Application Number 20/01116/FUL Proposal Full Planning Application for erection of 62 dwellings with associated works

including car parking, access road and landscaping. Site Former A Plant Hire Site, Fairfield Road, Droylsden. Applicant Droylsden Properties Ltd Recommendation Grant planning permission subject to the prior completion of a Section 106

Agreement and conditions. Reason for Report A Speakers Panel decision is required because the application constitutes

major development and any approval would be subject to a Section 106 Agreement.

1.0 APPLICATION DESCRIPTION 1.1 The applicant seeks full planning permission for the erection of 62 dwellings with

associated works including car parking, access road and landscaping on the site. The development would take the form of a 4 storey block of apartments and 3 storey dwellings along the Canal frontage (northern boundary of the site) and dwellings set back but fronting Fairfield Road in the south western corner of the site. A pair of semi-detached dwellings would front the eastern side of the access road in the south eastern corner of the development, with two further pairs of semi-detached units fronting the western side of the proposed access road, further into the site. The units in the south eastern corner would also be set back from the Fairfield Road frontage, allowing for the retention of the mature trees on the southern boundary of the land.

1.2 The proposed development would include the following mix of dwellings: 36 x 1 bed apartments

26 x 3 bedroom houses. 1.3 The following documents have been submitted in support of the planning application:

Arboricultural Impact Assessment

Marketing information

Air Quality Assessment

Drainage Assessment

Ecological Assessment

Transport Assessment

Site Investigation (Contaminated Land)

Design and Access Statement & Crime Impact Assessment

Noise Impact Assessment

Landscaping Strategy 2.0 SITE & SURROUNDINGS 2.1 The application site is land last used for commercial purposes to the south of Ashton Canal

and north of Fairfield Road in Droylsden. There is a large metal sheet clad building in the eastern portion of the site that was occupied by a plant equipment hire company that relocated from the premises prior to the submission of this application. The remainder of the land is laid to hardstanding. A fuel storage business is located to the east of the site, whilst the land immediately to the west benefits from an extant planning permission for 116

units (referred to the in the site history section of this report below). Residential development fronts the southern side of Fairfield Road, facing the southern boundary of the application site.

3.0 PLANNING HISTORY 3.1 There is no planning history on the application site that is of direct relevance to the

development proposed by this application. 3.2 Applications on adjacent land with some relevance to the determination of this application

are summarised below:

19/00128/FUL - Variation of condition 2 (approved plans) of planning permission 17/01034/FUL – approved

17/01034/FUL - Full planning application for the erection of 116 no. dwellings with

associated works including car parking, access road and landscaping (land immediately west of this application site) – approved.

4.0 RELEVANT PLANNING POLICIES 4.1 National Planning Policy Framework (NPPF) 4.2 Planning Practice Guidance (PPG) 4.3 Tameside Unitary Development Plan (UDP) Allocation

Allocated under policy E3 as an Established Employment Area

Part 1 Policies 1.3: Creating a Cleaner and Greener Environment. 1.4: Providing More Choice and Quality Homes. 1.5: Following the Principles of Sustainable Development 1.6: Securing Urban Regeneration 1.10: Protecting and Enhancing the Natural Environment 1.12: Ensuring an Accessible, Safe and Healthy Environment

Part 2 Policies

C1: Townscape and Urban Form E3: Development Established Employment Areas H2: Unallocated Sites (for housing) H4: Type, size and affordability of dwellings H5: Open Space Provision H6: Education and Community Facilities H7: Mixed Use and Density. H10: Detailed Design of Housing Developments MW11: Contaminated Land MW12: Control of Pollution MW14 Air Quality N1b: National Nature Conservation Sites N2: Locally Designated Nature Conservation Sites N3: Nature Conservation Factors N4 Trees and Woodland

N5: Trees Within Development Sites N6: Protection and Enhancement of Waterside Areas N7: Protected Species OL7: Potential of Water Areas OL10: Landscape Quality and Character T1: Highway Improvement and Traffic Management. T10: Parking T11: Travel Plans. U3: Water Services for Developments U4 Flood Prevention U5 Energy Efficiency

4.4 Other Policies

Greater Manchester Spatial Framework - Publication Draft October 2018; The Greater Manchester Combined Authority (GMCA) has consulted on the draft Greater Manchester Spatial Framework Draft 2019 (“GMSF”) which shows possible land use allocations and decision making polices across the region up to 2038. The document is a material consideration but the weight afforded to it is limited by the fact it is at an early stage in its preparation which is subject to unresolved objections

Residential Design Supplementary Planning Document; and, Trees and Landscaping on Development Sites SPD adopted in March 2007. Employment Land SPD adopted January 2009

4.5 National Planning Policy Framework (NPPF)

Section 2: Achieving sustainable development Section 5: Delivering a sufficient supply of homes Section 8: Promoting healthy and safe communities Section 11: Making efficient use of land Section 12: Achieving well designed places Section 15: Conserving and enhancing the Natural Environment

4.6 Planning Practice Guidance (PPG) 4.7 This is intended to complement the NPPF and to provide a single resource for planning

guidance, whilst rationalising and streamlining the material. Almost all previous planning Circulars and advice notes have been cancelled. Specific reference will be made to the PPG or other national advice in the Analysis section of the report, where appropriate.

5.0 PUBLICITY CARRIED OUT 5.1 Neighbour notification letters were issued and a notice displayed adjacent to the site for 21

days, in accordance with the requirements of the Town and Country Planning (Development Management Procedure) (England) Order 2015 and the Council’s adopted Statement of Community Involvement.

6.0 RESPONSES FROM CONSULTEES 6.1 Borough Environmental Health Officer (EHO) – no objections to the proposals. The Noise

Impact Assessment submitted with the planning application details mitigation measures which are considered to be acceptable and compliance with these measures should be secured by condition. Standard conditions recommended relating to the hours of work

during the construction phase of the development and details of refuse storage to serve the development.

6.2 Greater Manchester Ecology unit (GMEU) – no objections to the proposals. A number of

conditions are recommended to ensure adequate mitigation of the impacts of the development, including the provision of biodiversity enhancements.

6.3 Transport for Greater Manchester (TfGM) – no objections to the proposals, subject to the

imposition of a number of conditions on any planning permission, including a Sustainable Travel Plan to serve the development.

6.4 Local Highway Authority – no objections to the amended proposals following consideration

of the Transport Assessment submitted with the application. A number of conditions are recommended and a financial contribution towards highway upgrade works is to be secured through the Section 106 Agreement.

6.5 United Utilities have raised no objections to the proposals subject to the imposition of

conditions. 6.6 Canal and Rivers Trust (C&RT) – comments to be reported verbally to the Panel meeting. 6.7 Greater Manchester Police (Design Out Crime Officer) – no objections received although

further specific information is considered necessary in terms of understanding the nature of crime in the locality and how the mitigation measures would respond to these.

6.8 Environment Agency – no objections subject to the imposition of a condition requiring the

undertaking of an intrusive investigation into potential sources of contamination on the site and the approval of any necessary remediation prior to the commencement of development.

6.9 Borough Contaminated Land Officer – recommends that a standard contaminated land

condition is attached to any planning approval granted for development at the site, requiring the submission and approval of an assessment into potential sources of contamination and a remediation strategy.

6.10 Borough Tree Officer – no objections to the proposals given the submission of an

appropriate landscaping scheme and amendments to the layout that allow the retention of the mature trees on the Fairfield Road frontage.

6.11 Greater Manchester Archaeological Advisory Service (GMAAS) – no objections to the

proposals subject to a condition requiring the submission and approval of Written Scheme of Investigation into the archaeological significance of the site and details of any necessary mitigation in this regard, prior to the commencement of development.

6.12 Natural England – no comments to make on the application 6.13 Coal Authority - no objections to the proposals given that the site is not located in a high

risk area with regard to coal mining legacy and no conditions are considered necessary. 7.0 SUMMARY OF THIRD PARTY RESPONSES RECEIVED 7.1 No representations have been received. 8.0 ANAYLSIS

8.1 The key issues to be assessed in the determination of this planning application are:

1) The principle of development 2) The impact of the proposed layout, design and scale of the development on the character of the site and the surrounding area 3) The impact on the residential amenity of neighbouring properties 4) The impact on highway safety 5) The impact on the ecological significance of the site 6) The impact on trees 7) The impact on flood risk and environmental health 8) Other matters

9.0 PRINCIPLE OF DEVELOPMENT 9.1 The application site forms part of a wider site designated as an Established Employment

Area in the UDP. The proposals must therefore be considered against the criteria of policy E3.

9.2 The policy states that the conversion of such sites to residential or mixed use development will not be permitted unless it is considered that the need for housing and the regeneration benefits of such development outweigh the need to retain the site for employment purposes. The policy states that, in making this assessment, the following factors should be considered: (a) The quality and type of employment sites and premises available in the area (b) Evidence of demand for employment sites and premises in the area (c) The suitability of the site for further employment use in terms of size, physical

characteristics, access, traffic impact, and sensitivity of surrounding land uses (d) The opportunity which may be presented for new forms of employment as part of a

mixed use scheme

9.3 The redevelopment of this site would not result in the loss of the entire Established Employment Area, with land to the east and west of the site to be retained within this designation (albeit that the Seamark site to the west is the subject of a pending planning application for residential redevelopment). In considering the availability of other sites within Droylsden for employment uses, Littlemoss Business Park is designated as an Established Employment Area, a Development Opportunity Area has been allocated to the south of Droylsden Town Centre and under the provisions of policy E2 is earmarked as suitable for uses including office and light industrial uses, which meet the definition of ‘employment’ uses.

9.4 It also relevant to consider that the updated version of the NPPF (2019) contains specific guidance on change of use applications. Paragraph 120 states that:

“Planning policies and decisions need to reflect changes in the demand for land. They

should be informed by regular reviews of both the land allocated for development in plans, and of land availability. Where the local planning authority considers there to be no reasonable prospect of an application coming forward for the use allocated in the plan

a) They should, as part of plan updates, reallocate the land for a more deliverable use

that can help to address identified needs (or, if appropriate, deallocate a site which is undeveloped); and

b) In the interim, prior to updating the pan, applications for alternative uses on the land should be supported, where the proposed use would contribute to meeting an unmet need for development in the area.”

9.5 The land to the west which benefits from extant permission for 116 dwellings and was actively marketed for an extensive period. The period of marketing for that site began in 2016, including an advertisement board on the site and electronic marketing on a number of national websites and circulation to Manchester based land agents.

9.6 Interest was generated but this was predominantly for redevelopment of the site for residential purposes. There was interest from 3 parties looking at commercial development of the site but initial enquiries did not result in offers, despite being followed up by the agent. The price sought could not be considered a deterrent, as the advert clearly stated that ‘offers are invited’ and so the lack of demand, within an 18 month period, would tend to indicate that factors other than the cost of the land are relevant to the lack of interest in returning the vacant site to employment use.

9.7 It is acknowledged that the marketing exercise did not extend to this application site.

However, the results of the marketing campaign on the adjacent land are considered to be relevant in assessing the demand for employment sites and premises in the area, as required by criterion (b) of policy E3. The evidence is also relevant is assessing the redevelopment of the site in relation to the requirements of paragraph 120 b) of the NPPF.

9.8 The Council cannot currently demonstrate a five year supply of housing land and so in that

regard, there is an unmet need for additional housing in the Borough. Alongside this, the vacant nature of the site and extensive marketing of the adjacent land indicate that there is not an unmet need for employment uses in this part of the Borough.

9.9 It is also the case that the re-use of the site for a more intrusive employment use is likely to

be environmentally unsuitable, given the extant permission for residential use immediately to the west of the site and the presence of existing dwellings immediately to the south. Having regard to criterion (c) of policy E3 and the long term viability of an employment allocation in this location, as referred to in paragraph 120 of the NPPF, this situation weighs in favour of the redevelopment of the land for an alternative use.

9.10 The Employment Land Review of 2013 indicated that the supply of industrial use premises

was greater than demand for such premises in the Borough. The surplus of employment land has been reduced through the inclusion of some allocated employment land within the Strategic Housing Land Availability Assessment (SHLAA) (i.e. there is an assumption that some of these sites would be redeveloped for residential use).

9.11 Whilst the availability of employment land has reduced since 2013 (as of April 2018, the

figure was approximately 41 hectares), this proposal would not result in the loss of the entire designated Established Employment Area within which the site is situated. Requiring the redevelopment of this site to include commercial uses in a mixed use scheme would likely reduce the number of residential units on the site.

9.12 It is therefore considered that the benefit of boosting the supply of housing in the Borough

would outweigh the retention of part of the site for employment purposes in a mixed use development, addressing the requirements of criteria (d) of policy E3.

9.13 Given this situation and the requirement of the NPPF to boost the supply of housing

(including on brownfield sites in sustainable location such as this), officers conclude that the principle of the loss of employment land is considered to be acceptable.

9.14 The site is considered to be in a sustainable location, within 0.6 miles of Edge Lane tram

stop, with regular services to Manchester and Ashton and regular bus routes also within walking distance of the site. The site is approximately 1 kilometre from Droylsden District Centre and 400 metres from Openshaw District Centre, which together provide a range of services and facilities.

9.15 In relation to density, the scheme proposes 62 dwellings on a site of approximately 0.7 hectares. This equates to a density of approximately 89 dwellings per hectare. Given that the site is considered to be situated in a sustainable location, this density is considered to accord with policy H7 of the UDP. The proposal constitutes the efficient use of land through the redevelopment of a brownfield site, both of which are factors encouraged by the NPPF and weigh heavily in favour of the proposals.

9.16 In concluding the issue of the principle of development, following the above assessment

officers consider that the need to boost the supply of housing in a sustainable location outweighs the loss of the employment land in this case. On that basis, the principle of development is considered to be acceptable, subject to all other material considerations being satisfied.

10.0 CHARACTER 10.1 Section 12 of the NPPF is entitled Achieving well-designed places. Paragraph 127 states

that planning decisions should ensure that development achieves the following criteria (those relevant to this proposal):

developments that will function well and add to the quality of the area;

developments that are visually attractive as a result of good architecture, layout and appropriate and effective landscaping;

developments that are sympathetic to local character and history, including the surrounding built environment and landscape setting, whilst not preventing or discouraging appropriate innovation or change (such as increased densities);

developments that establish or maintain a strong sense of place, using the arrangements of streets, spaces, building types and materials to create attractive, welcoming and distinctive places;

developments that optimise the potential of the site to accommodate and sustain an appropriate amount and mix of development (including green and other public space)

developments that are safe, inclusive and accessible and which promote health and wellbeing, with a high standard of amenity for existing and future users and where crime and disorder, and the fear of crime, do not undermine the quality of life or community cohesion and resilience.

10.2 Paragraph 130 of the NPPF states that ‘permission should be refused for development of

poor design that fails to take the opportunities available for improving the character and quality of an area and the way it functions, taking into account any local design standards…’

10.3 The scheme has been amended to increase the height of the houses on the northern edge

of the development to 3 storey and to re-orientate them so that they front onto the Canal. This amendment has improved the relationship between these properties and the 4 storey bock of apartments also proposed on that frontage. The increase in the scale of the houses results on a more prominent built form adjacent to the waterfront, strengthening the relationship between this development and the apartment led frontage of the extant scheme to the west and the proposed development on the Seamark site further west. As a result of this amendment, the proposals would have a positive impact on the regeneration of this part of Droylsden, with a prominent built frontage along the Canal being an integral element of this.

10.4 The Fairfield Road frontage has also been amended to allow the retention of the mature

trees on the southern boundary of the site, which are considered to be of high amenity value and are the subject of a provisional Tree Preservation Order (TPO). The provisional TPO was issued to all parties with an interest in the land on 16 March 2020. Officers are not aware of any objections to the provisional TPO and this is therefore set to be confirmed

under delegated powers. The scheme now proposes 3 storey dwellings, set back from the southern boundary of the site to the west of the proposed access point connecting the development to Fairfield Road. The units would be double fronted, with integral garages provided on the northern elevations, facing into the development. Details of the boundary treatments can be secured by condition but the plans indicate that the trees to be retained would be excluded from the curtilage of these dwellings, thereby reducing the potential impact on their condition.

10.5 The dwellings that would back onto the western boundary of the site would provide

enclosure to that boundary and also an active frontage to the internal access road. The double fronted design of the units proposed on the Canal and Fairfield Road frontages would result in both an outward facing development and a scheme that ensures active frontage to the public realm. The overall layout is therefore considered to be positive in urban design terms.

10.6 The use of integrated parking within the dwellings would reduce the extent of frontage

parking, providing a positive design solution to a potentially negative side effect of a higher density layout. The communal parking court associated with the apartment block within the development would be overlooked due to the height of the development and the location of the pair of semi-detached units adjacent to the access to the car parking area.

10.7 In relation to the elevational treatments of the proposed buildings, both the apartments and

3 storey houses on the northern and southern edges of the development would be regular in form, with a strong vertical emphasis, reinforced through the fenestration and brick detailing. This would provide a cohesive appearance between the different dwelling types across the scheme and present a robust form of architecture that would correspond positively with the urban setting of the site and the design of adjacent residential development.

10.8 It is considered that further details are required in relation to the impact of the development

proposed on the northern edge of the site on the structural stability of the adjacent Canal embankment and that these can be secured by condition. The inclusion of a footway connection to the tow path beyond the northern boundary of the site is considered to be a positive element of the proposals. Details of how this and the other areas of public open space within the development can be secured via a clause in the Section 106 Agreement, to which any planning permission would be subject. The comments of the Canal & Rivers Trust on the application are pending at the time of writing this report and shall be reported verbally to the Panel meeting.

10.9 Following the above assessment, it is considered that the proposed amendments to the

extant scheme would not result in an adverse impact on the character of the site or the surrounding area.

11.0 RESIDENTIAL AMENITY 11.1 In relation to the impact on the residential amenity of future occupiers of the development,

there would be windows in the corresponding elevations of the eastern most house type proposed on the northern edge of the development and the western end of the adjacent apartment building. However, the window in the house would serve a bathroom and the windows within the apartments would be secondary to larger openings serving the same habitable rooms. On that basis, a condition requiring these windows to be obscurely glazed to prevent unreasonable overlooking between the units could be attached to any planning permission granted.

11.2 The separation distance between the units on the northern edge of the development and

the northern gable of the pair of semi-detached properties that would back on to the

western boundary would be approximately 11 metres. The only window in that gable would serve a bathroom and therefore could be required to be obscurely glazed to remove any potential for unreasonable overlooking.

11.3 This distance would fall below the 14 metre separation distance required by the Residential

Design Guide (RDG) where an elevation with habitable room windows faces an elevation without such windows. However, the internal access road would be located within the intervening distance between the corresponding elevations and the properties on the northern edge of the scheme follow the splayed nature of that boundary of the site. Given this situation, it is considered that there would not be an adverse impact on the residential amenity of the future occupiers of any of the dwellings in this relationship.

11.4 The separation distance to be retained between the units on the southern edge of the

development and the southern gable of the pair of semi-detached properties that would back on to the western boundary would be approximately 13 metres. Given the presence of the access road in the intervening distance and the fact that there would be no habitable rooms to the rear of the units on the southern frontage at ground floor level, it is considered that there would not be an adverse impact on the residential amenity of the future occupiers of any of the dwellings in this relationship.

11.5 Dwellings would back on to the western boundary of the site. The length of the rear

gardens of those units would ensure that the rear elevations of the properties would be set off the common boundary with the land to the west by a sufficient distance to protect the amenity of the future occupiers of this scheme and the extant residential development on the neighbouring land.

11.6 A noise impact assessment has been submitted with the application. Recommendations

are made in the Assessment in relation to the specification of the glazing to be installed in the openings, mechanical ventilation and building façade elements that will be required to achieve the internal noise level requirements. The calculations within the Assessment suggest that the criteria of BS8233:2014 and WHO Guidelines can be achieved both within the dwellings and in the external amenity areas. The EHO raises no objections to the mitigation measures suggested by the Assessment, compliance with which can be secured by condition.

11.7 In relation to impact on air quality, the site falls outside of an Air Quality Management Area.

The applicant has submitted an Air Quality Assessment which identifies a number of dust related risks associated with activity during the construction phase of the development. Air quality issues relating to emissions from cars once the development is occupied are considered to be negligible. A number of measures to manage the impact of dust during the construction phase of the development are listed in Table 20 of the report. Subject to a condition securing compliance with these measures, there are no objections to the proposals with regards air quality.

11.8 The Borough EHO has not raised any objections to the conclusions of either the Noise

Assessment or the Air Quality Assessment. Condition requiring compliance with the mitigation measures in each of the reports are attached to the recommendation.

11.9 On the basis of the above assessment, the proposals are considered to preserve the

residential amenity of neighbouring properties and, subject to the imposition of conditions, would preserve the amenity of the future occupants of the development.

12.0 HIGHWAY SAFETY 12.1 The amended scheme proposes to use the existing access point connecting to Fairfield

Road on the southern boundary of the site. The Transport Statement submitted with the

application predicts trip generation for the overall development as 256 trips in a 12 hour period, with 30 trips in the AM peak and 38 in the PM peak.

12.2 The Transport Statement assesses the potential impact of the development on the capacity

of the surrounding road network. In relation to traffic heading in a westerly direction i.e. towards Manchester city centre, the Statement forecasts a 2.3% increase in AM peak flows and a 3.9% in PM peak flows once the population of the development becomes established. In relation to traffic flows in an easterly direction from the site, the Assessment forecasts a 0.6% increase in AM peak flows and a 0.19% in PM peak flows once the population of the development becomes established.

12.3 These calculations factor in forecasted traffic movements that could be associated with the

extant use of the site for commercial purposes, which is a material consideration in assessing the impact of the proposed development on the capacity of the highway network.

12.4 A number of conditions are recommended by the Local Highway Authority (LHA). Specific

details of the road works and traffic management measures to be put in place to secure safe access to the site would be required as part of a Section 38 or Section 278 Agreement under the Highways Act and it is considered not to be necessary to impose this condition on the planning permission therefore. For the same reason, a condition survey of the highway is considered not to be necessary in planning terms.

12.5 However, details of measures to be included within a construction environment

management plan to manage the impact of traffic and materials storage during the construction phase of the development is considered to be necessary. A requirement for the parking to be laid out as shown on the approved plans and details of the cycle storage and electric vehicle charging strategy to serve the development are considered to be reasonable. Details of the measures to be included in a Sustainable Travel Plan for the development can also be secured by condition.

12.6 The LHA has raised some concerns regarding the suitability of parts of the internal access

arrangement in relation to adoption. It is important to emphasise that the focus of the planning assessment must remain on the highway safety implications of the scheme. Adoption is a matter that is covered by separate legislation and as such, planning permission could not be refused on that basis that a layout meets safety standards but may not be adopted in future. The applicant has been made aware of this issue. A condition is recommended which requires details of the phasing of the highway works and a scheme to agree those areas that are to be adopted is and is considered to be as far as this matter can be addressed by the planning application.

12.7 In relation to parking provision, each of the dwellinghouses would be served by 2 parking

spaces (one space being provided in integral garages.). A total of 24 car parking spaces would be provided for the 36 apartments. Given that the apartments are all 1 bedroom in size, 36 spaces should be required in order to meet the requirements of policy RD8 of the RDG. Provision is made for an area of communal cycle storage however and the site is located within walking a short walking distance of regular bus services to and from both Manchester city centre and Ashton. The Edge Lane tram stop is also within a 15 minute walk of the site.

12.8 Given this situation, subject to a condition attached to the planning permission requiring

details of the extant number of cycle storage spaces (with a minimum of 12 spaces to be provided) and details of the secured means of storage, it is considered that the deficit in parking provision serving the apartments would not result in a detrimental impact on highway safety.

12.9 TfGM has not raised any objections to the proposals and has indicated that the

assumptions regarding the traffic impact associated with the development are reasonable.

Comment is made that opportunities for connecting to the Bee Network, which is a route for pedestrian and cycle travel across Greater Manchester, part of which is located in Droylsden should be explored. This is discussed in more detail in relation to Section 106 contributions, later in this report.

12.10 TfGM recommends a condition requiring the submission and approval of a Sustainable

Travel Plan to encourage future occupants of the development to make trips by public transport, cycling and walking as an alternative to the private car. Such a condition is attached to the recommendation. A condition requiring the submission of a scheme detailing connection between the footways within the development to the existing footway network on Fairfield Road is also recommended to ensure that adequate pedestrian connectivity is provided for access to public transport services.

12.11 Following the above assessment, it is considered that the proposals would not result in a

detrimental impact on highway safety, subject to the imposition of appropriate conditions. 13.0 ECOLOGY AND TREES 13.1 Ashton Canal, which runs parallel with the north eastern boundary of the site, is designated

as a Site of Biological Importance. GMEU has reviewed the Preliminary Ecological Appraisal submitted with the planning application and has not raised any objections to the proposals. The risk to bats associated with the demolition of the existing modern building on the site is considered to be minimal. An informative outlining the responsibilities of the developer in this regard can be attached to any planning permission granted.

13.2 A condition is recommended to secure a management plan detailing measures to be put in

place during the construction phase of the development to mitigate any potential adverse impact on the biodiversity value of the Canal. This is considered to be reasonable and can be attached to any planning permission granted. A condition relating to the management of any invasive species on the site is also attached to the recommendation.

13.3 The Ashton Canal is highly likely to be used as a forging corridor by bats. Therefore any

external lighting of the site adjacent to the canal would need to be carefully designed to prevent any additional light pollution reaching the canal. Details of external lighting to be provided within the development can be secured by condition. Conditions can also be attached to any planning permission granted limiting the timing of tree and vegetation removal from the site, a management plan for the control and removal of Japanese Knotweed from the site and the provision of biodiversity enhancements to mitigate the impact of the development.

13.4 Whilst the opportunity for additional planting as part of the enhancements would be limited,

the retention of the established tree belt on the southern boundary of the site in the revised scheme would significantly reduce the impact of the scheme on the biodiversity value of the site. Therefore, the inclusion of bat and bird boxes/bricks within the elevations of the buildings would form the basis of such enhancements.

13.5 Following the above assessment it is considered that any potential adverse impact on

protected species and the biodiversity value of the site can be adequately mitigated through measures that can reasonably be secured by condition.

13.6 In relation to the impact on trees, the scheme has been amended to pull the buildings off

the Fairfield Road boundary to an extent that would allow the retention of all of the existing mature trees that provide amenity value to that frontage. A provisional Tree Preservation Order has been made on these trees and is set to be confirmed under delegated powers.

13.7 The applicant has submitted a proposed soft landscaping scheme as part of the planning application. The species mix of the trees to be planted includes native species such as Silver Bitch and Rowan. Tree planting would be provided within the communal car parking areas associated with the proposed apartments and additional trees would be planted along the Fairfield Road boundary, to compliment the natural screen provided by the mature trees to be retained along that frontage. The Borough Tree Officer has raised no objections to the amended scheme, subject to conditions requiring protection of the existing trees to be retained and details of the proposed soft landscaping scheme to serve the development. Such conditions are attached to the recommendation.

14.0 FLOOD RISK/DRAINAGE 14.1 The applicant has submitted a Flood Risk Assessment and Drainage Strategy. The site is

in Flood Zone 1 and is therefore considered to be at a lower risk of flooding. The proposed Drainage Strategy indicates a number of measures that could be incorporated to provide a sustainable means of draining surface water from the site, without reliance on the mains network. These include sedum roofs on the apartment building, rainwater harvesting and a hydro-brake system to slow the water run off rate before discharge into the Canal. These details can only be finalised once the full extent and exact nature of ground contamination on the site is known.

14.2 Given the above, a condition requiring the submission of a sustainable surface water

drainage strategy to serve the development, including details of management and maintenance is considered reasonable and necessary.

14.3 United Utilities have raised no objections to the proposals subject to the imposition of

conditions. The requirement for surface water and foul water to be drained via different mechanisms is considered to be reasonable. The EA have no objections to the proposals in this regard.

14.4 Whilst the LLFA has requested further information to be provided prior to the determination

of the application, the indicative drainage strategy is considered to be sufficient to demonstrate that the applicant is considering alternative means of drainage to a connection to the mains sewer, as required by national planning policy. Attaching a condition to any planning permission can secure the further details that the LLFA are seeking, once the ground conditions are better understood, following the completion of the site investigation into contaminated land. Such a condition is attached to the recommendation.

14.5 It is considered that the proposed development would not result in a harmful impact in

relation to flood risk. 15.0 ENVIRONMENTAL HEALTH 15.1 In addition to the comments regarding the impact of adjacent uses discussed previously in

this report, the EHO has recommended conditions limiting the hours of works during the construction phase of the development and details of the refuse storage arrangements be attached to the decision notice. Given that residential properties are located on the opposite side of Fairfield Road and front the access into the proposed development, the suggested limitation on construction hours is considered to be reasonable.

15.2 Whilst the area for communal bin storage associated with the apartments is annotated on

the proposed plans and the curtilage of each of the dwellinghouses would be sufficient to provide screened refuse storage, the details of the exact size and means of enclosure have not been provided. On that basis, the imposition of this condition is considered reasonable.

15.3 The applicant has submitted a Phase I ground investigation report which highlights the likely sources of ground contamination on the site given the historic industrial use of the land. On the basis of the information submitted, the Borough Contaminated Land Officer has not raised any objections to the proposals, subject to securing further investigation work by condition. A condition requiring this additional work to be undertaken and that any necessary mitigation measures are agreed and implemented prior to the commencement of development is considered to be reasonable given the brownfield nature of the site.

15.4 The Coal Authority has raised no objections to the proposals given that the site is not

located in a high risk area with regard to coal mining legacy and no conditions are considered necessary. An informative detailing standing advice to the applicant can be attached to the decision notice.

16.0 OTHER MATTERS 16.1 In relation to crime impact, the Design and Access Statement addresses how the

development has been designed to reduce the risk of crime. The layout would present active frontages to the northern boundary with the Canal and although the units fronting Fairfield Road would be set back from the southern boundary of the site, these would be double fronted. This feature and the orientation of the plots within the central part of the site would ensure that the access road would be overlooked. The apartments adjacent to the canal side would overlook the canal towpath. The layout therefore provides for natural surveillance of entry points into the site and the public realm within the development. Security features would be provided for each of the dwellings and external lighting is proposed within parking areas and the public realm.

16.2 The Greater Manchester Police Designing Out Crime Officer (GMP) has indicated that the

content of the report does go some way to address the potential crime and antisocial behaviour issues that are associated with a development of this nature. The fact that the report does not contain certified crime data (including the nature of the crimes recorded) that is required to inform the risk assessment for the development and that the report lacks listed and tested design solutions based on the current crime trends in the area are considered to be weaknesses with the submitted Statement.

16.3 Given that elements of the report are considered to be accurate and that the overall revised

design approach is outward facing, it is considered reasonable to require the submission and approval of a further Crime Impact Statement which includes the necessary data. Such a condition is attached to the recommendation.

16.4 GMAAS has made comments relating to the archaeological significance of the site and the

potential impact of the proposed development in this regard. There are established archaeological interests in remains of the Copperas Works and the Printworks as key elements in the history of industrialisation in the area. The site is bounded on its northern side by the Ashton Canal. It has been suggested by Nevell in his book Tameside: 1700-1930 (1993) that the Copperas Works was established here only once the canal had been constructed. He further suggests that the growth of such industries using the canal was a major factor in the doubling of population in Droylsden between 1801 and 1821. GMAAS has noted that no investigation was submitted as part of the application.

16.5 In this instance GMAAS consider that, based upon experiences elsewhere on similar sites,

that this site will probably retain below ground remains relating both to the Printworks and the Copperas Works, that their inherent significance will be of local or regional level, and that the proposed development will expose and damage or destroy any such remains, thereby resulting in a loss of their significance. Given this level of significance any such remains would not generally merit any form of statutory protection (Scheduling), but a level of preservation by record.

16.6 A condition is therefore attached to the recommendation requiring the submission and approval of Written Scheme of Investigation into the archaeological significance of the site and details of any necessary mitigation in this regard.

16.7 In relation to developer contributions, any requirements in this regard must satisfy the

following tests (as stated in paragraph 56 of the NPPF):

a) necessary to make the development acceptable in planning terms;

b) directly related to the development; and

c) fairly and reasonably related in scale and kind to the development. 16.8 The applicant will be required to make a contribution to the provision of open space within

the local area, in accordance with policy H5 of the adopted UDP. A contribution of £123,108.63 is to be secured towards improvements to the play facilities at Sunny Bank Park and improvements to the facilities at Copperas Fields and Floral Gardens.

16.9 A contribution of £8,292.40 is required to mitigate the highway impact of the development.

Details of a scheme to enhance the cycleway network within close proximity of the site shall be provided verbally at the Panel meeting. This enhancement is considered to mitigate the impact of the development on the capacity of the highway network and enhance opportunities for the use of more sustainable modes of transport than the private car by future occupants of the development.

16.10 In relation to other infrastructure, where a proposal exceeds 25 dwellings, policy H6

requires financial contributions towards education and other community facilities where current facilities do not have the capacity to meet the additional population of a proposed development. In this case, a sum of £26,146.77 is to be allocated to a project to extend Aldwyn Primary School, which is approximately 1.5 miles from the site.

16.11 This sum includes a discount from the sum generated by the Developer Contributions

calculator of £8,228. This discount is the equivalent to the contribution that the calculator would require for the 1 bedroom apartments within the scheme. Having regard to the test in paragraph 56 of the NPPF (referred to above) and the likelihood that very few (if any) pre-school or school aged children would be occupying any of the one bed apartments, it is considered that this element of the contribution would not be necessary to make the scheme acceptable in planning terms.

16.12 The total cost of the project is £2.5 million, with the objective being to increase the capacity

of the school from an intake of 45 pupils per year to 60 pupils per annum. There have been contributions from other developments to this project, including the development at the former Mono Pumps and Robertson’s Jam sites, but there remains a significant shortfall, which this scheme shall contribute towards.

16.13 These contributions are considered to meet the CIL regulations in that they are necessary

to make the development acceptable in planning terms (given the limited amenity space to be provided on site, the additional traffic to be generated and the additional demand for school places), directly related to the development (as the close proximity ensures that residents are likely to use these facilities) and proportionate in that the sum is based on the size of the development.

16.14 Paragraph 64 of the NPPF states that ‘where major development involving the provision of

housing is proposed, planning policies and decisions should expect at least 10% of homes to be available for affordable home ownership, unless this would exceed the level of affordable housing required in the area.’ The latest version of the NPPF came into force in February 2019. Following adoption of the Housing Needs Assessment (HNA) for the Borough in August 2018, the Council now has an up to date evidence base on which to

seek affordable housing contributions for developments of this scale. The HNA requires 15% of units on the proposed development to be provided as affordable housing.

16.15 Given that the NPPF is significantly more recent than the UDP policy and that the Council

has an up to date evidence base to require a level of affordable housing provision at 15% across developments of the scale proposed, officers consider that the 15% affordable housing requirement should apply in this case.

16.16 The applicant has indicated that the developer likely to build out the planning permission in

this case is a Registered Social Landlord and the proposed development would be based on 100% affordable housing. As planning permission is attached to the land, it is considered necessary to ensure that any development achieves the 15% affordable housing provision required by the up to date policy. The provision of affordable housing within the development is a significant public benefit, which weighs in favour of the proposals.

17.0 CONCLUSION 17.1 There are residential units immediately to the south of the site and the land immediately

west has an extant permission for residential development. It is also the case that the land currently occupied by Seamark further to the west has been allocated for housing following the 2016 revision to the Strategic Housing Land Availability Assessment. As such, whilst the land to the east remains in commercial use, the character of the area is changing from one dominated by employment uses to one where relatively dense residential development is becoming more prevalent.

17.2 The land to the west of the site benefits from an extant permission originally approved in

January 2019. That site had been the subject of extensive marketing and an asking price was not specified by that advertising campaign. During that campaign, no concrete offers were made for a continued commercial use. Whilst this application relates to land that contains a building, the neighbouring site is larger and would therefore have been suitable a broader range of commercial uses than this site.

17.3 Whilst the site has not been subject to a period of marketing, the above factors are relevant

in considering the changing demand for land in this part of the Borough, as required by paragraph 120 of the NPPF. It is also the case that there are alternative locations for employment uses within Droylsden, as identified in paragraph 9.3 of this report and that the Council has an unmet need in terms of housing land supply, with this proposal making a significant contribution towards reducing the deficit. Within this context and following the detailed discussion of the principle of development in section 9 of this report (including assessment of the proposals against the criteria of policy E3 of the UDP), the principle of redevelopment of the site for residential use is considered to be acceptable.

17.4 The layout and design of the scheme have been amended to increase the scale and

massing of the development on the Canalside frontage and to allow the retention of the mature trees on the Fairfield Road frontage. The increase in the height and re-orientation of the dwellings on that frontage now results in a treatment that will tie in with the extant permission on the adjacent site and the pending proposals for the redevelopment of the Seamark site further west. These amendments have therefore enhanced the urban design credentials of the scheme and the contribution that the scheme would make to the regeneration of this part of Droylsden.

17.5 The Local Highway Authority has not raised any objections to the revised proposals. Whilst

the car parking provision to serve the proposed apartments is less than the 100% level required by the RDG, an area for secured cycle parking to serve these units is indicated on the plans and there are regular public transport services within walking distance of the site.

The Tree Officer’s concerns regarding the loss of the established trees on the Fairfield Road frontage have been addressed by the amended scheme and there are no objections to the application from any of the statutory consultees (subject to the consultation response from the Canal & Rivers Trust – comments to be reported verbally to the Panel meeting).

17.6 The proposals are therefore considered to comply with the relevant national and local

planning policies quoted above. RECOMMENDATION Grant planning permission, subject to the following: a) The prior completion of a deed of a Section 106 Agreement to secure the following

contributions:

£26,146.77 to be allocated to a project to extend Aldwyn Primary School

£123,108.63 is to be secured towards improvements to the play facilities at Sunny Bank Park and improvements to the facilities at Copperas Fields and Floral Gardens

£8,292.40 towards a scheme to enhance the cycleway network within close proximity of the site; and

15% on site affordable housing provision

Management arrangements for surface water drainage and areas of public space within the development.

b) the following conditions:

1. The development must be begun not later than the expiration of three years of the date of this decision.

2. The development hereby approved shall be carried out in accordance with the following approved plans: 1:1250 Site Location Plan Proposed site layout plan (Drawing no. P-001 Rev.11) Proposed tree protection details plan (Drawing no. UG_375_ARB_AMS_01 Rev. 02) Proposed tree protection details plan (Drawing no. UG_375_ARB_AMS_02 Rev. 02) Proposed tree protection details plan (Drawing no. UG_375_ARB_AMS_03 Rev. 02) Proposed tree protection details plan (Drawing no. UG_375_ARB_AMS_04 Rev. 00) Proposed house type A (Fairfield Road frontage) plans (Drawing no. P120 Rev. 02) Proposed house type A (Fairfield Road frontage) elevations (Drawing no. P210 Rev. 01) Proposed house type B plans (canal frontage) (Drawing no. P122 Rev. 03) Proposed house type B elevations (canal frontage) (Drawing no. P211 Rev. 01) Proposed apartments east and west elevations plan (Drawing no. P201 Rev. 03) Proposed apartments east and west elevations plan (Drawing no. P200 Rev. 03) Proposed apartment ground and first floor plans (Drawing no. P100 Rev. 02) Proposed apartment floor second and third plans (Drawing no. P101 Rev. 02)

Proposed soft landscaping plan (Drawing no. UG_375_LAN_DRW_SL_03 Rev. P02) Proposed hard landscaping plan (Drawing no. UG_375_LAN_DRW_HL_02 Rev. P02) Proposed general arrangement plan (Drawing no. UG_375_LAN_DRW_GA_01 Rev. P02) Proposed highway dimensions plan (drawing no. J000134-SK201) Proposed visibility splay plan (drawing no. J000134-SK202) Noise Impact Assessment produced by PDA Acoustic Consultants (Ref. CW/J002744/4104/01 dated 26 November 2019) Air Quality Impact Assessment produced by Redmore Environmental (Ref. 3175r1 dated 13 December 2019) Ecological Impact Assessment produced by Urban Green dated December 2019

3. No development, other than site clearance and site compound set up, shall commence until

such time as the following information has been submitted in writing and written permission at each stage has been granted by the Local Planning Authority.

i) A preliminary risk assessment to determine the potential for the site to be contaminated

shall be undertaken and approved by the Local Planning Authority. Prior to any physical site investigation, a methodology shall be approved by the Local Planning Authority. This shall include an assessment to determine the nature and extent of any contamination affecting the site and the potential for off-site migration.

ii) Where necessary a scheme of remediation to remove any unacceptable risk to human health, buildings and the environment (including controlled waters) shall be approved by the Local Planning Authority prior to implementation.

iii) Any additional or unforeseen contamination encountered during development shall be notified to the Local Planning Authority as soon as practicably possible and a remedial scheme to deal with this approved by the Local Planning Authority.

iv) Upon completion of any approved remediation schemes, and prior to occupation, a completion report demonstrating that the scheme has been appropriately implemented and the site is suitable for its intended end use shall be approved in writing by the Local Planning Authority.

The discharge of this planning condition will be given in writing by the Local Planning Authority on completion of the development and once all information specified within this condition and other requested information have been provided to the satisfaction of the Local Planning Authority and occupation/use of the development shall not commence until this time, unless otherwise agreed by the Local Planning Authority.

4. Notwithstanding any description of materials listed in the application or detailed on the

approved plans, no above ground construction works shall take place until samples and/or full specification of materials to be used: externally on the buildings; in the construction of all boundary walls, fences and railings (including the western boundary of the site with the River Tame which shall be constructed from low rise stone walls and an acoustic fence to the rear of the properties at 19 and 21 Manchester Road); and, in the finishes to all external hard-surfaces have been submitted to, and approved in writing by, the local planning authority. Such details shall include the type, colour and texture of the materials. Development shall be carried out in accordance with the approved details.

5. No work shall take place in respect to the construction of the approved highway, as

indicated on the approved site plan, until a scheme relevant to highway construction has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include full details of:

1. Phasing plan of highway works; 2. Surface and drainage details of all carriageways and footways; 3. Approval in Principle (AIP) of the construction details of the proposed retaining wall

shown on the approved plan 4. Details of the works to the reinstatement of redundant vehicle access points as

continuous footway to adoptable standards following the completion of the construction phase;

5. Provision of tactile paving and dropped kerbs should be provided at the junctions / site access points serving the site;

6. Details of planting specification for all trees within the highway; 7. Details of the areas of the highway network within the site to be constructed to

adoptable standards and the specification of the construction of these areas; and, 8. Details of carriageway markings and signage.

No part of the approved development shall be occupied until the approved highways works have been constructed in accordance with the approved details or phasing plan and the development shall be retained as such thereafter.

6. No development shall commence until details of the tree protection measures (meeting the requirements of BS5837:2012) to be installed around the trees to be retained within the site and adjacent to the boundaries of the land (as indicated on the approved plans) during the construction phase of the development have been submitted to and approved in writing by the Local Planning Authority. The protection measures shall be implemented in accordance with the approved details prior to the commencement of development and shall be retained as such for the duration of the construction phase of the development.

7. A clear view shall be provided at the junction of the proposed access road with Fairfield

Road. Its area shall measure 2.4 metres along the centre of the proposed access road and 43 metres along the edge of the roadway in Fairfield Road. It must be kept clear of anything higher than 0.6 metre/s above the edge of the adjoining roadway or access, on land which you control.

8. No development above ground level shall commence until a detailed Sustainable Travel

Plan for the development has been submitted to and approved in writing by the Local Planning Authority. The Plan shall include details of specific measures to promote the use of sustainable modes of transport. The measures to promote sustainable modes of transport shall be implemented in accordance with the approved details on the first occupation of the development and shall remain in force thereafter.

9. Notwithstanding the details indicated on the approved plans, the following details shall be

provided prior to the first occupation of any part of the development hereby approved:

scaled plans showing the location of secured cycle parking within the carports associated with each of the houses and the communal storage to serve the apartments; and

scaled elevation plans and details of the construction material and external finish of the means of enclosure shall be submitted to and approved in writing by the Local Planning Authority

The secured cycle storage shall be installed in accordance with the approved details, in the approved locations, prior to the occupation of any of the dwellings and shall be retained as such thereafter.

10. Notwithstanding the details shown on the approved plans, no part of the development

hereby approved shall be occupied until details of the means of storage and collection of refuse generated by the development have been submitted to and approved in writing by the Local Planning Authority. The details shall include scaled plans showing the location of storage and the means of enclosure. The bin storage arrangements shall be implemented in accordance with the approved details prior to the occupation of the development and shall be retained as such thereafter.

11. The scheme of hard and soft landscaping to be incorporated into the development hereby

approved shall be implemented in accordance with the details shown on the following plans:

Proposed soft landscaping plan (Drawing no. UG_375_LAN_DRW_SL_03 Rev. P02)

Proposed hard landscaping plan (Drawing no. UG_375_LAN_DRW_HL_02 Rev. P02) The landscaping scheme shall be implemented in accordance with the approved details prior to the first occupation of any part of the development hereby approved.

12. The approved scheme of landscaping scheme shall be implemented before the first occupation of any part of the development or in accordance with a programme agreed previously with the local planning authority. Any newly planted trees or plants forming part of the approved scheme which, within a period of 5 years from the completion of the planting, are removed, damaged, destroyed or die shall be replaced in the next appropriate planting season with others of similar size and species.

13. Prior to the commencement of any development, a surface water drainage scheme, based

on the hierarchy of drainage options in the National Planning Practice Guidance with evidence of an assessment of the site conditions shall be submitted to and approved in writing by the Local Planning Authority. The surface water drainage scheme must be in accordance with the Non-Statutory Technical Standards for Sustainable Drainage Systems (March 2015) or any subsequent replacement national standards. Foul and surface water shall be drained on separate systems and in the event of surface water draining to the public surface water sewer, details of the flow rate and means of control shall be submitted. The scheme shall include details of on-going management and maintenance of the surface water drainage system to be installed. The development shall be completed in accordance with the approved details and retained and maintained as such thereafter.

14. Notwithstanding the details submitted with the planning application, no development above

ground level shall commence until a Crime Impact Statement has been submitted to and approved in writing by the Local Planning Authority. The statement shall detail the specific crime prevention measures to be installed as part of the development to ensure that the scheme achieves Secured by Design status. The crime prevention measures shall be implemented in accordance with the approved details, prior to the first occupation of any part of the development and shall be retained as such thereafter.

15. No development above ground level shall commence until details of biodiversity

enhancement measures to be installed as part of the development hereby approved has been submitted to and approved in writing by the Local Planning Authority. The details shall include a specification of the installations (to include Bat bricks/bat slates, Bird boxes, Native tree and shrub planting and wildflower planting) and scaled plans showing their location within the development. The approved enhancement measures shall be installed in accordance with the approved details, prior to the first occupation of any of the dwellings and shall be retained as such thereafter.

16. During demolition/construction no work (including vehicle and plant movements, deliveries,

loading and unloading) shall take place outside the hours of 07:30 and 18:00 Mondays to Fridays and 08:00 to 13:00 Saturdays. No work shall take place on Sundays and Bank Holidays.

17. Notwithstanding the details shown on the approved plans, prior to the commencement of

development above ground level, details of the refuse storage and collection arrangements to serve the development shall be submitted to and approved in writing by the Local Planning Authority. The details shall include scaled plans showing the location of the storage and details of the means of enclosure. The refuse storage shall be provided in accordance with the approved details prior to the first occupation of any part of the development and shall be retained as such thereafter.

18. No development shall commence until an Environmental Construction Method Statement

detailing how pollution of the Canal adjacent to the northern boundary of the site is to be avoided during the construction phase of the development has been submitted to and approved in writing by the Local Planning Authority. The Method Statement shall include measures relating to the control and management of dust, surface water runoff, waste and pollution control. The development shall be carried out in accordance with the approved details.

19. No development shall commence unless and until a Method Statement is submitted to and approved in writing by the Local Planning Authority detailing how Japanese Knotweed and any other invasive species on the site will be removed from the site. The development shall thereafter proceed in strict accordance with the approved Method Statement.

20. No development shall take place until the applicant or their agents or successors in title has secured the implementation of a programme of archaeological works. The works are to be undertaken in accordance with Written Scheme of Investigation (WSI) submitted to and approved in writing by Tameside Planning Authority.

The WSI shall cover the following:

1. An archaeological desk based assessment.

2. A phased programme and methodology of site investigation and recording to include:

- archaeological evaluation through trial trenching (subject to a new WSI). - dependent on the results from the evaluation trenches, a targeted more detailed area

excavation and recording (subject to a new WSI)

3. A programme for post investigation assessment to include: - production of a final report on the significance of the below-ground archaeological

interest.

4. Deposition of the final report with the Greater Manchester Historic Environment Record.

5. Dissemination of the results of the archaeological investigations commensurate with their significance.

6. Provision for archive deposition of the report and records of the site investigation.

7. Nomination of a competent person or persons/organisation to undertake the works set

out within the approved WSI.

21. Prior to the first occupation of any part of the development hereby approved, details of a scheme for external lighting to serve the development (including both within the highway and to serve private driveways) shall be submitted to and approved in writing by the Local Planning Authority. The details shall include a scale plan indicating the location of the lighting to be installed, a LUX contour plan indicating the levels of light spillage and scaled elevations of lighting columns/supporting structures. The external lighting scheme shall be implemented in accordance with the approved details prior to the first occupation of any of the dwellings and shall be retained as such thereafter.

22. No development shall commence until a Construction Method Statement relating to the

impact of the development on the structural integrity of the Canal corridor adjacent to the northern boundary of the site has been submitted to and approved in writing by the Local Planning Authority. The Method statement shall include cross sections of the proposed development adjacent to the Canal and details of the foundations of those buildings (including any piling works necessary). The development shall be carried out in accordance with the approve details and shall be retained as such thereafter.

23. Notwithstanding the details shown on the approved plans, no development other than site

clearance and compound set-up shall commence until scaled plans detailing the existing and proposed ground levels on the site, the levels of the proposed access arrangements and the finished floor and ridge levels of the dwellings (including sections and with reference to a fixed datum point) have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details and shall be retained as such thereafter.

24. No development above ground level shall commence until details of the method of

construction within the Root Protection Areas of the trees to be retained on the boundaries of the site has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.

25. No development, other than site clearance and compound set up, shall commence until

details of the means of draining foul water from the development hereby approved have been submitted to and approved in writing by the Local Planning Authority. In the event that the proposal does not include connection to the mains sewerage network, technical specifications of the infrastructure to be installed (including details of the capacity) shall be submitted. The development shall be carried out in accordance with the approved details and shall be retained as such thereafter.

26. No development shall commence until a Construction Method Statement relating to the

impact of the development on the structural integrity of the Canal corridor adjacent to the northern boundary of the site has been submitted to and approved in writing by the Local Planning Authority. The Method statement shall include cross sections of the proposed development adjacent to the Canal and details of the foundations of those buildings (including any piling works necessary). The development shall be carried out in accordance with the approve details and shall be retained as such thereafter.

27. No tree felling or vegetation removal shall take place during the optimum period for bird

nesting (March to July inclusive) unless otherwise agreed in writing with the Local Planning Authority.

28. A clear view shall be provided on both sides of any driveway or vehicular access as it

meets the back of footway. It shall measure 2.4 metres along the edge of the site access and 2.4 metres along the back of footway. It must be clear of anything higher than 600mm above the access, except for vertical iron railings to a design that includes rails of not greater than 15mm diameter spaced at not less than 100mm intervals.

29. Prior to the occupation of any of the dwellings hereby approved, details of an electric

vehicle charging strategy for the development shall be submitted to and approved in writing by the Local Planning Authority. The strategy shall include details of the number of charging points to be installed, their location within the development and details of the management and maintenance of these facilities. The infrastructure shall be installed in accordance with the approved details, prior to the first occupation of any of the dwellings hereby approved and shall be retained as such thereafter.

30. The car parking spaces to serve the development hereby approved shall be installed in

accordance with the details shown on the approved site plan prior to the first occupation of any of the dwellings and shall be retained free from obstruction for their intended purposes thereafter.

31. Prior to the first occupation of the eastern-most house adjacent to the apartments, the

southern-most house on the western edge of the development or any of the apartments served by windows on the western elevation of the apartment block that forms part of the development hereby approved, the windows in the following elevations shall be fitted with obscured glazing (meeting Pilkington Level 3 on obscurity as a minimum) and shall be fixed shut below a height of 1.7 metres above the internal floor level of the room that they serve:

All windows in the eastern gable of the eastern-most house adjacent to the apartments;

All windows in the western elevation of the apartment building; and

All windows in the southern gable of the southern-most house on the western edge of the development.

The development shall be retained as such thereafter.

32. The driveways to serve the development hereby approved shall be constructed from a bound material and on a level that prevents displacement of material or surface water on to the highway and shall be retained as such thereafter.

33. The development shall be carried out in accordance with the mitigation measures contained

within the Air Quality Assessment submitted with the planning application and shall be retained as such thereafter.

34. The development shall be carried out in accordance with the mitigation measures contained

within the Noise Impact Assessment submitted with the planning application and shall be retained as such thereafter.

35. The development shall be carried out in accordance with the mitigation measures contained

within the Ecological Impact Assessment submitted with the planning application.