PLANNING & TRANSPORTATION REGULATORY PANEL PART I 3rd April 2003

PLANNING & TRANSPORTATION REGULATORY PANEL

PART I

SECTION 1: APPLICATIONS FOR PLANNING PERMISSION 3rd April 2003

APPLICATION No:

APPLICANT:

LOCATION:

02/43848/OUT

Colnpark Properties Ltd

Boysnope Farm Liverpool Road Eccles

PROPOSAL: Erection of industrial/warehouse units (9012sq.m) (Class B1, B2 and B8) together with associated car parking and alteration to existing vehicular access

WARD: Irlam

DESCRIPTION OF SITE AND PROPOSAL

This application relates to land to the north east of Irlam between the A57 trunk road and the Manchester Ship

Canal. It is bordered to the east by a golf driving range; to the south by an industrial estate; to the north by farm buildings that have been converted into commercial premises housing a golfing business and to the west by

Green Belt with the area immediately north of the A57 being occupied by a golf course. The site covers an area of 2 hectares.

The A57 at this point is a single four-lane carriageway that merges with the B5320 Liverpool Road approximately 150m south west of the proposed site entrance.

The site itself is disused and degraded land. It is fenced and lies 2/3m below the level of the surrounding land and road. The site is derelict and has sparse vegetation cover. The site is fenced with timber post and rail fencing to the sides adjacent to the golf driving range access road and car park. There is a neglected hedge adjacent to a public footpath that runs along the southern boundary and an overgrown thorn hedge fronting the trunk road to the west.

The site was part of a larger area that was extensively tipped with ash and cinders and these were stripped in

1994 for reprocessing.

The application has been submitted in outline with approval sought at this stage for the means of access only. A layout plan has been submitted for illustrative purposes only. It is proposed to erect industrial units comprising

(B1, B2 or B8 uses) on the site totalling 9012sq.m of floorspace. The illustrative plans shows how such floorspace could be provided on the site and how car parking at a ratio of one space per 70sq.m of floorspace could be provided.

A traffic impact assessment and an environmental scoping study have been submitted with the application.

SITE HISTORY

There is no planning history for this particular land although planning permission was granted on adjacent land in February 1999 for the provision of a golf driving range (99/38475/REM).

CONSULTATIONS

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Director of Environmental Services – No objections but requests conditions

Highways Agency – No objections

Greater Manchester Passenger Transport Executive – The site is located within walking distance of the nearest bus stops which offer a frequent service to several destinations. A travel plan is requested.

Manchester Ship Canal Company – The footpath adjacent to the site gives access to Hulmes Bridge and is in regular use.

Greater Manchester Police Architectural Liaison Unit – No objections but provide advice.

Peak and Northern Footpath Society – No response to date

PUBLICITY

The application has been advertised by both site and press notices

The following neighbours were notified of the application:-

Boysnope Park Golf Course, Boysnope Hall Farm and Boysnope Farm, Liverpool Road

REPRESENTATIONS

I have received one representation in response to the application publicity. The following issues have been raised:-

The application is premature.

Without a financial contribution from the applicant it threatens the implementation of UDP policy with respect to the Barton Strategic Employment Site.

UNITARY DEVELOPMENT PLAN POLICY

Site specific policies: EC10/1 Major High Amenity Sites in Strategic Locations

Other policies: T13 Car Parking, DEV1 Development Criteria

PLANNING APPRAISAL

The site lies within the Barton Strategic Employment Site. This allocates the larger 116 hectare site for high technology industrial uses. The reasoned justification for the policy states that full development of the site will require the provision of a link road between the A57, Liverpool Road and the M62 motorway and that prior to considering any planning application to develop the whole site (or in the case of a phased development, prior to the consideration of each phase) a Traffic Impact Assessment will be carried out. It also states that a planning brief will be prepared to provide more detailed guidance on a number of issues including the desired mix of uses and the provision of open space.

The environmental scoping study has raised the requirement for a condition to investigate the possibility of great crested newts being present on the site. The TIA has raised the requirement for junction improvements at the site access with Liverpool Road. These are to be covered by a Section 278 Legal Agreement under the 1990

Highways Act. The applicant has agreed to enter into a Section 106 Legal Agreement regarding the provision of a Green Travel Plan. The applicant has also agreed to fund improvements to the public footpath that runs to the south of the site.

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The consultation responses have raised no objections in principle to the development and I therefore consider that the main planning issue is whether the provision of this industrial development in this location would be contrary to policy EC10.

With regard to the representations that have been received policy EC10 is “silent” on the issue of contributions from landowners. The reasoned justification to policy EC10 includes no implicit or explicit demand for any contribution towards off site infrastructure. Supplementary Planning Guidance, which would have demonstrated how development would be coordinated across the whole of the Barton Strategic site, has not been published by the City Council. In addition the City Council has not sought contributions from applicants proposing similarly sized developments within the Strategic Employment Site previously. The TIA has been carried out and the Highways Agency has no objections. I do not therefore consider that there is a strong case justifying refusal of planning permission on the grounds of prematurity. Furthermore I do not consider that I can reasonably require a financial contribution from the application beyond the contribution that is already being made to junction improvements and the public footpath adjacent to the site.

I am satisfied that there are no grounds on which the application can reasonably be refused and therefore I recommend that permission be granted subject to the following conditions.

RECOMMENDATION

1.

that the City Secretary be authorised to enter into a legal agreement to secure the following: a) the provision of a green travel plan

2.

that the applicant be informed that the Council is minded to grant planning permission subject to the conditions stated below on completion of such a legal agreement,

3.

that authority be given for the decision notice relating to the application to be issued (subject to the conditions and reasons stated below) on completion of the above-mentioned agreement,

4.

that authority be delegated to the Director of Development Services to refuse the application should the legal agreement not be entered into by the applicant within a reasonable time scale.

Conditions

1. Standard Condition A02 Outline

2. No development shall be started until full details of the following reserved matters have been submitted to and approved by the Local Planning Authority:

- the layout of the site, including the disposition of buildings and roads and provision for parking and servicing;

- plans and elevations showing the design of all buildings and other structures;

- the colour and type of facing materials to be used for all external walls and roofs;

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- a landscape scheme for the site which shall include details of trees and shrubs to be planted, any existing trees to be retained, or felled indicating the spread of the branches and trunk positions, walls, fences, boundary and surface treatment.

3. Prior to the commencement of development a scheme of highway improvements to the junction with the

A57 Liverpool Road shall be agreed in writing with the Director of Development Services. Such shceme as is approved shall be implemented in full prior to the bringing into use of any industrial unit.

4. Prior to the commencement of development an investigation to ascertain the presence of newts on the site shall be submitted to and approved in writing by the Director of Development Services. The investigation shall include measures to relocate newts on the site and such works shall be carried out in accordance with the approved report. The report should be undertaken in accordance with a methodology to be agreed in writing by the Director of Development Services and should the presence of great crested newts be found then appropriate measures must be taken to incorporate their habitat within the development in accordance with the approved report.

5. Standard Condition M05 Site investigation

6. Prior to the commencement of development a scheme for the improvement and maintenance of the footpath to the south of the site shall be submitted to and approved in writing by the Director of Development

Services. Such scheme shall be implemented in accordance with the approved details prior to the bringing into use of any industrial unit.

(Reasons)

1. Standard Reason R001 Section 92

2. Standard Reason R002 Reserved Matters

3. Standard Reason R026A Interests of highway safety

4. In order to safeguard any great crested newts on the site in accordance with policy EN5 of the City of

Salford Unitary Development Plan.

5. Standard Reason R028A Public safety

6. Standard Reason R015A Safety-users of highway

Note(s) for Applicant

1. This development is subject to the planning obligation entered into by the applicant under Section 106 of the Town and Country Planning Act 1990, prior to the granting of planning permission.

APPLICATION No:

APPLICANT:

02/45305/LBC

Achieve Fitness

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LOCATION:

PROPOSAL:

Islington Mill James Street Salford 3

Listed Building Consent for conversion of existing building to leisure gym on ground floor and ten self contained flats on first and second floors

WARD: Blackfriars


This application relates to Islington Mill which is a grade II listed spinning mill complex originally built in

1838. The application relates to the new mill building, a three storey building which lies to the rear of the old mill which fronts James Street. The complex comprises a stable block, old mill building, Paramatta, and engine house, which are all listed and arranged around a central courtyard. To the north lies a primary school, to the east a piece of open land, with tower block beyond, to the south the Regent Trading Estate and to the west a car park area and commercial properties beyond.

The proposal seeks consent for the conversion of the existing industrial space on the ground floor of the mill to a gym, the conversion the existing gym on the first floor and the industrial space and music rehearsal studios on the second floor to provide a total of ten apartments. A total of 30 car parking spaces would be made available for the use of the mill complex. The proposal would include limited alterations to the internal building fabric and its elevations. These would principally be removal of existing internal walls and creation of new internal layouts. A new glazed entrance would also be provided. The elevations would otherwise remain little changed from existing. The entrance to the car park and gym is currently through the Regent Trading Estate. It is proposed to take access to the car park from Gibb Street and to provide pedestrian access to the flats and gym from the internal courtyard.

An application for planning permission appears elsewhere on this agenda (02/45306/FUL).

Applications with regard to residential development of the old mill building and the stable block will be brought to a later Panel meeting.

SITE HISTORY

The mill complex has been the subject of a number of relevant applications:

00/41453/COU and 00/41464/LBC: Change of use of first floor of the New Mill to gym and second floor to music rehearsal studios and storage, with Listed Building Consent for internal alterations, at New Islington Mill

Gibb Street (James Street) Salford 3

00/41094/FUL and 00/41095/LBC: Planning and listed building consent granted for alterations to elevations at the Stables And Lodge House Islington Mill James Street Salford 3.

00/41092/LBC and 01/41093/COU: Planning permission and Listed Building Consent to convert Engine

House and Paramatta Buildings, Islington Mill James Street, to two studio apartments with attached artists workshops

97/37328/LBC: Listed Building Consent granted for cable attached to the outside of the building.

PUBLICITY

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The application has been advertised by means of both site and press notices.

The following neighbour addresses have been notified

St Philip’s Primary School

Units 4 and 5 Regent Trading Estate

Islington Mill

REPRESENTATIONS

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


Site specific policies: CS7 Islington

Other policies: EN12 Protection and Enhancement of Listed Buildings

PLANNING APPRAISAL

Policy EN12 states that the City Council will not normally permit any development that would detract from the architectural and historic character of a Listed Building or would destroy or obscure any significant architectural or historic feature. The policy goes on to state that in seeking to encourage new uses for listed buildings, favourable consideration will generally be given to new uses that comply with the above criteria.

The listed mill is under utilised at present, and therefore an important consideration is securing the reuse of the building, to allow for its maintenance and future preservation. Under policy EC3, reuse of premises for similar or related uses is favoured, except where other material factors provide mitigating circumstances. Here,

I consider that as the premises are an old mill, they are poorly designed for modern manufacturing due to poor access and delivery provision. Further, as an adjacent part of the mill complex has been converted to an artist studio with residential accommodation, I consider that the proposed mixed use (residential and gym) is more in keeping with the changing nature of the area and the mixed use nature of the mill complex.

The alterations to the Listed Building are minimal and will both result in the restoration of the building and the improvement of its architectural character.

This application has been submitted in conjunction with a planning application (02/45306/FUL), which appears elsewhere on this agenda. I am satisfied that the proposal would significantly improve this Listed Building and that consent should be granted.

RECOMMENDATION:

Approve Subject to the following Conditions

1. Standard Condition A01 Five year time limit

2. No development shall be started until samples of all new facing materials to be used for the development have been submitted to and approved in writing by the Director of Development Services.

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3. This permission shall not relate to the glazing pattern shown on the submitted plans and prior to the commencement of development details of the proposed glazing pattern of all windows shall be submitted to and approved in writing by the Director of Development Services.

(Reasons)


2. To safeguard the character of the Grade II Listed Building in accordance with policy EN12 of the City of


3. To safeguard the character of the Grade II Listed Building in accordance with policy EN12 of the City of


APPLICATION No:

APPLICANT:

LOCATION:

02/45306/COU

Achieve Fitness

Islington Mill James Street Salford 3

PROPOSAL: Change of use of existing building to gym on ground floor and ten flats on first and second floors

WARD: Blackfriars


This application relates to Islington Mill which is a grade II listed spinning mill complex originally built in

1838. The application relates to the new mill building, a three storey building which lies to the rear of the old mill which fronts James Street. The complex comprises a stable block, old mill building, Paramatta, and engine house, which are all listed and arranged around a central courtyard. To the north lies a primary school, to the east a piece of open land, with tower block beyond, to the south the Regent Trading Estate and to the west a car park area and commercial properties beyond.

The proposal seeks to convert the existing industrial space on the ground floor of the mill to a gym and to convert the existing gym on the first floor and the industrial space and music rehearsal studios on the second floor to provide a total of ten apartments. A total of 30 car parking spaces would be made available for the use of the mill complex. The proposal would include limited alterations to the internal building fabric and its

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SECTION 1: APPLICATIONS FOR PLANNING PERMISSION 3rd April 2003 elevations. The entrance to the car park and gym is currently through the Regent Trading Estate. It is proposed to take access to the car park from Gibb Street and to provide pedestrian access to the flats and gym from the internal courtyard.

An application for listed building consent appears elsewhere on this agenda, for the alterations necessary for this proposed change of use (02/45305/LBC).

Applications with regard to residential development of the old mill building and the stable block will be brought to a later Panel meeting.

SITE HISTORY

The mill complex has been the subject of a number of relevant applications:

00/41453/COU and 00/41464/LBC: Change of use of first floor of the New Mill to gym and second floor to music rehearsal studios and storage, with Listed Building Consent for internal alterations, at New Islington Mill

Gibb Street (James Street) Salford 3

00/41094/FUL and 00/41095/LBC: Planning and listed building consent granted for alterations to elevations at the Stables And Lodge House Islington Mill James Street Salford 3.

00/41092/LBC and 01/41093/COU: Planning permission and Listed Building Consent to convert Engine

House and Paramatta Buildings, Islington Mill James Street, to two studio apartments with attached artists workshops

97/37328/LBC: Listed Building Consent granted for cable attached to the outside of the building.

CONSULTATIONS

Director of Environmental Services – This Directorate previously had serious concerns regarding residential development adjacent to the Regent Trading Estate. These concerns related primarily to a use that has now vacated its premises on the Trading Estate. The Directorate has concerns regarding the levels of noise that will be generated in the proposed pool and gym. In order for this application to be approved significant acoustic treatment of the gym and pool and the floor above is required to ensure the apartments do not suffer a loss of amenity. In addition an hours condition would be required.

Greater Manchester Police Architectural Liaison Unit – Has provided advice regarding security issues.

PUBLICITY

The application has been advertised by means of both site and press notices.


St Philip’s Primary School

Units 4 and 5 Regent Trading Estate

Islington Mill

REPRESENTATIONS

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


Site specific policies: CS7 Islington

Other policies: EN12/EN13 Enhancement of Listed Buildings

EC3 Reuse of Sites and Premises

T13 Car Parking

H1 Meeting Housing Need

PLANNING APPRAISAL

The listed mill is under utilised at present, and therefore an important consideration is securing the reuse of the building, to allow for its maintenance and future preservation. Under policy EC3, reuse of premises for similar or related uses is favoured, except where other material factors provide mitigating circumstances. Here,

I consider that as the premises are an old mill, they are poorly designed for modern manufacturing due to poor access and delivery provision. Further, as an adjacent part of the mill complex has been converted to an artist studio with residential accommodation, I consider that the proposed mixed use (residential and gym) is more in keeping with the changing nature of the area and the mixed use nature of the mill complex.

Policy CS7 specifically addresses the Islington Area, focusing, inter alia, on environmental improvement. I consider that bringing this dominant and important building into use would greatly assist in improving the local environment. Further, the Chapel Street regeneration strategy, which furthers CS7, seeks to improve the corridor, bringing commercial and residential uses into the area. Consequently, this scheme accords, whilst the addition of owner occupier housing into an area of Islington dominated by public sector stock, will assist in mixing tenure and providing housing supply in accordance with policy H1.

The proposal allows for 30 parking spaces that would serve both this development and the rest of the mill complex. Given the proximity to the regional centre location, the proximity to the Chapel Street bus corridor, train stations and the ample opportunities for walking I consider that this parking provision is acceptable in light of PPG13 guidance.

The site lies adjacent to commercial uses. It also lies in close proximity to the busy Oldfield Road/Chapel

Street junction where traffic raises the ambient noise levels. The remainder of the mill complex is also in mixed sue, with workshops and residential accommodation, therefore there may be noise created in the complex which might affect the flats. A noise survey was undertaken in support of a previous application for the adjacent Paramatta building that forms part of the Mill complex. Whilst it does not directly relate to this building, The Director of Environmental Services was satisfied that its results show that the amenity of future occupiers of the proposed scheme can be ensured. Therefore, in accordance with PPG24, I attach conditions to ensure that a full noise assessment with recommendations is carried out and implemented prior to occupation.

This will also ensure that noise generated by the gym does not unduly affect the flats above.

The scheme would provide ten residential units, and therefore would fall within the remit of the Chapel Street

S106 policy, requiring a commuted sum contribution towards environmental improvements. However, as the scheme would restore and preserve a listed building, provide a local community facility through the new gym and encourage sustainable transport, it is considered that the full contribution is not appropriate. In line with a previous legal agreement relating to the complex the applicant has entered into a legal agreement to provide

£2,000 towards environmental works in the immediate area.

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This application has been submitted in conjunction with a listed building consent application (02/45305/LBC), which appears elsewhere on this agenda. This details the acceptability of the physical works that maintain and preserve the integrity and character of the building, in accordance with policies EN12/13. Therefore, I am satisfied that the proposed uses are in keeping with neighbouring uses, are in accordance with UDP policy and the Chapel Street Regeneration Strategy.

RECOMMENDATION

1.

that the City Secretary be authorised to enter into a legal agreement to secure the following: a.

the provision of the sum of £2000 to be used for environmental improvements in the immediate local area.

2.

that the applicant be informed that the Council is minded to grant planning permission subject to the conditions stated below on completion of such a legal agreement,

3.

that authority be given for the decision notice relating to the application to be issued (subject to the conditions and reasons stated below) on completion of the above-mentioned agreement,

4.

that authority be delegated to the Director of Development Services to refuse the application should the legal agreement not be entered into by the applicant within a reasonable time scale.

Conditions


2. Standard Condition F04D Retention of Parking Spaces

3. Prior to the commencement of development the developer shall undertake an assessment to determine the noise levels that the residents will be subjected to (daytime and nightime). The developer shall detail what steps are to be taken to mitigate the disturbance from the above. The assessment shall have due regard to

Planning Policy Guidance Note 24 'Planning and Noise' and BS4142:1997 'Rating Industrial Noise

Affecting Mixed Residential and Industrial Areas'. The assessment and proposed mitigation measures shall be submitted for the approval of the Director of Development Services and any such measures as are approved shall be implemented in full prior to any occupation of the apartments.

4. The rating level of noise emitted by any fixed plant or equipment shall not exceed the existing background noise level by more than5dBa. The noise level shall be determined at the nearest noise sensitive premises.

The measurement and assessment shall be made according to BS4142:1997 'Rating Industrial Noise

Affecting Mixed Residential and Industrial Areas'.

5. The gym and pool hereby approved shall only be operated between the hours of 8am to 10pm Mondays to

Fridays and from 10am to 5pm Saturdays, Sundays and Bank Holidays.

6. Prior to the commencement of development the developer shall submita report for the approval of the

Director of Development Services that details the predicted noise/vibration levels produced by the gym, pool and changing areas. The report shall detail the calculations that show the sound attenuation of the existing floor between the gym, pool and changing areas and the first floor apartments. The floor must be made capable of attenuating noise to BS8233 (Sound insulation and noise reduction for buildings code of

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SECTION 1: APPLICATIONS FOR PLANNING PERMISSION 3rd April 2003 practice) and World Health Organisation recommendations for living rooms and sleeping accommodation.

Noise mitigation measures (where necessary) shall be submitted for the approval of the Director of

Development Services prior to the occupation of any apartment. Any approved noise mitigation measures shall be implemented prior to any occupation of any apartment.

(Reasons)


2. Standard Reason R012A Parking only within curtilage

3. Standard Reason R024A Amenity of future residents




APPLICATION No:

APPLICANT:

LOCATION:

PROPOSAL:

03/45396/FUL

Persimmon Homes NW Limited

Land To The West Cadishead Way Irlam

Erection of 246 dwellings together with associated works including new vehicular access to Cadishead Way

WARD: Irlam


This application relates to part of the larger housing site located between Ferry Road and Fairhills Road. This application is for 246 three and four bedroomed houses in a mix of detached, semi-detached and terraced properties and a number of apartments. The site boundaries are the same as for those of the larger development and the same buffer strip to the old course of the River Irwell is exactly the same as previously approved. The application includes details of a roundabout, in the same location as previously approved.

Members will recall that the first phase of development from Fairhills Road to the north of Kwiksave has been granted full planning permission under reference 02/43934/FUL.

SITE HISTORY

In August 1990 planning permission was granted in outline for the removal of fill material from the site between Fairhills Road and Ferry Road, levelling and regrading of land and the development of the site for residential purposes including the provision of landscaped open space adjacent to the Old River Course

(E/24685). This permission was renewed in 1994 (E/32641).

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In April 1999 planning permission was granted for the erection of 346 houses on the site and for the provision of a recreational facility on land to the north of Ferry Road (97/36894/FUL)

In June 2000 planning permission was granted for the erection of 350 houses on the site with a revised highway layout that provided a roundabout junction on Cadishead Way (99/40056/FUL)

In June 2002 planning permission was granted for the erection of 91 dwellings together with associated landscaping, car parking and construction of new vehicular access (02/43934/FUL)

In December 2002 planning permission was granted for the erection of 350 houses on the site with a revised highway layout that provided a roundabout junction on Cadishead Way without complying with condition 32 of permission 99/40056/FUL (02/44340/FUL)

CONSULTATIONS

The Coal Authority – No objections

Director of Environmental Services – No objections conditions proposed in relation to ground conditions, noise, acoustic glazing and nuisance during construction.

GMPTE – Considers that the developer should liase with bus operators to provide a public transport service.

Greater Manchester Police Architectural Liaison Officer – no objections in principle but has made a number of detailed comments with regard to security issues in the site.

Lancashire Wildlife Trust – recommend a 15m buffer between the development and the river bank of the old course of the Irwell.

Transco – Draw applicants attention to a medium pressure main pipe.

United Utilities – No objections in principle.

Environment Agency – No cooments

Trafford MBC – No comments

Manchester Ship Canal Company – No comments

PUBLICITY

The application has been advertised by means of both press and site notices

The following neighbours were notified :

1 to 21 Helston Close

55 to 105 Harewood Road

The Boathouse public house, 116 to 126, 116A, 116B and 116C Ferry Road

51 to 59 Boat Lane

94 to 104 and 167 Broadway

21 to 25 and 28 Carr Road

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1 to 13 and 11A Exeter Drive

1 to 39 Fairhills Road, Barber Kingsland and Kwiksave Fairhills Road

2 to 40 and 1 to 23 Falmouth Road

49 to 63 and 40 to 70 Highbury Avenue

78 and 80 Riverside Avenue

1 to 19 Winskill Road

REPRESENTATIONS

I have received two representations in response to the application, comments being:

- too many openings onto Fairhills Road already with speeding up to 60 miles per hour on Fairhills Road becoming more prominent

- Fairhills Road is already too busy

- Proposed dwellings not in keeping with other properties on Fairhills Road

- Object to the introduction of industrial units on Fairhills Road

- Proposed number of dwellings provide Police with more trouble

- Services like schools and doctors surgeries are not available

- Environmental concerns over the river


Site specific policies: H9/44 Sites for New Housing

Other Policies: DEV1 Development Criteria, DEV2 Good Design, DEV4 Design and Crime, H6 & H11 Open

Space Provision

PLANNING APPRAISAL

The principle of this development has already been approved by the City Council. The original application generated a great deal of public interest however, I have received only two representations to this application.

This application proposes a vehicular access like the permission in June 2000 onto Cadishead Way thereby reducing the reliance on Fairhills Road. No new access onto Fairhills Road is proposed. The application does not include any industrial units. This application would provide numbers of dwellings already approved under previous applications at this site and so demands on the police, schools and doctors are the same as those on previously approved schemes. I consider that the development is in accordance with policy DEV4 subject to detailed police requirements being met including locking windows and secure front door furniture – I intend to impose a condition relating to this.

Objection has been made to the environmental impact upon the River Irwell Old Course. Planning permission

02/44340/FUL removed the condition banning surface water run off from entering the River Irwell Old Course.

The Environment Agency are satisfied with this.

Policies H6 and H11 require that adequate provision and future maintenance of informal space and children’s play is made. Peel Holdings have already signed a legal agreement which provides £160,000 for local environmental improvements and for landscaping around the site.

Objection has been raised to the application not being in keeping with other properties on Fairhills Road. The proposed dwellings are similar to the previously approved scheme and are, I consider appropriate in scale and appearance to the surrounding area. The application has been amended to take into account detailed design and aspects standards of the City Council. The mixture and siting of house types and variation in the roof level of

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SECTION 1: APPLICATIONS FOR PLANNING PERMISSION 3rd April 2003 the apartment blocks at the entrance to the site now provides a good quality development in accordance with policies DEV1 and DEV2. The application has also been amended to ensure the feeder road is wide enough to allow public transport to go through the site. I recommend that the developer consults with GMPTE over a bus service to serve the site.

I am satisfied that the layout of the site is acceptable and that there will be no significant detrimental effect upon any neighbouring occupiers as a result of this application. I have no objections on highway grounds and subject to the Panel noting the requirement for a Section 278 in relation to the proposed roundabout I recommend that permission be granted subject to the following conditions.

RECOMMENDATION:



2. The site shall be treated in accordance with a landscape scheme which shall be submitted to and approved by the Director of Development Services 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 twelve of the commencement of development and thereafter shall be maintained to the satisfaction of the Local Planning Authority. Any trees or shrubs dying within five years of planting shall be replaced to the satisfaction of the Director of Development Services.

3. Standard Condition D03X Samples of Materials

4. Prior to the development the following investigations shall be completed:

All existing boreholes/probes shall be reinstated by replacing locks, gas valves and covers. The condition of existing boreholes shall be checked and recorded, and where necessary replaced. Details of the reinstatement and records of borehole checks shall be forwarded to Environmental Services once the work has been completed.

Further probes shall be installed around the existing boreholes where the concentrations of methane and carbon dioxide have exceeded 1%. The locations of these extra probes shall be forwarded to

Environmental Services as soon as possible.

All existing and new boreholes and probes shall be monitored weekly for at least 8 weeks. At least one visit shall be undertaken when atmospheric pressure is below 1000mb. All results shall be forwarded to

Environmental Services as soon as possible for review and comment, and to determine whether additional monitoring will be required.

On completion of a satisfactory monitoring period a full quantitative risk assessment shall be carried out to determine the risk to receptors as defined under the Environmental Protection Act 1990, Part IIA, focussing primarily on risks to human health. The investigation shall also address the implications of ground conditions on the health and safety of site workers, on nearby occupied building structures, on services and landscaping schemes and on wider environmental receptors including ecological systems and property.

Following completion of a satisfactory monitoring period and quantitative risk assessment, a full remediation statement shall be submitted which includes identification of the ground gas protection measures to be incorporated into the proposed housing and any post-completion monitoring that may be required. Consideration shall also be given to the control and protection of future permitted development on the site. This remediation statement shall be submitted to, and approved by, the Local Planning

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Authority prior to any development commencing on site.

5. The windows of all habitable rooms of all elevations facing Cadishead Way, Kwik Save and Barber

Kingsland shall be acoustically dual glazed to the standards of the Noise Insulation Regulations 1975 (as amended). An alternative would be to install sealed double glazed units comprising glass of 10mm and laminated 8.4mm with a 12mm air gap. The unit shall be installed in accordance with the manufacturer's recommendations to avoid air gaps when fitting the frames. Alternative means of ventilation, which must be sound attenuated shall be provided. The acoustic dual glazing or sealed glazed units comprising glass of

10mm and laminated 8.4mm with a 12mm air gap shall be installed prior to the first ocupation of the residences.

6. No dwelling shall be occupied until full details of all traffic calming measures, including the entrance feature and motorcycle barrier, have been submitted to and agreed in writing by the Director of

Development Services. Such approved measures shall be implemented in full within three months of any of the dwellings being occupied or such time as shall be agreed in writing by the Director of Development

Services.

7. Wheel washing facilities and facilities for the sheeting of vehicles shall be provided on site for the duration of the earthworks contract and full road sweeping shall be undertaken during the period of material import to and export from the site.

8. The best practical means of minimising noise and vibration from the site shall be employed at all times and special consideration shall be given to BS5228:1984 Code of Practice for Noise Control on Construction and Open Sites, especially:

- noisy plant, vehicles or equipment shall be sited as far away as possible from noise sensitive buildings;

- the use of barriers, e.g. soil mounds, site huts, acoustic sheds and partitions to deflect noise away from sensitive buildings shall be employed wherever possible;

- plant, vehicles or equipment shall where possible be fitted with silencers, acoustic hoods or covers which must be kept in good order and used at all times that the plant vehicles or equipment are in use;

- care must be taken when loading or unloading vehicles or moving materials etc. to reduce impact noise;

- access to the site shall be determined so as to ensure a minimum of disturbance to persons in noise sensitive buildings from vehicles entering or leaving the site (noise sensitive buildings shall be deemed any premises outside the site used as a dwelling, school, hospital, place of worship or for any other purpose likely to be affected by site noise);

- mobile dust suppression equipment shall be available and used on the site at all times;

- all haulage roads shall be sprayed with water during dry periods as necessary to prevent nuisance from windblown dust;

- plant parking and servicing shall be located as shown on drawing number 8/LE 5006/13A on application 97/36894/FUL;

- secondary access roads shall not run along the western boundary of the site where possible.

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PART I


9. The development hereby approved shall include security multi-locks to all ground floor windows and secuirty measures to all front doors.

10. No development approved by this permission shall be commenced until a scheme for the disposal of foul and surface waters has been approved in writing by the Local Planning Authority. Such a scheme shall be constructed and completed in accordance with the approved plans.

11. No development approved by this permission shall be commenced until a scheme to protect the River

Irwell Old Course from building materials during construction has been approved by the Local Planning

Authority. Such a scheme shall be implemented in accordance with the approved plans.

12. Before the commencement of the development and during the course of the construction period, temporary protective metal fencing shall be erected along the Irwell Old Course. Details of the type of protective fencing to be used shall be submitted and approved by the Local Planning Authority before it is erected.

(Reasons)


2. Standard Reason R004A Amenity-area







9. Standard Reason R040A Secured from crime

10. To prevent pollution of the River Irwell Old Course/Tributary into the Manchester Ship Canal in accordance with policy EN20 of the Adopted City of Salford Unitary Development Plan.

11. To prevent the pollution of the River Irwell Old Course in accordance with Policy EN20 of the Adopted

City of Salford Unitary Development Plan.

12. To protect the River Irwell Old Course and buffer zone between the River and the development, and prevent debris and construction material from encroaching into this area in accordance with Policies DEV1 and

EN20 of the City of Salford Unitary Development Plan.


1. The developer is advised to consult GMPTE (Marc Waterson, GMPTE, 9 Portland Street, Piccadilly

Gardens, Manchester, M60 1HX) regarding the operation of a bus service to the site.

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2. The applicant is advised to note the content of the attached letter, dated 24th March 2003, from the

Environment Agency.

APPLICATION No:

APPLICANT:

LOCATION:

PROPOSAL:

03/45414/FUL

Jepson Brothers

Little Woolden Hall Farm, Off Holcroft Lane Cadishead

Construction of three fishing lakes, angling platforms, access paths, car parking, landscaping, ground remodelling together with hardstanding for green composting.

WARD: Cadishead


This application relates to Little Woolden Hall Farm which is situated off Holcroft Lane at the western boundary of the City. The farm is bounded by the Glaze Brook to the west, M62 motorway to the south and other farm land to the east and north. The farm forms part of the area known as Chat Moss and is within the

Green Belt. The area of Chat Moss is generally flat is agricultural in nature. The farmhouse is on the local List of buildings of architectural or historic interest as grade A whilst the stables are grade B.

The farm house and associated agricultural outbuildings and barns are set at the centre of the farms area and are accessed by a single track road that leads to Holcroft Lane. Part of the house is used as an exhibition and seminar facility. Between the house and the Glazebrook a natural flood plain exists that slopes steeply up toward the house. The farm area is generally flat with some gentle undulation and has various machinery and outbuildings dotted around the site. To the north east of the applicants site there is a large expanse of area utilised for peat extraction which uses windrows of approximately 4.5m high to dry peat out. The planning consents (97/36215/6/7/MREV) on that site allows for windrows of 5m in height until the year 2043 over a 35 hectare site. Vehicle access to this site is gained through the applicants farm land. The whole area was used during World War II for testing radar and as such there are several laid out concrete roads crossing the site.

Planning permission is sought for the construction of three linked fishing lakes, angling platforms and car parking together with landscaping. To construct the fishing lakes the applicant intends to excavate soil from the area between the house and the Glaze Brook and deposit this material in a natural hollow to the east of the farm building. This excavated area would be connected to the Glaze up stream (northern end of the site) where an inlet and feeder pipe would provide water into the connecting lakes. The inlet would be fitted with an incoming sluice silt trap and would regulate the amount of water leaving the Glaze Brook and entering the fishing lakes.

An overflow weir and sluice gate would also be installed further downstream. The three connecting fishing lakes would be finished with planting and be surrounded by 75 fishing pegs. Thirty-eight additional car parking spaces are proposed for use by the development.

The applicant has confirmed that no excavated material is intended to be deposited on the flood storage area. Excavations of the three lakes, in terms of topsoil and subsoil, are proposed to be used around the farm for agricultural purposes. A deposition plan has been submitted to show these

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PART I

SECTION 1: APPLICATIONS FOR PLANNING PERMISSION 3rd April 2003 deposition areas.

Topsoil from the three lakes is proposed to be spread over the agricultural land of the rest of the farm in depths no greater than 100mm. Topsoil from the small lake amounts to 528 cubic metres, topsoil from the middle lake amounts to 684 cubic metres and topsoil from the large lake amounts to 1,700 cubic metres. The applicant advises that spreading the soil across the rest of the farm will be by conventional agricultural machinery, eg. muckspreader. An increase in depth of 100mm will result in no perceptable change in level across any area of this topsoil spreading.

Turning now to the subsoil, the proposal is to excavate the subsoil from the lake areas and place it to make up areas of low level in two specific areas of the farm. The small lake excavation amounts to 2,145 cubic metres of subsoil and this is proposed to be placed in deposition area 1. First the topsoil in deposition area 1 will be stripped back off this area of low, undulating ground and then subsoil will be spread at an average of 1 metre deep to form an even running grassland frontage between the access road and the Hall garden. This deposition area covers 2,370 square metres so that the 2,145 cubic metres of subsoil will be just the right quantity to achieve the desired levels. The applicant further states that once this blanket of subsoil has been graded out and ploughed, it will be overcovered with the stored topsoil that has been stripped off deposition area 1.

The medium lake and the large lake will yield 3,977 cubic metres and 9,664 cubic metres of subsoil respectively. Following the stripping back of the topsoil in deposition areas 2 and 3, the 13,641 cubic metres will be spread over the 31,300 square metres of deposition areas 2 and 3 to a depth no greater than ½ metre.

This will fill the low lying area and bring it up to a reasonably level grade. After subsoil ploughing the topsoil will be returned back over the deposited material. Existing roads in the area would be utilised to transport and spread this material.

Planning permission is also sought to construct an area of hardstanding, which equates to under 0.38 of a hectare, to the north east of the farm buildings. The hardstanding would be constructed from reconstituted concrete and is proposed to be level with the existing ground level. This hardstanding would be utilised to undertake an operation of green composting. The applicant has a license for this activity from the Environment

Agency (EA) for a three year period, however a further application to the EA to continue green composting may follow after the three years. The EA licence allows no more than 1000m3 to be stored at the site at any one time. Green composting material would only be brought to the site by the applicant or selected suppliers for green composting.

The composting would occur in windrows, which would consist of rows of organic matter stored to a maximum height of 1.6m, with a width at the base of 3.7m and width at the top of 2.5m. The applicant states that according to the compost association such windrows would provide the optimum windrow in terms of quality compost making. A one line metre of windrow will contain approximately 5 cubic metres of composting material, so just over 200 line metres of windrows will be required to accommodate the maximum permitted volume of 1,000 cubic metres. A tractor or other mechanical implement would be used to turn the windrow in order to ensure heat generates to all sections. Once the process is finished the composted material would be used on the agricultural land of the applicant instead of chemical fertilisers. The maximum level, as defined by the

Environment Agency, of compost material on the site is 1000m3 at any one time. With a composting cycle of six weeks a maximum delivery of 160m3 or 80 tonnes per week is required by the applicant to run at optimum level. The applicant has stated that this weekly tonnage would be delivered in 20 tonne loads thereby requiring four vehicle trips per week.

SITE HISTORY

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PART I


In 1995 planning permission was granted to change the use of part of house to provide exhibition/seminar space with associated car parking, 95/34112/COU.

In 1997 approval was given for the change of use of part of house from residential to lounge and bar area in connection with existing exhibition and seminar facilities, 96/35913/COU.

In 1998 approval was given for the erection of a single storey rear extension to provide kitchen and entrance area, 98/37590/FUL

In 2001 planning permission was refused for change of use from agricultural to caravan storage

(01/42890/COU).

CONSULTATIONS

GM Archaeological Unit – Recommend a watching brief condition.

English Nature – No objections subject to careful consideration of water voles and corn buntings.

Environment Agency – No objections following the amendment of the informatives recommended

Director of Environmental Services – No objections.

Government Office North West – No comments

Wigan Council – No objections.

The Ramblers Association – Objected to Irlam footpath number 2 being blocked – amendments have been achieved to resolve the blocking of this footpath.

GM Ecological Unit – No objections subject to careful consideration of water voles and corn buntings.

GM Geological Unit – No comments received

Warrington Council – No comments received

PUBLICITY

The application has been publicised by way of press and site notices.

REPRESENTATIONS

I have received one letter of objection. The following issues have been raised:-

Disturbance of corn buntings

Hardstanding not allow agriculture to be re-instated

Green composting cause increase in traffic


Site Specific Policies:

EN2 - Development within the Green Belt

EN6 - Conservation of the Mosslands

Other Policies:

EN4 – Agriculture

EN5 – Nature Conservation

EN20 – Pollution Control

MW15 - Development Control Criteria – Waste

DEV1 - Development Criteria

T10 Pedestrians

T13 Car Parking

Draft Policy EN5 - Farm Diversification

PLANNING APPRAISAL

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PART I


Policy EN2 relates to development within the green belt and seeks to preserve the character of the green belt by resisting inappropriate development and protecting visual amenity. PPG2 provides guidance on development within the greenbelt and states that appropriate developments “maintain openness and do not conflict with the purposes of including land in the Green Belt”. Policy EN2 also encourages appropriate diversification of farmland as does draft policy EN5 due to the traditional farm economy based around moss land crops declining.

Diversification, including the provision of recreational facilities, is seen as a way of maintaining the landscape whilst supporting economic activity. Policy EN4 requires the most versatile agricultural land to remain in that use. Policy EN6 relates to the preservation of wildlife in the mosslands whilst policy EN5 seeks to improve the environment for nature. Policy EN20 pollution control seeks the reduction of air and water pollution. Policy

DEV15 requires that applications for planning permission will only be granted where a number of criteria are satisfied including impact upon the highway network, unacceptable loss of agricultural land and for site restoration. Policies T10, T13 and DEV1 relate to taking into account rights of way and the provision of appropriate car parking.

Fishing Lakes

The fishing lakes are proposed to be constructed in the Glaze Brooks flood plain, which is not visible from surrounding areas. This area is not utilised for farming, is currently used as open space. No buildings or other structures are proposed other than the fishing pegs, which would sit at water level. Additional car parking is proposed however this is to be set within the existing farm yard area and would be screened to the east and south by the existing buildings and to the north and west by existing and proposed planting.

To construct the fishing lakes the applicant intends to excavate soil from the area between the house and the

Glaze Brook and deposit this material in two natural hollows to the east of the farm building, which would not result in a harmful impact upon openness of the area. The area nearest the farm building would continue to be utilised for open space (grade 3b agricultural land) whilst the other deposition area would continue to be used as agricultural land (currently grade1a agricultural land). To ensure that the agricultural grade is retained I suggest the imposition of a condition to request a scheme to assess this. I do not consider that the proposal would impinge on the sense of openness of the area.

The proposed fishing lakes could have a negative impact upon any water voles present in this area of Glaze

Brook during construction however once constructed the fishing lakes, with intended native planting, would provide increased habitat for water voles. The Ecology Unit has explained that the lakes would also provide benefits for nesting water birds. English Nature have no objection to the proposal subject to the consideration of the water vole. The applicant states water voles have not been observed at the site, indeed English Nature advise that water voles confine the great majority of their activities to within a few metres of the water. This proposal would affect a small amount of riverbank and provide a greatly enhanced habitat. As such I am satisfied that the proposal will enhance the environment of local and perhaps migratory wildlife subject to a condition requiring the relocation of voles should nests be discovered.

The area is home to the corn bunting, a species which is on the decline following changes in farming techniques in England that have reduced the foodstuffs of the Corn Bunting. Advice from the RSPB is that a net benefit would result because of the substitution of green composting for chemical fertilisers however this would be balanced out by the loss of the farming area. The RSPB have further advised that appropriate management of farms including the provision of flower rich margins will encourage Corn Buntings. The applicants are amenable to consulting the RSPB with regard to introducing farming techniques so that food sources for the corn bunting are increased on the site.

The fishing activities are proposed to be controlled by permit available at the farm office. The applicant intends to ensure litter is collected and that the maintenance of water quality is ensured. Existing on site conveniences are to be made available for the fishermen. I consider one parking space for every two pegs to be appropriate for

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PART I

SECTION 1: APPLICATIONS FOR PLANNING PERMISSION 3rd April 2003 this development. Separate parking is available for weddings and other functions. I would not recommend that any additional parking areas are permitted because of the impacts upon openness and visual amenity. I would however recommend that the applicant/operator includes details of the close proximity of the site to

Glazebrook Railway Station in any promotional material in order to encourage sustainable travel to and from the site. I am also satisfied that access to and from the local highway network is acceptable.

A number of public rights of way cross the site. The Ramblers Association objected to the application as it interfered with the Irlam footpath number 2. The applicant has revised the location of where the excavated material will be deposited in order to not interfere with Irlam footpath number 2. The applicant has also demonstrated that other footpaths in the area are not being interfered with. I recommend temporary signs are posted whilst deposition occurs so that anyone using the footpaths are aware of work taking place. I also recommend conditions to be imposed to limit dust during construction.

In summary, the lakes’ topsoils are to be spread across the whole farm and the lakes’ subsoils will be used to fill depressions in deposition area 1 to no greater depth than 1 metre and, in deposition areas 2 and 3, no greater than ½ metre. The stored topsoil will be spread back over the area. This will result in farmland with no perceptable changes to general ground levels. The fishing lake would not be visible from surrounding areas and as such would not compromise the openness of the area. Given that the proposed fishing lakes constitute a recreational use, does not harm wildlife and does not effect the openness or purposes of the green belt I am satisfied that the fishing lake element of the proposal complies with policies EN2, EN4, EN6 and Draft Policy

EN5.

Green Composting

The above policies, EN2, EN4, EN6 and draft policy EN5 also relate to the green composting element of the application. Policy EN20 pollution control also relates. With regard to the issue of openness the proposal involves the installation of hardstanding which would not itself be visible. The top soil would be re-distributed over the surrounding agricultural land in order that the structure of the top soil is retained and re-used. The green composting process would benefit the main agricultural use of the applicants land and would negate the existing reliance on chemical fertilisation. Should the green composting process cease I recommend a condition that the land owner remove the hardstanding and re-introduce appropriate agricultural soil. The process of composting would be undertaken in windrows in order to achieve composting temperature and to minimise the impact upon openness. The height of the windrows would be restricted to a maximum height of 1.6m in order to ensure openness is not compromised. The peat windrows on the main larger adjacent site would be much more visible than this proposal. I consider that the low level composting windrows will not impact upon the sense of openness of the green belt or on the surrounding area. The moss area is characterised by its generally flat and hedge-free fields. The windrows would appear as an agricultural process and I consider the screening of this with an alien feature would not benefit the openness of the area.

The applicant has confirmed that no individuals will bring waste to the site. The applicant states that only himself or selected suppliers of green organic composting material will deliver waste to the site. The maximum level, as defined by the Environment Agency, of compost material on the site is 1000m3 at any one time. With a composting cycle of six weeks a maximum delivery of 160m3 or 80 tonnes per week is required by the applicant to run at optimum level. This weekly tonnage would be delivered in 20 tonne loads thereby requiring four trips per week. As the composted material will only be used on the applicants crop fields the green composting would not generate any additional vehicle movements to this.

The organic compost will benefit the land and wildlife from reducing the need for chemical fertilisers. Given that the proposal is well away from residential properties I do not consider odour etc to be problematic as long as no foodstuffs are composted on the site. The Director of Environmental Services recommends conditions to ensure that no foodstuffs are composted. I have received objection to the loss of land utilised by the Corn

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PART I


Buntings, this issue is discussed above in the fishing lake element however the applicant has suggested that they would be willing to undertake the following additional matters: 1. The applicant will hold discussions with the

RSPB with a view to maximising the benefits to the corn buntings’ feeding and breeding range. This will involve a review of the farming programme and crop rotation and 2. that the applicant is willing to set aside a 12 metre wide strip around the whole perimeter of the farm and along one side of the ditch water courses that cross the farm and will seed this with a wildlife-friendly mixture of grasses and flowers and will be willing to manage this to enhance the corn buntings’ feeding and breeding range. I have contacted the RSPB who are very supportive of these measures.

The composting proposal would not impact upon any residential property and would utilise a small amount of agricultural land for the benefit of the vast majority of the farmland area. As discussed above I do not consider screening to be appropriate at this location. The applicant intends to complete site restoration once the composting ceases. The proposal would not have an impact upon any recreation land and as such I consider the proposal to be in accordance with Policy MW15.

I consider that the proposed windrows height and its agricultural nature do not compromise the sense of openness of the Moss or the Green Belt. Although the green composting will replace the growing of crops the process is agricultural and will benefit the remaining agricultural land. The green composting will also reduce the amount of wagons and traffic through and to the site, as identified above. I consider this element is in accordance with policies EN2, EN4, EN6 and draft policy EN5 and that furthermore the proposal would broadly comply with the thrust of policy EN20. I do not consider that the proposal impacts upon the sense of openness and that such an environmentally friendly farming activity is wholly appropriate in these circumstances.

Conclusion

Given that the proposed fishing lakes constitute a recreational use, does not harm wildlife and does not effect the openness or purposes of the green belt I am satisfied that the fishing lake element of the proposal complies with policies EN2, EN4, EN6 and Draft Policy EN5. I am also satisfied that the green composting complies with the aforementioned policies and policy MW15. The green composting will allow for the continued crop production at the farm whilst the - diversification to fishing lakes will also allow for the upkeep of farming of the majority of the land. It is likely that the proposal may well result in an improvement for local wildlife. I have no highway objections and recommend approval subject to the following conditions.

RECOMMENDATION:



2. No development shall take place within the proposal area until the applicant has secured the implementation of an archaeological watching brief in accordance with a written scheme of investigation which has been submitted by the applicant and approved by the Local Planning Authority.

3. The site shall be treated in accordance with a landscape scheme which shall be submitted to and approved by the Director of Development Services 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 twelve of the commencement of development and thereafter shall be maintained to the satisfaction of the Local Planning Authority. Any trees or shrubs dying within five years of planting shall

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PART I

SECTION 1: APPLICATIONS FOR PLANNING PERMISSION 3rd April 2003 be replaced to the satisfaction of the Director of Development Services.

4. Prior to commencement of the development the developer shall submit a site investigation report for the approval of the LPA. The investigation shall address the nature, degree and distribution of ground contamination and ground gases on site and shall include an identification and assessment of the risk to receptors as defined under the Environmental Protection Act 1990, Part IIA, focussing primarily on risks to human health and to controlled waters. The investigation shall also address the implications of ground conditions on the health and safety of site workers, on nearby occupied building structures, on services and landscaping schemes and on wider environmental receptors including ecological systems and property.

The sampling and analytical strategy shall be approved by the LPA prior to the start of the site investigation survey. Recommendations and remedial works contained within the approved report shall be implemented by the developer prior to occupation of the site.

5. No food waste or waste of animal origin shall be composted at any time.

6. Prior to the commencement of development the applicant shall submit for the written approval of the Local

Planning Authority an action plan to deal with odours and dust arising from the green composting area. The development shall be carried out in accordance with the approved action plan.

7. A scheme (including its implementation) for the restoration of the green composting area to agricultural land, following the cessation of the green composting use shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be submitted two months before the cessation of the composting use. The restoration of the land to agricultural use shall be implemented in accordance with approved particulars.

8. The height of the windrows hereby approved shall not exceed 1.6m above the hardstanding level.

9. All deliveries of composting material to the site shall be undertaken ONLY by the developer, his contractors, or other agencies unless otherwise agreed in writing by the Local Planning Authority.

10. Prior to the commencement of the development of the fishing lakes a scheme detailing the investigation into the presence or otherwise of water voles shall be submitted for approval to the Local Planning

Authority. Such report shall be undertaken by an ecologist and shall detail mitigation measures and measures for the trapment and relocation of water voles during construction should such evidence be discovered. The approved scheme and mitigation measures shall be implemented by the developer in accordance with timescales and methods contained within the scheme particulars.

11. Before the fishing lakes hereby permitted are brought into use not less than 38 car parking spaces shall be provided within the curtilage of the site and such spaces shall be made available at all times the premises are in use.

12. This permission shall relate to the amended plans 2392/02/A, figure 0 and figure 02 received 12th

March2003 and letters dated 10th, 19th and 20th March 2003 from Donaldson Edwards Partnership.

13. During the full course of the engineering works to form the fishing lakes and deposition areas the developer shall install temporary signage to highlight engineering work is being undertaken within the farm area at all entrances and exits to the site and along footpaths.

(Reasons)

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2. To make a record of any finds or features of archaeological interest.

3. Reason: To safeguard the amenity of the area in accordance with policy DEV 1 of the City of Salford

Unitary Development Plan.







10. Standard Reason R031A Control in rural areas

11. Standard Reason R013A Use of parking areas

12. Standard Reason R019 Avoidance of Doubt

13. Reason: To provide for the safety and convenience of users of footpaths and roads passing through the site highway in accordance with policy DEV 1 of the City of Salford Unitary Development Plan.


1. The composting of green waste at the site has been registered exempt by the Agency and therefore must comply with the relevant terms of Reg 17 Schedule 3 and the objectives detailed in schedule 4 of the Waste

Management Licensing Regs. 1994.

2. The site for the fishing lakes lies on the flood plain of the River Glaze and the lakes may be inundated by flood water during extreme weather conditions.

3. Any temporary or permanent works within 8 metres of the top of the bank of a watercourse or any temporary or permanent works within, under or over a watercourse including culverting requires the

Environment Agency's prior written consent in accordance with the provisions of the Water Resources Act

1991, the Land Drainage Act 1991 and the Environment Agency's Land Drainage Byelaws. The developer should contact David Astbury at Appleton House, 430 Birchwood Boulevard, Birchwood, Warrington,

WA3 7WD (tel 01925 840000).

4. The Environment Agency has a right of entry to the River Glaze by virtue of Section 172 of the Water

Resources Act 1991, and a right to carry out maintenance and improvement works by virtue of Section 165 of the same Act.

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PART I


5. In respect of the water required to initially fill and subsequently maintain water levels within the lakes from

Glaze Brook, under the terms of the Water Resources Act 1991 (Section 24), an Abstraction Licence will be required from the Environment Agency. This is dependent on water resource availability and if a licence is issued by the Environment Agency, will be subject to restrictive conditions during times of dry weather and/or low flows. Such flow conditions will be tied into the gauging station at Little Woolden Hall.

6. Any landscape planting should be carried out using only native British species of trees, shrubs and wildflowers, preferably of local provenance. This will maximise the nature conservation potential of the site of the site and also improve the success rate of the new plantings.

7. A section of the River Glaze close to the proposed development site was sampled by an Environment

Agency electrofishing team in 1999, but fish were not present. Hence, there is a possibility that water quality in the River Glaze adjacent to the proposed development may be deleterious to fish.

8. Under the Salmon and Freshwater Fisheries Act, 1975, all introductions of fish (and the spawn of fish) require Section 30 consent, which is issued by the Environment Agency. Please note that as the proposed water will be on-line (i.e. connected to the River Glaze), all stocked fish will be required to have been subject to a Section 30 health check. Also, due to the potential ecological impact of introducing non-native fishes, only species that are historically native to the Mersey Catchment should be stocked.

9. No building material or rubbish must find its way into the watercourse.

10. If the proposed fishery is to be operated towards or beyond the upper limits of its recommended stocking density for a newly created lake (e.g. > 150 kg/ha) it is likely that it will suffer from reduced water quality

(e.g. elevated algal and nutrient concentrations). As the proposed lake is connected to the River Glaze, a system already suffering the effects of cultural eutrophication, any potential impacts of the fishery on water quality of the receiving river should be minimised through good management. For further information on this matter the applicant/developer is advised to contact Samantha Turner at the Environment Agency at

Appleton House, 430 Birchwood Boulevard, Warrington, Cheshire, WA3 7WD (tel - 01925 840000).

11. In order to promote sustainable travel any promotional material for the development should include detials of how to access the site from Galzebrook Station.

12. Prior to the commencement of the development the applicant is advised to contact Tim Melling

(tim.melling@rspb.org.uk) of the RSPB, West Leigh Mews, Wakefield Road, Denby Dale, West

Yorkshire, HD8 8QD (01484 861148) to discuss ways to maximise the corn buntings' feeding and breeding range.

APPLICATION No:

APPLICANT:

LOCATION:

PROPOSAL:

03/45415/REM

Countryside Residential (North West) Limited

Dock 9 The Quays Road Salford Quays Salford 5

Details of the landscaping scheme in association with residential development

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PART I


WARD: Ordsall


This site comprises a portion of the larger Dock 9 site in the vicinity of the Detroit Bridge and includes the dockside walkway and the walkway link from the Quays Road to the Detroit Bridge. Approval is now being sought for reserved matters in respect of the landscaping and in particular the treatment of the dockside walkway.

SITE HISTORY

Outline permission was granted in July of 2000 for mixed development including 600 residential units. Ref:

97/36749/OUT.

In November 2001 reserved matters approval was granted for 246 flats. Ref: 01/43122/REM.

PUBLICITY

A press notice was published on 6 th March 2003

A site notice was displayed on the 22 nd January 2003


Peel Holdings.

Grain Wharf Residents Association

Freshbake Foods

Units 6 14 Michigan Avenue

30 to 70 (all) Winnepeg Quay

56 – 115 (all)Vancouver Quay

REPRESENTATIONS

I have received no representations in response to the application publicity


Site specific policies: EC11/1

Other policies: DEV 1 – Development Criteria

PLANNING APPRAISAL

There are three elements to this proposal.

This scheme provides a permanent and quality treatment for the footway connecting the Detroit Bridge to the

Quays Road. There would be a 3 metre wide paved area which would be lit and tree lined on the side adjacent to the development site and grassed on the other, awaiting the development of the adjoining land presently used as a temporary car park.

Internally the site presents limited opportunities for landscaping but there are to be planting schemes amongst the parking areas that will provide sufficient relief to the hard surfacing. As referred to above there will a

26


PART I

SECTION 1: APPLICATIONS FOR PLANNING PERMISSION 3rd April 2003 continuous line of trees along the boundary to the dockside walkway. The boundary fencing will be 2.1m high railing style with columns at the site entrance.

Crucial to any scheme on the Quays is the treatment to the dockside, maintaining a quality public area for access and amenity. The scheme provides for the standard 8 metre wide dockside walkway with the standard dockside features – lighting, ladders, railings and safety equipment, consistent with the rest of Salford Quays. It is also intended that the dockside walkway will extend through to the Lowry when the adjoining site is developed. In the interim the adjoining land owner has agreed to a temporary footpath connecting through to the Lowry in the event of the adjoining site not being developed to coordinate with the current site.

In this locality the other “required” features would be:- a double row of trees planted in the dockside a ramped access down to the lower level of the Detroit Bridge (this would ensure appropriate access for disabled persons and match with the 3 existing approaches to the bridge)

There are however difficult ground conditions including a large area of mass concrete which would restrict tree planting to a single row utilising the underground ducting adjacent to the dockside wall, even this planting would require site works to form tree pits through concrete down to the underground duct. In association with the tree planting within the development, referred to above, I consider it reasonable to accept a single row of tree planting.

The applicants have however submitted details which show only a partial row of trees and have advised that for cost reasons they wish to provide 3 groups of trees rather than a complete row (approximately 5 trees less than would normally be required, at an additional estimated cost of £28,000). Whilst I can accept the arguments for the second row of trees being omitted I am not sympathetic to the reasons behind the reduction in planting in the row adjacent to the dockside.

The developer has also argued that the costs associated with the formation of a ramped access are unreasonable and that the structural conditions would prevent this work being completed at a reasonable cost. However the developer has failed to provide the required structural information to support the argument. As an alternative it is proposed to provide a flight of steps on

Council owned land and the estimated cost difference (excluding any land costs) is £60,000.

Whilst I can acknowledge that these costs are not insignificant, they do represent a small fraction of the capital value of this project (in excess of £40 million). In certain circumstances it may be appropriate to accept a scheme that did not meet the Council’s full aspirations in this locality and which did not conform to the existing design standards. However I do not consider that the developer has proven the need to reduce the quality of the scheme proposed to below that which has been successfully carried out elsewhere on Salford Quays.

RECOMMENDATION:

Refuse For the following Reasons:

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PART I


1. The proposal does not provide ramped access along the dockside to the Detroit Bridges and would therefore be unsatisfactory in terms of access for disabled persons (contrary to policy T9 of the City of

Salford Unitary Development Plan) and be in consistent with the design standards established in the locality contrary to Policy DEV1 of the City of Salford Unitary Development Plan.

2. The proposed tree planting to the dockside does not meet the standards of design achieved elsewhere on

Salford Quays and would achieve a substandard level of landscaping quality to the detriment of the amenity of the area and contrary to Policy Dev1 of the City of Salford Unitary Development Plan.

APPLICATION No:

APPLICANT:

LOCATION:

PROPOSAL:

03/45479/HH

Miss J Bracken

163 Greenleach Lane Roe Green Worsley

Erection of first floor rear extension, single storey rear extension and detached garage

WARD: Worsley Boothstown


The proposal relates to an end terrace property in the Roe Green Conservation Area. The property is at the junction of Greenleach Lane and Summerfield Road, to the rear of the property is a small passage way with the row of garden plots and garages beyond that. The property is rendered to the front, side and rear.

The proposal is for the erection of a first floor rear extension and a single storey rear extension and demolition of an existing garage and erection of a new garage. There is an existing single storey out rigger which currently projects 3.1m and is used as a kitchen. The proposal would extend the outrigger by a further 2m. The outrigger is currently 2.2m from the boundary with the adjoining property. There is also a single storey element proposed on the boundary it would project 1.2m The first floor proposal would be situated over the existing kitchen and would project 3.4m with a small bay window projecting a further 0.4m. The height would be 6.6m with a hipped roof to match the existing.

The garage would be situated beyond the passageway, which is 3m wide. The garage entrance would be situated on Summerfield Road. The garage would measure 4.7m X 2.4m with a height of 2.9m with a pitched roof.

SITE HISTORY

In December 2002 an application was received for a similar extension that was smaller than the current proposal (02/45298/HH). This application was withdrawn.

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PART I


CONSULTATIONS

British Coal – No Objections

PUBLICITY

A press notice was published in the Salford Advertiser on the 13 th February 2003


161 and 165 Greenleach Lane

1 and 2 Summerhill Road

REPRESENTATIONS

I have received two letters of objection from occupiers on Summerhill Road in response to the application

-

- publicity. The following issues have been raised:-

Overdevelopment and disproportionate to surrounding properties;

Would affect the outlook from No.2 Summerhill Road making it cluttered and crowded


Site specific policies: None

Other policies: DEV8 – House Extensions

Supplementary Planning Guidance – House Extensions

PLANNING APPRAISAL

DEV8 states that planning permission will not be granted for proposals that have an unacceptably adverse impact on the character an appearance of the street scene.

The proposal meets with Supplementary Planning Guidance with regards to the projection of the rear extensions.

The two objections relate to the rear extension and not the proposed garage. I would not consider the proposal as over development. The application site is split by a passageway that gives access to the properties on

Greenleach Lane.

The right to a view is not a planning consideration. No.2 Summerhill Road is situated across the street and approx. 26m from the application site. The current view from No. 2 in the direction of the application site is the rear elevation’s of the terraces on Greenleach Lane. The proposal if erected would hide part of the rear elevations and replace it with a side elevation.

I would not consider the proposal to have a detrimental impact on the Conservation Area or the occupiers of neighbouring properties

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PART I


RECOMMENDATION:



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 Director of Development

Services.

3. The garage hereby approved shall be installed and maintained thereafter prior to the commencement of use with roller shutter doors to the satisfaction of Director of Development Services.

4. The garage roller shutter door hereby approved shall be powder coated black prior to its installation and maintained thereafter.

(Reasons)


2. Standard Reason R007A Development-existing building



APPLICATION No:

APPLICANT:

03/45484/FUL

E Burke

LOCATION:

PROPOSAL:

488 Worsley Road Winton Eccles

Erection of extensions to front and rear of shop premises and canopy to side elevation

WARD: Winton


Planning permission is sought for a single storey rear extension which would wrap around the side of the semi-detached property. The extension would be 5.0 metres in length. The extension would be the full width of the property and approximately 0.5 metres of the extension would be located to the rear of the adjoining property, 490 Worsley Road and 1.0 metre would project over onto Forest Street. A double entrance door and fire exit would be provided on the Forest Street elevation. The extension is to be used as a salon.

30


PART I


A new shop front projecting 0.8m from the front of the property is also proposed. Roller shutters would be installed to the shopfront, side entrance and fire exit. A canopy roof projecting 1.0 metre over Forest Street would be attached to the side of the property. The windows at first floor level to the front of the building would be bricked up and painted.

8 parking spaces have been identified, 3 to the rear of the proposed extension and 5 to the side (4 of which would be at right-angles to the building). The yard area currently provides 4 parking spaces. The proposed hours of operation are 10am to 9pm. Two to three new staff would be employed as a result of the proposal, in addition there are four existing staff employed at the premises.

The property is located within a predominantly residential area. The adjoining semi-detached property (490

Worsley Road) is at a lower level of approximately 0.2 metres.

SITE HISTORY

97/37298/COU - Change of use from retail to Chinese traditional health centre. Approved December 1997.

CONSULTATIONS

Director of Environmental Services – No objections. Informative recommended regarding lightning levels.

PUBLICITY

A site notice was displayed on 4 th February 2003


459, 461, 486, 490 Worsley Road

37 Cambrai Crescent

REPRESENTATIONS

I have received one representation/ letter of objection in response to the application publicity. The following issues have been raised:-

- Size and scale of the rear extension will totally dominate rear garden of 490 Worsley Road. Length is almost half length of garden. Overall height is increased by 20/25cms because ground level of application site is higher. Light and sunshine to garden and rear of house would be reduced for a good part of the day. Loss of amenity to garden area.

- Such a building is not appropriate alongside a residential garden

- Part of extension may encroach onto land at 490 Worsley Road – objector is making further investigations

- Front extension would have adverse affect on light and sunshine to front bay window of 490 Worsley

Road. This will be exacerbated by shutter.

- Front extension will dwarf and overshadow front garden and door to 490 Worsley Road

- Position of supporting wall is not clear – is it inside existing front dividing wall?

- Car parking is already existing

- Forest Street is well used by pedestrians. Vehicles will create hazards to pedestrians.

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PART I


- Vehicles emerging from Forest Street will create problems on Worsley Road

- Proposal will have effect on future value and saleability of 490 Worsley Road



Other policies: DEV1 – Development Criteria

DEV2 – Good Design

T13 – Car Parking

PLANNING APPRAISAL

Unitary Development Plan policy DEV2 seeks to ensure a high standard of design in new developments and policy DEV1 states that regard will be had to a number of factors in determining applications for planning permission including the amount, design and layout of car parking provision and the effect on sunlight, daylight and privacy for neighbouring properties. UDP policy T13 states that the City Council will ensure that adequate and appropriate car parking is provided.

With regards to the objections raised, I consider that the main areas of concern relate to the siting of the extension and its effect on the residents living in the adjoining property and car parking and highway safety issues. The proposed rear extension would extend 5 metres along the boundary with 490 Worsley Road. The garden area of 490 Worsley Road extends 12.8 metres from the outrigger. There is a timber fence of 1.8 to 1.9 metres in height on the common boundary. The ridge height of the proposed extension would be 3.8 metres, but the roof would slope down towards the adjoining property and as such it would be approximately 0.7 metres above the height of the boundary fence. There are no windows to the outrigger of 490 Worsley Road at ground floor level. Given the height and position of the proposed extension, I do not consider that there would be any significant loss of light or sunshine to the rear of the adjoining dwelling and garden.

The Applicant has been asked to submit additional information to enable the proposal to be properly assessed.

The red line indicated on the site location plan is incorrect as it does not include all areas where development is proposed. It is also not clear whether the proposal extends onto land outside the control of the Applicant. The residents of the adjoining semi-detached property are concerned that the extension to the front, in particular the roller shutter, would affect light entering their lounge window. I do not consider that the front extension itself would significantly affect light to the adjoining property, however, the plans submitted do not indicate the extent that the roller shutter box would project, so I do not consider that this matter can be properly assessed.

I consider that the design of the proposed development and the proposed materials to match the existing would be appropriate. I do, however, have some reservations regarding the bricking up and painting over of the two first floor windows and consider that further detail would be required to assess the visual impact of this element of the proposal.

I have a number of concerns in relation to car parking and highway issues. The Applicant has been asked to clarify the use of the property, in order that the necessary car parking standards can be determined. This information has not yet been provided. The plans indicate that part of the proposed extension would project over onto the unadopted highway of Forest Street, furthermore, car parking bays 1 to 5 are also located on the highway. These elements of the proposal would require a formal order to stop up the highway. No such order appears to have been sought. Regardless of any stopping up of the highway being authorised, parking bays 1 to

5 are not acceptable because there would be a distance of just 4.5 metres between the back of the bays and the edge of the highway, this does not allow sufficient manoeuvring space and would also impede access to the passageway providing vehicular access to the rear of 440 to 486 Worsley Road.

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PART I


RECOMMENDATION:


1. The necessary car parking arrangements would impede vehicular access and interfere with the free flow of traffic on Forest Street to the detriment of highway safety, contrary to Unitary Development Plan policy

DEV1.

2. Standard Reason RR43C Insufficient Details

APPLICATION No:

APPLICANT:

LOCATION:

PROPOSAL:

03/45502/FUL

Retail And Roadside Developments Limited

Land At Junction Of New Lane And Liverpool Road Eccles

Erection of new supermarket together with associated vehicle unloading area, customer car park and alterations to existing highway access

WARD: Winton


This site is at 510 Liverpool Road, adjacent to Peel Green district local centre, and incorporates land of the

Waggon & Horse public house (grade A on the City of Salford local list), motor service yard, two small car parks and a sizable amount of wasteland at the rear, adjacent to no.2 Hardy Street. The pub itself is on the site of one the oldest in Eccles, dating from around 1800, while the adjacent car-repair garage is thought to have formerly been stabling facilities. To the south and east is Peel Green local district centre, and to the west is

Barton Hall Works (warehousing and light industry) and the site of the proposed new Police HQ. To the north is residential.

The application comprises a new supermarket building (947sq.m), together with associated servicing/ unloading area, customer car-park (57 spaces total), and alterations to existing highway access. There will be two access points, modified on existing positions at New Lane (entry only) and Hardy Street, effectively restricting access through the site to one-way only.

The new building will be single storey (with pitched roof) compared with the present two-storey Horse &

Waggon public house while the combined footprint covered will also be similar as existing. Materials will be

‘metal sheeting’ for the roof and ‘facing brick’ for the walls both of which the colours are to be agreed via a condition should this application be approved. There would be glazing along the Liverpool Road frontage and

New Lane car-park elevation.

The main entrance will be at the northern corner of the building, central to the car-park but also within easy pedestrian access of Liverpool Road and New Lane, while the service area will be relatively hidden to the rear

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PART I

SECTION 1: APPLICATIONS FOR PLANNING PERMISSION 3rd April 2003 along the southern boundary. All fencing (north & south boundaries) will be 2.4metres high ‘Sentry Bar

Fencing’ to be galvanised and coated in a colour to be agreed, while the Western boundary with consist of bollards and at the Eastern boundary, a 900mm high brick wall.

The proposed operating hours are 0700 to 2000 Monday to Saturday; 1000 to 1800 on Sundays. I have been advised that the delivery patterns of the tenant would involve up to 2 HGV deliveries per day.

An area for recycling facilities would also be provided within the car park.

HIGHWAY REPORT SUMMARY:

The applicant has submitted a ‘Supporting Statement on Highway Issues’, provided by highway consultants

‘Sanderson Associates’ and dated December 2002, including junction improvements, safety & accident data, traffic generation and servicing details

Proposals include ‘entry only access’ from New Lane (capable of accommodating a 16.6 articulated vehicle), a new right-turn lane on New Lane (facing south), and a hydraulically operated rising kerb to prevent vehicles mis-using the ‘entry only’ access from New Lane.

RETAIL ASSESSMENT SUMMARY:

The applicant has commissioned an analysis (by DTZ Pieda Consulting) of retail capacity and policy.

SITE HISTORY

In 1993 planning permission was granted at the public house for the erection of a single storey rear side extension to provide a kitchen, enlarged lounge and new toilet (93/30669/FUL).

In 1988 planning permission was granted for the use of land a for self-drive car-hire business and erection of a

2metre high security fence with 4 security lights (88/23938).

CONSULTATIONS

Director of Environmental Services – No objections recommends conditions on land contamination and

British Coal

Environment Agency

Architectural Liaison Officer

Greater Manchester PTE noise

– Notes 1 seam of coal at 820m depth

– No objections but recommends conditions on ground contamination and drainage

– Comments on ram-raiding and fencing

– No objections; encouraged to see the application takes into account a range of non-car transport modes

PUBLICITY

A site notice was displayed on 14 th February 2003.

The following neighbours were notified of the application:

22-31 Atherton Way

5-12 Atherton Way

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PART I


2-16(e) Hardy Street

Barton Hall Works (Site Manager)

Greater Manchester Police Authority

2-10(e) Joseph Street

441-455(o) Liverpool Road

477 Liverpool Road

482-508(e) Liverpool Road

497-521(o) Liverpool Road

510 Liverpool Road (Waggon & Horses Public House)



119-121(o) New Lane

154-166(e) New Lane

Peel Green Garage

REPRESENTATIONS

I have received a petition containing approximately 650 signatures stating:

“We the undersigned Residents of Peel Green and customers of the Waggon and

Horses Public House strongly oppose the planning application made to the Local

Planning Department in respect of the Redevelopment and change of use of the said Public House to a Supermarket”.

I have received 9 (nine) representations/ letters of objection in response to the application publicity. The following issues have been raised:

- Overprovision of supermarkets in the area

- Likely shift of trade from existing shops to new supermarket – possible collapse of existing shops

- Proposal will not aid regeneration

- Traffic congestion – compounded by Trafford Centre

- Junction problems at Liverpool Road/New Lane/front site entrance and also Hardy Street/Barton Hall

Works/rear site entrance/exit.

- Joseph Street may become used as an overflow car-park

- Loading & unloading at all hours

- Existing building is still in use (not vacant as described on the application)

- Loss of two local landmarks – formerly grade 3 listed.

- Pollution; litter, noise, light, visual

- Crime; vandals, ram-raiding

- Northern site boundary not accurate

- Integration of fence & wall not clear

- Risk of car-headlights shinning through railings into rear windows of properties on Hardy Street.

I have also received two representations in favour of the proposal with particular regard to increased trade and improved visual appearance through replacement of existing run-down premises with a new retail facility.


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PART I


Site specific policies: None.

Other policies:

DEV1 Development Criteria


DEV4 Crime and Design;

DEV5 – Equality of Access

DEV7 – Development of Contaminated Land

S2 Location of New Retail Development;

S3 – Key Local Centres; Peel Green

T1 – A Balanced Transport Network

T9 – Equality of Access

T10 Pedestrians;

T11 - Pedestrians

T12 - Cycling

T13 - Car Parking;

EC3 – Re-use of Sites and Premises

EC4 – Improvements to employment Areas

EN20 Pollution Control;

PLANNING APPRAISAL

Policy

The site is unallocated in the UDP but is located immediately adjacent to the Peel Green key local centre as identified in Policy S3.

Policy S2 normally requires all new retail development to be located in or immediately adjacent to existing shopping centres and to be appropriate in terms of scale and character to the area it serves. This approach is compatible with government guidance in PPG6. The provision of a foodstore is in my view of a scale and character appropriate to a key local centre and as there are no sites of comparable size within the centre itself, I conclude the proposed development is appropriate in terms of serving a local need.

Retail

One issue is that of the impact of the floorspace on the existing retail district. It is now self-evident that this particular retail centre requires physical and economic regeneration. Indeed the centre is identified as being in quite severe decline with vacancies increasing by almost 300% between 1994-2001 (City of Salford Research

Paper 2001); vacancies now represent 19% of total units, with A1 (retail) uses having declined to form an equal proportion. The dominant use remains as C3 (including dwellings and small domestic businesses), representing

42% of total units (City of Salford Research Paper 2001).

Many objections received relate to the detrimental impact on local retail and small businesses, raising concerns of a trade shift rather than trade creation. Although a minority is in favour of the application, anticipating increased footfall, it is clear that the majority are unconvinced as to whether regeneration will benefit this key local centre.

Further to this, the applicant has commissioned an analysis (by DTZ Pieda Consulting) of retail capacity and policy. This analysis is based on policies S1 and S2 as set out in the ‘City of Salford UDP First Draft

Replacement Plan 2002-2011’. The analysis acknowledges that while policy S2 does not specifically identify sites on the edge of neighbourhood centres, it does identify the need to site development in a location that makes it functionally part of that centre. This analysis suggests that the proposal is consistent with policies S1

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PART I

SECTION 1: APPLICATIONS FOR PLANNING PERMISSION 3rd April 2003 and S2 (in the Draft UDP). I conclude that this analysis adequately responds to the question of need for a store of the scale and type proposed in Peel Green as well as aiding potential for investment and regeneration.

Overall, I consider this proposal will help regenerate the area by attracting new shoppers and increasing relative footfall, thereby replacing the patchy nature of the centre with a more focused centre of retail activity supported with improved short-term parking availability.

Traffic & Highways

The applicant has taken on board a significant range of transportation issues raised during negotiations, with particular regard to non-car transport and equal access, and following up with a ‘Supporting Statement on

Highway Issues’, submitted by Sanderson associates and dated December 2002, including junction improvements, safety, and servicing details.

Amended plans show provision of pedestrian access from both New Lane and Liverpool Road, as well as providing parking which will be likely to aid retail stability of the district local centre and negate the need to park off site particularly on Hardy Street, an issue previously raised by local residents. Thus I consider parking provision is in line with parking standards and is acceptable for this store which will attract a degree of pedestrian traffic. Objections received also refer to the issue of loading/unloading occurring at all hours; should this application be approved I would recommend a condition to restrict delivery hours, with regard to neighbouring residential amenity.

With regard to issues of site security and appearance, the applicant has submitted amended elevations showing greater provision of window frontages and bollards to prevent ram-raiding. In response to potential conflict of traffic freeflow and safety at the Liverpool Road/ New Lane junction, the plans show the New lane access as entry only, while the Hardy Street access will allow both entry and exit flow.

Design & Appearance

The position of the building is located at the south corner of the site and maintains a suitable glazing frontage, facing Liverpool Road itself and also towards New Lane, to fit in with the traditional window frontage of existing shops, thereby aiding on-street safety by providing windows overlooking the street (DEV4). The addition of a central tower feature (11.8m high) would be visible but well separated from neighbouring houses

(in excess of 35m). Its addition it would result in an improved design and more clearly highlight the presence of the store from Liverpool Road.

Heritage & Conservation

With regards the existing buildings on site, while these are of substantial size but are thought to be sited on the site of the original pub which dates back to 1800. The pub that now exists has not been maintained in its original condition (as normally required by English Heritage) and I do not consider it to be particularly worthy of retention.

I have received comments from ‘Finch Decorating Suppliers’ at 166 New Lane, adjacent to this site, with regard to the site boundary, parking provision, and kerb alignment. The applicant having been provided with a copy, met up with the objector on site, further to which the following was agreed: a) the site layout has been amended to show an extended wall at the rear of this property to abut the proposed fence, b) lowered kerbs will be introduced to the front of the property to facilitate access, c) regular access to maintain the south facing advertisement hoarding. However, there is no established agreement over rear access and although customers can park in the proposed car-park, the applicant states that while there are no intended restrictions on the length of stay they reserve the right to review this should individuals use this as a long-term car-park. I consider such an agreement between these two parties to be satisfactory and will not cause detriment to the application proposed.

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PART I


In conclusion this new proposal would result in the redevelopment of a long-since partly neglected site that had a long established employment use within a location central to Peel Green key local centre. Its siting adjacent to dwellings on Liverpool Road, New Lane, and Hardy Street would not have an undue effect on the amenity of those residents (some of whom live above existing shops) and it would provide a good sustainable location on the edge of an existing key local centre with no other stores of a similar type and size, as well as incorporating a range of transport modes to the new store thus reducing the need to travel by car. I consider that the amendments made, received from the applicant on the 6 th March 2003 are acceptable.

RECOMMENDATION:



2. Prior to the development hereby approved coming into use, the applicant shall provide three litter bins. The applicant shall first submit details of the design and position of the litter bins (in liaison with the Director of

Environmental Services), for the written approval of the Local Planning Authority.

3. Prior to commencement of the development the developer shall submit a site investigation report for the approval of the LPA. The investigation shall address the nature, degree and distribution of ground contamination and ground gases on site and shall include an identification and assessment of the risk to receptors as defined under the Environmental Protection Act 1990, Part IIA, focussing primarily on risks to human health and to controlled waters. The investigation shall also address the implications of ground conditions on the health and safety of site workers, on nearby occupied building structures, on services and landscaping schemes and on wider environmental receptors including ecological systems and property.

The sampling and analytical strategy shall be approved in writing by the LPA prior to the start of the site investigation survey. Recommendations and remedial works contained within the approved report shall be implemented by the developer and a verification report shall be submitted for written approval prior to occupation of the site.

4. The Applicant shall submit for approval, in writing, an assessment of the impact of the proposed development on neighbouring sensitive premises. The assessment shall address the potential for any noise nuisance to occur which may impact upon the amenity of neighbouring sensitive premises during the operational phase of the proposal. The assessment shall identify fully all control measures which are required to control the impact of the nuisance.

All approved measures identified shall be implemented and retained throughout the duration of any works during the construction phase. All approved measures for the operational stage shall be retained and maintained thereafter. No works shall be permitted on site until the control measures have been agreed in writing with the Local Planning Authority.

A verification report shall be submitted for written approval to the Local Planning Authority confirming that all measures recommended by the noise report have been implemented in full prior to the final occupation of the site.

5. Servicing and deliveries by HGVs to and from the site shall be limited to between the hours of 0700 to 2100

Mondays to Saturdays and 1000 to 1800 on Sundays.

5. No development shall be started until samples of the facing materials to be used for the walls and roof of the development have been submitted to and approved in writing by the Director of Development Services.

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PART I


7. The site shall be treated in accordance with a landscape scheme which shall be submitted to and approved by the Director of Development Services 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 six months of the commencement of development and thereafter shall be maintained to the satisfaction of the Local Planning Authority. Any trees or shrubs dying within five years of planting shall be replaced to the satisfaction of the Director of Development Services.

8. Standard Condition F03X Surfacing

9. This permission shall relate to the amended plans; drawing no. 3895 D SP02 Rev B, 3895 D EL01 Rev B, and 3895 D PL01 Rev A received on 6th March 2003.

10. Prior to the use commencing a recycling area shall be provided within the site. Full details of its siting, shall be first submitted to and approved in writing by the Director of Development Services. The approved recycling area shall be retained thereafter.

11. The 'Sentry Bar' fencing hereby approved shall be treated in a colour which is to be agreed in writing prior to the commencement of the development by the Director of Development Services.

12. During construction there shall be no means of vehicular access to the site from New Lane.

13. All access/egress, internal circulation arrangements, together with associated highway improvements shall be laid out and constructed in accordance with drawing no.2626-02 B (Sanderson Associates) dated

December 2002. These arrangements including those physical measures to ensure the New Lane access is

Entrance Only shall be implemented in full prior to first occupation and retained thereafter.

(Reasons)



3. To ensure a safe form of development that poses no unacceptable risk of pollution or compromise to human health & safety.

4. Standard Reason R027A Amenity and quietude


6. Standard Reason R008A Development-Buildings in vicinity


8. Standard Reason R013A Use of parking areas


10. To encourage the recycling of waste materials in accordance with Policy MW11 of City of Salford Unitary

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PART I


Development Plan.


12. Reason: To protect the interests and safety of traffic on New Lane and Liverpool Road in accordance with policy DEV 1 of the City of Salford Unitary Development Plan.



1. Any lighting provided in the scheme should be erected and directed so as to avoid nuisance to residential accommodation in close proximity. Guidance can be obtained from the Institute of Lighting Engineers which relates to these matters (Guidance Notes for the Reduction of Light Pollution). The lighting should be designed to provide a standard maintained illumination (LUX) of between 5 and 20 LUX with the lower level being the preferable one.

2. It is recommended that the developer should contact Environmental Health prior to the commencement of trading so that any legislative requirements relating to Food Safety and/or Health & Safety matters are addressed properly. The relevant Environmental Health Officer (Peter Burns) can be contacted on 0161

793 2096 for any such advice.

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

4. The Director of Development Services (Main Drainage Section) should be consulted regarding details of drainage.

5. The developer should follow all good practice and advice when dealing with dusts and other fine materials such as smoke arising from the demolition and subsequent erection of the development. Where dusts are likely to be generated, appropriate measures to minimise the emission of dusts should be employed at all times.

Further advice on these and other related matters can be sought from the Local Environmental Health

Office which can be contacted on 0161 793 2083.

6. The Director of Development Services (Engineering) should be consulted on the associated highway improvement works.

APPLICATION No:

APPLICANT:

LOCATION:

PROPOSAL:

WARD:

03/45518/COU

Sudanese Community Learning Centre

Casket Works Cow Lane Salford 5

Change of use of second floor to community learning centre

Blackfriars

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PART I



This application relates to the second floor of Casket Works, a three storey former factory building on Cow

Lane, Salford 3. The property is owned by the Council. Surrounding uses are predominantly industrial and commercial.

The application proposes to change the use of the second floor of the property to a cultural and social teaching centre for the Sudanese Community Learning Centre, where Sudanese people will be taught computing and

English language in order to improve their communication skills. It is not proposed to undertake any external alterations to the building.

The remainder of the building is currently multi-occupied. Part of the ground floor is occupied by a transport company. The basement is occupied by a metal workers and part of the first floor is used by artists as studios/workshops. The building has not been fully let for in excess of ten years and there are still vacant units on the ground and first floors.

The applicant has indicated that the hours of opening of the proposed centre will be from 11am to 11pm Sunday to Thursday and midday to midnight on Fridays and Saturdays. However, I have been informed that during the day, only cleaning staff will be present. The main use of the centre for educational purposes will be in the evenings, from approximately 5pm. Car parking is already available in two parking areas to the east and west of the building.

PUBLICITY



6, 97/99 Oldfield Road

2, 4 Liverpool Street

Community Transport, Cockers Metal Workers, Casket Works, CMC, Cow Lane

CONSULTATIONS

Director of Environmental Services – recommends noise and vibration assessments prior to the approval of the application

REPRESENTATIONS

I have received one letter of objection to this application. The following points have been raised:

The property is an industrial building

Lack of security during the evenings


Site specific policies: none

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PART I


Other policies: DEV1

PLANNING APPRAISAL

The main issues in the consideration of this application relate to the appropriateness of the proposed use and car parking provision. Policy DEV1 outlines a number of criteria against which applications will be assessed, including the relationship of the proposed use to its surroundings.

The objector states that the property is an industrial building. Whilst I accept that the building was originally used for industrial purposes, it is now in multi occupation with a range of uses, including industrial, but also artists’ workshops. The building has not been fully let for a long period of time, which is an indication that the property may not be attractive to many modern industrial companies. This application would result in the occupation of a vacant section of the building. I consider that the proposed use for this section of the building could operate alongside the other existing uses and I am therefore satisfied that the use is appropriate. The objector is also concerned about security given the proposed opening hours of the centre. Whilst this is a consideration in the determination of the application, the objector’s security concerns could be addressed by the appropriate security measures, which are a matter to be discussed with those responsible for the letting of the building. I do not consider it to be a sufficient reason for refusal.

Car parking is available for tenants of the property within the curtilage of the site to the east and west of the building. As the centre will be used predominantly in the evenings and the tenants of the remainder of the building work ‘normal’ office hours, I am satisfied that the current parking provision is sufficient as the various tenants of the building will not be requiring car parking at the same time. The applicant has informed me that the majority of visitors to the centre either cannot drive or do not have access to a car and therefore a minibus service will be operated to transport visitors to and from the centre. The applicant has indicated that there will therefore be a maximum of 10 vehicles, including the minibus. Although there are no marked bays, I do not consider this to be a necessary requirement in this instance, given the nature of the use, the small number of vehicles expected, the hours of operation and the fact that this application will result in the occupation of a vacant floor of the building.

I therefore recommend approval.

RECOMMENDATION:



(Reasons)


APPLICATION No:

APPLICANT:

03/45540/HH

J Coffey

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PART I


LOCATION:

PROPOSAL:

27 West Way Worsley

Erection of a two storey rear extension

WARD: Walkden North


The application is for a two-storey rear extension at the rear of the dwelling.

The extension would project 3m from the rear main wall and extend across the rear of the house, to the boundary with 25 West Way. There are no extensions at the rear of the adjoining property. There is a two-storey rear extension along the entire rear of 29 West Way. There are no houses directly to the rear of the property.

PUBLICITY


25 West Way,

29 West way was not notified as it is owned by the applicant.

REPRESENTATIONS

I have received no representations or objections for this application.

Councillor Devine has requested that this application be considered by the Panel.



Other policies: Dev8- House Extensions.

PLANNING APPRAISAL

Dev8 states that permission would be granted if the extension would not have an unacceptably adverse impact on the amenity of the neighbouring residents by reason of overlooking, overshadowing, dominance, loss of privacy or light.

The Supplementary Planning guidance for House Extensions states that an extension should only project 2.74m from the rear main wall of the dwelling (Guidance Note HH11), and that permission will not normally be granted for 2 storey extensions that extend across the rear of a house is there is no single storey extension on the adjoining property. As the proposal does not comply with either of these guidelines of the Supplementary planning Guidance for House Extensions, I consider that the proposal would have a significantly detrimental impact on the amenity of these neighbours.

For the reason given, I consider that the extension would have a significantly detrimental impact on the amenity of the neighbours at 25 West Way and recommend the application is refused.

RECOMMENDATION:

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PART I



1. The proposed development would seriously injure the amenity of neighbouring residents by reason of size and siting, contrary to the City of Salford Unitary Development Plan Policy DEV8 and the Council's

Supplementary Planning Guidance for House Extensions.

APPLICATION No:

APPLICANT:

LOCATION:

PROPOSAL:

03/45550/FUL

Manchester Methodist Housing Association

Land At Alpha Street West And Western Street Salford 6

Erection of 12 two bedroomed bungalows and 2 four bedroomed houses together with new vehicular access

WARD: Langworthy


This application relates to a vacant grassed site which measures approximately 35m by 75m situated within an area of high density residential terraced properties. The site lies within the Seedley and Langworthy regeneration area and has been vacant for many years.

The proposal is for the erection of 12 two, bed bungalows and two, four bed houses for primarily older persons and for families including a disabled member of the household. There would be two blocks each comprising two houses and six bungalows which would be sited back to back of each other and separated by 8m. The gardens would be 10m wide and interlock in such a manner as to maximise the depth. All dwellings would have in-curtilage parking spaces whilst the wheelchair bungalows and the houses would have carports.

CONSULTATIONS

The Seedley and Langworthy Regeneration Partnership - fully support the proposal as it would provide a much needed diversity of property type, size and tenure within the regeneration area. They have stated that the diversity proposed will:

- Provide an opportunity for more inter-generational integration within the neighbourhood and community as a whole

- Provide an opportunity for those who require this type of specialised accommodation to remain within the community. There are already a significant number of residents in need of this type of home, some are being displaced by the proposed clearance.

- Extends choice with the provision of high quality bungalows for older people living in the neighbourhood.

The Environment Agency – no objections.

Greater Manchester Architectural Liaison Officer – recommends that the development is designed to secure by design standards.

PUBLICITY

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PART I


A press notice was displayed 6 March 2003.

A site notice was displayed on 17 February 2003.


5 and 9 Western Street

2 – 32(E), 39 – 45(O) Alpha Street West

1 and 2 Grange Street

29 and 32 Nadine Street

1 and 2 Nona Street

11, 17, 19 Seedley Park Road

REPRESENTATIONS

I have received two letters of objection to the proposal. The following issues have been raised:

Loss of open space, greenery, trees

Building on the site goes against the regeneration plan for the area


Site specific policies: H7/2 Housing Area Improvement and Renewal

Other policies: .H1 Meeting Housing Needs, H3 Maintaining and improving private sector housing

PLANNING APPRAISAL

Policy H7 identifies Langworthy and Seedley as one area within the City with considerable scope for improvement to both the housing stock and the environment and states that the City Council will seek to promote this in accordance with policy H3. Policy H3 seeks to maintain and improve private sector housing and its environment on an area basis through inter alia “the redevelopment of vacant and cleared sites for uses compatible with a residential area” and “the improvement of the housing stock”.

I have received two letters of objection to the proposal from residents who are concerned about the loss of the open space. I would acknowledge that the site currently forms an attractive grassed area but I also consider it important to consider the proposal and the advantages that would accrue against the loss of this green space. As the Seedley and Langworthy Partnership Board have stated, the proposal would provide a much needed improvement in the type of accommodation available within the area as well as providing accommodation specifically for disabled residents. The proposal therefore directly accords with policies H3 and H7 and in this locality I consider this to be important. The proposal also reflects the aims of the whole regeneration plan for the area.

The bungalows would be sited back to back with each other, with an 8m separation. However, the applicant has staggered the dwellings slightly and designed the internal layout so that a main habitable room window would directly face a kitchen/non-main habitable room window. There would also be 1.8m high wanelap fencing delineating the garden areas. The two four bed dwellings have been sited at one end of each block overlooking the side garden of the end dwelling to the rear. I am satisfied that designed in such a manner, an acceptable living environment would be created for any future resident. Suitable materials would be utilised for the construction of the dwellings in keeping with the surrounding environment.

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PART I


I consider this proposal to be acceptable and in accordance with the broad aims of the regeneration of the whole

Seedley and Langworthy area. I have no objections on highway grounds and the proposal would improve the housing stock within the area. I therefore recommend that this application be approved.

RECOMMENDATION:



2. Standard Condition D02X Details of Materials

3. The site shall be treated in accordance with a landscape scheme which shall be submitted to and approved by the Director of Development Services 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 and thereafter shall be maintained to the satisfaction of the Local Planning Authority. Any trees or shrubs dying within five years of planting shall be replaced to the satisfaction of the Director of Development Services.

4. The development shall be designed and constructed to Secure by Design standards in accordance with policy DEV4 of the UDP.

8. Prior to the commencement of development the developer shall submit a site investigation report for the approval of the LPA. The investigation shall address the nature, degree and distribution of ground contamination and ground gases on site and shall include an identification and assessment of the risk to receptors as defined under the Environmental Protection Act 1990, Part IIA focussing primarily on risks to human health and to controlled waters. The investigation shall also address the implications of ground conditions on the health and safety of site workers, on nearby occupied building structures, on services and landscaping schemes and on wider environmental receptors including ecological systems and property.

The sampling and analytical strategy shall be approved by the LPA prior to the start of the site investigation survey. Recommendations and remedial works contained within the approved report shall be implemented by the developer prior to occupation of the site.

(Reasons)




4. To ensure the development is secure for the future residents.



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PART I


1. The applicant shall contact the City's Highway Maintenance Section regarding the construction of the new footway and crossings the cost of which shall be met by the applicant.

2. Please find attached copy of comments from the Environmental Services Directorate dated 24 March 2003 outlining the outstanding information required to discharge condition 08.

APPLICATION No:

APPLICANT:

LOCATION:

PROPOSAL:

03/45554/OUT

Mr C Thompson

3 Folly Lane Swinton

Outline planning application for the siting of four apartments together with alterations to an existing vehicular access

WARD: Swinton South


This outline application relates to the siting and means of access for four flats. All other matters are reserved.

The area is residential in nature comprising mainly of semi detached properties and terrace. Planning permission has recently been approved for a detached dwelling on land adjoining this site. There is a significant change in levels within the site, the rear drops down towards Deans Brook. The footprint of this proposal would measure 16m along Folly Lane and 7m in depth. At its closest, it would maintain 12m to Folly

Lane.

The applicant’s agent has provided indicative drawings of the elevations. However these do not form part of this proposal.

CONSULTATIONS

Director of Environmental Services – No objections

PUBLICITY


5 – 11 (odd) Folly Lane

78 – 102 (even) Folly Lane

18 – 24 (even) Holly Road

32 and 34 Warren Drive

48 Wellington Road

REPRESENTATIONS

I have received three letters of objection in response to the application publicity. The main issues identified are as follows:

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PART I


Loss of light

Loss of privacy

Noise/Nuisance

Materials

Out of character of the area

Encroachment into the open space

Loss of value



Other policies: DEV1 Development Criteria, T13 Car Parking

PLANNING APPRAISAL

Policy DEV1 states that the City Council will have regard to a number of factors in determining applications for planning permission, including the location and nature of the proposed development; the amount, design and layout of car parking provision; the arrangements for servicing and access and the visual appearance of the development. Policy T13 seeks to ensure sufficient car parking provision.

I have received three letters of objection with regard to the application publicity which raise a number of points.

Issues of design and materials would be part of any reserved matters application. I am of the opinion that the siting of the building would provide sufficient separation to the existing properties and that recently approved on the adjoining site. I do not consider that the proposal would result in a loss of privacy to properties on even side of Folly Lane or Holly Avenue.

The applicant has shown parking provision for six vehicles, I consider that parking of 125% is acceptable in this location. I have no highway objections. I am also of the opinion that there is sufficient amenity space around the proposal for any future occupiers.

Therefore, I am of the opinion that this application for siting and means of access is acceptable and should be approved.

RECOMMENDATION:


1. Standard Condition A02 Outline

2. No development shall be started until full details of the following reserved matters have been submitted to and approved by the Local Planning Authority:

- plans and elevations showing the design of all buildings and other structures;

- the colour and type of facing materials to be used for all external walls and roofs;

- a landscape scheme for the site which shall include details of trees and shrubs to be planted, any existing trees to be retained, or felled indicating the spread of the branches and trunk positions, walls, fences,

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PART I

SECTION 1: APPLICATIONS FOR PLANNING PERMISSION 3rd April 2003 boundary and surface treatment.

3. Pursuant to the submission of any reserved matters the applicant shall provide details of the existing and proposed floor levels

(Reasons)


2. Standard Reason R002 Reserved Matters



1. This permission shall not relate to the details shown on the submitted plan, nor does it imply that permission is likely to be forthcoming for such details.

APPLICATION No: 03/45567/FUL

APPLICANT:

LOCATION:

PROPOSAL:

T Orrell And Ms N Done

302 Leigh Road Worsley

Demolition of existing dwelling and outbuildings and erection of one detached dwelling together with alterations to existing vehicular access

WARD: Worsley Boothstown


The application relates to a large detached house which lies in substantial grounds in the green belt. To the north lies open land, to the east and west similar properties, to the south Leigh Road, with open land beyond. A footpath adjoins the site to the west. There are a number of mature trees within the site.

The proposal seeks to demolish the existing house and to erect a replacement, within the centre of the plot, set back 47m from Leigh Road. The proposal would utilise the recently approved improved access which is yet to be constructed. The applicant does not seek to fell any trees as part of this proposal.

SITE HISTORY

In 1987 outline planning permission was granted for the erection of a detached house with new access in the garden, with all other matters reserved, E/22032.

In 2000 an outline planning application for the erection of a detached dwelling house and construction of new vehicular access in the house grounds was withdrawn, 00/40877/OUT.

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PART I


In 2001 full consent was granted for the demolition of the existing building and erection of a new detached house and garages (01/42383/FUL)

Earlier this year planning permission was granted for the erection of new 1.2m high boundary wall with 1m high railings above incorporating 2.2m high gates and alteration to existing vehicular access (02/45207/HH)

The three beech trees along the frontage have already been assessed by the City’s Arboriculatural Officer as not worthy of retention and will be removed as part of this approval.

CONSULTATIONS


Coal Authority – No objections

PUBLICITY

A press notice was displayed in the Advertiser 20/3/2003

The following neighbour addresses have been notified:

300 and 304 Leigh Road

Mariott Hotel

REPRESENTATIONS

I have received one representation in response to the application publicity. The main issues identified are as follows:

Inappropriate development within the Green Belt


Site specific policies: EN22 Green Belt

Other policies: EN1 Green Belt, EN2 Development within the Green Belt, EN7 Conservation of Trees and

Woodland, DEV2 Good Design

PLANNING APPRAISAL

I consider that the main issue relates to the appropriateness of the development within the Green Belt. A tree report has been commissioned by the applicant, the findings of which will reported prior to the meeting of the panel.

Policies EN1 and EN22 define the green belt, with policy EN2 considering development within it. This, in line with PPG2, seeks to preserve the Green Belt against inappropriate development and urban sprawl, to protect its visual amenity and openness. This is a general presumption against the construction of new buildings, except in a number of exceptional circumstances. These include development for agriculture/forestry buildings, essential outdoor sports facilities, or the limited extension, alteration or replacement of existing dwellings, providing that the new building is not materially larger than the one it replaces. It is this last point which is most pertinent, as the proposal represents a replacement house.

The existing house has a footprint of 223 sq.m and the proposed house would have a footprint of 623 sq.m. As such this represents an increase in built area of 179%, almost trebling in size.

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PART I


PPG2 Green Belts, is quite clear when dealing with development of new buildings. Paragraph 3.4 states “The construction of new buildings inside a Green Belt is inappropriate unless it is for the following purposes:

1.

Limited extension, alteration or replacement or replacement of existing dwellings (subject to paragraph 3.6 below);”

Paragraph 3.6 goes on to state “Provided that it does not result in disproportionate additions over and above the size of the original building, the extension or alteration of dwellings is not inappropriate in Green Belts.

The replacement of existing dwellings need not be inappropriate, providing the new building is not materially larger than the dwelling it replaces.”

Policy EN2 – Development within Green Belt reiterates this advice “The construction of new buildings within the Green Belt will be considered to be inappropriate unless it is for the following purposes:

5.

limited extension, alteration or replacement of existing dwellings provided this would not result in disproportionate additions over and above the size of the original building, or in the case of replacement the new building is not materially larger than the one it replaces”

The applicant’s agent has supplied additional information is support of the proposal. PPG2 paragraph 3.2 also states

“it is for the applicant to show why permission should be granted.”

The main case put forward by the applicant’s agent is that the proposal would only occupy 7.7% of the site and that the scheme has been designed in such a way that the elevation fronting Leigh Road would be smaller than the existing dwelling. The increased footprint would utilise the depth of the site behind the smaller frontage, the main bulk of the proposal would be some 72m from the highway.

I am of the opinion that the case put forward by the agent does not demonstrate the very special circumstances needed to outweigh the presumption against inappropriate development. I am also of the opinion that the proposed siting of the dwelling on a larger footprint would detrimentally affect the openness of the Green Belt.

The previous approval for a new detached dwelling on this site was approximately 46% larger than the original dwelling. As this proposal would increase the footprint by 179%, it is reasonable to construe that the proposed dwelling is materially greater than the building it replaces and as such is considered inappropriate. Therefore, I am of the opinion that the proposal would adversely affect the openness of the Green Belt, contrary to policy

EN2 and Planning Policy Guidance Note 2, and should be refused.

RECOMMENDATION:


1. Standard Reason RR02A Green Belt

APPLICATION No:

APPLICANT:

03/45578/FUL

Charlestown/Lower Kersal NDC

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PART I


LOCATION: Site Of Former Charlestown Library, Bounded By Rudgeley Street,

Litchfield Street And Cromwell Road Salford 6

PROPOSAL: Creation of a community garden to include the erection of 2.5m high fencing, locking-gates, hard surfacing, raised planters, boundary planting and seating

WARD: Pendleton


This application relates to the site of the former Charlestown Library, on land bounded by Rugeley Street,

Litchfield Street and Cromwell Road, Salford 6. The application is for the creation of a community garden, including the erection of 2.5m high fencing, locking gates, hard surfacing, raised planters, boundary planting and seating. Pedestrian entrances into the site will be from Lichfield Street and Rugeley Street. Access for maintenance vehicles will be provided off Rugeley Street. It is proposed to have a 0.4m high brick wall with

2.1m high railings above on the Cromwell Road frontage. 2.5m high railings will bound the rest of the site.

The application has been submitted by Groundwork Salford and Trafford on behalf on the Charlestown and

Lower Kersal New Deal for Communities and has been developed in conjunction with members of the local community. The land is owned by the City Council.

The site is currently grassed and there is some fencing around its perimeter, although much of this is currently in a poor condition. There are also two ash trees on the site. It is proposed to fell both these trees as part of the application although twenty five new trees will be planted.

PUBLICITY


2-24 (E) Rugeley Street

69-83 (O) Lichfield Street

6-9 Petrie Court, Cromwell Road

CONSULTATIONS

Director of Environmental Services – no objections

REPRESENTATIONS

I have received one letter of objection to the application. The following issues were raised:

The application would result in the removal of two trees




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PART I


PLANNING APPRAISAL

Policy DEV1 contains a number of criteria against which planning applications should be assessed. Of most relevance to this application are the impact on existing trees, the visual appearance of the development and landscaping.

The site is currently a vacant grassed area and whilst it does not detract from the surrounding area at present, its appearance could be significantly enhanced. The fencing surrounding the site is in a poor state of repair and in need of replacement. I therefore consider that the application would greatly assist in improving the appearance of the area. It would also provide a valuable local recreational facility and given that the scheme has been prepared in conjunction with local residents, I am satisfied that the proposal would provide positive benefits to the local community.

Turning to the letter of objection, whilst I accept that the proposal would result in the removal of two ash trees,

I consider that the nature of the proposed development and the significant additional tree planting outweighs the loss of these two trees. I have discussed the loss of the trees with the Council’s aboricultural officer who acknowledged the amenity value of the two existing trees but recognised the benefits which would be accrued as a result of the scheme and that a significant number of trees would be planted as part of the proposals. The trees proposed to be planted are hornbeam and flowering cherry. The applicant has discussed these species with local residents prior to the submission of the applicant. The residents wished to have trees on the site which would not obscure their views and the species proposed were considered appropriate.

On balance, I consider the loss of the two trees to be outweighed by the number of replacement trees and the positive benefits of the application. The application would greatly enhance the appearance of the area. On the above basis, I recommend that the application be approved.

RECOMMENDATION:


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

2. This permission shall relate to the amended plan received on 13th March 2003 which shows the general arrangement of the community garden.

(Reasons)

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


APPLICATION No:

APPLICANT:

03/45593/FUL

C Morris

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PART I


LOCATION:

PROPOSAL:

Newearth Florist 4 Newearth Road Walkden Worsley

Erection of single storey extension and enclosed staircase to first floor at rear of existing shop premises

WARD: Walkden South


This application relates Newearth Florist and is for the erection of a single storey rear extension. The property is a mid-terrace and is bounded by retail and residential uses.

The extension would project 2.74m along the boundary of 6 Newearth Road to match the length of the existing two storey outrigger. It would be set in 0.2m and would be 2.5m in height at the boundary. It is proposed to access the first floor flat via an internal staircase, which would measure 1.9m X 1.26m and would build off the approved extension at No.2 Newearth Road.

SITE HISTORY

Members will recall that planning permission for a similar application was refused in July 2002. It was considered that the extension would injure the amenity of neighbouring residents due to its size and siting, that it would result in loss of privacy for neighbouring residents and that inadequate provision for car parking within the curtilage of the site had been proposed.

The second application was withdrawn prior to consideration of the panel for a similar extension which would have projected 6.5m along the common boundary.

CONSULTATIONS


Coal Authority – Advice provided

PUBLICITY


2, 6 and 8 Newearth Road

REPRESENTATIONS

I have not received any representations in response to the application publicity.


Site specific policies:

Other policies: DEV1 – Development Criteria, SPG6 – House Extensions

PLANNING APPRAISAL

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PART I


Policy DEV1 seeks to ensure that due regard is given to the size and density of the proposed development and the effect on privacy of neighbouring residents. Although the proposal is for a retail premises, I am of the opinion that the Council’s SPG for House Extensions is relevant to this application although not applicable, in light of the adjoining residential property.

A retail unit and a residential property bound the application premises. At present, both retail units have a two storey outrigger on their common boundary, which is on the opposite side to the residential property.

A number of amendments have been made since the refusal of a similar scheme earlier this year in an attempt to address the reasons for refusal. The length of the proposed extension has been reduced from 8.5m to 6.5m and now to 2.74m. The height at the boundary of 6 Newearth Road has been reduced from 3.3m to 2.5m. The proposed extension now has a monopitch roof and the access and balustrading to the first floor flat have been removed. The flat has instead been designed with an internal staircase. The reduction in length of the proposed extension would allow a single car parking space to be provided within the curtilage of the premises, although this is not shown on the submitted plans. The provision of a space would address one of the reasons for refusal.

I am of the opinion that this extension is now an acceptable addition to this commercial property and would not result in a serious affect on the adjoining property. I am also of the opinion that the scheme is in accordance with the principles of the Council’s SPG for house extensions.

RECOMMENDATION:



2. This permission shall relate to the amended plan received on 24th March 2003 which shows a 2.74m projection.

(Reasons)



APPLICATION No:

APPLICANT:

LOCATION:

PROPOSAL:

03/45601/FUL

A Belvedere

Wentworth House 8 Blantyre Road Pendlebury Swinton

Erection of single storey front extension, front porch together with creation of additional pedestrian/vehicular access


55


PART I



This application relates to Wentworth House, 8 Blantyre Road, Pendlebury. It is proposed to erect a single storey front extension, a front porch and an additional pedestrian/vehicular access.

The property is currently in use as a nursing home. The proposed works are intended to improve the existing facilities and provide more space for residents. The proposed porch will incorporate a ramp which would improve the accessibility of the building for disabled residents and visitors. The additional access will enable vehicles to drive in and out of the site in a forward gear.

The proposed front extension will be located in what is currently a void in the front of the building. The construction of the extension would fill in this void.

The holly trees at the front of the property are protected by a Tree Preservation Order. It is proposed to retain these, but remove all the adjacent conifers, which are not protected, in order to create the new access and to extend the hard standing.

PLANNING HISTORY

In May 2002, an application for the erection of a front porch, rear conservatory, front extension to dayroom and the construction of a new access and additional hard standing was submitted (ref: 02/43823/FUL). However this application was withdrawn prior to a decision

In 1991, planning permission was granted for the erection of a two storey extension (ref: E/27632)

In 1990, planning permission was refused for the erection of front/side/rear extensions and lift shaft (ref:

E/26042)

CONSULATIONS

Director of Environmental Services – no objections

PUBLICITY


2-6 (E), 10-16 (E), 1-15 (O) Blantyre Road

6 May Road

7-17(O) Torrington Road

REPRESENTATIONS

I have received two letters of objection in response to the application publicity. The following points were raised:

Increase in heavy traffic along Blantyre Road

Damage to Blantyre Road


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PART I




DEV3 – Alterations/Extensions

EN7 – Conservation of Trees and Woodland

PLANNING APPRAISAL

I consider the main issues in the determination of this application to be the appearance of the proposed extensions and the impact of the proposed new access on the trees.

Policy DEV1 outlines a number of criteria to which the Council will have regard when considering applications. Of most relevance to this application are the visual appearance of the development and the impact on existing trees. Policy DEV3 states that the Council will require applications for extensions or alterations to respect the scale, style, proportions and materials of the original building. Policy EN7 relates to the importance of protecting the City’s trees and sets out a presumption against the loss of mature and semi mature trees.

In terms of the grounds of objections, I do not consider that this application would result in an increase in traffic along Blantyre Road, due to its relatively minor nature. Whilst I acknowledge that the construction of the proposed development would result in a small increase in construction traffic on Blantyre Road, this would only be for a relatively short space of time. I do not consider these to be sufficient to justify the refusal of the application.

The construction of the porch and front extension would serve to improve the nursing home and would be of an appropriate scale. I have discussed the proposed new access and its potential impact on the existing protected trees with the Council’s arboricultural officer who considers that provided the work to excavate the existing flower bed in front of the holly trees is done by hand, the proposal will not have an adverse impact on the trees.

I have attached a condition to this effect.

On the above basis I recommend that the application be approved

RECOMMENDATION:



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 Director of Development

Services.

3. Where the existing lawn lies in close proximity to the existing protected trees, excavations to provide the proposed hard standing shall be undertaken by hand.

4. Standard Condition C04X Fencing of Trees protected by T.P.O.

(Reasons)


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PART I


2. Standard Reason R007A Development-existing building

3. Standard Reason R010A Protect TPO trees

4. Standard Reason R009 Safeguard Existing Trees


1. Highways Maintenance should be contacted regarding the vehicular access

APPLICATION No:

APPLICANT:

03/45606/FUL

Mr And Mrs S J Brown

LOCATION:

PROPOSAL:

Moorfield House 132 Liverpool Road Irlam

Erection of three storey front extension

WARD: Irlam


This application relates to a detached residential care home. The proposal is to erect a three-storey extension to the front of the property, providing an additional 10 bedroom spaces (and a total of 28 bedroom spaces), a sitting room and dining room and laundry/office space within the basement. The proposed extension would project 11.1 metres from the front of the original property and would be 23.7 metres in width. The building would be set back approximately 11.2 metres from the boundary with Liverpool Road. There are a number of mature trees (3 Sycamore, 1 Oak and 1 Birch) located on the Liverpool Road frontage. These are protected by

Tree Preservation Order 256 (2002). The extension would be a distance of 10 metres from these trees. One tree on the Moorfield Road boundary would be removed, this tree is not protected by the TPO. The extension would be constructed from red/brown facing brick. Three additional car parking spaces are proposed adjacent to the vehicular access to the site, providing a total of 11 spaces.

There would be a total of 19 staff working at the premises, with a maximum of eight staff present at the busiest times. The care home provides 24-hour residential care, seven days a week.

Moorfield House is a detached, bay fronted property situated in substantial grounds. A sizeable side extension has already been erected to the north-west of the property. The property is set back some 22 metres from

Liverpool Road and 8 metres from Moorfield Road.

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PART I


To the north-east of the site is Moorfield Parade, a Key Local Centre. The surrounding area is predominantly residential in nature. The residential properties on Woodbine Terrace are three-storey and Moorfield Parade is also three-storey. The dwellings opposite the application site on Liverpool Road are two-storey.

SITE HISTORY

02/43772/FUL – Erection of extension to existing residential care home. Planning permission was refused May

2002 for the following reasons: 1) The proposed development would be detrimental to the amenity of the area by affecting, to an undesirable degree, trees which are the subject of a Tree Preservation Order, and as such is contrary to Policy EN7 of the adopted Unitary Development Plan. 2 )The proposed development would be out of character with the surrounding area because of its size, design and appearance, and as such is contrary to

Policy SC12 of the adopted Unitary Development Plan.

A subsequent Appeal was dismissed January 2003.

E/23007 – Erection of a two storey extension to an elderly persons home to provide 12 additional bedrooms and the creation of separate pedestrian access to the front of the property. Approved 15.6.88

E/22877 – Change of Use from Class C3 dwelling house to a residential care home for the elderly, class C2.

Approved 15.6.88

CONSULTATIONS

Director of Environmental Services - A PPG 24 noise assessment was carried out which determined the Noise

Exposure Category to be B. A condition requiring acoustic dual glazing is recommended.

Director of Community and Social Services – No objection.

PUBLICITY



16, 30 Moorfield Parade

1, 2 Moorfield Road

2, 4 Moorfield Close

9,11 Turner Avenue

2 – 12 (evens) Woodbine Terrace

75 – 87 (odds) Liverpool Road

REPRESENTATIONS

I have received one letter of objection in response to the application publicity. The main issues identified are as follows:

- the extension will completely cover the lovely old house that has been part of Irlam for years.


Site specific policies: None.


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DEV3 – Alterations/ Extensions

SC12 – Residential Care Homes and Nursing Homes

EN7 – Conservation of Trees and Woodlands.

PLANNING APPRAISAL

Unitary Development Plan policy DEV1 states that in the consideration of planning applications the City Council should have regard to a number of factors, including the size, density and visual appearance of the proposed development; its relationship to existing buildings and its surrounding and the impact on existing trees on or adjacent to the development site. Policy

DEV2 relates to the quality of design in new developments, and states that such developments should pay due regard to existing buildings and the character of the surrounding area. Policy DEV3 relates to applications for alterations and extensions and requires that such applications should respect the general scale, style, proportion and materials of the original structure and complement the general character of surrounding buildings. Policy SC12 relates to residential care homes and states that planning permission for a new building development will only be granted where a number of criteria are satisfied, in particular, the proposal should not have an unacceptable adverse effect on the character or appearance of the surrounding area and that adequate provision should be made for private amenity space within the curtilage of the site. In addition, the City of Salford has adopted Supplementary Planning

Guidance (SPG) in relation to this use - "Development Control Policy For

Residential Care Homes and Nursing Homes".

The objection raised relates to the appearance of the extension and the loss of the front elevation of Moorfield

House. I consider that the principle matters for consideration are the amendments made to the proposal following the decision of the Planning Inspector to dismiss the Appeal and whether these amendments satisfactorily overcome the reasons the Inspector gave for dismissing the Appeal. The proposal to which the

Appeal related involved an extension projecting 15 metres from the original building, which would be sited 7.5 metres from the back of the pavement on Liverpool Road and 6 metres from the protected trees. The Planning

Inspector considered that given the scale and proposed mass of the extension, along with its slightly elevated position, the proposal would appear dominant and visually intrusive in the street scene. The Inspector did not, however, consider it appropriate to provide a mock Victorian front to the elevation, as the front elevation of

Moorfield House would disappear and considered it preferable to match the character of the surrounding buildings in both form and materials. With regards to the trees, the Inspector was concerned that the proximity of the proposed extension to the protected trees would conflict with the tree root systems and the trees would cast shadows over the proposed front extension for much of the day and the subsequent loss of sunlight would lead to their lopping or felling. The Inspector concluded that the proposal would therefore harm the character and appearance of the area, including the mature trees.

I consider that the two main areas for consideration are therefore the relationship between the proposed extension and the protected trees and the appearance of the extension in relation to the character of the surrounding area. The City Council’s Senior Arboricultural Officer has advised that in order to protect the trees from any negative impacts, a minimum distance of 10 metres should be maintained between the trees and the proposed extension. This distance has been achieved and as such I do not consider that the trees would be at risk from the proposed development or pressure from future occupiers of the development.

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With regards to the siting and appearance of the proposed extension, the extension would be set back approximately 11.2 metres from Liverpool Road, in comparison, the proposal to which the Appeal related was approximately 4 metres closer to the Liverpool Road frontage. The building line on this side of Liverpool Road is varied. The proposed extension would however be level with the adjacent Moorfield Parade. I consider that the proposal would respect the current building line and as such it would be unduly dominant in the streetscene.

With reference to the design of the development, I consider that the proposed fenestration detail, brickwork and alignment would be in keeping with the character and appearance of surrounding buildings in the area.

The SPG on Residential Care Homes and Nursing Homes states that at least 25% of the total area of the site should be private garden space for the exclusive use of residents. Although the proposal would lead to the loss of a significant amount of garden space, I am satisfied that there would be at least 25% of private garden area remaining at the site. I have no objections to the proposal on highway grounds.

RECOMMENDATION:



2. The site shall be treated in accordance with a landscape scheme which shall be submitted to and approved by the Director of Development Services 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 6 months of the commencement of development and thereafter shall be maintained to the satisfaction of the Local Planning Authority. Any trees or shrubs dying within five years of planting shall be replaced to the satisfaction of the Director of Development Services.

3. Standard Condition C04X Fencing of Trees protected by T.P.O.

4. Standard Condition C05C No topping etc to Trees protected by TPO

5. No development shall be started until samples of the facing materials to be used for the walls and roof of the development have been submitted to and approved in writing by the Director of Development Services.

6. The windows of all habitable rooms to the elevation facing Liverpool Road shall be acoustically dual glazed to the standards of the Noise Insulation Regulations 1975 (as amended). An alternative would be to install sealed double glazed units comprising glass of 10mm and laminated 6.4mm with a 12mm air gap.

The unit shall be installed in accordance with the manufacturer's recommendations to avoid air gaps when fitting the frames. Alternative means of ventilation, which must be sound attenuated should be provided.

(Reasons)





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PART I





1. United Utilities should be consulted regarding details of drainage. The basement is susceptible to flooding due to backflow from sewers - measures are to be incorporated into drainage to prevent such flows.

Advance approval is required for sewer connection.

APPLICATION No:

APPLICANT:

LOCATION:

03/45631/DEMCON

Housing Services Directorate

68-70 Duchy Street Salford 6

PROPOSAL:

WARD:

Prior Notification for the demolition of existing dwellings

Langworthy


This application relates to the demolition of two terraced dwellings within the Seedley and Langworthy

Regeneration area. The properties are under the control of the Housing Services Directorate. The proposal is to completely remove the dwellings down to ground level and consolidate cellar space with the intention to temporarily grass the site, protected by a barrier/ knee rail. The Director of Development Services (Building

Control Section) would supervise all demolition, to accord with Health and Safety requirements.

The proposal has been submitted as part of the SRB5 Seedley and Langworthy Initiative. The surrounding area is predominantly residential, with shops and a surgery to the rear. Many of the properties in the vicinity are vacant and boarded up.

SITE HISTORY

No recent history.

CONSULTATIONS

No consultations.

PUBLICITY

A site notice was displayed on 5 th March 2003.

The following neighbours were notified of the application:

66, 72 Duchy Street

188-194(e) Langworthy Road

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PART I


14 Langham Road

59, 61 Duchy Street

REPRESENTATIONS

I have received nil (0) representations/ letters of objection in response to the application publicity.


Site specific policies: H7/2 – Housing Area Improvement – Langworthy/Seedley

Other policies:

H2 – Maintaining and Improving Public Sector Housing

DEV1, - Development Criteria

DEV3, DEV4 – Alterations, Design & Crime

PLANNING APPRAISAL

Unitary Development Plan policy H2 states that the City Council will seek to maintain and improve public sector housing by promoting a number of measures including the selective clearance of housing where appropriate and improving the housing environment through the provision of public open space. Policy H7/2 states that the City Council will promote the improvement of the Langworthy/Seedley area, which has been identified as suffering from a variety of physical, environmental and social problems.

The Department of Environment Circular 10/95 ‘ Planning Controls over Demolition’ provides guidance on controls over the demolition of buildings. The prior approval of the local planning authority is required for certain types of demolition. In such cases, a developer must apply to the local planning authority for a determination of whether their prior approval will be required to the proposed method of demolition and any proposed restoration of the site.

No public/consultee objections have been received. All properties identified for demolition are presently vacant. I am satisfied that this proposal would not be detrimental to the visual amenity of the locality.

The properties are in a poor state of use and I am satisfied that their demolition is in accordance with Unitary

Development plan policies H2 and H7/2.

RECOMMENDATION:



(Reasons)


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APPLICATION No:

APPLICANT:

03/45633/COU

Abdullah Omar

LOCATION:

PROPOSAL:

50 Parrin Lane Eccles

Change of use to sale of hot food (class A3)

WARD: Winton


The property is situated in the middle of an existing row of shops with a hairdresser’s to one side and a bakery to the other. The surrounding area is predominantly residential, and the nearest residential property is the flat above the neighbouring hairdressers, which is currently occupied. There is also a pedestrian crossing less than

10 metres from the application property, and parking restrictions are in force.

Planning permission is sought for change of use from a shop to a hot food takeaway. There would be four people employed. The hours of opening would be from 4pm to 12pm seven days a week.

SITE HISTORY

In 2001 planning permission was refused for a change of use to a hot food takeaway, on the grounds that the proposed use would be detrimental to residential and local amenity. (01/42345/COU).

In 2002 planning permission was refused for change of use from shop to shop for sale of hot food, on the grounds that the proposal would be detrimental to residential and local amenity (01/43423/COU).

CONSULTATIONS

Directorate of Environmental Services – recommends refusal as it is adjacent to a residential property.

PUBLICITY

The following neighbour addresses have been notified:

40-48 (e), 52-64(e) Parrin Lane

47-61 (o) Parrin Lane

REPRESENTATIONS

I have received one letters of objections in response to the application publicity. The following comments having been made:

Parking problems created

There are already several hot food take-aways in the area

Increased litter in the area

Detrimental to amenity in the area because of noise

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PART I


No demand for another hot food take-away


Site specific policies: N/A

Other policies: S5 Control of Food and Drink Premises

DEV1 Development Criteria

PLANNING APPRAISAL

Applications for hot food shops are considered by the City Council on the basis of policy S5 of the City of

Salford Unitary Development Plan. Policy SC5 states that A3 uses will only be permitted where they would not have an unacceptably adverse impact on the amenity of surrounding residential areas by reason of noise, general disturbance, fumes, litter, vehicular and pedestrian traffic. Such uses should also not prejudice the safety of pedestrians and road users, in addition to car parking and the free flow of traffic. DEV 1 also supports this and states that when determining planning applications that the City Council should pay due regard to the likely scale and type of traffic generation and the relationship to surrounding uses. Both these policies are reflected in Development Control Policy No. 2.

As demonstrated by policies S5 and DEV1 the City Council is concerned with the environmental and highway problems associated with such uses, particularly where they are located outside established shopping centres.

Such problems include higher levels of noise and disturbance, which are often even more noticeable when other shops are closed. In addition, such A3 uses bring with them a dependency on passing trade, which has inevitable implications for highway safety, and thereby residential amenity.

Although I have no objections on highway grounds I am concerned about the impact an additional takeaway would have on the area and the free flow of vehicular traffic. According to the representations received Parrin

Lane is an extremely busy road and already suffers from parking problems. There are parking restrictions in force immediately in front of the application property and although there is on-street parking available this is used up be residents.

The main planning issues to consider in this instance are therefore local and residential amenity. As demonstrated by policies S5 and DEV1 the City Council is concerned with both the environmental and highway problems associated with such uses, particularly where they are located outside established shopping areas. Such problems include higher levels of noise and disturbance, which are even more noticeable when other shops are closed, in addition to a dependency on passing trade, which has inevitable implications for parking. I am of the opinion that the application property is in unacceptable location for a hot food takeaway as not only is there a residential flat above the neighbouring property, the property is also within a residential area.

The common problems associated with takeaways (which according to those whom have objected are already experienced), such as emission of odours, attraction of large numbers of people, noise, disturbance and litter would in my opinion be detrimental to local amenity. I thereby recommend that the application be refused as the application is contrary to the requirements contained within both Development Control Policy No. 2 and the

Development Plan.

RECOMMENDATION:


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PART I


1. The proposed development would seriously injure the local amenity and that of neighbouring residents by reason of noise, fumes, and general disturbance. As such the proposal woud be contrary to policy SC5 of the City of Salford Unitary Development which seeks to safeguard the amenity of neighbouring residents.

APPLICATION No:

APPLICANT:

LOCATION:

03/45644/ADV

Scottish And Newcastle Retail

The New Ellesmere PH East Lancashire Road Swinton

PROPOSAL:

WARD:

Display of various internally illuminated signage

Swinton South


This application relates to the New Ellesmere pub on the East Lancashire Road. The proposal is for various internally illuminated advertisements which would reflect the change of Company signage. The proposal would involve changing 5 existing signs and displaying an additional two signs across the 3 elevations. It is also intended to change some of the style of the existing externally mounted lamps.

SITE HISTORY

Several applications have been submitted in the past for illuminated advertisements on this property. The most recent application was approved by the full Council in 1993 for new pub signs (ref. 93/30968/ADV)

PUBLICITY


1-19 Kildare Road

251-257 (odd) Worsley Road

2 & 4 Henniker Street

REPRESENTATIONS

I have received one letter of objection in response to the application publicity. The resident faces the property across Kildare Road and is concerned about the affect on her house, particularly her bedroom from any additional illuminated signage.




PLANNING APPRAISAL

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PART I


This application is to change some of the existing signage on the building, and provide an additional 2 signs. I am aware that the objector is concerned about the increase in illuminated advertisements and their possible effect on her property, particularly as her house was built before pub. I do appreciate that there can be problems of light pollution to residential properties where they are located facing commercial properties. However, I am mindful that the objector is 30m from the closest part of the building and is separated by Kildare Road. I have also considered that the majority of the signs are in the same position as existing illuminated signs. Of the two new signs, one is proposed on the furthest part of the elevation facing the objector and would be over 40m away from her house, and the other would be on the elevation facing into the car park. Therefore I would not consider that the proposal would have a significant increase of an impact on the amenity of the neighbouring residents. I would not consider that the proposed signs would be detrimental to the street scene.

RECOMMENDATION:


1. Standard Condition K01S Standard Advertisement Condition

(Reasons)

1. Standard Reason R034 Advert

APPLICATION No:

APPLICANT:

LOCATION:

PROPOSAL:

03/45672/DEMCON

Housing Services Directorate

37/39 Gore Crescent Salford 5

Prior notification for the demolition of the existing dwellings

WARD: Weaste And Seedley


The prior notification relates to the demolition of 2 vacant semi-detached houses located on Gore Crescent,

Salford 5. The properties are under the control of the Housing Services Directorate. The proposal involves the complete removal of the properties to ground level. The demolition would be supervised by Building Control

Section and shall be carried out in accordance with council Health and Safety requirements. Following demolition works, the site would be soiled and seeded and a knee rail would be erected around the perimeter of the site.

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PART I


Both properties are to be demolished due to severe structural problems. Any subsequent site treatment would be subject to a separate planning application if appropriate.

PUBLICITY


44-48 (e), 35 and 41 Gore Crescent.

15-19 (o) Gore Crescent.



Other policies: H2- Improving Public Sector Housing.

PLANNING APPRAISAL

Unitary Development Plan policy H2 states that the City Council will seek to maintain and improve public sector housing by promoting a number of measures including the selective clearance of housing where appropriate and improving the housing environment through the provision of open space.

Due to the very poor structural state of these properties, I am satisfied that their demolition is in accordance with policy H2 of the Unitary Development Plan, and have no objections.

RECOMMENDATION:



2. The site shall be levelled, grassed and surrounded by a knee rail fence within four months of the commencement of development.

(Reasons)



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PART I

SECTION 1: APPLICATIONS FOR PLANNING PERMISSION

APPLICATION No:

APPLICANT:

03/45599/DEEM3

Charlestown County Primary School

3rd April 2003

LOCATION:

PROPOSAL:

Charlestown County Primary School Lissadel Street Salford 6

Erection of 2.4m high security fence and gates and creation of additional parking spaces

WARD: Pendleton


This application relates to the Charlestown Primary School on Lissadel Street. The proposal is to construct

11 new car parking spaces and one disabled space at the front of the school, to the side of the school drive, on land which is currently grassed. It is also proposed to erect a 2.4m fence around the entire school building, but not enclosing the playing field on the site. The plan has been amended so that the northern boundary with the houses and immediately adjoining Symms Street would be Crusader railings and the rest would be palisade and it would all be coloured.

CONSULTATIONS

Greater Manchester Police Architectural Liaison Officer – he would not normally recommend palisade in prominent street locations or adjacent to housing, because it introduces a perception of a fear of crime. In such positions they would recommend a railing or heavy wire mesh fencing which they would consider just as effect in terms of quality of security.

PUBLICITY

A site notice was displayed on 7 March 2003


1-18 Rockley Gardens (incl.)

REPRESENTATIONS

I have received no representations in response to the application publicity.



Other policies: DEV 4 – Design and Crime

PLANNING APPRAISAL

Policy DEV4 states that the City Council will encourage greater consideration of crime prevention and personal and property security but that regard will be had to the choice of external finishes and the position and height of fencing and gates. It is intended that security features should not detract from a developments appearance.

The design of the fence along part of the boundary has been amended to show a railing style fence where it adjoins the residential property as well as up against the road frontage facing the new high school.

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PART I


Therefore I would consider that the most sensitive boundaries would have a better quality design of fencing.

The rest of the fencing would be within the site or face the surrounding non-residential properties and I would consider that this would not be detrimental in this position.

I would consider that the proposed car parking would provide additional spaces for the school without removing a significant amount of playground, as it would be a 5m strip of grass which is alongside the existing school drive. I do not consider that this car park would have a detrimental impact on the street scene.

RECOMMENDATION:



2. The fencing hereby approved shall be treated in a colour which is to be agreed in writing prior to the commencement of the development by the Director of Development Services.

3. This permission shall relate to the amended plan received on 21 March 2003 which shows revised design of fencing.

(Reasons)



3. Standard Reason R005A Amenity-neighbours

APPLICATION No:

APPLICANT:

03/45603/DEEM3

Mrs J Redhead

LOCATION:

PROPOSAL:

Newcroft High School Seedley Road Salford 6

Siting of portable buildings to provide staffroom, therapy room and link corridor and erection of 2.4m high 'heras crusader' fence

WARD: Pendleton


This application relates to New Croft High School, which is situated on the corner of Seedley Road and

Fitzwarren Street. On the opposite side of Seedley Road is a residential area that is screened from the school by a brick wall approximately 5m in height. On the opposite side of Fitzwarren Street are the rear gardens of properties on Tenbury Close.

The proposal is for the siting of a temporary portable building for a period of two years and erection of 2.4m high crusader fencing around the portable building. The building would project a total of 14m X 12m with a height of 3.3m. The building would have a blue fascia around the top, white cladding around the windows and doors and a grey chip panel below that.

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PART I


PUBLICITY



33-55 (odds) Tenbury Close

St James RC School Colwyn Street

Youth Club Colwyn Street

2 and 4 Lower Seedley Road

The Sutton Club Seedley Road

2 – 2- (evens) Beehill Drive

1 and 3 Doveridge Gardens

REPRESENTATIONS

I have received no representations or letters of objection in response to the application publicity. The application has been submitted by the City of Salford.



Other policies: Other policies: DEV1 – Development Criteria


DEV4 – Design & Crime

SC3 – Education Land & Buildings

SC4 – Improvement / Replacement of Schools

PLANNING APPRAISAL

DEV1 and 2 highlight the importance of design to fit in with the surroundings and complement the amenity of the area.

DEV4 explains the need for good design to contribute towards crime prevention.

Policy SC4 explains the need to improve school facilities subject to availability of adequate resources.

The portable building is to provide a staffroom for the staff of the school as there isn’t one currently. The fencing is to provide security for the proposed staffroom.

The proposal would be approx. 10m from Fitzwarren Street and be partly hidden from Fitzwarren Street as there are two large trees and a sub station surrounded by mature trees next to it. The proposal would be approximately 2.5m from Seedley Road, which has a 5m high wall on the other side surrounding a residential development. The fencing would be located approximately 2.5m from the proposed building and would surround it entirely. The fencing would be crusader which is deemed acceptable in a residential location.

I would not consider the proposal to have a detrimental impact on the occupiers of neighbouring properties or the street scene.

RECOMMENDATION:

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PART I

SECTION 1: APPLICATIONS FOR PLANNING PERMISSION


3rd April 2003


2. The crusader fencing hereby approved shall be treated in a colour which is to be agreed in writing prior to the commencement of the development by the Director of Development Services.

3. The building hereby permitted shall be removed on or before the expiration of a period ending two years from the date of the decision; when the site shall be restored to its condition immediately prior to the commencement of development, unless a further permission is granted by the Local Planning

Authority.

(Reasons)



3. Standard Reason R043 Application for temporary consent

APPLICATION No:

APPLICANT:

03/45605/DEEM3

Seedley Primary School

LOCATION:

PROPOSAL:

Seedley C.P. School, Liverpool Street Salford 5

Erection of 2.4m high palisade fencing

WARD: Langworthy


This application relates to Seedley C.P. School, which is situated on Liverpool Street. Adjacent to the east boundary of the site is a 3m brick wall with various residential properties beyond it, to the south is the M602 and to the west is mostly school playing fields, a bowling green and a row of four terraces.

The palisade fencing would be powder coated green and the majority of it would be situated well within the site grounds. The caretakers house is situated on Liverpool Street and the first section of proposed fencing would be situated from the back corner of the caretakers property to the west boundary. A section of fencing would be situated around the nursery close to the east boundary and there would be a section to the rear of the school.

PUBLICITY



21 – 39 (odds) Derby Road

The Moorlands Weaste District, Derby Road

569, 504, 506, 508 – 518 (evens) Liverpool Street

12 and 15 Middlebourne Street

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PART I


17 Northbourne Street

15 and 16 Southbourne Street

REPRESENTATIONS

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




DEV4 – Design and Crime

PLANNING APPRAISAL

Policy DEV1 seeks to ensure development fits in with its surroundings and does not interfere with residential amenity. Policy DEV4 encourages measures that will improve security and lead to crime prevention.

The proposed fencing is to improve security around the school and to the caretakers property which has been vandalised on a number of occasions.

The fencing close to the caretakers property would be approximately 20m from Liverpool Street and would be well contained within the sight, part of it may be seen from Liverpool Street but I would consider it far enough away not to have a detrimental impact on the street scene.

The area around the nursery would be approximately 45m away from Liverpool Street and would not be visible to the residential properties on the east boundary due to a 3m brick wall on the boundary.

The proposed fencing to the rear of the site would be contained within the site with the M602 on the rear boundary and the playing fields to the west of the fencing. All of the fencing would be powder coated green. I would not consider the proposal to have a detrimental impact on the street scene or the amenity of neighbouring residents.

RECOMMENDATION:



2. The palisade fencing and gates shall be galvanised and polyester powder coated green prior to or within one month of their installation, and kept as such thereafter.

(Reasons)



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PART I


APPLICATION No:

APPLICANT:

LOCATION:

PROPOSAL:

03/45628/DEEM3

Development Services Directorate

Civic Centre Site Chorley Road Swinton

Erection of 2.4m high railings between the Town Hall and phase 2



The application relates to the Civic Centre. The proposal is to erect 2.4m high railings and vehicular and pedestrian gates across the entrance to the rear undercroft, between the Town Hall building and the Phase II building. These railings would match those recently approved for around Phase III and the cabins, and they would be powder coated.

PUBLICITY

A site notice was displayed on 27 February 2003.

REPRESENTATIONS

I have received no representations regarding the proposal.



Other policies: .DEV4 – Design and Crime

PLANNING APPRAISAL

The proposal is intended to provide security to the rear undercoft at the Civic Centre. The gates would be locked between 7pm and 7am, and at weekends. I am satisfied that the railings would be a good quality of design and that they would not be detrimental to the appearance of the building or the street scene in general.

RECOMMENDATION:



2. The railings hereby approved shall be coloured RAL 7015 prior to their installation, unless agreed in writing with the Director of Development Services.

(Reasons)



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77

PLANNING & TRANSPORTATION REGULATORY PANEL PART I 3rd April 2003

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