise be generated by this development, and also
to seek to facilitate access by means other than the car.
Greater Manchester Police (GMP) – GMP’s Architectural Liaison Officer has
made the following comments:
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Plot 10 should have a parking space with a lockable gate.
The 900mm high post and rail dividing garden fences are not good
enough.
Issues
Unitary Development Plan (UDP) – There are no specific allocations for this
site within the UDP, however when dealing with applications of this nature,
regard is given to Policies H1.2, H2.1, H2.2, H2.4, H2.7, E1.5 and E2.6 in Part 1
of the UDP and Policies DC7 and DC16 in Part 2 of the UDP
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Policy H1.2 states that the City Council will ensure that the housing stock
contains a wide range of housing types to meet the needs of people who want
to live in Manchester. The above should include accommodation designed for
disabled people.
The City Council also encourages environmental
improvements to make residential areas safer and more attractive though Policy
H2.1. Policy H2.2 goes on to state that the Council will not allow development,
which will have an unacceptable impact on residential areas. The matters that
the Council will consider will include the scale and appearance of the
development and it's impact in terms of noise, vibration, traffic generation, road
safety and air pollution.
Policy H2.4 explains that in consultation with local people, areas of low quality
incidental open space will be eliminated and the land allocated for more
productive use. This can include the redevelopment of the site providing that
regard is given to safeguard important wildlife habitats. Policy H2.7 outlines
how new housing schemes will be expected to be of a high standard of design
and to make a positive contribution towards improving the City's environment.
Areas of incidental space should not be formed unless arrangements are made
for their proper and enduring maintenance.
Policy E1.5 outlines that the Council will contribute towards energy conservation
by ensuring that new development is located where it can be easily served by
public transport and by encouraging high standards of energy efficiency. Policy
E2.6 outlines that the Council will prevent wherever possible the loss of existing
trees and will encourage the extensive use of broadleaved trees in planting
schemes to improve the appearance of built up areas.
Policy DC7, " New Housing Development" states that the Council will negotiate
with developers to ensure that new housing is accessible at ground floor level to
disabled people, including those who use wheelchairs, wherever this is
practicable.
Policy DC16, "Street Landscapes", requires the retention of
existing trees and the provision of tree planting along the public frontages of
sites.
Wythenshawe Strategic Regeneration Framework (SRF) – Approved in
December 2004, this document provides a strong vision for Wythenshawe over
the next 10 - 15 years, guiding the improvement of public services for
Wythenshawe residents, and shaping future investment. At the heart of the
SRF is a vision for Wythenshawe as Manchester's Garden City, based both on
Wythenshawe's uniqueness and the new opportunities in the area. This brings
together the positive aspects of Wythenshawe's housing and green space (the
Garden) with the continued growth of Wythenshawe's economy and potential for
further job creation, better quality shops and lifestyle facilities (the City).
The SRF includes a number of housing policies, the most relevant of which in
this instance are:
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Policy H1 – diversify the housing stock through the introduction of new
private sector development.
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Policy H4 - to improve the built form through better design and mix of
properties The housing and built form element of the SRF aims to
address the quality, condition and function of neighbourhoods identified
in the baseline.
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Policy H4.1 - build upon the legacy of the Garden City concept. There is
a need to ensure new development uses the intrinsic landscape
positively in the design of new neighbourhoods.
City Council Interim Policy Approach (High Density Residential
Developments) – On 13th September 2006 the Executive Committee of the
Council approved an interim policy approach in respect of proposals for high
density residential developments. It states that high density apartment led
developments outside the city centre and its fringes will not be supported by the
Council, unless it can be demonstrated that such development is required on a
particular site to achieve the City’s aims and objectives.
Guide to Development in Manchester Supplementary Planning Document
and Planning Guidance (formerly referred to as the draft Guide to
Development in Manchester 2) – This Guide was adopted in April 2007 and
incorporates much from the former Guide to Development in Manchester 2.
Under the section headed Design, sub-section Character and Context,
paragraph 2.3 states a high quality environment is created by buildings which
reflect their purpose and respect the place in which they are located. Different
parts of the City, its neighbourhoods and streets have distinct or individual
characters which are a product of the design of their buildings, the nature of the
streets, the quality of the landscape or the nature of their activities. Such
positive characteristics should be recognised and enhanced by new
development. Each new development should be designed having full regard to
its context and the character of the area.
Paragraph 2.7 states that the layout of a scheme and the design, scale,
massing and orientation of its buildings should achieve a unified urban form
which blends in with, and links to, adjacent areas. It states further that density
levels must be informed by the character of an area and the specific
circumstances of a proposal.
Under the sub-section Continuity and Enclosure, paragraph 2.13 states that the
scale, position and external appearance of new buildings should respect their
setting and relationship to adjacent buildings, enhance the street scene and
consider their impact on the roof line and skyline. It states further that buildings
should recognise the common building line created by the front face of adjacent
buildings.
Paragraph 2.14 state that it is important that new developments are of an
appropriate height having regard to location, character of the area and specific
site circumstances and local effects, such as microclimatic ones.
Regional Spatial Strategy for the North West – Formerly RPG13, this
provides planning guidance for the North West region. Since 2004, the RSS
has formed part of the development plans, as such the weight to be attached to
its policies has increased. It contains policies that address core principles of
development including the following:
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DP2, Enhancing the Quality of Life - ensuring development provides a
high quality of life for this and future generations
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DP3, Quality in New Development - ensuring that new development
demonstrates good design and respect for its setting.
The North West Plan, draft Regional Spatial Strategy (RSS) – Publicised in
January 2006, this draft RSS document provides a framework for the physical
development of the region over the next 15 to 20 years.
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Policy DP1, Regional Development Principles - Proposals and schemes
must demonstrate excellent design quality, sustainable construction,
efficiency in resource use and respect for their physical and natural
setting
Planning Policy Statement 1 (PPS1), Delivering Sustainable Development
– On the subject of sustainable economic development, paragraph 23 vii states
that Local Planning Authorities should ensure the provision of sufficient, good
quality, new homes (including an appropriate mix of housing and adequate
levels of affordable housing) in suitable locations.
Planning Policy Statement 3 (PPS3), Housing – On the subject of design,
paragraphs 12 to 13 of PPS 3 states that good design is fundamental to the
development of high quality new housing, which contributes to the creation of
sustainable, mixed communities. Reflecting policy in PPS1, it states further that
good design should contribute positively to making places better for people.
Design which is inappropriate in its context, or which fails to take the
opportunities available for improving the character and quality of an area and
the way it functions, should not be accepted.
On the matter of housing type, paragraph 20 states that the kkey characteristics
of a mixed community are a variety of housing, particularly in terms of tenure
and price and a mix of different households such as families with children,
single person households and older people. Paragraph 21 continues, stating
that Local Planning Authorities should plan for a mix of housing on the basis of
the different types of households that are likely to require housing over the plan
period. This will include having particular regard to the current and future
demographic trends and profiles and the accommodation requirements of
specific groups, in particular, families with children, older and disabled people.
Paragraph 69 of PPS3 states that in general, in deciding planning applications,
Local Planning Authorities should, amongst other things, have regard to:
1. achieving high quality housing;
2. ensuring developments achieve a good mix of housing reflecting the
accommodation requirements of specific groups - in particular, families
and older people;
3. the suitability of a site for housing, including its environmental
sustainability;
4. using land effectively and efficiently;
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5. ensuring the proposed development is in line with planning for housing
objectives, reflecting the need and demand for housing in, and the
spatial vision for, the area and does not undermine wider policy
objectives e.g. addressing housing market renewal issues.
Principle of the Development – In light of the previous use of the site, the
consent granted in April 2006 (078415/FO/2006/S2) and the Council’s interim
policy approach in respect of proposals for high density residential
developments, the principle of the redevelopment of the site with dwellings only
is acceptable. Notwithstanding this, the impact of the development on the
surrounding residential properties and the area in general should be assessed.
Access for Disabled People – The applicants have amended the internal
layout of 31 of the 48 dwellings in order to provide disabled access to the
properties, this is in the form of enlarged wc’s and bathrooms and the provision
where possible of removable joists to allow for the future installation of platform
lifts. Overall, this level of provision is considered acceptable.
Design – The design of the proposed dwellings is traditional in nature. They
would be constructed from traditional materials such as brick and roof tiles and
would incorporate such features as dormer gables, contrasting indented dental
courses, headers and cills, along with a variety of porch canopies to the front.
This approach is considered acceptable in this instance.
Siting – The applicants have incorporated the principles of the Guide to
Development in Manchester Supplementary Planning Document and Planning
Guidance by ensuring that all units have their principle frontage to the street.
The proposal reflects a traditional form of development influenced by the
character of the surrounding urban area by adopting a traditional perimeter
block and permeable street pattern.
Furthermore, the dwellings have been sited in such a fashion so as to provide
natural surveillance throughout the development and to enable the majority of
the off-street parking spaces to be sited to the side of the proposed dwellings,
the latter of which also conforms with the principles of the Guide to
Development in Manchester.
Residential Amenity – The development will not impact upon the levels of
residential amenity currently enjoyed by the occupants of the dwellings that
adjoins the application site. In addition, it is considered that each proposed
dwelling has sufficient private amenity space for the enjoyment of future
residents.
Traffic Generation – it is not believed that the proposal would generate such
high levels of traffic so as to prove detrimental to existing levels of pedestrian
and highway safety.
Green Travel – The applicants propose to encourage the use of public
transport for new residents through the provision of a buyers pack which will
include public transport information, cycle route information and the location of
nearby services.
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Landscaping – The proposed landscaping scheme is considered acceptable in
principle, subject to the receipt of the information requested by the Landscape
Practice Group. It is believed that the requirement for the submission of this
additional information can be dealt with by suitable condition.
Trees – As can be seen above, it is felt that the quality of the existing trees on
site is poor, for that reason so few are able to be retained. To compensate for
the removal of the remaining poor quality trees the applicants are proposing to
plant approximately 50 replacement trees. This level of replanting is considered
acceptable, this is also reflected in the comments of the Green Space Manager.
BREEAM – The pre-assessment estimator submitted by the applicants
suggests that the development would achieve a BREEAM rating of “very good”.
A condition will be attached requiring that this rating is achieved at the post
construction stage.
Renewable Energy – The applicants have stated their intention to provide the
dwellings with solar hot water panels, triple glazing and cylinder jackets. In
addition, facilities for composting garden waste and storing rainwater will also
be provided.
Crime and Disorder – As stated above, it is believed that the siting of the
dwellings in the locations proposed will improve the levels of natural
surveillance in this area. Furthermore, as the applicants have amended their
scheme in accordance with the comments of GMP’s Architectural Liaison
Officer, it is believed that the scheme should be able to achieve Secured by
Design accreditation. In order to ensure that this is the case the Council’s
Secured by Design condition is suggested in this instance.
Refuse Storage – Given that the proposal is purely for dwellings, it is not felt
that the standard refuse storage condition is required in this instance as the
applicants have indicatedon the submitted plans where it is proposed to store
the wheelie bins issued by the Council.
Legal Agreement – The applicants have agreed to enter into a legal agreement
to provide funds for the upkeep of existing open space in the vicinity of the site.
Human Rights Act 1998 considerations - This application needs to be
considered against the provisions of the Human Rights Act 1998. Under Article
6, the applicants (and those third parties, including local residents, who have
made representations) have the right to a fair hearing and to this end the
Committee must give full consideration to their comments.
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Protocol 1 Article 1, and Article 8 where appropriate, confer(s) a right of respect
for a person's home, other land and business assets. In taking account of all
material considerations, including Council policy as set out in the Unitary
Development Plan, the Head of Planning has concluded that some rights
conferred by these Articles on the applicant(s)/objectors/residents and other
occupiers and owners of nearby land that might be affected may be interfered
with but that that interference is in accordance with the law and justified by
being in the public interest and on the basis of the planning merits of the
development proposal. He believes that any restriction on these rights posed by
approval
of the application is proportionate to the wider benefits of approval
and that such a decision falls within the margin of discretion afforded to the
Council under the Town and Country Planning Acts.
Recommendation
MINDED TO APPROVE (subject to the signing of a legal
agreement in respect of environmental improvements) on
the basis that the proposal is in accord with the City
Council's Unitary Development Plan (in particular policies
DC7, DC16, H1.2, H2.1, H2.2, H2.4, H2.7, E1.5, E2.6,
E3.5) and with other material considerations of material
weight (in particular the Wythenshawe Strategic
Regeneration Framework, Planning Policy Statement 1,
Planning Policy Statement 3 and the Regional Spatial
Strategy for the North West.) and there are no material
considerations of sufficient weight to indicate otherwise.
Conditions and/or Reasons
1) The development must be begun not later than the expiration of three years
beginning with the date of this permission.
Reason - Required to be imposed pursuant to Section 91 of the Town and
Country Planning Act 1990.
2) The development hereby approved shall be carried out in accordance with
the following drawings and documents unless otherwise agreed in writing by the
City Council as Local Planning Authority:
layout plan - WTH/PL01 rev D
landscaping plan - 3030.01
elevational plans and floor layouts received on 15th June 2007
Reason - To ensure that the development is carried out in accordance with the
approved plans. Pursuant to policy DC7and DC16, H1.2, H2.1, H2.2, H2.4,
H2.7, E1.5, E2.6, E3.5 of the Manchester Unitary Development Plan.
3) No development that is hereby approved shall commence unless and until
samples and specifications of all materials to be used on all external elevations
of the development have been submitted to and approved in writing by the City
Council as local planning authority. The development shall be constructed only
using the approved materials unless otherwise agreed in writing by the City
Council as local planning authority.
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Reason - To ensure that the appearance of the development is acceptable to
the City Council as local planning authority in the interests of the visual amenity
of the area within which the site is located, as specified in policy DC7, DC16,
H1.2, H2.1, H2.2, H2.4, H2.7, E1.5, E2.6, E3.5 of the Unitary Development Plan
for the City of Manchester.
4) The car parking indicated on the approved plans shall be surfaced,
demarcated and made available for use prior to the dwellings hereby approved
being occupied. The car parking shall then be available at all times whilst the
dwellings are occupied.
Reason - To ensure that there is adequate parking for the development
proposed when the building is occupied in order to comply with Policies H1.2,
H2.1, H2.2, H2.4, H2.7, E1.5, E2.6, E3.5 of the Unitary Development Plan for
the City of Manchester.
5) Notwithstanding the details shown on plan no. 3030.01, details of the hard
landscaping and a 5 year management and maintenance sheme shall be
submitted to and approved in writing by the City Council as local planning
authority.
The approved additional details and the originally submitted
landscaping scheme shall be implemented not later than 12 months from the
date the dwellings are first occupied. If within a period of 5 years from the date
of the planting of any tree or shrub, that tree or shrub or any tree or shrub
planted in replacement for it, is removed, uprooted or destroyed or dies, or
becomes, in the opinion of the local planning authority, seriously damaged or
defective, another tree or shrub of the same species and size as that originally
planted shall be planted at the same place, unless otherwise agree in writing by
the City Council as local planning authority.
Reason - To ensure that a satisfactory landscaping scheme for the
development is carried out that respects the character and visual amenities of
the area, in accordance with policies DC7, DC16, H1.2, H2.1, H2.2, H2.4, H2.7,
E1.5, E2.6 and E3.5 of the Unitary Development Plan for the City of
Manchester.
6) In this condition "retained tree" means an existing tree, shrub or hedge
which is to be as shown as retained on the approved plans and particulars; and
paragraphs (a) and (b) below shall have effect until the expiration of 5 years
from the date of the occupation of the building for its permitted use.
(a) No retained tree shall be cut down, uprooted or destroyed, nor shall any
retained tree be topped or lopped other than in accordance with the approved
plans and particulars, without the written approval of the local planning
authority. Any topping or lopping approved shall be carried out in accordance
with British Standard 5387 (Trees in relation to construction)
(b) If any retained tree is removed, uprooted or destroyed or dies, another tree
shall be planted at the same place and that tree shall be of such size and
species, and shall be planted at such time, as may be specified in writing by the
local planning authority.
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(c) The erection of fencing for the protection of any retained tree shall be
undertaken in accordance with the approved plans and particulars before any
equipment, machinery or materials are brought on to the site for the purposes of
the development, and shall be maintained until all equipment, machinery and
surplus materials have been removed from the site. Nothing shall be stored or
placed in any area fenced in accordance with this condition and the ground
levels within those areas shall not be altered, nor shall any excavation be made,
without the written consent of the local planning authority.
Reason - In order avoid damage to trees/shrubs adjacent to and within the site
which are of important amenity value to the area and in order to protect the
character of the area, in accordance with Policies E2.4 and E2.6 of the Unitary
Development Plan for the City of Manchester.
7) The development hereby approved shall achieve a post-construction
Building Research Establishment Environmental Assessment Method
(BREEAM) rating of 'very good' or 'excellent' and at least three star
sustainability rating under the code for sustainable homes for those elements of
the development which are residential in nature. A post construction review
certificate shall be submitted to and approved in writing by the City Council as
local planning authority before any of the buildings hereby approved are first
occupied.
Reason - In order to minimise the environmental impact of the development
pursuant to policies E1.5 and E1.6 in the Unitary Development Plan for the City
of Manchester, policies ER13 and DP3 of Regional Planning Guidance for the
North West (RPG13) and the principles contained within The Guide to
Development in Manchester 2 SPD and Planning Policy Statement 1.
8) The development shall not be occupied unless accreditation, confirming
achievement of the Secured by Design standards in respect of the development
has been issued by Greater Manchester Police, unless otherwise agreed in
writing by City Council as local planning authority.
Reason - To reduce the risk of crime pursuant to Policy E3.5 of the Unitary
Development Plan of the City of Manchester and to reflect the guidance
contained in Planning Policy Statement "Delivering Sustainable Development".
9) The wheels of contractors vehicles leaving the site shall be cleaned and the
access roads leading to the site swept daily in accordance with a management
scheme submitted to and approved in writing by the City Council as local
planning authority prior to any works commencing on site.
Reason - In the interest of pedestrian and highway safety, as specified in policy
H2.2 of the Unitary Development Plan for the City of Manchester.
Local Government (Access to Information) Act 1985
The documents referred to in the course of this report are either contained in
the file(s) relating to application ref: 082243/FO/2007/S2 held by Planning or are
City Council planning policies, the Unitary Development Plan for the City of
Manchester, national planning guidance documents, or relevant decisions on
other applications or appeals, copies of which are all held by the Planning
Division.
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The following residents, businesses and other third parties in the area
were consulted/notified on the application:
1 – 47 Nevendon Drive, Manchester, M23 2RG
2 - 34 Wastdale Road, Manchester, M23 2RS
37 - 71 Wastdale Road, Manchester, M23 2RX
1 Wastdale Road, Manchester, M23 2RZ
Johannesburg Social Club, Johannesburg Gardens, Manchester, M23 2RT
2 - 6 Garsden Walk, Manchester, M23 2SA
1 – 9 Frensham Walk, Manchester, M23 2SB
1 – 3 Ottawa Close, Manchester, Manchester, M23 2PU
134 - 146 Greenbrow Road, Manchester, M23 2RE
1 – 71 Amberley Drive, Manchester, M23 2RH
1 - 36 Hambleton Drive, Manchester, M23 2RW
134A – 142A Greenbrow Road, Manchester, M23 2RE
13A – 19A Wastdale Road, Manchester, M23 2RZ
110 Greenbrow Road, Manchester, M23 2ET
70 - 132 Greenbrow Road, Manchester, M23 2ET
1 - 15 Caithness Close, Manchester, M23 2AU
33 Wastdale Road, Manchester, M23 2RY
128 Greenbrow Road, Manchester, M23 2ET
1 - 29 Johannesburg Gardens, Wastdale Road, Manchester, M23 2RT
1 - 24 Boncarn Drive, Manchester, M23 8RL
1 – 24 Chedlin Drive, Manchester, M23 8RJ
Johannesburg Gardens, Wastdale Road, Manchester, M23 2RT
121 - 123 Greenbrow Road, Manchester, M23 2ET
Greenbrow Residential Unit, 150 Greenbrow Road, Manchester, M23 2RE
Flat 3 - 36, Fern House, 1 Amberley Drive, Manchester, M23 2RW
140a, Greenbrow Road, Manchester, M23 2RE
Bolan Printing Services, 128 Greenbrow Road, Manchester, M23 2ET
Flat 1 - 36, Arley House, 1 Amberley Drive, Manchester, M23 2RP
Outlook Homes Ltd, Fern House, 1 Amberley Drive, Manchester, M23 2RW
Wythenshawe Regeneration Team
Greater Manchester Passeneger Transport Executive
Greater Manchester Police
Newall Green Tenants & Residents Association
Representations were received from the following third parties:
Wythenshawe Regeneration Team
Greater Manchester Passeneger Transport Executive
Greater Manchester Police
Relevant Contact Officer:
Telephone No.
Email
: David Lawless
: (0161) 234 4543
: d.lawless@manchester.gov.uk