PLANNING & TRANSPORTATION REGULATORY PANEL · VENUE: The Salford Suite, Civic Centre, Chorley Road,...

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PLANNING & TRANSPORTATION REGULATORY PANEL Dear Member, You are invited to attend the meeting of the Planning & Transportation Regulatory Panel to be held as follows for the transaction of the business indicated. Ben Dolan Proper Officer

DATE: Thursday 18

th June 2015

TIME: 9.30 a.m. VENUE: The Salford Suite, Civic Centre, Chorley Road, Swinton.

In accordance with ‘The Openness of Local Government Bodies Regulations 2014,’ the press and public have the right to film, video, photograph or record this meeting. Members attending this meeting with a personal interest in an item on the agenda must disclose the existence and nature of that interest and, if it is a prejudicial interest, withdraw from the meeting room during the discussion and voting on the item. _________________________________________________________________________________ AGENDA 1. The Panel is asked to consider whether it agrees to the inclusion of the items listed in Parts 1

and 2 of the agenda. 2. Apologies for absence. 3. Declarations of interest.

4. To approve, as a correct record, the minutes of the meeting held on 14

th May 2015.

5. Planning applications and related development control matters:-

15/65998/FUL – 162-170 Partington Lane, Swinton M27 0WN 15/66124/FUL – Peel Park, Crescent, Salford M5 4WT 15/66151/FUL – Walkden High School, 211 Old Clough Lane, Worsley M28 7JB 14/65708/FUL – Land On Green Lane, Eccles M30 0RP

6. Planning applications determined under delegated authority.

7. Planning and enforcement appeals.

8. URGENT BUSINESS

Business which, due to special circumstances, the Chair of the meeting is of the opinion should be considered as a matter of urgency.

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9. EXCLUSION OF THE PUBLIC

Officers consider that the following items contain exempt information as provided for in the Local Government Access to Information Act and that the public interest in maintaining the exemption outweighs the public interest in disclosing the information. Members are recommended to agree the necessary resolutions excluding the public from the meeting during consideration of these items.

10. PART 2 – CLOSED TO THE PUBLIC

No items.

11. URGENT BUSINESS

Business which, due to special circumstances, the Chair of the meeting is of the opinion should be considered as a matter of urgency.

Access to Information A copy of this agenda, the reports and the background documents shown in those reports (except those in Part 2) are open to inspection by members of the public. Further information is available from the contact officer named below.

NOTE: At the conclusion of the Panel, Members will convene in a briefing session to reflect on any issues arising during the meeting, the notes of which will be submitted at a future Chair’s Briefing.

Contact Officer: Claire Edwards Title: Senior Democratic Services Officer Phone: 0161 793 2602 Email: [email protected]

mailto:[email protected]

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PLANNING AND TRANSPORTATION REGULATORY PANEL

14

th May, 2015

Meeting commenced: 9.30 a.m. “ adjourned: 11.25 a.m. “ re-convened: 11.40 a.m. “ ended: 1.15 p.m. PRESENT: Councillor Mashiter - in the Chair

Councillors Antrobus, E. Burgoyne, Dawson, K. Garrido, Hunt, Lea, Murphy and R. Wilson Please note that a list of persons in attendance (including any Ward Councillors) in respect of matters referred to in Minute 106 is included at Appendix A.

103. APOLOGIES FOR ABSENCE Apologies for absence were submitted on behalf of Councillors Burch and Critchley.

104. DECLARATIONS OF INTEREST Councillor K. Garrido declared an interest in respect of application reference 15/65921/FUL (Dixon Street, Cadishead M44 6AH) and did not take part in the Panel’s deliberations or vote on this application.

105. MINUTES OF PROCEEDINGS

RESOLVED: THAT the minutes of the meeting held on 2

nd April 2015, be agreed as a correct record.

106. APPLICATIONS FOR PLANNING PERMISSION

(Full details of the matters referred to in this Minute are contained in the report of the Strategic Director for Environment & Community Safety, as amended, in the case of the applications marked * in the amendment report). RESOLVED: THAT, following consideration by the Panel, the under-mentioned applications for planning permission were determined, subject to the conditions listed in the above report, as indicated below:-

Application Number/ Applicant

Site Development Decision

*14/65586/FUL Villafont Ltd/ Simandhar Swami LLP

Land On Woden Street Salford

Redevelopment of the site involving the construction of a part 4, part 7, part 10, part 15 storey development to provide 372 residential units, 279 sqm retail unit (Use Class A1), and 449 sqm ancillary commercial space (Use Class B1 and D2) with associated access, car parking, amenity space and landscaping works

Please refer to Minute 107 below

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Application Number/ Applicant

Site Development Decision

14/6582/FUL Fortis Developments Ltd

Land West Of Adelphi Street And South Of Trinity Riverside, Salford

Erection of buildings (up to 8 storeys in height) to provide 206 apartments, communal gymnasium, undercroft car parking and associated access and landscaping

Granted, subject to (a) the trigger within condition 4 (landscaping) being amended to require information to be submitted at the appropriate time during the construction phase, with the condition being discharged in consultation with the Chair of the Panel, (b) condition 14 (riverside walkway) being amended to ensure public use and to clarify existing elements of the building within prescribed walkway widths, with the condition being discharged in consultation with the Chair of the Panel, (c) condition 19 (CEMP) being amended to include wider requirements of CEMP regarding general amenity to the existing condition regarding control of water course, (d) the addition of highway conditions regarding S38/S278 works and travel plans, and (e) the addition of a condition regarding the need for an archaeology survey.

15/65921/FUL Mr Anthony Sackfield – City West Housing Trust

Dixon Street Cadishead M44 6AH

Proposed development of 6 two bed houses and 6 three bed, two and a half storey houses

Granted Discussion took place regarding a separate piece of land at the top of Dixon Street which is in the ownership of the Council. It was noted that this amenity does not form part of the current application and City West Housing Trust indicated that they have no interest in its development.

15/66108/FUL Mr Mingliang Chen – Omega Travel

Block B Sentinel House Peel Street Eccles

Proposed change of use from offices (B1) to hotel (C1), Sentinel House together with extensions to ground floor entrance foyer and associated bar and restaurant (resubmission of 14/65242/FUL)

Granted, subject to (a) condition 5 being amended to secure the making good of redundant access points, and (b) condition 6 being amended to make reference to taxi pick up and drop off points.

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107. *14/65586/FUL – LAND ON WODEN STREET, SALFORD – REDEVELOPMENT OF THE SITE INVOLVING THE CONSTRUCTION OF A PART 4, PART 7, PART 10, PART 15 STOREY DEVELOPMENT TO PROVIDE 372 RESIDENTIAL UNITS, 279 SQM RETAIL UNIT (USE CLASS A1), AND 449 SQM ANCILLARY COMMERCIAL SPACE (USE CLASS B1 AND D2) WITH ASSOCIATED ACCESS, CAR PARKING, AMENITY SPACE AND LANDSCAPING WORKS

RESOLVED: THAT planning permission be granted subject to (a) the planning conditions listed in the report, (b) the addition of a condition requiring the submission of a Construction Environmental Management Plan, and (c) conditions 3(a) (Details of elevations) and 4 (Landscaping) being discharged in consultation with the Chair of the Panel, and that:-

(i) The Strategic Director of Environment and Community Safety be authorised to enter into a legal agreement under Section 106 of the Town and Country Planning Act to secure the following heads of terms:

A clawback mechanism to secure the following contributions should the viability of the scheme improve in the future:

- Affordable Housing Contribution;

(ii) The applicant be informed that the Council is minded to grant planning permission, subject to the conditions stated in the report, on completion of such a legal agreement;

(iii) The authority be given for the decision notice relating to the application to be issued (subject to the conditions and reasons stated in the report) on completion of the above-mentioned legal agreement.

108. PLANNING APPLICATIONS DETERMINED UNDER DELEGATED AUTHORITY

The Strategic Director for Environment & Community Safety submitted a report containing details of planning applications which he had determined under delegated authority during March, April and May 2015 and were not, therefore, for consideration by the Panel. RESOLVED: THAT the content of the report be noted.

109. PLANNING AND ENFORCEMENT APPEALS

The Strategic Director for Environment and Community Safety submitted a report which provided details of appeals that had recently been received and determined. Reference was made to the conclusion of the appeal in respect of application reference 13/63157/OUTEIA (Land To The North and South Of Worsley Road And Land At Aviary Field, Broadoak, Worsley). The Panel (a) thanked and congratulated the officers and lawyers who had represented the Panel and put forward their case at the Public Inquiry, (b) expressed their thanks for the support that had been received from members of the public, which had mainly been represented through RAID, and (c) noted the significance of this decision in terms of upholding the strength of the Council’s Local Development Plan. It was noted that the applicant was seeking a judicial review in respect of the decision.

RESOLVED: THAT the content of the report and comments be noted. 110. ENFORCEMENT ACTIVITY FROM 1

ST JANUARY TO 31

ST MARCH 2015

The Strategic Director for Environment and Community Safety submitted a report which outlined

enforcement activity from 1st January to 31

st March 2015, together with the overall performance for the

year 2014-15. The report analysed current enforcement data in relation to complaints received and complaints closed for the quarter and complaints received by ward, complaints outstanding by ward and prioritisation of complaints.

RESOLVED: THAT the content of the report be noted.

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111. NEW COMMUNITY INFRASTRUCTURE LEVY (CIL) REGULATIONS IMPLICATIONS

The Panel was provided with details of a small number of applications that had been amended in light of the new CIL regulations which, from 6

th April 2015, had introduced a restriction on the ability of

authorities to pool planning obligations. In addition, policies OB3 and OB4 of the adopted Planning Obligations SPD (i.e. the construction training and climate change contributions) could no longer be applied. The revised resolutions were outlined as follows –

APPLICATION REF.

SITE PROPOSED REVISED RESOLUTION

1. 04/49623/OUT Land North Of Simpson Grove And East Of Nos. 16-44 Border Brook Lane Worsley

1) The Strategic Director of Customer and Support Services be authorised to enter into a legal agreement under Section 106 of the Town and Country Planning Act to secure the following heads of terms:

Education contributions (St Paul’s C.E. (Heathside Grove) Phase II).

Securing public access to the recreation land adjacent to the site.

Improvement of the recreation land adjacent to the site.

Maintenance of the recreation land adjacent to the site.

Commitment to allow public funds to be used in future to implement further improvements to the recreation land adjacent to the site.

2. 13/63535/FUL

Land Bounded By Chapel Street, St Philips Place And Bank Street Salford

1) The Strategic Director of Customer and Support Services be authorised to enter into a legal agreement under Section 106 of the Town and Country Planning Act to secure the following heads of terms:

Open Space Provision (Peel Park, Broughton).

Public Realm Infrastructure and Heritage Provision (Peel Park, Broughton).

3. 13/63377/OUT

Land Formerly Mitchell Shackleton Green Lane Eccles

1) The appropriate officer of the Council be authorised to enter into a legal agreement under Section 106 of the Town and Country Planning Act to secure a total financial contribution of £440,000 for the following purposes:

Education contribution (Expansion of capacity at the Godfrey Ermen Primary School).

Environmental improvements linked to the Bridgewater Canal Masterplan (Environmental improvements at Hall Bank and between Worsley Road and Partricoft Railway Bridge).

4. 14/65224/FUL

Land At Chapel Street Bounded By Clowes Street, River Irwell And Dearmans Place Salford M3 5LH

1) The Strategic Director of Environment and Community Safety be authorised to enter into a legal agreement under Section 106 of the Town and Country Planning Act 1990 to secure the following heads of terms:

Public realm, infrastructure and heritage provision (Infrastructure and public realm works to support access to and from New Bailey Street, and/or for the delivery of Greengate Park).

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5. 14/65413/HYB

Former Cinema Site Clippers Quay Salford M5 2XP

Planning permission be granted subject to the following conditions and that: 1) The Strategic Director of Environment and Community

Safety be authorised to enter into a legal agreement under Section 106 of the Town and Country Planning Act 1990 to secure the following heads of terms:

A financial contribution towards the provision of a pedestrian bridge across the Manchester Ship Canal or public realm improvements (in the vicinity of the Pedestrian Bridge and/or along Clippers Quay) if the bridge is not delivered.

A clawback mechanism to secure affordable housing contributions should the viability of the scheme improve in the future.

6. 14/65395/OUT

Car Park Bloom Street Salford

1) The Strategic Director of Environment and Community Safety be authorised to enter into a legal agreement under Section 106 of the Town and Country Planning Act to secure the following heads of terms:

Public Realm, Infrastructure and Heritage Provision (Bloom Street - Public realm, infrastructure and heritage works to Bloom Street, and works that enhance pedestrian, cycle and transport access to and from Bloom Street).

Replacement car parking.

7. 14/64652/FUL

Wellington Street East/ Rigby Street Salford M7 2AU


Open Space Provision (Manley Park - Access and Infrastructure works).

Public Realm Infrastructure and Heritage Provision (Knoll Street - Pedestrian access improvements to and from).

8. 14/65407/FUL

Land Bounded By Trinity Way Blackfriars Road Bury Street And Garden Lane Salford



9. 14/64662/OUT

Land At Manchester Road West Little Hulton Salford

1) The Strategic Director for Environment and Community Safety be authorised to enter into a legal agreement under Section 106 of the Town and Country Planning Act to secure the following heads of terms:

Education – Expansion of St Paul’s (Heathside)

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Openspace – on site or Peel Park (Little Hulton) Children’s Play improvements

Public Realm, Infrastructure and Heritage - on site or Cleggs Lane / A6 Manchester Road Junction Improvements

Affordable Housing

10. 14/64798/OUT

Manchester Alloys & Metals Meadow Road Salford M7 1PA


Provision of land for a Riverside Walkway

That that land is available for public use

Affordable housing

11. 14/65591/FUL

Former Meadows Campus Site Meadow Road Salford



12. 14/65709/FUL

Land Off Teneriffe Street Great Clowes Street Salford



13. 15/65877/FUL

Former Seedley Primary School Liverpool Street Salford M6 5GY



14. 14/65457/OUTEIA

Land To North Of Middlewood Street And East Of Oldfield Road Salford (Middlewood Locks)

1) The Strategic Director of Environment and Community Safety be authorised to enter into a legal agreement under Section 106 of the Town and Country Planning Act to secure the following same heads of terms as previously agreed:

The restoration and maintenance of the Manchester, Bolton and Bury Canal.

Access and infrastructure open space improvements to Peel Park.

Improvements to pedestrian routes detailed in the Pedestrian Routes Plan."

Provision of public art within the Site.

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Air quality monitoring equipment on or in the immediate vicinity of the Site.

Provision of enhanced landscaping of the Public Realm (up to a maximum of £20,000 (twenty thousand pounds) per Plot)."

Environmental improvements within the area from time to time included in the Council's Chapel Street Regeneration Strategy.

15. 14/65793/OUT

Land At Middlewood Basin Off East Ordsall Lane Salford M5

1) The Strategic Director of Environment and Community Safety be authorised to enter into a legal agreement under Section 106 of the Town and Country Planning Act to secure the following same heads of terms as previously agreed:

The restoration and maintenance of the Manchester, Bolton and Bury Canal.

Access and infrastructure open space improvements to Peel Park.

Improvements to pedestrian routes detailed in the Pedestrian Routes Plan."

Provision of public art within the Site.

Air quality monitoring equipment on or in the immediate vicinity of the Site.

Provision of enhanced landscaping of the Public Realm (up to a maximum of £20,000 (twenty thousand pounds) per Plot)."

Environmental improvements within the area from time to time included in the Council's Chapel Street Regeneration Strategy.

RESOLVED: THAT the above revised resolutions be approved, with the exception of 1 (application reference 04/49623/OUT – Land North Of Simpson Grove And East Of Nos. 16-44 Border Brook Lane, Worsley), in respect of which authority be delegated to the Chair of the Panel, subject to confirmation being received as to where the education contribution was to be directed following a query being raised as to whether the monies should be pooled towards other schools closer to the development site.

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APPENDIX A - LIST OF ATTENDEES

9.30 a.m. APPLICATION NO./

ADDRESS

OBJECTOR IN FAVOUR

14/65820/FUL

Land West Of Adelphi Street And South Of Trinity Riverside

Salford

Daniel Fan

Michael Sunderland

Helen Marks*

Michael O’Brien

15/65921/FUL

Dixon Street

Cadishead

M44 6AH

Mr. Caldecott*

Tracy Meredith*

Pamela Kearon*

Councillor Walsh*

Barbara Keeley MP*

Paul Gerard*

Karen O’Reilly

Rob Henderson*

Stephen Lovell

14/65586/FUL

Land On Woden Street

Salford

Camilla Gobel*

Iain Todd

Belgacem Omar

Joe Carroll*

Phil Garner

Chris McGoff

Mr. N. Shah

11.30 a.m. APPLICATION NO./

ADDRESS

OBJECTOR IN FAVOUR

15/66108/FUL

Block B

Sentinel House

Peel Street

Eccles

* Indicates persons who made representations to the Panel.

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REPORT

Of

Strategic Director for Environment and Community Safety

To the

Planning & Transportation Regulatory Panel On

18th June 2015

Planning Applications and Related Development Control Matters

(Not considered to contain exempt information)

Non-members of the panel are invited to attend the meeting during consideration of any applications included within the report

in which they have a particular interest.

MAIN REPORT

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THE LOCAL GOVERNMENT ACT 1972-SECTIONS 100A-100K

LIST OF BACKGROUND PAPERS The “Background Papers” relating to all reports on Planning Applications appearing in this report are: -

1. The appropriate ‘Development Information Folder’ for each planning application on the Agenda. The contents of the folder include the following documents:

(a) The submitted planning application (forms, plans and supporting documents and

Information) (b) Correspondence with statutory and other consultees;

(c) Letters and other documents from interested parties.

2. Any previous planning applications and subsequent Decision Notices (if issued referred to in

each planning application report on this Agenda.

3. Any Tree Preservation Order referred to in each planning application report on the agenda.

4. Any Conservation Area Plan referred to in each planning application report on the agenda.

5. The “Standard Planning Conditions Etc…’Booklet’.

6. Papers specifically listed under a heading “Other Background Papers” in any planning report on the agenda.

These Background Papers can normally be inspected between the hours of 8.30 am and 4.30 pm on any weekday (except Bank Holidays) at Urban Vision Partnership Ltd reception at Emerson House, Albert Street, Eccles. Whilst background papers will be made available for inspection as quickly as possible, immediate access cannot be guaranteed. It is therefore advisable wherever practical, to make an appointment by telephoning (0161) 779 4852. Alternatively the planning application forms, plans and supporting information is available on the Council’s web site http://publicaccess.salford.gov.uk/publicaccess/ Publications In considering planning applications or legal action, the City Council has regard to a wide range of published documents, although not ‘Background Papers’ for the purposes of the Local Government Act 1972 – Sections 100A-100K, are nevertheless important to the consideration of these matters. The Government in particular has published a large number of circulars and Statutory Instruments in addition to the primary legislation and these are available from Her Majesty’s Stationery Office, which has a bookshop in Manchester. The following Local Authority publications are available for inspection at Emerson House, Albert Street, Eccles , they can also be viewed on the Council’s web site http://www.salford.gov.uk/planning-policy.htm If you do not have personal access to the Internet, free access is available to registered members at each of the sixteen libraries in the city.

http://publicaccess.salford.gov.uk/publicaccess/

http://www.salford.gov.uk/planning-policy.htm

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Design and Crime – SPD

Trees and Development – SPD

House Extensions – SPD

Housing Planning Guidance

Salford Green Space Strategy – SPD

Nature Conservation & Biodiversity – SPD

Lower Broughton Design Code – SPD

Ellesmere Park – SPD

Hot Food Take Aways - SPD

Telecommunications - SPD

Planning Obligations - SPD

Sustainable Design and Construction SPD

Design SPD

Education Contributions SPD The following Planning Guidance documents have been adopted by the City Council

The Exchange, Greengate

Mediacity:uk & Quays Point

Housing Planning Guidance

Claremont and Weaste Neighbourhood Plan

Salford City Council - UDP Policy E5: Development in Established Employment Areas

Flood Risk and Development Planning Guidance

Salford central

Irwell City Park

Ordsall Riverside

Pendleton Planning Guidance Amendments/Additional Information received after the completion of this series of reports

Any amendment/additional information, such as amendments to planning applications, additional information from applicants or consultees, representations from interested parties, etc…. received AFTER the preparation of this series of reports will be reported at the Panel meeting together with any changes to my recommendation.

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PLANNING & TRANSPORTATION REGULATORY PANEL Set out below are details of all of the items which will be considered by the Planning and Transportation Regulatory Panel at their meeting. Some of these applications may be subject to a s.106 legal agreement (planning obligation). Where this is the case it will be stated next to the recommendation using the code ‘S106’ as detailed in the list of codes below. Ward Members may make representations to the Panel on all items below including those with an associated s.106 legal agreement.

INDEX REPORT DATE: 18.06.2015 RECOMMENDATION PER = Approve AUTH = Consent REF = Refuse FUL = Full application ADV = Advert Application OUT = Outline Application HH = Householder Application

REM = Reserved Matters COU = Change of use LBC = Listed Building Consent CON = Conservation Area Consent

S106 = Subject to a S106 Obligation Swinton North 15/65998/FUL RECOMMENDATION: APPROVE PAGE 16 TIME OF MEETING: 09.30am PROPOSAL: Change of use of part of the ground floor from shop (A1) to create a separate hot food takeaway (A5) together with alterations to elevations and construction of new external staircase at the rear of existing first floor flat LOCATION: 162-170 Partington Lane Swinton Salford M27 0WN APPLICANT: Mr Zakir Niamut - Zarr Enterprise LTD

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Irwell Riverside 15/66124/FUL RECOMMENDATION: APPROVE PAGE 24 TIME OF MEETING: 09.30am PROPOSAL: Environmental improvements to Peel Park, including new and realigned footpaths, parking bays, access ramp, tree management and landscaping, relocation of playground, and seating area LOCATION: Peel Park Crescent Salford M5 4WT APPLICANT: Ms Annie Surtees

Walkden South 15/66151/FUL RECOMMENDATION: APPROVE PAGE 34 TIME OF MEETING: 09.30am PROPOSAL: Erection of 2.4m high mesh fence and associated gates LOCATION: Walkden High School 211 Old Clough Lane Worsley M28 7JB APPLICANT: Walkden High School

Eccles 14/65708/FUL RECOMMENDATION: APPROVE PAGE 40 TIME OF MEETING: 09.30am PROPOSAL: Erection of 142 Dwellings and associated works. LOCATION: Land On Green Lane Eccles M30 0RP APPLICANT: Mr Nigel Smith

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PLANNING & TRANSPORTATION REGULATORY PANEL PART I SECTION 1: APPLICATIONS FOR PLANNING PERMISSION 18 June 2015 APPLICATION No: 15/65998/FUL

APPLICANT: Mr Zakir Niamut - Zarr Enterprise LTD

LOCATION: 162-170 Partington Lane, Swinton, Salford, M27 0WN

PROPOSAL: Change of use of part of the ground floor from shop (A1) to create a

separate hot food takeaway (A5) together with alterations to

elevations and construction of new external staircase at the rear of

existing first floor flat

WARD: Swinton North

Description of Site and Surrounding Area This application relates to a commercial unit on Partington Lane. The property is currently vacant but was last occupied by an A1 retail shop at ground floor level with flat above. To the north the adjoining properties are two single storey hairdressers and beyond this are two storey residential dwellings. To the front on the opposite side of the road is Swinton Clinic and a staff car park with some commercial properties further south. To the rear is an alleyway and the residential properties along Stockton Street and Everton Street. To the south is a detached block of apartments which occupies the corner plot at the junction of Partington Lane and Deans Road. The site is not allocated on the UDP proposals map, however it does fall within the Hot Food Takeaway Buffer Zone as set down in policy HFTA2 of the Hot food Take Aways SPD.

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Description of Proposal Permission is sought for the change of use of part of the ground floor to A5 (hot food take away). A larger unit would be provided for the hot food take away with a smaller unit being retained as A1. The existing shop front would remain largely as existing with the exception of a new door in order to facilitate the change to two separate units. To the rear, an external staircase and associated door is proposed to allow for access to the first floor flat. The existing first floor flat is to be retained and used for staff associated with the A5 unit only. The access to the flat is currently taken from within the retail unit and the amended plans show this internal staircase to be retained as well as the provision of the external staircase for emergency access and to comply with building regulations. The original submitted plans showed the installation of an extraction flue to the right hand side elevation above the adjoining hairdressers however following discussion with the agent the external flue has been removed and the ventilation system changed to allow for a grille to be provided at first floor level in the side and rear elevations. The proposed use would employ 6 full time members of staff and 6 part time. It is proposed that the take away would operate between the hours of 11am to midnight daily. However, this has since changed in order to comply with the requirements of HFTA2 in order to limit sales to pupils of the nearby school. Further discussion in relation to this is contained within the appraisal section of the report below. Two parking spaces would be provided to the rear of the site and would be accessed via the existing alleyway off Stockton Street. These spaces are intended to be used by full time staff with delivery drivers being required to park to the front of the site. Waste would be contained in commercial bins to the rear of the unit which would be collected by a commercial waste contractor. Publicity Earliest Decision Date: 16 April 2015 Revised Expiry Date: No extension agreed Site Notice: Non HH Article 13 Date Displayed: 19 March 2015 Reason: Wider Publicity Press Advert: Not applicable Reason: Relevant Site History No relevant site history. Neighbour Notification Neighbours notified: 16/3/15 Amended plan letters sent: 14/5/2015 Representations Objections have been received from 7 different addresses, one of which includes a 15 signature petition. It should be noted that some of the 15 signees have also written in separately and form part of the 8 objections noted above. The following concerns are raised:

- Noise and odour - Disturbance - Litter/waste

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- Parking - Highway safety - Residential amenity - Anti social behaviour - Installation of proposed flue - Impact on healthy eating guidelines implemented by the nearby Moorside High School - Use of alleyway to the rear for vehicles - The premises have never been used as residential above - Vermin

Two further objections have been received since the amended plan letters were issued. No new issues have been raised from those summaries above. The issues raised are covered in the appraisal of the proposal below. Consultations Senior Engineer Flood Risk Management - No comments received to date Highways - No objections Urban Vision Environment (Air And Noise) - No objections subject to conditions Design For Security - No comments received to date Planning Policy Development Plan Policy Unitary Development Plan S3 - Loss of Shops This policy states that a change of use from Class A1 retail will only be permitted where it would not have an unacceptable impact on vitality and viability. Consideration will be given to the following in the determination of the extent to which development would have an unacceptable impact: over concentration of non A1 uses in the main shopping streets; pedestrian inactivity; loss of shop frontage; unacceptable impact on environmental quality or residential amenity; develop a wide range of attractions and amenities; contribute to the regeneration of the centre. Unitary Development Plan EN17 - Pollution Control This policy states that in areas where existing levels of pollution exceed local or national standards, planning permission will only be granted where the development incorporates adequate measures to ensure that there is no unacceptable risk or nuisance to occupiers, and that they are provided with an appropriate and satisfactory level of amenity. Unitary Development Plan DES7 - Amenity of Users and Neighbours This policy states that all new development, alterations and extensions to existing buildings will be required to provide potential users with a satisfactory level of amenity in terms of space, sunlight, daylight, privacy, aspect and layout. Development will not be permitted where it would have an unacceptable impact on the amenity of occupiers or users of other development. Unitary Development Plan DES1 - Respecting Context This policy states that development will be required to respond to its physical context and respect the positive character of the local area in which it is situated and contribute towards a local identity and distinctiveness. Unitary Development Plan DES8 - Alterations and Extensions

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This policy states that planning permission will only be granted for alterations or extensions to existing buildings that respect the general scale, character, rhythm, proportions, details and materials of the original structure and complement the general character of the surrounding area. Unitary Development Plan S4 - Amusement, Restaurants, Cafe, Drinking This policy states that proposals for hot food shop uses would not be permitted by the Council where the use would have an unacceptable impact on the amenities of surrounding residential occupiers by reason of noise, disturbance, smells, fumes, litter, vehicular traffic movements, parking or pedestrian traffic and the vitality and viability of a town centre and visual amenity. Unitary Development Plan A8 - Impact of Development on Highway Network This policy states that development will not be permitted where it would i) have an unacceptable impact upon highway safety ii) cause an unacceptable restriction to the movement of heavy goods vehicles along Abnormal Load Routes. Other Material Planning Considerations National Planning Policy National Planning Policy Framework Local Planning Policy Supplementary Planning Document - Hot Food Takeaway This policy document expands on the policies in Salford’s Unitary Development Plan to provide additional guidance on the development of hot food take aways. It explains the council’s overall approach to hot food take away development, and sets out detailed advice on appropriate concentrations of hot food take away establishments, measures to protect the amenity of surrounding residential occupiers, appropriate standards for parking, and servicing for delivery and waste collection services. Planning Guidance - Shop Fronts Design Guidance This document has been produced principally to inform shop front improvements, as part of a building front improvement grant scheme on Liverpool Road. However, the principles set out are not specific to Liverpool Road or to the current grant scheme and can be applied city wide. It sets out generally agreed good practice design principles, expanding on the adopted Design Supplementary Planning Document: “Shaping Salford”. Property owners and architects following the principles set out in this document are more likely to produce proposals that can secure planning permission It is not considered that there are any local finance considerations that are material to the application Appraisal Following the recent publication of the National Planning Policy Framework (NPPF) it is necessary to consider the weight which can be afforded to the policies of the Council's adopted Unitary Development Plan (paragraph 215 NPPF 27th March 2012). In terms of this application it is considered that the relevant policies of the UDP can be afforded due weight for the purposes of decision making as the relevant criteria within the UDP policies applicable to the proposed development are consistent with the policies contained in the NPPF. Principle The application site is located outside of a town or neighbourhood centre and as such UDP policy S3 requires applications which would result in the loss of an A1 shop to demonstrate either that there is no demand for the retail use of the property or that an alternative use would be more appropriate. A letter has been provided by Barlow Costly who were the letting agents for the property. The letter confirms that a prominent advertising board was erected on site and that the site was advertised on their website. It goes on to say that the marketing generated a number of telephone enquiries plus viewings at the property, however, following these viewing they did not receive any firm offers from

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the other interested parties prior to the landlord agreeing terms with the proposed tenant (which was approximately just over a week or so after the board was erected at the property). The general feedback they received following the initial viewings was that the property was unsuitable for requirements due to either the size or layout of the premises etc. It is acknowledged that the property has only been vacant since January 2015 and whilst the information provided is limited is not considered that the use of part of this unit as a hot food take away would result in a lack of local facilities for the day to day needs of the local community in this area especially given the close proximity of the site to Swinton Town Centre which accommodate a range of shops and services. The principle of the proposed change of use and loss of a part of a shop is therefore considered acceptable subject to compliance with other relevant policies. Design The proposed change of use also includes the installation of an external staircase. The staircase would be sited to the rear of the property which backs onto an alleyway. Given the property is set in within the row of terraced properties and the layout of the alleyway it is not considered that the siting of the external staircase would be highly visible within the street scene. An external flue was originally proposed to be erected on the site of the building, however following concerns raised in relation to its design and appearance an alternative extraction system is now proposed which allows for a small grille to be provided at first floor level in the side and rear elevations. The grilles are small in scale and are considered acceptable. The existing shop front would remain largely as existing with the exception of a new door in order to facilitate the change to two separate units. No issues are raised with regard to this. It is considered, therefore that the proposed development would not result in an unacceptable impact on the character and appearance of the application property or that of the surrounding area in accordance with UDP policies DES1 and DES8 and the shop front guidance. Amenity There is an existing first floor flat above the proposed take away. The applicant states that the flat is to be used only by staff of the takeaway and this is supported by the retention of the existing internal staircase which provides access from the ground floor unit up to the first floor flat. An external staircase is also proposed to allow for direct access from the rear and emergency access. Given the small size of the landing area to the top of the staircase it is not considered that it would provide any real usable space and therefore it is not considered that it would lead to significant increased over looking or a loss of privacy than that of the current situation of the existing windows in the rear elevation which serve the flat. It is not considered that the built form of the staircase would result in an unacceptable impact on the amenity currently enjoyed by the occupiers of surrounding residential properties.

It is acknowledged that a proportion of the takeaway’s business is by way of deliveries and the application states that no deliveries will take place at the rear of the premises (where the alleyway is shared with residential dwellings on Stockton Street), rather all delivery type activity will be via the front door of the premises on Partington Lane. A condition is recommended to ensure this.

The take away proposes to operate until midnight on a daily basis. Policy HFTA3 of the Hot Food Takeaway Supplementary Planning Document relates to hours of opening. It sets out the following criteria which should be considered;

1. the likely impacts on residential amenity; 2. the existence of an established late night economy in the area; 3. the character and function of the immediate area, including existing levels of background activity and noise; and 4. the potential benefits of the proposal for the wider community.

The policy goes on to day that within an area that is primarily residential in character, the hours of opening will be restricted to 8am to 10pm on Mondays to Saturdays, with no opening on Sundays and bank holidays. Extended hours will only be permitted where it can be clearly demonstrated that there would be no unacceptable impact on residential amenity.

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To the rear the area is primarily residential, however to the front Partington Lane is mixed in nature with the road itself being busy and providing an existing source of noise within the area. Along Partington Lane the proposed hot food take away is adjoined by the A1 retail shop which currently forms part of the same unit and an A1 hairdressers with the residential properties further to the north and south. To the front on the opposite side of the road is Swinton Clinic and a car park. Therefore, whilst the area to the rear is primarily residential the area to the front is mixed. Parking is available on a short stay basis directly outside the premises which can be utilized by customers who, given the nature of the proposed use, would not spend a significant amount of time at the premises. In addition the recommended condition in relation to deliveries taking place via the front of the shop will assist in ensuring activity is kept to the front of the premises and not the rear which is within close proximity to noise sensitive residential properties. A condition is recommended to ensure No incoming or outgoing deliveries associated with the hot food takeaway hereby permitted shall take place at the rear of the premises. Therefore, it is not considered that the proposed opening hours would result in an unacceptable impact on the amenity currently enjoyed by occupiers of surrounding residential dwellings. A condition is recommended to restrict the hours of opening until midnight on any day. It is also noted that the existing retail unit has no restrictions on its hours of opening and therefore it could be occupied by an alternative A1 retail use such as an off licence without the need for planning permission and with no controls on its opening hours. The site is located within a Hot Food take Away School buffer zone. Policy HFTA2 states that where a hot food take away is proposed within 400 metres of a secondary school, planning permission will only be granted subject to a condition that the premises are not open to the public before 5pm Monday to Friday and there are no over the counter sales before that time. The application site is not located within a designated centre but is considered to be accessible by pupils from the nearby school and therefore the requirements of policy HFTA2 apply. Moorside High School have objected to the application and have advised that the school do operate a healthy eating programme. As a result of discussions with the agent, they have agreed to a condition to be attached limiting the use of the premises to those set down in policy HFTA2 of the hot food takeaways SPD and a condition is recommended to ensure this. The proposed use would therefore comply with the Policy requirements of HFTA2 whilst also addressing the concerns raised by the school and supporting their commitment to healthy eating by ensuring that the takeaway is not open during school lunch times and immediately after school closing. The condition will restrict the premises opening to the public and over the counter sales before 5pm on weekdays. Urban vision air and noise have been consulted and have raise no objections subject to conditions limiting the hours of use, restricting deliveries to the front of the premises only and limiting the rating level (LAeq,T) from all plant and machinery associated with the development. A condition is also recommended to ensure the proposed extraction system is put in place prior to the first use of the takeaway and retained thereafter. Highways The nature of a hot food take away is such that associated parking is largely made up of short stay visits, with the exception of staff. In some respects it is similar to the previous A1 use in that customers call on an ad hock basis and stay for short periods of time with no real peak times. In addition there are residential properties in the surrounding area which would also allow for trips on foot from the surrounding residential properties. It is considered that the parking demand associated with the proposed use could be accommodated within the 1 hour limited waiting parking available fronting the site. Given the size of the unit it is anticipated that servicing associated with the A5 use will likely be via light goods vehicle and is likely to take place outside the unit within the limited waiting parking bay on Partington Lane. Two off-street car parking spaces are proposed within the rear yard area which

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would be accessed via an existing unadopted alleyway from Stockton Street. The alleyway is partially overgrown at present and would need to be cleared to allow vehicular access. In conclusion it is not considered that the proposed use would result in an unacceptable highway impact. Other Issues The submitted plans indicate the provision of signage for the unit, however to date no advertisement application has been submitted. An informative is therefore recommended to advise the applicant that advertisement consent may be required for proposed adverts at the site. Recommendation: Approve 1. The development shall be begun not later than the expiration of three years beginning with the

date of this permission. Reason: To comply with the requirements of Section 91 of the Town and Country Planning Act

1990. 2. No incoming or outgoing deliveries associated with the hot food takeaway hereby permitted

shall take place at the rear of the premises. Reason: To safeguard the amenity of the neighbouring residents in accordance with policy

EN17 of the City of Salford Unitary Development Plan. 3. The rating level (LAeq,T) from all plant and machinery associated with the development, when

operating simultaneously, shall not exceed the background noise level (LA90,T) by more than -5 dB at any time when measured at the boundary of the nearest noise sensitive premises. Noise measurements and assessments shall be carried out according to BS 4142:2014 "Methods for rating and assessing industrial and commercial sound". 'T' refers to any 1 hour period between 07.00hrs and 23.00hrs and any 15 minute period between 23.00hrs and 07.00hrs.

Reason: To safeguard the amenity of the neighbouring residents in accordance with policy

EN17 of the City of Salford Unitary Development Plan.

4. Prior to the first use of the premises as a hot food takeaway the fume extraction system shall be fully implemented in accordance with drawing numbers 102-3 Revision B (elevations), 102-3 Revision B (site plan), 102-2 Revision B (proposed first floor) and the system specification sheet dated 27/04/2015 and produced by John Ellingham of Canopy UKThe system shall be retained thereafter and shall be maintained in accordance with the manufacturer's guidance.

Reason: To safeguard the amenity of the neighbouring residents in accordance with policy

EN17 of the City of Salford Unitary Development Plan. 5. The hot food take away hereby approved shall not operate outside the hours of 0900 to

midnight on any day. Reason: To safeguard the amenity of the neighbouring residents in accordance with policy

EN17 of the City of Salford Unitary Development Plan. 6. Notwithstanding the requirements of condition 5 the premises shall not be open to the public

and there shall be no over the counter sales before 5pm Mondays to Fridays. In order to restrict sales to children at lunchtime and on an afternoon after school has finished

in accordance with policy HFTA2 of the Adopted Hot Food Takeaway Supplementary Planning Document.

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7. Before the use hereby approved commences, a litter bin shall be provided in accordance with details of its design and siting which shall first be submitted to and approved in writing by the Local Planning Authority.

Reason: To safeguard the amenity of the area in accordance with policy S4 of the City of Salford Unitary Development Plan and policy HFTA7 of the Hot Food take Away Supplementary Planning Document

8. The development hereby permitted shall be carried out in accordance with drawing numbers: - 102-3 Revision B - as proposed elevations - 102-3 Revision B - site plan - 102-2 Revision B - as proposed first floor - 100 Revision C - location plan Reason: For the avoidance of doubt and in the interests of proper planning. Notes to Applicant 1. STANDING ADVICE - DEVELOPMENT LOW RISK AREA The proposed development lies within a coal mining area which may contain unrecorded coal

mining related hazards. If any coal mining feature is encountered during development, this should be reported immediately to The Coal Authority on 0345 762 6848. It should also be noted that this site may lie in an area where a current licence exists for underground coal mining.

Further information is also available on The Coal Authority website at: www.gov.uk/government/organisations/the-coal-authority Property specific summary information on past, current and future coal mining activity can be

obtained from: www.groundstability.com This Informative Note is valid from 1st January 2015 until 31st December 2016 2. Please note this permission does not authorise the display of advertisement at the site. A

separate application for advertisement consent may be required. General advice can be found within the Department for Communities and Local Government document Outdoor advertisements and signs: a guide for advertisers which can be found at https://www.gov.uk/government/publications/outdoor-advertisements-and-signs-a-guide-for-advertisers.

3. The application makes reference to bin storage outside the building on Partington Lane. If the

proposed positioning is to be contained within the adopted Public Highway, the applicant will need to discuss this with the Engineering and Highways division of Urban Vision on 0161 779 4046.

4. The applicant has confirmed that they are willing to progress a scheme of alleygating to the

unadopted passageway on Stockton Street. To explore this further, the applicant is advised to contact the Environment and Community Safety Directorate on 0161 686 5830.

https://www.gov.uk/government/publications/outdoor-advertisements-and-signs-a-guide-for-advertisers

https://www.gov.uk/government/publications/outdoor-advertisements-and-signs-a-guide-for-advertisers

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APPLICATION No: 15/66124/FUL

APPLICANT: Ms Annie Surtees

LOCATION: Peel Park, Crescent, Salford, M5 4WT,

PROPOSAL: Environmental improvements to Peel Park, including new and

realigned footpaths, parking bays, access ramp, tree management

and landscaping, relocation of playground, and seating area ,

WARD: Irwell Riverside

Description of Site and Surrounding Area This application relates to Peel Park. The park is located within the Crescent Conservation Area and is sited to the north of the Peel Building and the Royal Art Gallery, Museum and Library which are grade II listed. To the east it is bounded by the river Irwell and to the west are university buildings. The area to the north has permission for the provision of student accommodation and this is currently under construction. Description of Proposal

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Permission is sought for a range of environmental improvement works to Peel Park, including the provision and replacement of footpaths and park infrastructure, the refurbishment of play facilities and River Irwell Scuplture, tree management and landscaping, and access improvements to facilitate better access for all. Three disabled parking spaces are also proposed as well as DDA compliant footpaths and ramps, seating and bins and refurbishment of lighting. The proposal is associated with a Stage 2 bid which has been submitted to the Heritage Lottery Fund as part of its Parks for People programme. Publicity Site Notice: Non HH Within Conservation Area Date Displayed: 11 May 2015 Reason: Planning App in Conservation Area Site Notice: Non HH Affecting public right of way Date Displayed: 14 April 2015 Reason: Article 13 affect public right of way Site Notice: Non HH setting of listed building Date Displayed: 14 April 2015 Reason: Affecting setting of Listed Building Press Advert: Salford Advertiser Date Published: 9 April 2015 Reason: Article13 Affect Public right of Way Press Advert: Salford Advertiser Date Published: 9 April 2015 Reason: Affecting setting of Listed Building Press Advert: Salford Advertiser Date Published: 9 April 2015 Reason: Planning App in Conservation Area Relevant Site History Whilst the park itself has no relevant site history there are a number of ongoing developments within the vicinity. Members will be aware of the provision of student accommodation to the north of the site which is currently under construction (ref: 11/60366/HYB) and which includes a new ramped access into the park and new footpaths around and through the site linking to Peel Park. An existing bridge will provide a link from the park and the Countryside residential development (ref: 14/65591/FUL) on the opposite side of the river improving accessibility and connections within the area. Various improvement works are also ongoing at the nearby meadows site and within the university site. The improvement works to Peel Park would compliment and contribute to the large amount of improvement works already underway in this area and seek to open up the usable space within the park and make it more accessible. Representations No responses have been raised in relation to the application publicity. Consultations Greater Manchester Archaeological Advisory Service - Having considered the evidence of the DBA and the evaluation report against the proposed environmental improvements GMAAS is satisfied that they do not threaten the archaeological interest. On this basis GMAAS recommends that there is no need for any further archaeological requirements to be placed upon the applicant.

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Design For Security - No comments received to date Highways - No objections Senior Engineer Flood Risk Management - No comments received to date Greater Manchester Ecological Unit - Please refer to ecology section of the report The Greater Manchester Pedestrian Assoc. - No comments received to date The Open Spaces Society - No comments received to date Peak and Northern Footpaths Society - No comments received to date Ramblers Association Manchester Area - No comments received to date Urban Vision Environment (Air And Noise) - No comments to make Urban Vision Environment (Land Contam) - Recommend contaminated land informative Planning Policy Development Plan Policy Unitary Development Plan R4 - Key Recreational Areas This policy states that development within, adjoining or directly affecting a key recreation area will only be permitted if consistent with the following: the i) protection and enhancement of the existing and potential recreational use of the area; ii) protection and improvement of amenity of the area; iii) the protection of existing trees, woodlands and other landscape features; iv) the provision, improvement and maintenance of new areas of woodland planting; v) the provision, improvement and maintenance of public access; vi) the provision, improvement and maintenance of accessible, open land recreation uses; and vii) the provision, improvement and maintenance of the quality and diversity of wildlife habitats. Unitary Development Plan R5 - Countryside Access Network This policy states that planning permission will not be granted for development that would result in the permanent obstruction or closure of any part of the Countryside Access Network, unless an alternative route is provided that is equally attractive and convenient. New development that is proposed on a site needed for the provision of a new route or link as part of the Countryside Access Network will be required to incorporate that route/link as part of the development. Unitary Development Plan EN5 - Irwell Valley This policy states that development within the Irwell Valley will not be permitted where it would result in the fragmentation of the open land resource; reduce the public accessibility existing and proposed routes within the valley; have an unacceptable impact on the landscape or wildlife; result in the unacceptable loss of land of acknowledged existing or potential recreation value; have an unacceptable impact on important views; have an unacceptable effect on water quality; have an unacceptable impact on the visual quality of the river frontage; or have an unacceptable impact on the amenity of other valley users. Unitary Development Plan EN9 - Wildlife Corridors This policy states that development that would affect any land that functions as a wildlife corridor, or that provides an important link or stepping stone between habitats will not be permitted. Conditions and planning obligations may be used to protect, enhance or manage to facilitate the movement of flora and fauna where development is permitted. Unitary Development Plan EN8 - Nature Conservation of Local Importance This policy states that development that would adversely affect the nature conservation value of a Site of Biological Importance, a Local Nature Reserve, or a priority habitat for Salford as identified in the

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Greater Manchester Biodiversity Action Plan, will only be permitted where the benefits of the development clearly outweigh the reduction in the nature conservation interest of the site; the detrimental impact has been minimised as far as is practicable; appropriate mitigation measure have been provided. Conditions or planning obligations will be used to ensure the protection, enhancement and management of these sites and habitats. Unitary Development Plan EN12 - Important Landscape Features This policy states that development that would have a detrimental impact on, or result in the loss of, any important landscape feature will not be permitted unless the applicant can clearly demonstrate that the importance of the development plainly outweighs the nature conservation and amenity value of the landscape feature and the design and layout of the development cannot reasonably make provision for the retention of the landscape feature. If the removal of an important existing landscape feature is permitted as part of a development, a replacement of at least equivalent size and quality, or other appropriate compensation, will be required either within the site, or elsewhere within the area. Unitary Development Plan EN13 - Protected Trees This policy states that development which would result in an unacceptable loss of, or damage to protected trees will not be permitted. Where the loss of trees is considered acceptable adequate replacement provision will be provided. Unitary Development Plan DES3 - Design of Public Space This policy states that development should include the provision of public space; designed to have a clear role and purpose which responds to local needs; reflects and enhances the character and identify of the area; is an integral part of and provide appropriate setting and an appropriate scale for the surrounding development; be attractive and safe; connect to establish pedestrian routes and public spaces and minimise and make provision for maintenance requirements. Unitary Development Plan DES2 - Circulation and Movement This policy states that the design and layout of new development will be required to be fully accessible to all people, maximise the movement of pedestrians and cyclists through and around the site safely, be well related to public transport and local amenities and minimise potential conflicts between pedestrians, cyclists and other road users. Unitary Development Plan DES9 - Landscaping This policy states that hard and soft landscaping should be provided where appropriate that is of a high quality and would enhance the design of the development, not detract from the safety and security of the area and would enhance the attractiveness and character of the built environment. Unitary Development Plan DES10 - Design and Crime This policy states that developments must be designed to discourage crime, antisocial behaviour, and the fear of crime. Development should i) be clearly delineated ii) allow natural surveillance iii) avoid places of concealment iv) encourage activity within public areas. Unitary Development Plan A2 - Cyclists, Pedestrians and the Disabled This policy states that development proposals, road improvement schemes and traffic management measures will be required to make adequate provision for safe and convenient access by the disabled, other people with limited or impaired mobility, pedestrians and cyclists Unitary Development Plan CH2 - Dev. Affecting Setting of Listed Buildin This policy states that development will not be granted that would have an unacceptable impact on the setting of any listed building. Unitary Development Plan CH3 - Works Within Conservation Areas This policy states that work in conservation areas will only be permitted where it would preserve or enhance the character or appearance of the conservation area. Consideration will be given to the extent that the proposal i) retains or improves features that contribute to the character or appearance of the conservation area ii) are of a high standard of design iii) retains mature trees iv) secures environmental improvements and enhancements v) protects views into an out of the conservation area.

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Unitary Development Plan CH5 - Archaeology and Ancient Monuments This policy states that planning permission will not be granted for development that would have an unacceptable impact on an ancient monument, site or feature of archaeological importance, or its setting. Planning conditions will be imposed to record and evaluate, excavate and preserve remains of local archaeological value, prior to the commencement of the development. Unitary Development Plan R1 - Protection of Recreation Land Facilities This policy states the development of existing Recreation Land and facilities will not be permitted unless: i. the development is for recreation purposes that would contribute to the continued recreation use of the site; ii. adequate replacement provision, of equivalent or better accessibility, community benefit and management is made in a suitable location; iii. it has been clearly demonstrated that the site is surplus to recreational requirements; iv. the development is ancillary to the principal use of the site. Unitary Development Plan ST10 - Recreation Provision This policy states that a comprehensive range of accessible recreation opportunities will be provided through 1) the protection, improvement and reorganisation of existing recreation sites; 2) the development of a regional park; 3) developing a network of Key Recreation Areas; 4) provision of new recreation facilities on sites allocated in the UDP; 5) the development of a series of Local Nature Reserves; 6) improvement of access between urban areas and the Countryside; 7) use of planning obligations to provide new and enhanced recreation facilities. Unitary Development Plan ST15 - Historic Environmental This policy states that historic and cultural assets that contribute to the character of the city will be preserved and wherever possible and appropriate, enhanced. Unitary Development Plan ST13 - Natural Environments Assets This policy states that development that would result in an unacceptable impact on any of the city's natural environmental assets will not be permitted. Other Material Planning Considerations National Planning Policy National Planning Policy Framework Local Planning Policy Supplementary Planning Document - Design and Crime This policy document contains a number policies used to assess and determine planning applications and is intended as a guide in designing out crime. Planning Guidance - Irwell City Park This guidance relates to the intention to establish the Irwell City Park as an exciting and unique waterfront location within the Regional Centre. It is not considered that there are any local finance considerations that are material to the application Appraisal Following the recent publication of the National Planning Policy Framework (NPPF) it is necessary to consider the weight which can be afforded to the policies of the Council's adopted Unitary Development Plan (paragraph 215 NPPF 27th March 2012). In terms of this application it is considered that the relevant policies of the UDP can be afforded due weight for the purposes of decision making as the relevant criteria within the UDP policies applicable to the proposed development are consistent with the policies contained in the NPPF.

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Principle The application site forms a key recreation area (Peel Park – The Meadows) as designated on the UDP proposals map. The park is open and accessible to the public for recreational purposes albeit in its current state it is considered to be underused and in need of improvement works. UDP policy R1 part i. states that development of existing recreation land will not be permitted unless the development is for formal or informal recreation purposes that would contribute to the continued recreation use of the site. UDP policy R4 seeks to protect and enhance recreational provision. The proposals seek to enhance the existing park, improve accessibility and the potential for recreational use of the park. Whilst some tree removal is proposed, this is intended to open up spaces within the park to make it more usable and accessible. Trees and biodiversity are discussed in more detail further on in the report. The city council’s Regeneration Team have confirmed that they have been heavily involved in the development of the Heritage Lottery Fund bid for Peel Park and the development of the masterplan, and are therefore fully supportive of the proposed improvements to the park. The proposals will result in significant improvements to what is arguably the first public park in the country and support the vision to create an attractive, well used park fit for 21

st Century living

providing a place for enjoyment, inspiration and reflection and a source of local pride. The site also includes an existing strategic recreation route and proposed strategic recreation route along the River Irwell as identified by the UDP proposal map and policy R5. This route is to be retained and as such no issues are raised in relation to policy R5. Therefore the principle of the proposed improvement works are considered acceptable subject to compliance with other relevant planning policies. Design The proposed works seek to improve and enhance the existing park. The works would reflect and enhance the character and identity of park and would include the restoration of a number of historic features, refurbishment of the playground area, tree management and planting, bulb planting, footpath works, provision of street furniture and lighting. In the main, hard and soft landscaped areas within the park would be largely retained as existing and the works would support other works by Salford City Council outside of this project including works to the riverside walkway, tree management, Peel Park/Maxwell footpath works and entrance features from the Crescent. In addition the works will link to the student accommodation external works which is currently under construction as referred to in the site history section above. The works are considered to be of appropriate scale for the space and would not be cluttered but would ensure pedestrian routes and public spaces are clearly defined and usable by all. They would respond to the existing riverside walkway and would not impinge on its accessibility. Pedestrian links between the park and the river would be retained. The bridge over the river is also to be opened up to facilitate access from the park to the opposite side of the river and wider Meadows area. Materials used would respect the existing character and appearance of the park and be appropriate to the nature of the works. Materials include spray and chip surface, bitmac footpaths, unit paving, stone edging to historic core footpaths It is considered that the proposed works would enhance the existing park, improving its appearance and accessibility making it more user friendly and creating a more distinctive place. It is also considered that the improvement works would discourage crime and fear of crime by clearly defining and opening up the spaces within the park, encouraging activity within the park and with the refurbishment of lighting.

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Impact on heritage assets Peel Park is of significant local historic importance as the first public park in Salford, and as one of the first public parks in England. The park lies entirely within the Crescent Conservation Area, and two Grade II listed buildings adjoin the park’s southern boundary; the Salford Museum and Art Gallery, and the Peel Building. The heritage statement confirms that the surviving historic features will restored and enhanced and the pattern of paths existing in the 1890s will be retained and restored as far as is practical with paths and lighting refurbished and new litter bins and seats provided. The application proposals will address a series of issues identified within the conservation area appraisal by improving access to Peel Park from the Crescent, including the provision of DDA compliant access, and in terms of improving the legibility and attractiveness of routes from the Crescent. It will also involve extensive improvement to the public realm and facilities of the park, which will reinstate much of the park’s historic design in terms of its structure and layout. The nature of the proposed works are such that they would not result in any negative impact on the various heritage assets and would result in a clear positive impact on the setting of both the Grade II listed Museum and Art Gallery and the Grade II listed Peel Building as well as the character of the conservation area. The application is supported by archaeological reports on a desk-based assessment (DBA) and a field evaluation, both undertaken and prepared by the Centre for Applied Archaeology (CfAA). Having considered the evidence of the DBA and the evaluation report against the proposed environmental improvements GMAAS are satisfied that they do not threaten the archaeological interest. On this basis GMAAS recommends that there is no need for any further archaeological requirements to be placed upon the applicant. Ecology As the proposed works includes the removal of a number of trees an ecological assessment has been submitted in support of the application. GMEU have advised that the report is fit for purpose and have provided a response in relation to bats, nesting birds and mitigation. Bats GMEU accept that the majority of the trees to be lost are young mature and many are non-native and also note that the trees were assessed for bat roosting potential, with those with some potential highlighted on a plan, for more detailed inspection if proposed for removal.

A supporting letter from Urban Green has advised that an inspection found no evidence of bat roosts within the park, but a plan was produced showing trees with features suitable for roosting bats and has also been submitted in support of the application. The letter recommends that works to these identified trees should be supervised by an ecologist and a condition is recommended to ensure the recommendations of the letter are carried out in accordance with the supporting plans which identify trees with potential for bat roosting. Nesting Birds It is intended that works to remove potential bird nesting habitat will take place outside the bird nesting season and an informative is attached highlighting the applications responsibilities in this regard. Ecological Mitigation GMEU have reviewed the information submitted in support of the application and acknowledged the proposal to enhance the embankment for wildlife They have advised that the area proposed for

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habitat enhancement is adequate in terms of area, though not exactly like for like, given the main losses apply to trees. GMEU are satisfied that there is a commitment to mitigate and that the detail can be conditioned. A condition is therefore recommended requiring the submission of a landscape management plan including details for the enhancement of the embankment along the western boundary of the site to mitigate for loss of trees shrubs and the provision of nest boxes to mitigate for loss of bird nesting habitat. Drainage The site is located within a critical drainage area. Whilst areas of hardstanding would be introduced as part of the proposed development a large amount of soft landscaping would be retained and therefore it is not considered that the development would result in a significant increase in the level of surface water sun off from the site nor would it result in an increase risk of flooding. Accessibility A small number of disabled access spaces are to be provided as well as DDA compliant access ramps and paths ensuring the site is accessible to all. Signage boards and posts are also included as part of the proposed works to allow users to easily navigate through the park. The park is accessible by a range of means and has a number of existing accesses which are to be retained. It is considered therefore that the improvement works would accord with the requirements of UDP policies DES2 and A2. Highways The application seeks approval for a range of environmental improvements to Peel Park, including new and realigned footpaths, disabled parking bays and ramped access points. Highways have confirmed that this parcel of land does not form part of the adopted Public Highway. The submitted Site Layout Plan (Drawing Number M.1006 Rev A) demonstrates that the proposed external works will be contained within the applicant’s site ownership. Consultation with the Landscape section of Urban Vision has confirmed that the proposals will not affect vehicular access, and as the works are not within the adopted Public Highway, the proposals do not present any highway issues. In view of the above, no highway objections are raised in respect of the proposals. Approve 1. The development shall be begun not later than the expiration of three years beginning with the


1990. 2. The development hereby permitted shall be carried out in accordance with the following

approved plans UV005215-L-PP-146 - Location plan UV005215-L-PP-147 - Tree and vegetation management plan UV005215-L-PP-147 - Site plan UV005215-L-PP-116 Revision B - Existing and proposed access routes with 1890's plan underlayed UV005215-L-PP-118 Revision D - Upper & Middle terrace detail UV005215-L-PP-123 - Peel Park materials palette, Historic core UV005215-L-PP-124 - Peel Park materials palette, Main park UV005215-L-104 Rev D - Masterplan UV005215-PP-122 Revision B - Play area UV005215-PP-110 Revision B - Flood marker & gathering space UV005215-L-PP-113 Revision B - Historic core

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UV005215-L-PP-112 - Details reference plan Reason: For the avoidance of doubt and in the interests of proper planning. 3. The recommendations of the letter from Urban Green titled 'Inspection of Trees within Peel

Park for Bat Roost Potential' shall be carried out in accordance with the details contained in Trees with Bat Potential, Drawing numbers 10382.BAT (x2) as submitted with the planning application and agreed in principle with the Local Planning Authority.

To ensure that the development would not affect the function of the wildlife corridor in

accordance with policy EN9 of the UDP and the National Planning Policy Framework. 4. Within 6 months of the commencement of the development hereby permitted, a landscape

management plan shall be submitted for the written approval of the Local Planning Authority. The plan shall include, but not be limited to, details of the enhancement of the embankment along the western boundary of the site to mitigate for loss of trees shrubs; and details for the provision of nest boxes to mitigate for loss of bird nesting habitat. The development shall be carried out in full accordance with the approved plan.

To ensure that the development would not affect the function of the wildlife corridor in

accordance with policy EN9 of the UDP and the National Planning Policy Framework. Notes for Applicant: 1. STANDING ADVICE - DEVELOPMENT LOW RISK AREA

The proposed development lies within a coal mining area which may contain unrecorded coal mining related hazards. If any coal mining feature is encountered during development, this should be reported immediately to The Coal Authority on 0345 762 6848. It should also be noted that this site may lie in an area where a current licence exists for underground coal mining. Further information is also available on The Coal Authority website at: www.gov.uk/government/organisations/the-coal-authority Property specific summary information on past, current and future coal mining activity can be obtained from: www.groundstability.com This Informative Note is valid from 1st January 2015 until 31st December 2016

2. If, during any works on site, contamination is suspected or found, or contamination is caused,

the Local Planning Authority (LPA) shall be notified immediately. Where required, a suitable risk assessment shall be carried out and/or any remedial action shall be carried out in accordance to an agreed process and within agreed timescales in agreement with the LPA.

3. The applicant will need to liaise with the Engineering and Highways section of Urban Vision

on 0161 779 4046 to confirm the proposed construction/maintenance access route to ensure that vehicles do not drive over the adopted footway to access the site.

4. It is an offence under the Wildlife & Countryside Act 1981, as amended to introduce, plant or

cause to grow wild any plant listed in Schedule 9 part 2 of the Act. Species such as Japanese knotweed and Himalayan balsam are included within this schedule. If any such species will be disturbed as a result of this development a suitably experienced consultant should be employed to advise on how to avoid an offence.

5. With regards to condition 4 GMEU have advised against trying to create MG5 grassland given

the level of shade; the need to actively manage this type of grassland to mimic agricultural practices i.e. graze or take hay and the technical difficulties of establishing given the number of tree roots likely to be present preventing ploughing a reseeding. Instead they recommend that the slope be treated as woodland and introduce native woodland species such as bluebell and increase the canopy diversity through planting of appropriate native tree and

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shrub species and this should be considered prior to the creation and submission of the landscape management plan.

6. The applicant is advised that no works to trees or shrubs should occur between the 1st March

and 31st August in any year unless a detailed bird nest survey by a suitably experienced ecologist has been carried out immediately prior to clearance and written confirmation provided that no active bird nests are present in accordance with the requirements of the Wildlife and Countryside Act.

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APPLICANT: Walkden High School

LOCATION: Walkden High School, 211 Old Clough Lane, Worsley, M28 7JB

PROPOSAL: Erection of 2.4m high mesh fence and associated gates

WARD: Walkden South

Description of Site and Surrounding Area This application relates to an area within the site of Walkden High School, No. 211 Old Clough Lane. Walkden High School runs in a north-west/south-east orientation and is bounded along the south-west by the Worsley Loop Line and to the south by the A580 East Lancashire Road. The north-east of the site is bound by a number of residential streets including Mereclough Avenue, Meremanor and Old Clough Lane. The boundary treatments comprises of a mix of fencing, walls, mature trees and vegetation. Description of Proposal Planning consent is sought for the erection of a 2.4m high mesh fence and associated gate to increase security and safeguard the main entrance to the school after a number of bikes have been stolen throughout the site. Furthermore, the applicant has also stated that the proposal will provide a transition area for the new 7 year pupils to congregate. The proposal would run between the existing school building and would finish in line with the fence to the rear of No. 209 Old Clough Lane. The proposed fence and associated gates would be colour treated in green. The total length of the proposed fencing would equate to approximately 40 metres including a vehicle access gate of 4 metres wide and pedestrian gate of 1.8 metres wide.

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No trees would be removed to facilitate the proposal. Publicity Site Notice: Non HH Article 13 Date Displayed: 27 April 2015 Reason: Wider Publicity Relevant Site History 09/57783/FUL - Erection of a replacement High School for 1500 pupils, with associated sports facilities, landscaping and car parking. The demolition of two semi-detached houses (211-213 Old Clough Lane) and creation of a new vehicular and pedestrian access. – Approved 03.09.2009 Neighbour Notification 8 neighbouring properties were notified on 14 April 2015. Representations Three objections have been received from the occupiers of No.’s 207 and 209 Old Clough Lane and No. 10 Meremanor. The following issues have been raised:

Unclear planning – Plans of a more distinguishable nature were received by the LPA and all neighbouring properties were re-notified of this change.

Increased noise – The proposal would be located at one of the entrances to the main school building with associated coming and goings; the introduction of a fence would not alter this.

“Encouraging up to 250 children to play immediately behind my garden” – The school is a functioning educational facility. The proposed fencing would not alter the use of the school.

Introduce planting as a buffer - There is already a number of mature trees and shrubbery along the common boundary with the school and the neighbouring properties. The submitted plans also clearly indicate this.

Increased loss of security due to proximity of school children – It is not considered that the proposed fencing would result in a loss of security for neighbouring residents.

Incorporating No.10 Meremanor rear fence – The submitted plans indicates that the proposal would not incorporate No. 10 Meremanor rear fence and that the proposal is contained wholly within the curtilage of the application site.

Play area is not necessary – The proposal is to accommodate a quiet transition area for the 7 year pupils to congregate and to enhance security. This is not an uncommon feature within the site of education facilities.

Loss of trees – The application form states that no trees will be removed as a result of this proposal. The agent has also confirmed this and a Tree Report has been submitted indicating protection measures.

Maintain of rear fencing – The maintenance of boundary treatments is a civil issue and not a material planning consideration.

Increased litter – There is no evidence that the proposed fencing would result in an increased level of litter.

Proposed location – The proposed location will be assessed within the report below.

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Consultations Highways –The proposals present no implications to highway issues and as such no highway objections are raised in respect of this planning application. Senior Engineer Flood Risk Management - No comments received to date Planning Policy Development Plan Policy Unitary Development Plan DES1 - Respecting Context This policy states that development will be required to respond to its physical context and respect the positive character of the local area in which it is situated and contribute towards a local identity and distinctiveness. Unitary Development Plan DES8 - Alterations and Extensions This policy states that planning permission will only be granted for alterations or extensions to existing buildings that respect the general scale, character, rhythm, proportions, details and materials of the original structure and complement the general character of the surrounding area. Unitary Development Plan DES7 - Amenity of Users and Neighbours This policy states that all new development, alterations and extensions to existing buildings will be required to provide potential users with a satisfactory level of amenity in terms of space, sunlight, daylight, privacy, aspect and layout. Development will not be permitted where it would have an unacceptable impact on the amenity of occupiers or users of other development. Unitary Development Plan DES10 - Design and Crime This policy states that developments must be designed to discourage crime, antisocial behaviour, and the fear of crime. Development should i) be clearly delineated ii) allow natural surveillance iii) avoid places of concealment iv) encourage activity within public areas. Unitary Development Plan EN12 - Important Landscape Features This policy states that development that would have a detrimental impact on, or result in the loss of, any important landscape feature will not be permitted unless the applicant can clearly demonstrate that the importance of the development plainly outweighs the nature conservation and amenity value of the landscape feature and the design and layout of the development cannot reasonably make provision for the retention of the landscape feature. If the removal of an important existing landscape feature is permitted as part of a development, a replacement of at least equivalent size and quality, or other appropriate compensation, will be required either within the site, or elsewhere within the area. Unitary Development Plan EN17 - Pollution Control This policy states that in areas where existing levels of pollution exceed local or national standards, planning permission will only be granted where the development incorporates adequate measures to ensure that there is no unacceptable risk or nuisance to occupiers, and that they are provided with an appropriate and satisfactory level of amenity. Unitary Development Plan EHC1 - Provision, Improvement of Schools and Colleges This policy states that planning permission will be granted for the improvement, replacement or provision of new schools and colleges, provided that the development would i) not have an unacceptable impact on the amenity of neighbouring uses; ii) secure adequate, accessible playing field provision iii) be accessible by a rage of means of transport iv) incorporate disabled access v) not give rise to unacceptable levels of traffic generation, impact on highway safety, parking or servicing; vi) make provision, where possible, for community use of buildings and grounds.

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Other Material Planning Considerations

National Planning Policy National Planning Policy Framework Local Planning Policy Supplementary Planning Document - Design and Crime This policy document contains a number policies used to assess and determine planning applications and is intended as a guide in designing out crime. Supplementary Planning Document - Trees and Development The policy document has been prepared to give information to all those involved in the development process about the standard that the Local Planning Authority requires for new development proposals with specific reference to the retention and protection of trees. Appraisal Visual Amenity The applicant has stated that the aim behind this proposal is to increase security at the site after a number of bike thefts. In the long term the proposal is also to provide a quiet transition area for the 7 year pupils to congregate. The 2.4 metre high weld mesh fencing is commonplace around this school and other schools within the city. The fence is set back from Old Clough Lane and would be viewed in the context of the existing building and fencing. It is not considered that the proposed fencing and associated gates would appear as obtrusive or incongruous features within the street scene. The proposal is therefore considered to be in accordance with policies DES1 and DES8 of the adopted UDP, SPD Design and Crime and would not harm the visual amenities of the area. Residential Amenity The proposed fencing would not be clearly visible from any neighbouring properties due to the existing buffer of mature trees and shrubbery. The proposed fencing would finish at a 90 degree angle with No. 209’s rear boundary fence. The main element of the proposal would be located on a lower level compared to the residential properties of Meremanor and Old Clough Lane. Having regard to the level changes, mature trees and the permeability of the proposed fencing it is not considered that the introduction of the proposed fencing would result in neighbouring residents experiencing a loss of amenity by virtue of loss of light, privacy and/or overbearing impact. The site is a functioning educational facility with associated coming and goings; the introduction of a fence will not alter this. Increasing security at an educational facility for children and young adults is considered to be a material planning consideration. It is considered that the proposed fencing would be situated within a suitable location and would not result in a loss amenity to any neighbouring residents. For these reasons it is not considered that the proposal would have any significant adverse impact upon the residential amenity enjoyed by neighbouring residents. The proposal is therefore in accordance with policies DES7, EN17 and EHC1(i) of the adopted UDP. Trees

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This application is accompanied by Tree Report and the applicant has confirmed that no trees will be removed on site. A condition has been attached to ensure that the proposal is carried out in accordance with the submitted report. Highways

The Councils Highway officer has reviewed the proposal and confirmed that they have no objections to the proposals. The proposal is therefore to be consistent with policy EHC1(v) and the NPPF and would not have an adverse impact upon highway safety. Recommendation Approve 1. The development shall be begun not later than the expiration of three years beginning with the


1990. 2. The development hereby permitted shall be carried out in accordance with the following

approved plans Site Plan (01 Rev A)- received 14 April 2015 Elevations - received 29 April 2015.

Reason: For the avoidance of doubt and in the interests of proper planning. 3. The 2.4m weldmesh fencing hereby approved shall be colour treated with the approved colour

green prior to installation and shall be maintained as such thereafter. Reason: To safeguard the amenity of the area in accordance with policy DES 1 of the City of

Salford Unitary Development Plan. 4. The development hereby approved shall be carried out in accordance with the submitted 'ANC

WHS 029 Fencing Scheme' Plan [Drawing No: B13564 01B] and the accompanying Tree Report.

Reason: To safeguard and enhance the character of the area and secure high quality

landscaping . Statement of conformity with Article 31 of The Town and Country Planning (Development Management Procedure) (England) Order 2010 The proposal complies with the development plan and would improve the economic, social and environmental conditions of the area. It therefore comprises sustainable development and the Local Planning Authority worked proactively and positively to issue the decision without delay. The Local Planning Authority has therefore implemented the requirement in Paragraphs 186-187 of the NPPF. Notes to Applicant 1. STANDING ADVICE - DEVELOPMENT LOW RISK AREA The proposed development lies within a coal mining area which may contain unrecorded coal

mining related hazards. If any coal mining feature is encountered during development, this should be reported immediately to The Coal Authority on 0345 762 6848. It should also be noted that this site may lie in an area where a current licence exists for underground coal mining.

Further information is also available on The Coal Authority website at:

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www.gov.uk/government/organisations/the-coal-authority Property specific summary information on past, current and future coal mining activity can be

obtained from: www.groundstability.com This Informative Note is valid from 1st January 2015 until 31st December 2016

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APPLICANT: Mr Nigel Smith

LOCATION: Land On Green Lane, Eccles, M30 0RP,

PROPOSAL: Erection of 142 Dwellings and associated works.

WARD: Eccles

Description of Site and Surrounding Area This application relates to a 2 ha site on the west side of Green Lane in Eccles. The site is known as the Business and Technology Centre and is currently within employment use and is located within an established employment area. The west boundary of the site is formed by the Bridgewater Canal and the southern boundary is formed by the Manchester to Liverpool railway line. The Queens Arms, a Grade II listed building is located at a higher level in the south east corner of the site and in the south west corner is Bridge 119 over the canal and to the east is the Naysmyth’s Steam Hammer which are both locally listed. There are a number of buildings located within the site and the remainder of the site is hardsurfaced and used informally for servicing and car parking.

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The area is predominantly commercial in nature with Naysmyth Business Park to the east. To the west on the opposite side of the Bridgewater Canal is currently being developed for housing. It is also important to note that planning permission has been granted for residential development on the former Mitchell Shackleton site. The Mitchell Shackleton site includes a parcel of land adjacent to the application site detached from the main site. Description of Proposal Planning permission is sought for the demolition of all the buildings on site and the erection of 142 dwellings. This would be in form of 68 dwellings and 74 apartments. The proposed layout shows there would be a mix of detached, semi detached and terraced dwellings and two blocks of apartments. The proposed mix of dwellings would be

40 x 1 bed apartments

34 x 2 bed apartments

25 x 2 bedroom houses

35 x 3 bedroom houses

8 x 4 bedroom houses In terms of layout there would be an access road along the canal bank and dwellings would be orientated to front the canal. Access to the road along the canal would be via by two roads off Green Lane; these roads would have dwellings fronting them. There would be two cul-de-sac /car parking courtyards fronted by dwellings again with access off Green Lane. The proposed dwellings are two storey in height and would have a traditional appearance constructed from brick with either a gable or a hipped pitched roofs. All dwellings would have private outdoor amenity space and their own car parking provision either within curtilage or in a communal car parking courtyard. The two apartment blocks would be located to the south of the site, one would front the canal and the other would front Green Lane. The block fronting Green Lane would be three storey and the block fronting the canal would be three storey stepping up to four. The blocks would be constructed from brick and would have flat roofs. Car parking for the apartments will be provided in a communal car park between the block which would be accessed from the new internal road into the scheme. Amenity space would for future residents will be provided in space around the dwelling. The application was supported by:

Design and Access Statement

Phase 1 Habitat Survey (updated during the course of the application)

Bat Survey (updated during the course of the application)

Air Quality Assessment

Noise Report

CEMP

Crime Impact Statement

Flood Risk Assessment

Heritage Statement (updated during the course of the application)

Phase I and II Geo Environmental Report

Planning Obligations Proforma

Viability Report

Employment Land Report

Planning Statement

Sustainability Checklist

Transport Statement

Travel Plan Publicity Site Notice: Non HH Article 13 Date Displayed: 20 January 2015 Reason: Article 13 Site Notice: Non HH setting of listed building Date Displayed: 20 January 2015

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Reason: Affecting setting of Listed Building Press Advert: Salford Advertiser Date Published: 15 January 2015 Reason: Affecting setting of Listed Building Press Advert: Salford Advertiser Date Published: 11 December 2014 Reason: Article 13 Standard Press Notice Relevant Site History There are no applications which are of direct relevance to the proposal. Neighbour Notification 28 neighbouring residents were notified of this planning application on the 3

rd December 2014.

Amended plans were received and letters informing residents of this were sent on 13th May 2015.

Representations A letter has been received on behalf of Friends of Patricroft Station (FrOPS). Issues raised are summarised below:

The site has an important industrial history as the location of the James Nasmyth original foundry. This should be recognised by possibly naming streets that reflect its origins and /or by displaying interpretation panels at prominent locations.

Four vehicle access points onto Green Lane would not be satisfactory in terms of highway safety.

The scheme could offer the opportunity to bring a bus service back along Green Lane. The bus times could connect with the train times at Patricroft Station to encourage public transport.

Consultations Environment Agency - No objection to the principle of the proposed development. Recommended a contaminated land condition and offer advice in respect of contamination, model procedures and good practice, waste on site and Flood Risk. Design For Security - No comments received to date Senior Engineer Flood Risk Management - A FRA has been included which generally satisfies the conditions stated below. A supplementary email has been provided which explains that the site is unsuitable for SUDs techniques and the surface water will be passed to sewers and attenuated. The FRA states that a discharge rate of 40l/s has been agreed with United Utilities; the criterion being applied to derive this figure is that the discharge should be equal to or less than the existing discharge to the sewers. The existing discharge has not been stated, so compliance with Salford's 50% reduction for brownfield sites cannot be confirmed on the data provided, therefore a surface water drainage condition is recommended. Highways - No objection subject to conditions, more detail can be found in the officer report below. PSSC Canal And River Trust – The application does not fall within the remit of the statuary consultation regime, therefore do not wish to make any comments. Greater Manchester Ecological Unit - No objection subject to conditions, more details can be found below. Transport For Greater Manchester (TFGM) – Have concerns with the sites accessibility, more detail can be found in the officer report below. Recommend that a Travel Plan be secured. Urban Vision Environment (Air And Noise) – No objection to the proposal subject to conditions, more detail can be found in the appraisal section of the report.

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Urban Vision Environment (Land Contam) – Recommend a full contaminated land condition. GMAAS - Consider that an archaeological desk-based assessment should have been submitted with the planning application, prior to determination, given the sites historic and archaeological significance and recommend that the application is not determined until this has been received. It is noted that if the LPA are minded to determine the application an archaeological condition is recommended to secure a programme of archaeological works and public engagement. Network Rail - Believe that a financial contribution in the regional of £70,000 should be made toward upgrading shelters and customer information screens at Patricroft Station. They note that Network Rail is a public body and therefore it is not reasonable to expect Network Rail to provide mitigation measures as a result of third party commercial developments. Enhancements to railway station should be considered in the same way as highways funding by developers. They note that access to the railway line via the road adjacent to the Queen Arms pub should be kept available for access at all times. They recommend a risk assessment and method statement (RAMS) be prepared for the scheme and that method statement for any vibro-impact works i.e. piling. They also want to ensure that appropriate mitigation measures have been employed within the development to protect future occupiers from noise and vibration from the railway line. Bridgewater Canal Company – Object to the proposed development as there are concerned that the development will impact on the integrity of the canal given its proximity to the canal in terms of during construction and in the following years. They considered that aspirations fall short of the Bridgewater Canal Vision and Masterplan as the development isolates itself from the Canal and the towpath and the applicant makes no provision for a footbridge across the canal. They believe that the canal corridor should be opened up at this location with life and activity brought to the water’s edge through moorings for boaters. They consider the boundary treatments and planting along the canal edge to restrict the use of the canal for the mooring of boats. They would like to see plans amended to include facilities for the mooring of craft and would like to be afforded parking spaces within the site. They request that planting adjacent to the canal be removed as they will lead to a future maintenance issue for the Bridgewater Canal Company. In sufficient information has been included within the planning submission for a full assessment of the extent of the engineering works and whether these will impact on the canal and their engineer has made the following observations:

• BCCL require assurances from the Applicant that the proposals will not impact upon the integrity of the Canal Wall and any works to strengthen this will have to be agreed with the BCCL ahead of commencement. All assurances will need to be supported by a full engineering opinion.

• Details of all works within the proximity of the Canal, either above or below ground level, will need to be submitted to BCCL for approval ahead of commencement. These works will need to be supervised (by BCCL engineers) with costs paid by the Applicant.

• The proposals, as submitted, include a roadway running parallel to the Canal. BCCL will require assurances that the proposed fencing is of a suitable and substantial construction to prevent vehicles entering into the Canal.

• The Applicant is reminded of the dangers associated with developing near open water. The Applicant will need to agree safe working practices with BCCL ahead of the commencement of any onsite works.

• A number of disused intake chambers and outfalls are located along this section of the Canal. The Applicant will need to discuss and agree with BCCL, how these items are to be removed I reused as part of the development of the site.

• BCCL, including its consultants and contractors, require unimpeded access through the site to the Canal edge to undertake routine inspections, maintenance and, where necessary, emergency works. The Development needs to be set back from the Canal Edge and include an undeveloped strip to allow for access.

• BCCL request that the Applicant provides the appropriate Health and Signage along the Canal Edge, informing residents of the dangers associated with this waterway. BCCL have an agreed format of which can be used.

They also note that the FRA states that the discharge of surface water to the canal is not feasible. Bridgewater Canal Company has not been approached about this matter and are willing to discuss draining surface water into the canal with the applicants. Finally they support the use of S106 monies to be directed towards the Bridgewater Canal.

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Planning Policy Development Plan Policy Unitary Development Plan ST1 - Sustainable Urban Neighbourhoods This policy states that development will be required to contribute towards the creation and maintenance of sustainable urban neighbourhoods. Unitary Development Plan ST14 - Global Environmental This policy states that development will be required to minimise its impact on the global environment. Major development proposals will be required to demonstrate how they will minimise greenhouse gas emissions. Unitary Development Plan DES1 - Respecting Context This policy states that development will be required to respond to its physical context and respect the positive character of the local area in which it is situated and contribute towards a local identity and distinctiveness. Unitary Development Plan DES2 - Circulation and Movement This policy states that the design and layout of new development will be required to be fully accessible to all people, maximise the movement of pedestrians and cyclists through and around the site safely, be well related to public transport and local amenities and minimise potential conflicts between pedestrians, cyclists and other road users. Unitary Development Plan DES6 - Waterside Development This policy states that all new development adjacent to the Manchester Ship Canal will be required to facilitate pedestrian access to, along and, where appropriate, across the waterway. Schemes should incorporate a waterside walkway with pedestrian links between the walkway and other key pedestrian routes and incorporate ground floor uses and public space that generate pedestrian activity. Where it is inappropriate to provide a waterside walkway, an alternative route shall be provided. Development should protect, improve or provide wildlife habitats; conserve and complement any historic features; maintain and enhance waterside safety; and not affect the maintenance or integrity of the waterway or flood defences. All built development will face onto the water, and incorporate entrances onto the waterfront; be of the highest standard of design; be of a scale sufficient to frame the edge of the waterside; and enhance views from, of, across and along the waterway, and provide visual links to the waterside from surrounding areas. Unitary Development Plan DES7 - Amenity of Users and Neighbours This policy states that all new development, alterations and extensions to existing buildings will be required to provide potential users with a satisfactory level of amenity in terms of space, sunlight, daylight, privacy, aspect and layout. Development will not be permitted where it would have an unacceptable impact on the amenity of occupiers or users of other development. Unitary Development Plan DES9 - Landscaping This policy states that hard and soft landscaping should be provided where appropriate that is of a high quality and would enhance the design of the development, not detract from the safety and security of the area and would enhance the attractiveness and character of the built environment. Unitary Development Plan DES10 - Design and Crime This policy states that developments must be designed to discourage crime, antisocial behaviour, and the fear of crime. Development should i) be clearly delineated ii) allow natural surveillance iii) avoid places of concealment iv) encourage activity within public areas. Unitary Development Plan H1 - Provision of New Housing Development This policy states that all new housing will contribute toward the provision of a balanced housing mix; be built of an appropriate density; provide a high quality residential environment; make adequate provision for open space; where necessary make a contribution to local infrastructure and facilities required to support the development; and be consistent with other policies of the UDP. Unitary Development Plan H4 - Affordable Housing

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This policy states that in areas that there is a demonstrable lack of affordable to meet local needs developers will be required by negotiation with the city council to provide an element of affordable housing of appropriate types. Unitary Development Plan H8 - Open Space Provision with New Housing This policy states that planning permission will only be granted where there is adequate and appropriate provision for formal and informal open space, and its maintenance over a twenty-year period. Standards to be reached will be based upon policy R2 and guidance contai8ned within Supplementary Planning Documents. Unitary Development Plan E5 - Develop. in Established Employment Areas This policy states that planning permission will only be granted for the reuse or redevelopment of sites or buildings within an established employment area for non-employment uses where the development would not compromise the operating conditions of other adjoining employment uses, and where one or more of the following apply: a) The developer can demonstrate there is no current or likely future demand for the site for employment purposes b) There is a strong case for rationalising land uses or creating open space c) The development would contribute to the implementation of an approved regeneration strategy or plan for the area d) The site is allocated for another use in the UDP. Unitary Development Plan A2 - Cyclists, Pedestrians and the Disabled This policy states that development proposals, road improvement schemes and traffic management measures will be required to make adequate provision for safe and convenient access by the disabled, other people with limited or impaired mobility, pedestrians and cyclists Unitary Development Plan A4 - Railways This policy states that improvements to the city’s railways stations, rail infrastructure and rail services will be secured through i) continued development and improvement of Salford Central and Salford Crescent Station ii) refurbishment of the existing railway stations iii) provision of new railway stations to serve existing communities iv) provision of new railway stations to serve major new development v) measures to improve safety, speed and capacity. Planning obligations will be used to secure these measures. Unitary Development Plan A8 - Impact of Development on Highway Network This policy states that development will not be permitted where it would i) have an unacceptable impact upon highway safety ii) cause an unacceptable restriction to the movement of heavy goods vehicles along Abnormal Load Routes. Unitary Development Plan A10 - Provision of Car, Cycle, Motorcycle Park This policy states that there should be adequate provision for disabled drivers, cyclists and motorcyclists, in accordance with the Council’s minimum standards; maximum car parking standards should not be exceeded; and parking facilities should be provided consistent with the provision and maintenance of adequate standards of safety and security. Unitary Development Plan EN8 - Nature Conservation of Local Importance This policy states that development that would adversely affect the nature conservation value of a Site of Biological Importance, a Local Nature Reserve, or a priority habitat for Salford as identified in the Greater Manchester Biodiversity Action Plan, will only be permitted where the benefits of the development clearly outweigh the reduction in the nature conservation interest of the site; the detrimental impact has been minimised as far as is practicable; appropriate mitigation measure have been provided. Conditions or planning obligations will be used to ensure the protection, enhancement and management of these sites and habitats.

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Unitary Development Plan EN9 - Wildlife Corridors This policy states that development that would affect any land that functions as a wildlife corridor, or that provides an important link or stepping stone between habitats will not be permitted. Conditions and planning obligations may be used to protect, enhance or manage to facilitate the movement of flora and fauna where development is permitted. Unitary Development Plan EN12 - Important Landscape Features This policy states that development that would have a detrimental impact on, or result in the loss of, any important landscape feature will not be permitted unless the applicant can clearly demonstrate that the importance of the development plainly outweighs the nature conservation and amenity value of the landscape feature and the design and layout of the development cannot reasonably make provision for the retention of the landscape feature. If the removal of an important existing landscape feature is permitted as part of a development, a replacement of at least equivalent size and quality, or other appropriate compensation, will be required either within the site, or elsewhere within the area. Unitary Development Plan EN17 - Pollution Control This policy states that in areas where existing levels of pollution exceed local or national standards, planning permission will only be granted where the development incorporates adequate measures to ensure that there is no unacceptable risk or nuisance to occupiers, and that they are provided with an appropriate and satisfactory level of amenity. Unitary Development Plan EN19 - Flood Risk and Surface Water This policy states that any application for development that it is considered likely to be at risk of flooding or increase the risk of flooding elsewhere will need to be accompanied by a formal flood risk assessment. It should identify mitigation or other measures to be incorporated into the development or undertaking on other land, which are designed to reduce that risk of flooding to an acceptable level. Unitary Development Plan EN21 - Renewable Energy This policy states that planning permission for renewable energy development will be granted provided that the impact on environmental quality and amenity does not outweigh the benefits of the development’s potential contribution to reducing carbon dioxide emissions, diversifying the country’s energy supply and meeting national targets for the production of renewable energy. Unitary Development Plan CH2 - Dev. Affecting Setting of Listed Building This policy states that development will not be granted that would have an unacceptable impact on the setting of any listed building. Unitary Development Plan CH5 - Archaeology and Ancient Monuments This policy states that planning permission will not be granted for development that would have an unacceptable impact on an ancient monument, site or feature of archaeological importance, or its setting. Planning conditions will be imposed to record and evaluate, excavate and preserve remains of local archaeological value, prior to the commencement of the development. Unitary Development Plan CH8 - Local List of Buildings , Structures and Feature of Architectural, Archaeological or Historic Interest This policy states that the impact of development on any building, structure or feature that is identified on the council’s local list of buildings, structures and features of architectural, archaeological or historic interest will be a material planning consideration. Unitary Development Plan R5 - Countryside Access Network This policy states that planning permission will not be granted for development that would result in the permanent obstruction or closure of any part of the Countryside Access Network, unless an alternative route is provided that is equally attractive and convenient. New development that is proposed on a site needed for the provision of a new route or link as part of the Countryside Access Network will be required to incorporate that route/link as part of the development. Unitary Development Plan DEV5 - Planning Conditions and Obligations This policy states that development that would have an adverse impact on any interests of acknowledged importance, or would result in a material increase in the need or demand for

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infrastructure, services, facilities and/or maintenance, will only be granted planning permission subject to planning conditions or planning obligations that would ensure adequate mitigation measures are put in place. Other Material Planning Considerations National Planning Policy National Planning Policy Framework National Planning Practice Guidance Planning (Listed Buildings and Conservation Areas) Act 1990 Local Planning Policy Supplementary Planning Document - Nature Conservation and Biodiversity This policy document expands on the policies of the Unitary Development Plan relating to the issues of nature conservation and biodiversity, and seeks to ensure that all stakeholders have a clear understanding of how those policies should be implemented and their desired outcome. Supplementary Planning Document - Design This document reflects the need to design in a way that allows the city to support its population socially and economically, working with and inviting those affected into an inclusive decision making process. Equally, development must contribute to the creation of an environmentally sustainable city supporting the natural environment minimising the effects of, and being more adaptable to, the potential impact of climate change. Supplementary Planning Document - Trees and Development The policy document has been prepared to give information to all those involved in the development process about the standard that the Local Planning Authority requires for new development proposals with specific reference to the retention and protection of trees. Supplementary Planning Document - Design and Crime This policy document contains a number policies used to assess and determine planning applications and is intended as a guide in designing out crime. Supplementary Planning Document - Planning Obligations This policy document expands on the policies in Salford’s Unitary Development Plan to provide additional guidance on the use of planning obligations within the city. It explains the city council’s overall approach to the use of planning obligations, and sets out detailed advice on the use of obligations in ensuring that developments make an appropriate contribution to: the provision of open space; improvements to the city’s public realm, heritage and infrastructure; the training of local residents in construction skills; and the offsetting of greenhouse gas emissions. Supplementary Planning Document - Education Contributions This policy document provides guidance on the city council’s approach to raising financial contributions via planning obligations under section 106 of the Town and Country Planning Act 1990 (as amended). The contributions raised will be directed to funding works associated with addressing the increased pressure on existing school provision that a development will generate. Supplementary Planning Document - Sustainable Design and Construction This policy document expands on policies in Salford’s Unitary Development Plan to provide additional guidance for planners and developers on the integration of sustainable design and construction measures in new and existing developments. Planning Guidance - Housing The purpose of the guidance is to ensure that the residential development coming forward in Salford contributes to establishing and maintaining sustainable communities, tackles the specific housing and related issues that face Salford, and helps to deliver the vision and strategy of the UDP, the Housing Strategy and the Community Plan.

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Planning Guidance - Flood Risk and Development The overarching aim of the planning guidance is to ensure that new development in areas at risk of flooding in the city, is adequately protected from flooding and that the risks of flooding are not increased elsewhere as a result of new development. Supplementary Planning Document - Established Employment Areas This document contains a number of polices that promotes sustainable economic growth, which both enhances prosperity and reduces inequalities. The document encourages the provision of a wide range of employment opportunities, having regard to evidence based conclusions on need and demand. Bridgewater Canal Vision and Masterplan for a Regional Tourist Attraction This report outlines a masterplan for the Bridgewater Canal designed to turn it, over time, into a major visitor destination. This report is in three parts, starting with the vision for the canal before describing the current position and then developing a series of masterplans for each part of the canal. It is not considered that there are any local finance considerations that are material to the application Appraisal Principle of Development This site is unallocated in the UDP but is part of the Nasmyth employment area, which is considered to be an established employment area for the purposes of policy E5. The introduction of non-employment uses into this area must therefore be considered against the tests set out within policy E5. In response to this and to justify the introduction of a non-employment use the applicant has submitted an employment assessment with the planning application. The City’s Economic Development unit receives enquires for small (under 6000 square foot) business units and this site does play a role in accommodating small businesses. It currently employs over 30 people who may not be able to afford more modern premises. It is however recognised that the current situation is not sustainable. With regard to criterion 1 of UDP policy E5, the applicant has submitted a Noise Assessment which assesses the likely noise impacts from noise sources and this includes the employment uses surrounding the application site. The assessment concludes that the site, subject to appropriate mitigation measures, is suitable for residential development. Urban Vision Air and Noise have assessed the submitted information and they confirm the findings of the assessment and have recommended a noise condition in respect of internal noise within the dwellings. Subject to the inclusion of such conditions, it is therefore considered that the applicant has provided the required supplementary evidence to demonstrate that criterion 1 of Policy E5 can be met. Part 2 of policy E5 requires the applicant to demonstrate compliance with one or more of four criteria. In this instance criteria 2a and 2c are the most relevant relating to future demand for the site and the contribution of the proposed development to the implementation of an approved regeneration strategy respectively. In respect of criterion 2a, the employment statement submitted describes the poor quality of the accommodation currently provided on site and that over the last 5 years the site has suffered with vacancy rates of between 40 and 50%. The employment assessment describes that the landlords have endeavoured to promote the estate with various marketing incentives, although what marketing activities have taken place and their relative success (other than in respect of the vacancy rate) is not defined and this would normally be required. Nevertheless it is described that incentives offered have included reducing rents, rent free incentives and extremely flexible lease terms at below current market levels. The statement describes that despite these incentives, the physical characteristics of the estate and poor business location have outweighed these initiatives and voids continue to increase. It is further described that

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“Marketing Agents have not been willing to accept formal marketing instructions recently as the physical fabric of the estate has deteriorated to a condition where tenant demand is perceived as minimal and rents so low as to produce uneconomic agency letting fees”. In terms of the potential to improve the offer on this site, a development viability assessment has been submitted and this has been verified by the Councils Estates Team. The assessment relates to an estate of industrial units covering 35% of the site area. It is considered that this is an appropriate form of development for the site in question. The statement describes that refurbishment potential has also been considered, however limited information is provided in this regard and would normally be requested. Nevertheless, in this instance, the site is in a key location adjacent to the Bridgewater Canal and is under utilised. As described further below, the site’s redevelopment and improvement is to be encouraged in support of the wider vision for the Bridgewater Canal Corridor. The refurbishment of the existing buildings alongside the redevelopment of remaining areas would be unlikely to improve the overall viability of the site and it is not therefore considered necessary to provide further detail in this regard. In relation to criterion 2c, the Bridgewater Masterplan aims to establish a broad vision for the regeneration of the canal corridor and to establish the canal as a key part of the tourism offer of the city. The masterplan also seeks to influence development along the canal corridor, outlining broad principles for development which stakeholders will need to consider in bringing schemes forward. The Masterplan was approved as a recognised regeneration strategy by the City Council in March 2011. The masterplan specifically identifies the site in question as a “refurbishment or development opportunity”, but describes that “most of the employment sites to the east of the canal, the non tow-path side, appear to be operating efficiently and, given neighbour amenity constraints, the masterplan anticipates that any redevelopment opportunities will be for continued employment use”. However, although the document identifies the application site, it does not identify a future alternative non-employment use for the site. In light of this, the proposals do not fully comply with all aspects of UDP policy E5 and the Established Employment Areas SPD. However, through criteria 2c of UDP Policy E5 it is recognised that there may be circumstances where the regenerative benefits of development for alternative uses outweigh the protection of employment land. There have been a number of changes in this area since the publication of the masterplan which are relevant to this planning application, namely the ongoing redevelopment of a former employment site to the west of the canal for housing and the granting of planning permission for residential development on the former Mitchell Shackleton works. The site of the former Mitchell Shackleton works, was previously considered at appeal for a waste use. During the Inquiry, the Inspector attached considerable weight to the Bridgewater Canal Masterplan, albeit that it did not specifically allocate the site but simply referred to it in relation to its current employment status and authorised use. The Bridgewater Canal was recognized by the Inspector as being an important feature in the area, with the Masterplan being a “material consideration which could have important implications for the character of the area in the longer term.” He recognised that whilst the Masterplan was not a development plan document, it did build upon UDP policy EN23 (Environmental Improvement Corridors) and noted that its significance lay in the potential it identified for the Canal to become Salford West’s main visitor attraction. He acknowledged that together with the residential development of the GUS site, it would result in the locality having a “very different character and atmosphere to that which currently exists” and it was in this context that he assessed the effects of the proposed waste use. The site the subject of this application is similarly important in terms of the realisation of the masterplan vision, perhaps more so given its longer frontage facing directly on to the canal itself. The masterplan seeks to bring vacant and derelict sites along the canal back into positive use to improve the environment of the canal. The re-development of the application site is seen as being positive and consistent with these aspirations and whilst this could in principle also be achieved through employment development, the submitted viability assessment suggests that it would be uneconomic to bring forward the site for employment uses. The redevelopment of the site also brings with it the opportunity to complement the redevelopment of the former GUS site which is currently under construction on the opposite side of the canal. The

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cumulative impact of the redevelopment of this site, together with the former GUS and Mitchell Shackleton works would be to regenerate an area that has been characterized by vacant, derelict and semi-derelict sites for a number of years. This regenerative benefit will however be dependent upon the delivery of a high quality scheme which will complement, enhance and support the regeneration of Salford West as a visitor attraction. Overall, the site is located in a key location alongside the Bridgewater Canal and has the potential to make a significant contribution to the masterplan vision, being specifically identified as an improvement/redevelopment opportunity. The site is under-utilised with any remaining buildings in a poor state of repair and with relatively high vacancy rates. Without significant investment the site would be expected to see reducing levels of demand and would continue to detract from the vision outlined in the Bridgewater Canal masterplan. The viability assessment submitted which should be assessed, suggest that the redevelopment of the site for employment uses would be uneconomic. It is therefore considered that in this instance the redevelopment of the site for non-employment uses can be justified for the reasons as set out above. There is an identified need for additional housing in the city, particularly given that the City Council’s most recently published Strategic Housing Land Availability Assessment (SHLAA) (of August 2013) demonstrates that there is not a 5 year supply of land for housing. Recently calculated housing land supply figures identify a 2.43 year supply (7

th July 2014).

As the loss of the employment site has been accepted, the fact that the site is brownfield land located within an urban area and having regard to the shortfall in housing in Salford it is considered that the principle of developing the site for residential purposes is acceptable. The Bridgewater Canal The Bridgewater Canal Masterplan has been designed to turn the Bridgewater Canal, over time, into a major visitor destination. This report is in three parts, starting with the vision for the canal before describing the current position and then developing a series of masterplans for each part of the canal. The document highlights a number of general principles including calling for a safe, attractive and overlooked waterside walkway. It is therefore important that all development faces onto the canal to increase surveillance. This site falls within the Patricroft area and has been identified as a site for refurbishment or development opportunity. In the masterplan the application site is identified as being a development opportunity and anticipates that this would be for continued employment use. The document identifies that the redevelopment of the site would improve the appearance and the vitality of the canalside environment by providing a landscape strip and a quality elevation to the canal. As this masterplan assumes that the site will be bought forward for employment purposes the document highlights the importance of the new development not turning its back to the canal. This scheme is orientated to face the canal, providing a strong frontage. Given the residential nature of the redevelopment this will provide a well overlooked and more interactive frontage which will increase natural surveillance of the tow path on the opposite of the canal. The area between the built development and canal would be landscaped albeit the detail of this has not been confirmed. It is considered that subject to an appropriate landscape scheme this development would meet the aims and objectives of the Bridgewater Canal Masterplan. Furthermore, a condition requiring this element to be considered later in more detail will also enable the concerns regarding the future maintenance arrangements from the Bridgewater Canal Company to be understood and incorporated. In terms of site specific measures the document suggests that a new bridge is provided which would improve linkages between Green Lane and the tow path which runs along the western side of the canal. The landing point of this bridge is shown to be on land to the north of this site and as such this development would not conflict with future aspirations of the masterplan. Bridgewater Canal Company consider that the scheme should include the provision of moorings along this stretch of the canal. Whilst additional moorings along the canal are encouraged in the masterplan it is not explicit that these should be provided at this point in the canal.

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In addition this document seeks path improvements along Green Lane, the applicants have agreed to provide a new footpath along this section of Green Lane which will not only improve pedestrian access to the site it would also help to deliver an aspiration of the masterplan for this area. Mix, Type and Density UDP policy H1 requires that all new housing developments contribute towards the provision of a balanced mix of dwellings within the local area in terms of size, type, tenure and affordability. Policy HOU1 of the housing planning guidance states that within the part of the city where the proposed development is located, the large majority of dwellings within new developments should be in the form of houses rather than apartments. The RJ to the policy considers that normally this will mean at least 80-90% of dwellings on individual sites being in the form of houses rather than apartments. The site layout plan shows a total of 142 dwellings comprising of 68 houses and 74 apartments. Given only 48% of the proposed dwellings would be houses, this is significantly below the 80-90% that would normally be expected in this part of the city. The provision of apartments is not considered to be detrimental to the character of the area. Apartments would increase the natural surveillance of the canal towpath therefore reducing the risk of crime, and would also respond effectively to the waterfront location and the significant change in levels along the southern boundary of the site. To the west of the site (former GUS warehouse) a development of 175 houses by Bellway is currently under construction. Additionally the former Mitchell Shackleton site to the north-east has outline planning permission for 140 houses. Given that there are 315 houses either under construction or with outline planning permission, it is considered that the inclusion of apartments will contribute to a more diverse mix of dwelling types in the local area and as such the development is considered to meet policy H1 of the UDP. Policy HOU2 of the housing planning guidance requires that the majority of new houses should have at least three bedrooms. Of the 68 houses proposed, 43 would have 3 bedrooms or more, in accordance with the guidance. Policy HOU2 states that where apartments are proposed they should provide a broad mix of dwelling sizes, both in terms of the number of bedrooms and the net residential floorspace. Small dwellings (i.e. studios and 1 bed apartments) should not predominate, and a significant proportion of 3 bedroom apartments should be provided wherever practicable. Paragraph 4.31 of the reasoned justification clarifies that the majority of apartments should have two or three bedrooms, with a floorspace typically 57sqm or above. It is also noted that an alternative approach may be acceptable having regard to criteria A to H of UDP policy H1. In respect of the proposed apartment provision, there are more one bedroom apartments than two (40x1 bed and 34x2 beds) and the 1 bed apartments have a floor area of 37sqm which is below that recommended in HOU2. Given the two schemes referred to earlier are being developed for housing (noting that the Mitchell Shackleton is outline permission so the mix on that site is indicative at this stage). Together with the fact that between 2003 and 2015 there were a total of 567 apartments built in the ward of Eccles. Of that total 67 (12%) were one bed and 500 (88%) were 2 bed. It is considered that the provision of additional one bedroom apartments will help to diversify the size of new accommodation that is available in Eccles, particularly having regard to the size of new dwellings built over recent times and the size of dwellings being provided on 2 sites in close proximity to the application site. Although the majority of apartments are not greater than 57sqm this is considered acceptable given that the majority not being two bed or more is deemed to be justifiable. Moreover, it is considered that a good range of size (bedrooms / floorspace) is provided across the site that can meet differing needs. The proposal is therefore considered acceptable in this regard.

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Design There are no objections to the demolition of the existing buildings on site which are considered to be in a poor state of repair. The site would have four access points from Green Lane. The layout provides one road through the site which provides access to the apartments and to shared driveway arrangements. Two further accesses are provided from Green Lane which provides access to two courtyards with dwellings fronting them. All dwellings and apartments would front the highway and shared driveways and those units along the western boundary would overlook the canal too providing good natural surveillance, which is supported. Plots 1, 9, 35, 36 48, 49, 60 and 61 not have a frontage to Green Lane and instead will front the internal roads, which is not ideal. However the applicant has sought to maximise overlooking by introducing windows in the gable elevations to help create a presence to Green Lane. High quality, boundary treatments along the Green Lane frontage will be in the form of brick walls which is supported and this area will be landscaped. The scale and massing of the dwellings is considered to be appropriate. The dwellings would be either two storey with a mix of hipped and gabled roofs which is not considered to be out of keeping with the built form in the immediate area and would be comparable to the new residential development on the other side of the canal. In respect of the apartments it is considered that the height is appropriate given the blocks are not significantly taller than the dwellings proposed and the increase in height respects the levels difference that occurs along the southern boundary with the railway line. The dwellings are traditional in appearance constructed from brick with pitched roofs. The dwellings would be simple in appearance with some contemporary features which include windows and canopies over the front door. Dwellings located on corner plots have been designed to include additional windows on gable elevations to add interest. A material schedule and samples have been submitted with the application and propose two types of red brick together with a grey roof tile. The proposed apartments would have a flat roof which is considered to be acceptable from a design perspective. The elevations of the apartments include large projecting elements which help to provide definition to the elevations. Also the elevations will make use of the two proposed brick types used across the wider site which again adds interest to a large elevation. The proposed materials have been submitted with the planning application and it is considered that these materials are good quality and would respect the palette of materials found in the immediate area. A landscaping scheme has been submitted with the application and provides an indication of hard and soft landscape areas within the site. The scheme is considered to provide residents with a good balance that not only caters for residents parking needs but also provides sufficient access and circulation within the site. It is considered that the landscaping proposal will need to be amended to reflect the concerns of the Bridgewater Canal Company and address specific issues such as planting in close proximity to the canal wall will result in future maintenance issues and could affect the integrity of the canal wall. Therefore a landscaping condition is recommended which will provide a mechanism to secure these outstanding details. A boundary treatment plan has also been provided which shows that 1.1m railings will be provided to the frontage of Green Lane and part of the boundary to the canal. Fencing to a height of 1.8m is proposed to the rear gardens and where the rear gardens of dwelling border the street boundary walls to a height of 1.8m are proposed. There are concerns with the two types of boundary treatments along Green Lane, whilst it is acknowledged that boundary treatment is required along this frontage to delineate between public and private space and also provide dwellings with private amenity space. Such arrangement could make it difficult to maintain the landscaping along this frontage and in time this could have a negative impact on the visual amenity of the area. It is therefore considered that the element of the scheme requires further consideration and therefore it is recommended that boundary treatments are revisited when considering the landscape scheme for the entire site. The applicant is proposing crash barriers along the frontage of the canal to a height of 0.64m. There are concerns that this type of boundary treatment will not help to create an attractive environment along the canal frontage. Whilst the importance of having such robust treatment is acknowledged

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from a safety perspective this should not be at the expense of the visual amenity of the area along the canal frontage. It is considered that such detail can be dealt with through the landscaping condition and an acceptable outcome in this regard can be achieved. Adequate refuse provision has been incorporated into the scheme with each dwelling having space within the rear garden for bin storage and direct access to the street for collection days. The apartments have communal bin storage areas, there are no details within the application however these details will be secured by condition. In respect of sustainability the applicant has confirmed that the site will be constructed under the 2010 Building Regulations and will not achieve Code Level 3. A sustainability checklist has been submitted with the application and this outlines sustainability measures which have been considered and incorporated into the scheme and this outlined that the development will:

- Deliver high insulation standards - Utilise energy efficient goods - Provide open space within the development - Minimize the impact of air and noise pollution - Incorporate water saving devices and water meters - Use locally sourced materials - Adopt a site waste management plan - Recycle materials on site - Provide a landscaping scheme with native species to mitigate against the loss of biodiversity

In having regard to the above it is considered that the layout, design, scale, and landscaping of the proposed development is acceptable and fully in accordance with saved UDP Policies DES1, 2, 4, 9 and EN22. Heritage Section 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990 states that when considering whether to grant planning permission for development which affects a listed building or its setting “special regard” will be given to the “desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses”. One of the core planning principles of the NPPF which was published in March 2012, is to “conserve heritage assets in a manner appropriate to their significance”. Paragraph 132 of the NPPF states that when considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation. It then continues to say that significance can be harmed or lost through alteration or destruction of the heritage asset or development within its setting and that as heritage assets are irreplaceable any harm or loss “should require clear and convincing justification”. The significance of a heritage asset relates to the value of the asset because of its heritage interest which may be archaeological, architectural, artistic or historic. However, significance derives not only from an asset’s physical presence but also from its setting. In the annex to the NPPF the setting of a heritage asset is described as “the surroundings in which a heritage asset is experienced. Its extent is not fixed and may change as the asset and its surroundings evolve. Elements of a setting may make a positive or negative contribution to the significance of an asset, may affect the ability to appreciate that significance or may be neutral”. The application has been supported by a heritage statement which has been updated during the course of the application. This assesses the impact of the proposed development on the Listed Building, the Queens Arms Pub and concludes that the proposal conserves the character and setting of this heritages asset and will contribute to its long term viability. The Queen Arms Pub is located adjacent to the western boundary of the site, originally had direct access onto the railway station platform and is 3m higher level than the proposal. There is now an

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access road to it off Green Lane which runs directly in front of the southern boundary of the application site. A 3 storey block of apartments is proposed within the development site closest to the Queen’s Arms which would stand a maximum of 9m high. On this part of the site there is currently a former brick built industrial building which stands on the site boundary and is 2 storey in height. Given the changes in level between the site and the Queens Arms, the proposed flats would not exceed the eaves height of the listed pub. The City’s Conservation Officer is that the proposal would retain a similar built form as the existing, as the proposed apartment block would have a similarly long flat frontage with a flat roof and would be of a similar height. The proposed flats would also be set in from the western boundary to the pub and also be set back from the access road to the Queens Arms where the existing former industrial building stands. In light of this the City’s Conservation Officer considers that the proposal apartment block would not dominate the Queens Arms or the street scene and the proposal would increase views of the pub from further along Green Lane when travelling in an east-west direction. The palette of materials proposed is considered to compliment the materials in the immediate area and those found on listed building. In light of this it is not considered that the proposal would have a significant or detrimental impact upon the setting of the Queens Arms pub and therefore the proposal is considered to accord with UDP policy CH2. In respect of locally listed heritage assets the Naysmyth’s Steam Hammer and Bridge 119 it is not considered that the proposal would have an unacceptable impact on the setting of these locally listed assets in accordance with CH8. The heritage statement acknowledges that the site of the former Bridgewater Foundry which is located within the application site, is of archaeological interest. Greater Manchester Archaeological Unit (GMAAS) have been consulted on the planning application and consider the site to have archaeological interest. The application has not been supported by an archaeological desk-based assessment. As such insufficient information has been submitted to allow GMAAS to take an informed view on the planning application and consider it to be the only realistic chance for the physical heritage represented in the site to be considered in the developments design. GMAAS do note that should the LPA decide to grant planning permission prior to an archaeological desk-based assessment then an condition should be recommended to secure a programme of archaeological works and public engagement and such programme should be undertaken and completed prior to any development related ground works proceed. In light of the comments from GMAAS the applicants are appointing an accredited archaeological consultant to prepare a desk based assessment. The applicants are of the opinion that the condition recommended by GMAAS is unusually restrictive and consider a simpler worded condition would provide GMAAS that the necessary archaeological work will be conducted from an accredited assessor without being restrictive to the applicant. GMAAS have advised that the condition they have used is in line with a model condition and followed best practice which is considered to be helpful as it full identifies and secures the appropriate level of work that is necessary and is considered to avoid problems for developers when discharging pre commencement conditions over single clause pre commencement conditions. Whilst the final decision of conditions rests with the LPA it is considered in this instance and in the absence a desk based assessment this condition should remain. Design and Crime A Crime Impact Statement (CIS) has been submitted in support of the planning application and the applicants have confirmed that they do not wish to obtain any form of Secure by Design Accreditation on this scheme. This details positive aspects of the scheme which include an increase of activity in the area due to residential development, front doors to properties and car parking provision is well overlooked and that rear alleyways are to be gated. The CIS details a number ways physical security measures can be incorporated into the scheme to improve security. One of these measures is gating the apartment car parking area. The scheme as submitted does not proposed to gate this car parking area..The car parking area will be lit and has the benefit of high levels of natural surveillance from the apartment blocks that overlook the car parking

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areas. It is also acknowledged that gated car parking area do not always work well in practice therefore it is considered that the arrangement as submitted is acceptable. The applicants have confirmed that the recommendations in respect of heights and types of boundary treatments have been included within the scheme and that all dwellings will have triggered lighting to the front and rear which will ensure that the car parking spaces with the dwelling are well lit. The CIS raises issues regarding security systems at the entrances of the buildings, letter boxes, locks on gates and hard surface treatments it is considered that this level of technical detail is beyond that which is within the remit of planning control and as such an informative is to be recommended to draw the applicant attention to this fact should they wish to pursue a formal application for Secure by Design. Given this it is considered that the development has been designed to discourage crime, anti-social behaviour and the fear of crime, and support personal and property security in accordance with DES10 of the UDP and the Crime and Design SPD. Amenity The proposed dwellings fronting the canal would be over 21m to the newly constructed dwellings opposite which is considered to be acceptable in terms of amenity. The only other unit within the immediate area which has an element of residential use is the Queens Arms Public House located at a higher level to the south east of the site. The proposed apartment block would be 14.9m from the rear elevation of the Public House. Given the levels difference that exists at this point the second of the apartment block and the ground floor of the pub would be approximately at the same level. It is considered that given the living accommodate for the pub would be a first floor that the relationship of this to the proposed development would be acceptable and ensure that the development would not have an unacceptable overbearing impact on amenity. There are certain points within the development where the relationships between dwellings would be tight. However in this case the site layout has been shaped by the road and access arrangements within the site and the design philosophy of having dwellings fronting the street to provide a strong road frontage. The density of development is also an important factor in terms of bringing forward a sustainable form of development. It is not considered that the proposed site layout would result in relationships that would result in future occupants experiencing an unacceptable level of amenity and therefore the proposed layout is considered to be acceptable In respect of the apartment blocks it is considered that their position within the site is sufficient offset from the proposed dwellings to the north (within the development) to ensure that they will not have an overbearing impact on the amenity of future residents. There is suitable separation distance between the two blocks to ensure there are no privacy issues created. All apartments would have windows in the front and rear elevations that serve all the habitable spaces providing future occupants with an acceptable source of natural light and outlook. The apartment located at ground floor, fronting Green Lane, closest to the southern boundary of the site, would be 2.91m from the retaining wall of the access road to the Queen Arms Pub. The retaining wall would include wrought iron railings and given that these will be visually permeable it is considered that views from habitable rooms in this apartment can be achieved and as such this relationship is acceptable. The proposed layout would ensure all dwellings have private rear gardens and there is an area of landscaping shown between the proposed apartment blocks and the canal which will provide future residents of the apartments with an area of private amenity space. It is considered that the scheme provides future occupants with an acceptable level of outdoor amenity space in accordance with DES7. Highways and Car Parking The application has been supported by a Transport Assessment (TA) and a Travel Plan (TP).

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Accessibility - Transport for Greater Manchester (TFGM) have been consulted on the planning application and consider that the is currently not very accessible by public transport as Liverpool Road is outside what is classed to be a reasonable walking distance for access to a bus service and whilst within a reasonable access to a train service. the service that operates from Patricroft Station is limited. TFGM are concerned that people reliant on public transport may not be prepared to walk from the site and is unlikely to significantly reduce the amount of car travel generated by the development. TFGM have suggested that a commuted sum is secured towards the upgrading or improving of the walking/cycling environment around the site. In response to TFGM comments the applicant has submitted a Travel Plan sets out principle strategy for the development once occupied to encourage future residents to use sustainable transport modes. This has been reviewed by UV’s Sustainable Transport Coordinator has reviewed this and requested further details and offered comments which include issues relating to accessibility and cycle parking. Therefore a detailed travel plan will be secured by condition prior to occupation. Also in respect of accessibility by foot the applicants have revised the scheme to provide a 2m wide footway and a pedestrian refuge crossing point on Green Lane. Given viability issues with the scheme which will be discussed later in the report it is considered that the alterations to the highway and securing a travel plan will help to improve the sites accessibility. Likely Trip Generation - The TA submitted with the planning application examines the potential trip generation for the residential use based on the proposed number of dwellings and a comparison against the permitted industrial use based on the floor space currently occupied on site using the industry standard national trip rate database TRICS. Table 1 provides a summary of this as below:

Table 1. Table 1 demonstrates that the proposed residential development could potentially generate 66 two-way trips in the am peak hour and 67 two-way trips in the pm peak hour which equates to roughly one additional vehicle every minute on the highway network. The proposals will therefore be unlikely to result in a severe highway impact as defined within the National Planning Policy Framework (NPPF). When comparing the proposed residential use against the former industrial use, the residential use would be expected to result in a net increase in 14 two-way trips in the am peak and 23 two-way trips in the pm peak. Although this represents an overall increase in vehicle movements compared to the existing permitted industrial use, this is based upon the floor area currently occupied. It is therefore important to note that if the industrial site were fully occupied, the impact would be further reduced. Additionally, taking into account that the previous industrial use would also have allowed for a significant number of HGV movements, this element will also be removed by the proposed residential development. The TA includes results for junction modeling work undertaken and it has been shown that the site access junction with Green Lane will continue to operate within capacity in the 2019 scenario with development traffic. Therefore it is considered that the site access junction with Green Lane can adequately accommodate the likely trip generation from the proposed development and it is therefore considered that the proposals are unlikely to have a material impact on the local highway network.

Land Use

Am Peak (08:00-09:00) PM Peak (17:00-18:00)

Arr Dep Total Arr Dep Total

Industrial (6,493sqm)

36 16 52 10 34 44

Residential (142 dwells)

14 52 66 42 25 67

Difference -22 +36 +14 +32 -9 +23

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Proposed Access Arrangements- The scheme proposes four new vehicle access points on Green Lane; two 6m wide access points to serve the internal development and two 4.8m wide courtyard access points. This is considered to be acceptable to cater for two-way traffic flows into and out of the site. The applicant has agreed to fund a scheme to improve the surrounding pedestrian environment. This will include the provision of a new continuous 2m wide footway outside the application site and installation of a pedestrian refuge crossing point outside the application site on Green Lane. The applicants have also demonstrated that the existing bus stop outside the application site will be unaffected by the proposed new vehicle access points. Visibility splays of 2.4m x 43m in both directions, either side of the application site’s junctions with Green Lane can be achieved which are acceptable as they accord with national guidance contained within Manual for Streets. A Vehicle Swept Path has been supplied which demonstrates that the proposed courtyard areas can be serviced appropriately and safely from Green Lane. The proposed servicing arrangements are therefore acceptable. Proposed Parking Provision - The proposed development would provide 189 car parking spaces, which equates to a provision of 1.3 spaces per dwelling in-line with Salford City Councils parking standards. In respect of cycle parking, the application does not reference any secure cycle parking provision to serve the development. This is required in order to encourage travel via sustainable modes, especially for the apartments therefore such detail will form part of a condition. Surface Water Drainage FRD 11 of the Flood Risk and Development Planning Guidance states that new development of 1ha or more in Low Flood Risk Zone 1, should demonstrate that the disposal of surface water from the site will not exacerbate existing flooding. Sustainable Drainage Systems should be used where practicable, particularly in areas prone to surface water flooding. The application site lies within Flood Zone 1 and a critical drainage area and therefore the application has been supported by a Flood Risk Assessment and a surface water drainage scheme which demonstrates that the proposed scheme will reduce surface water runoff by at least 50% as sought by the SFRA. These have been assessed and deemed acceptable by the City’s drainage engineer. The details of which are set out within the submitted information and form part of the list of approved details as recommended by condition 2. The National Planning Practice Guidance outlines that the aim should be to discharge surface run off as high up the following hierarchy of drainage options as reasonably practicable:

1. into the ground (infiltration); 2. to a surface water body; 3. to a surface water sewer, highway drain, or another drainage system; 4. to a combined sewer.

The applicant has confirmed that SUDs in terms of ground infiltration cannot be incorporated into the scheme as the site is underlain by clay which rules out infiltration also the Bridgewater Canal is adjacent to the proposed development. There are contamination issues on site and the proposed development requires a clean cover system within landscaped areas and finally the proposed development does not allow any room for any SUDs features. However the applicant has confirmed that the proposed sewers need to be laid at a relatively flat gradient 1:400 which will also act as storage pipes.

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The proposal is therefore considered to accord with UDP policy EN19. Ecology The application site lies adjacent to the Bridgewater Canal which is classified as a Site of Biological Importance. The canal is also identified in the UDP as being a wildlife corridor. An Ecological Assessment and Bat Survey have been submitted with the planning application. Surveys of the site were undertaken prior to submitting the application and during the course of the application. These found no evidence of either historic or current that the site is used by badgers for foraging, commuting or occupation. There was no evidence of water voles in the canal and the location was considered unsuitable for the species and there are no issues in respect of great crested newts. GMEU are happy with these conclusions. In respect of birds it is noted that there are a number of trees and scrub on the edge of the site which have the potential to support nesting birds. The Ecological Assessment and GMEU both recommend that any site clearance takes place outside the nesting bird season. It is an offence under the Wildlife and Countryside Act 1981 (as amended) to intentionally damage or destroy the nest of any wild bird whilst in use or being built therefore attachment of a condition to secure this is not deemed necessary as it would duplicate that legislation. An informative has been added to bring this to the applicants attention. An initial bat survey was undertaken in November and this identified two building within the site as having low to medium potential to support bats. Given this GMEU requested that further surveys are undertaken on the two building within the site at a time when bats are likely to be active. These further surveys have been undertaken and the no bats or signs of bats were found during a daytime survey and no bats were found to emerge from the building on two subsequent dusk emergence surveys. Only minor foraging and commuting of pipistrelle bats was recorded within the vicinity of the buildings during the dusk survey. GMEU has assessed the findings of these survey works and consider that no further survey work is necessary for bats and works can proceed without likely significant effect on bats. GMEU consider that the there is scope within the new development to enhance the biodiversity of the site and this will be recommended to the applicant by way on an informative. Japanese knotweed has been identified on the site at the southern boundary. It is an offence under the terms of the Wildlife and Countryside Act to allow this plant to grow in the wild. Japanese knotweed is also classified under the Environmental Protection Act 1990 as “controlled waste”. Whilst GMEU recommend a condition for its disposal this is considered to duplicate legislation and as such an informative is recommended to draw this to the applicant’s attention. In light of the above it is considered that the development would not have a detrimental or irreversible impact on ecology therefore the proposal is considered to be acceptable in this regard. Trees There are trees within the site, the majority of these are self seeded and on the offside of the Canal. None of the trees on site are afforded protection. To facilitate the development all recorded trees on site are proposed for removal. A tree survey was not submitted with the application as all the trees are shown as to be removed, however the City’s Arborists is of the opinion that they would be Category C and U trees. The potential to re-stock is very good and the proposed landscaping scheme shows that 113 trees are proposed across the site. It is considered that the amenity value of the replacement trees would be higher than that of the current trees which will be lost as part of the development as such it is considered that the development would accord with UDP policy EN12 and the Trees and Development SPD. Contaminated Land The application has been supported by a Phase I and II Geo-Environmental Site Investigation. The submitted report concludes that as access to the site was limited due to the presence of buildings a

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post demolition site investigation is required, in particular to assess the risk from volatile contamination. The City’s environmental consultants concur with this and therefore recommend a full contaminated land condition. This has also been requested by the EA. Air Quality The site experiences poor air quality in part and it is within the City Council’s Air Quality Management Area. An air quality assessment has been submitted in support of the application and this considers existing and future air quality impacts, both with and without the development and it assesses the risks associated with the construction phase of the development. The report concludes that national air quality standards are not likely to be breeched as a consequence of the operational phase of the development and consequently no mitigation measures are necessary. The air quality impact due to road traffic emissions associated with the development is described as negligible.

In respect of the construction phase of the development the report considers that fugitive dust emissions could be significant for certain sensitive receptors, unless mitigation measures are put into place. The report identifies the receptors and in Table 25 it lists the various dust and vehicle emission mitigation measures that should be adopted. The City’s environmental consultants have considered the report and agree with its findings and conclusions. The applicants have submitted a CEMP however the detail and scope of this document needs to be agreed as such a CEMP condition is recommended and subject to this the development is considered to accord with UDP policy EN17. Noise The development site is bounded by the busy Green Lane to the east, the Manchester to Liverpool railway to the south and various industrial uses to the northwest and to the east. The M602 motorway is to the north. Each of these is a source of noise which is likely to impact on future residents of the site unless noise mitigation measures are put into place. The application has been supported by a noise impact assessment report which assesses the noise impacts of road traffic, rail traffic and industrial noise. Vibration from the railway is also assessed. The report concludes that the site is suitable for housing. However, various noise mitigation measures (acoustic glazing and alternative ventilators) will need to be installed in certain dwellings to satisfy internal noise level standards. To satisfy external noise standards acoustic grade fencing is recommended. The report states that in order to protect certain garden areas 1.8m boundary walls will be provided. In addition all the dwellings are going to be provided with an Environment PIV Air Source System which will provide an alternative to opening windows to gain ventilation. The report recognises that the design noise target for external areas of 55dBLAeq cannot be achieved for certain gardens, even with a 1.8m high brick wall in place. The report goes on to refer to BS8233:2014, which states ”In higher noise areas, such as urban areas adjoining the strategic transport network, a compromise between elevated noise levels and other factors may be warranted.” The report concludes that the calculated noise levels are considered reasonable for the area. The City’s environmental consultants have considered the report and agree with its findings and the point about the external noise level target. Conditions are recommended to secure the mitigation measures as outlined in the noise assessment and verification the measures have been put in place. The proposed development is considered to accord with EN17 of the UDP.

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Affordable Housing Policy HOU3 of the housing planning guidance requires that 20% of dwellings should be affordable on sites above the thresholds set out in UDP Policy H4 (25 or more dwellings). The reasoned justification to Policy HOU3 is clear at paragraph 5.10 that the preference in the policy is for the affordable housing to be provided on-site. On this basis, the starting position is that 20% (28) of the units on the site should be affordable housing. The applicant is arguing that should full planning contributions including affordable housing be payable this would render the scheme unviable. If viability is proven to be an issue, then a reduction in affordable housing may then be accepted. Viability is discussed below. Planning Obligations The Planning Obligations SPD explains the city council’s overall approach to the use of planning obligations, and sets out detailed advice on the use of obligations to ensure that developments mitigate their impacts by making an appropriate contribution to projects that will ensure the needs generated by the development are met. The Education Contributions SPD outlines the city council’s approach to raising financial contributions via planning obligations which will be directed to funding works associated with addressing the increased need for primary school places that a development will generate. These Supplementary Planning Documents require major residential developments of 10 dwellings or more to ordinarily contribute towards addressing increased pressure on existing primary school provision, the provision, improvement and maintenance of open space and recreation facilities; public realm, infrastructure and heritage. The Council is adopting a New Planning Obligations SPD on the 18

th June 2015, the date this

application will be presented to panel, which will bring together within a single document all of the city council’s policies relating to planning obligations that are supplementary to development plan policies. In accordance with these policy documents a financial contribution in excess of 1 million pounds would be sought. The applicant has undertaken an appraisal of the viability of the development and this shows that if a commuted sum is sought from the scheme, it would render the scheme unviable. Paragraph 4.5 of the adopted Planning Obligation SPD recognises that there will be some circumstances where it may be appropriate for the value of any planning obligation to be lower, or for there to be no obligation at all. One example of this is where the viability of development would otherwise be compromised and the benefits of development outweigh any negative impacts that would normally be addressed through a larger commuted sum. The viability appraisal, presented by Countryside Properties, for the scheme has been assessed and verified by the local planning authority. It has been agreed that a sum of £32,000 will be made. Whilst Network Rail’s request for contributions to be directed towards Patricroft Station are acknowledged. It is considered that given this development was identified for redevelopment in the Bridgewater Master Plan and the development is considered to contribute towards the aims and objective of this masterplan it is considered appropriate that these monies are directed towards public realm works between Worsley Road and Patricroft Railway Bridge in line with the Bridgewater Master Plan. In addition, a claw back mechanism would be included in the legal agreement should figures provided for review change providing scope for further monies towards planning obligations the clawback will be directed towards affordable housing.

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Other Issues An objection was received from the Bridgewater Canal Company and one of the issues raised was with respect to the extent of the engineering works and whether these would impact on the canal. The development is set back from the canal at closest point the development would be 7.7m from the canal edge. Whilst it is important that the development does not affect the integrity of the canal it is considered that the set back of built form from the canal edge would be similar to other canal side development within the city and therefore is considered to be more than sufficient to protect the integrity of the canal. Conclusions The redevelopment of this site will make an important contribution towards the delivery of dwellings within the city and will result in the delivery of significant social, economic and environmental benefits. The applicant has successful demonstrated that the development would not conflict with policy provisions of UDP policy E5. For the reasons set out in the appraisal section above, it is considered that the proposed development represents a sustainable form of development and that the adverse impacts of the development would not significantly and demonstrably outweigh the benefits of the development and as such it is considered that planning permission should be granted in accordance with the thrust of the NPPF and the saved policies within the City of Salford Unitary Development Plan. Recommendation Planning permission be granted subject to the following planning conditions and that: 1) The Strategic Director of Environment and Community Safety be authorised to enter into a legal agreement under Section 106 of the Town and Country Planning Act to secure the following heads of terms:

- Public Realm - Affordable Housing Contribution

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) The authority be given for the decision notice relating to the application be issued (subject to the conditions and reasons stated below) on completion of the above-mentioned legal agreement; Conditions 1. The development shall be begun not later than the expiration of three years beginning with the

date of this permission. Reason: To comply with the requirements of Section 51 of the Planning and Compulsory

Purchase Act 2004. 2. Notwithstanding the layout of the car parking for the apartments, the development hereby

permitted shall be carried out in accordance with the following approved plans: Location Plan SK352-LP-0 Planning Layout SL352-PL-01 Rev D Proposed Street Scenes (Sheet 1) SK352-SS-01 Rev B Proposed Street Scenes (Sheet 2) SK352-SS-01 Rev A Topographical Survey with Red Line Boundary SK352-TOPO-01 The Walbrook - Floor Plans WALB-01 The Walbrook - Elevations 6.6 (Semi) Brick WALB-6.6-SEMI The Walbrook - Elevations 6.6 (Semi) FCT Brick WALB-6.6-FCT-SEMI The Walbrook - Elevations 6.6 (3 Block) Brick Alt WALB-6.6-3MEWS(A)

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The Walbrook - Elevations 6.6 (4 Block) Brick Alt WALB-6.6-4MEWS(A) The Weaver - Floor Plans WEAV-01 The Weaver - Elevations 6.6 (Detached) Brick WEAV-6.6-DET The Weaver - Elevations 6.6 (Semi) Brick WEAV-6.6-SEMI The Ellesmere - Floor Plans ELLE-01 The Ellesmere - Elevations 6.6 (Semi) Brick Alt ELLE-6.6-SEMI(A) The Lyn - Floor Plans LYN-01 The Lyn - Elevations 6.6 (Detached) LYN-6.6-DET The Lyn - Elevations 6.6 (Semi) LYN-6.6-SEMI The Grantham / Weaver - Ground Floor Plans GRANT-01 The Grantham / Weaver - First Floor Plans GRANT-02 The Grantham / Weaver - Elevations 6.6 (Semi) GRANT-6.6-SEMI Sales Area Garage Details WWGS-(SIG10)-S04-6.6 450sqft Standard Apartment (Alternative Entrance) S-1-A-450 (SIG) 613sqft Standard Apartment (Alternative Entrance) S-1-A-613 (SIG) Apartments - Plots 119 - 142 - Floor Plans SK351APT-01-1 Apartments - Plots 119 - 142 – Elevations SK351APT-01-2 Rev A Apartments - Plots 69 - 118 - Floor Plans SK351APT02-1 Apartments - Plots 69 - 118 - Floor Plans SK351APT02-2 Apartments - Plots 69 - 118 – Elevations SK351APT02-3 Rev A Wall Types: 1 to 4 NSD 9001 Fences Types: A to D NSD 9102 Hoop Top Railings NSD 9202 500mm Dwarf Wall with 700mm Hoop Top Railing Detail NSD 9002 760mm High NG2 rated crash barrier NSD 9204 Engineering Appraisal 880640 10-01 Rev P1

Reason: For the avoidance of doubt and in the interests of proper planning. 3. The development hereby approved shall be undertaken in strict accordance with the facing

materials outlined in Materials Schedule Green Lane Patricroft Materials Schedule SK352MS-Materials Schedule Rev C.

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

4. No development approved by this planning permission shall take place until a remediation

strategy that includes the following components to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the local planning authority:

1. Additional site investigation scheme, (based on ground investigation already undertaken) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site. 2. The results of the site investigation and the detailed risk assessment referred to in (1) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken. 3. A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the remediation strategy in (2) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action.

Reason: To ensure a safe form of development that poses no unacceptable risk of pollution to controlled waters. in accordance with National Planning Policy Framework.

5. No occupation of any part of the permitted development shall take place until a verification report demonstrating completion of works set out in the approved remediation strategy and the effectiveness of the remediation shall be submitted to and approved, in writing, by the local planning authority. The report shall include results of sampling and monitoring carried out in

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accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. It shall also include any plan (a “long-term monitoring and maintenance plan”) for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the verification plan. The long-term monitoring and maintenance plan shall be implemented as approved.

Reason: To ensure a safe form of development that poses no unacceptable risk of pollution to controlled waters in accordance with National Planning Policy Framework.

6. If, during development, contamination not previously identified is found to be present at the site

then no further development (unless otherwise agreed in writing with the local planning authority) shall be carried out until the developer has submitted a remediation strategy to the local planning authority detailing how this unsuspected contamination shall be dealt with and obtained written approval from the local planning authority. The remediation strategy shall be implemented as approved.


7. Piling or any other foundation designs using penetrative methods shall not be permitted other

than with the express written consent of the local planning authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater. The development shall be carried out in accordance with the approved details.


8. The following noise standards shall be attained with respect to residential accommodation on

the site as stipulated in BS8233:2014 - Guidance on Sound Insulation and Noise Reduction for

Buildings:

(i) internal noise levels of less than 30 dB LAeq,8hour within bedrooms between 23.00 hours and 07.00 hours

(ii) internal noise levels of less than 35 dB LAeq,16 hour within living rooms between 07.00 hours and 23:00 hours

(iii) internal noise levels of less than 40 dB LAeq,16hour within other living areas (e.g. dining rooms) between 07.00 and 23.00 hours

(iv) typical individual noise events from passing road traffic shall not be in excess of 45 dB LAmax in bedrooms between 23.00 and 07.00 hours

The use of ventilation measures which removes the need for future residents to open windows for summer cooling and ventilation shall be identified and submitted to the Local Planning Authority for approval. The ventilation measures identified shall ensure the above standards are not compromised.

The noise mitigation measures shall be approved in writing by the Local Planning Authority and installed prior to occupation of the development. Prior to occupation of the development a Site Completion Report shall be submitted to the Local Planning Authority for approval. The Site Completion Report shall validate that all works undertaken on site were completed in accordance with those agreed by the Local Planning Authority. All mitigation measures shall thereafter be retained. Reason: To safeguard the amenity of the future occupants of the development in accordance with policy EN17 of the City of Salford Unitary Development Plan.

9. No development above ground level shall take place until there has been submitted to and approved in writing by the Local Planning Authority details of the positions, design, materials and type of acoustic fencing or walls to be erected to the various dwelling plots as recommended in the REC Ltd Noise Assessment Report, dated 28

th November 2014 .

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Development shall be carried out in accordance with the approved details and maintained thereafter to the satisfaction of the Local Planning Authority. Reason: To safeguard the amenity of the future occupants of the development in accordance with policy EN17 of the City of Salford Unitary Development Plan.

10. No development shall take place, including any works of excavation or demolition, until a Construction Method Statement has been submitted to, and approved in writing by, the local planning authority. The approved Statement shall be adhered to throughout the construction period. The Statement shall provide for:

(i) the times of construction activities on site

(ii) the parking of vehicles of site operatives and visitors

(iii) loading and unloading of plant and materials

(iv) storage of plant and materials used in constructing the development

(v) the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate

(vi) wheel washing facilities

(vii) measures to control the emission of dust and dirt during construction

(viii) a scheme for recycling/disposing of waste resulting from demolition and construction works

(ix) measures to prevent disturbance to any adjacent living accommodation from noise and vibration, including any piling activity

(x) measures to prevent the pollution of watercourses

Reason: To safeguard the amenity of the future occupants of the development in accordance with policy EN17 of the City of Salford Unitary Development Plan.

11. Prior to first occupation of any of the dwellings hereby approved, a travel plan shall be

submitted to and approved in writing by the Local Planning Authority. Such a plan shall provide details of the objectives, targets and measures to promote and facilitate public transport use, walking, cycling and practices/facilities to reduce the need to travel and to reduce car use. It shall also provide details of its time frame for delivery, management, monitoring and review mechanisms, travel plan coordination, and the provision of travel information and marketing. The initiatives contained within the approved plan shall be implemented and shall be in place prior to the first occupation of the development unless otherwise agreed in writing by the Local Planning Authority. Reason: To encourage sustainable modes of transport in accordance with Policies A2, A5, A8, A10 and DES2 of the City of Salford Unitary Development Plan 2004-2016.

12. A scheme for the provision of on site and off site highway works shall be submitted to and

approved in writing by the Local Planning Authority. The scheme shall include an implementation programme and the approved scheme shall be implemented in full in accordance with the approved details.

Reason: In the interests of highway safety in accordance with policy A8 of the City of Salford Unitary Development Plan 2004-2016.

13. Visibility splays of 2.4m x 43m shall be provided in both directions either side of the application

site’s junctions with Green Lane and nothing shall be subsequently erected or allowed to grow to a height in excess of 0.6m within them in accordance with Drawing 0841-01. The visibility splays shall be implemented prior to first use of that access point and shall be retained thereafter unless otherwise agreed in writing by the Local Planning Authority.

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Reason: In the interests of highway safety in accordance with policy A8 of the City of Salford Unitary Development Plan 2004-2016.

14. Notwithstanding the approved plans listed in condition 2, a revised car parking layout for the

apartments hereby approved shall be submitted to and approved in writing by the Local Planning Authority. The revised car parking layout shall incorporate adequate provision for disabled drivers in accordance with the standards set out in the Unitary Development Plan. The development shall be implemented in accordance with the approved layout prior to the apartments being bought into use and such spaces shall be made available at all times the premises are in use and retained thereafter.

Reason: To ensure adequate provision for disabled people in accordance with policies A2 and A10 of the City of Salford Unitary Development Plan 2004-2016.

15. A scheme for the provision of 15 secure cycle spaces for use by the apartments hereby

approved shall be submitted to and agreed in writing with the Local Planning Authority. The secure cycle provision shall be provided in accordance with the agreed details prior to the occupation of the apartments and retained thereafter.

Reason: To ensure encourage the use of more sustainable transport modes in accordance with Policy ST14 of the adopted City of Salford Unitary Development Plan.

16. No development shall take place until the applicant or their agents or successors in title have

secured the implementation of a programme of archaeological works and developed a scheme for public engagement. The works are to be undertaken in accordance with a Written Scheme of Investigation (WSI) submitted to and approved in writing by Salford Planning Authority. The WSI shall cover the following: 1. A phased programme and methodology of investigation and recording to include: - a desk-based documentary study - a site walkover survey and a building/ structure assessment - archaeological building recording (at levels of detail identified as appropriate in the assessment) - a scheme of targeted archaeological evaluation, possibly leading to - open area excavation and recording 2. A scheme for public engagement to include making the fieldwork investigations open and providing public interpretation. The scheme should consider what can be done during the fieldwork and what could be designed and left as a public legacy. 3. A programme for post investigation assessment to include: - analysis of the site investigation records and finds - a detailed analysis of the fieldwork records - production of a final report on the significance of the archaeological and historical interest represented. 4. Deposition of the final report with the Greater Manchester Historic Environment Record and dissemination of the results in a manner commensurate with their significance. This may include production of a volume in the Greater Manchester’s Past Revealed series, and a report in a more academic journal. 5. Provision for archive deposition of the report and records of the site investigation. 6. Nomination of a competent person or persons/organisation to undertake the works set out within the approved WSI. Reason: In accordance with NPPF Section 12, Paragraph 141 - To record and advance understanding of heritage assets impacted on by the development and to make information about the archaeological heritage interest publicly accessible.

17. Notwithstanding the details on DFD/GLE/L1 Rev A and DFD/GLE/L2 Rev A, the development

hereby approved on site shall be treated in accordance with a landscape scheme which shall be submitted to and approved by the Local Planning Authority. The scheme shall include full details trees and shrubs to be planted, fences, boundary and surface treatment. The scheme shall also include phasing details for the implementation of the landscaping. The scheme shall be carried out in accordance with the approved details and any trees or shrubs dying within five

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years of planting shall be replaced within 12 months of removal or death to the satisfaction of the Local Planning Authority.

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

18. Full details of the location and design of refuse and recycling storage areas for the apartments

hereby approved shall be submitted to and approved in writing by the Local Planning Authority. Such storage areas shall be constructed in accordance with the approved details and shall be made available for use prior to the first occupation of the apartments.

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

19. No development shall commence until a risk assessment and method statement (RAMS) for

such construction works is submitted to and approved by the Local Planning Authority. The development shall be carried out in strict accordance with the approved details.

Reason – To prevent any piling works and vibration from de-stabilising or impacting the railway or the canal in accordance with Unitary Development Plan Policies A4 and DES6.

Notes to Applicant 1. The proposed development lies within a coal mining area which may contain unrecorded coal

mining related hazards. If any coal mining feature is encountered during development, this should be reported immediately to The Coal Authority on 0845 762 6848.

Further information is also available on The Coal Authority website at www.coal.decc.gov.uk Property specific summary information on past, current and future coal mining activity can be

obtained from The Coal Authority’s Property Search Service on 0845 762 6848 or at www.groundstability.com

2. Please see letter from the EA dated 18

th December 2014 in respect of contamination and waste

on site. 3. In respect of condition 12 an agreement under Section 38/278 of the 1980 Highways Act shall

be entered into with the Local Authority. This agreement will cover works to the adopted highway outside the application site to include but not limited to:

I. The provision of a new continuous 2m wide footway fronting the application site on

Green Lane;

II. The installation of a new pedestrian refuge crossing point outside the application site on Green Lane;

III. The creation of four new vehicle access points on Green Lane to serve the

development;

IV. Provision of Street Lighting fronting the site on Green Lane;

V. Associated resurfacing works.

For more information please see comments from the Council's Highway Team dated 13th May 2015.

4. In order to construct the proposed access roads to a standard capable of adoption, the

applicant will need to enter into a Section 38/278 Agreement with Salford City Council. To action, the applicant is advised to contact John Proctor, Engineering and Highways division of Urban Vision on 0161 779 4894.

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5. As the proposals involve work in the adopted Public Highway on Green Lane, the applicant will need to liaise with the Engineering and Highways division of Urban Vision on 0161 779 4046 to obtain the necessary permits/licenses prior to undertaking any works in the highway.

6. The applicant will need to liaise with the Traffic and Transportation section of Urban Vision on

0161 779 6165 regarding amending the existing Traffic Regulation Order outside the application site on Green Lane to facilitate the proposed new vehicle access points. Please note that the existing double yellow lines along Green Lane will have to remain in place

7. With regard to condition 14 please refer to the minimum standards as outlined in Annex B of

the City of Salford Unitary Development Plan. 8. In line with Section 11 of the NPPF, we would recommend that opportunities for biodiversity

enhancement be incorporated into the new development. These should include:

Bat bricks and/or tubes within the new development

Bat boxes

Bird boxes

Native tree and shrub planting 9. Information submitted in respect of condition 17 should include details of an alternative form of

boundary treatment to a crash barrier and landscaping along the canal edge. The applicant is advised to contact the Bridgewater Canal Company in advance of submitting information in relation to this condition.

10. In respect of condition 19, the RAMS should consider all works to be undertaken within 10m of

the operational railway and ensure that works on site follow safe methods of working and have taken into consideration any potential impact on Network Rail land and the operational railway. If vibro-compaction machinery / piling machinery or piling and ground treatment works are to be undertaken as part of the development, details of the use of such machinery and works should also be included. The developer should contact Network Rail Asset Protection prior to works commencing at [email protected] to discuss the proposal and RAMS requirements in more detail.

11. Further in respect of condition 19, the RAMS should consider all works that will take place

within an agreed distance to the canal. The distance to canal and the detail of the RAMS shall be agreed with Bridgewater Canal Company.

mailto:[email protected]

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ITEM NO. 6

REPORT OF THE Strategic Director for Environment and Community Safety

TO THE PLANNING AND TRANSPORTATION REGULATORY PANEL

ON 18

th June 2015

TITLE: PLANNING APPLICATIONS DETERMINED UNDER DELEGATED AUTHORITY

RECOMMENDATION: That the report be noted

EXECUTIVE SUMMARY: To set out details of applications determined by the Strategic Director for

Environment and Community Safety in accordance with the Scheme of Delegation

BACKGROUND DOCUMENTS: (Available for public inspection) Details of the applications are available on the Council’s Public Access Website http://publicaccess.salford.gov.uk/publicaccess/default.aspx If you would like to access this information in an alternative format, please contact the planning office on 0161-779 6195 or e-mail [email protected]

KEY DECISION: NO

DETAILS: See attached schedule

KEY COUNCIL POLICIES: Performance Management

EQUALITY IMPACT ASSESSMENT AND IMPLICATIONS:N/A

ASSESSMENT OF RISK:N/A

SOURCE OF FUNDING: N/A

LEGAL IMPLICATIONS Supplied by N/A

FINANCIAL IMPLICATIONS Supplied by N/A

OTHER DIRECTORATES CONSULTED:N/A

CONTACT OFFICER: Viv Prytharch 0161 779 4852

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WARD(S) TO WHICH REPORT RELATE(S): As specified in the attached schedule

Recommendation PER = Approve AUTH = Consent REF = Refuse NO OBJECTION = Allow the scheme as no objections have been received. An example would be

used in response to consultations from neighbouring authorities or in relation to prior approvals when no objections have been received

DISCON = Discharge of condition – an example would be that the submitted information is approved

PDIS = Part discharge of conditions requested – an example of this would be that negotiations are still on-going with regard to some of the requested conditions or the condition is a multi staged condition and part is acceptable

NDIS = Not Discharging condition requested – an example would be the submitted information is not acceptable and the decision is to refuse

Application Type FUL = Full application ADV = Advert Application OUT = Outline Application HH = Householder Application

REM = Reserved Matters COU = Change of use LBC = Listed Building Consent CON = Conservation Area Consent DISCON = Formal Discharge of Condition NMA = Non-Material Amendment MMA = Minor material Amendment DEMCON = Demolition Consultation TPO = Tree Application TEL56 = Telecommunication Notification ART16 = Art16 Notification PDE = General Permitted Development Extension

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DELEGATED DECISIONS BY DCM APPLICATION No: 14/64453/DISCON DATE VALID: 24.02.2014 APPLICANT:Mr Stuart Brown LOCATION: Land To The Rear Of 2-5 Barton Road Eccles M30 7AA PROPOSAL: Request for confirmation of conditions 2 (materials), 3 (landscaping), 4 (Site Investigation), 7 (Drainage Scheme) attached to planning permission 13/63050/FUL DECISION: Discharge of Condition DATE DECISION ISSUED: 29 May 2015 ___________________________________________________________________

WARD: Barton

APPLICATION No: 15/66053/NMA DATE VALID: 02.03.2015 APPLICANT:Mr John Lighfoot - Barton Athletic Club LOCATION: Playground Nelson Street Eccles M30 0RR PROPOSAL: Application for a non-material amendment to planning permission 12/61319/FUL for revisions to the footprint, siting and external appearance of the approved building DECISION: Approve DATE DECISION ISSUED: 20 May 2015 ___________________________________________________________________

WARD: Barton

APPLICATION No: 15/66061/DISCON DATE VALID: 04.03.2015 APPLICANT:Mr John Lightfoot - Barton Athletic Club LOCATION: Playground Nelson Street Eccles M30 0RR PROPOSAL: Request for confirmation of compliance of conditions 3 (site investigation), 4 (drainage), 7 (materials), 8 (parking layout), 9 (bin stores), 10 (play equipment), 11 (crime prevention plan), 12 (external lighting scheme), 14 (landscaping), 15 (tree fencing), 16 (arboricultural method statement) and 18 (site operational statement) attached to planning permission 12/61319/FUL DECISION: Part Discharge of Condition DATE DECISION ISSUED: 15 May 2015 ___________________________________________________________________

WARD: Barton

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APPLICATION No: 15/66116/COU DATE VALID: 23.03.2015 APPLICANT:Mr & Mrs Darren & Jennifer Holdstock LOCATION: 17 Eldon Place Eccles Salford M30 8QE PROPOSAL: Change of use from a 6 bedroom dwelling to an 8 bedroom House in Multiple Occupation (HMO) and construction of a lightwell. DECISION: Approve DATE DECISION ISSUED: 29 May 2015 ___________________________________________________________________

WARD: Barton

APPLICATION No: 15/66267/FUL DATE VALID: 21.04.2015 APPLICANT:Mr Tahir Toor LOCATION: Land Opposite 105 Trafford Road Eccles M30 0NF PROPOSAL: Residential apartment block comprising of2 No. 2 bedroom apartments and a studio apartment with associated private outdoor amenity space DECISION: Refuse DATE DECISION ISSUED: 5 June 2015 ___________________________________________________________________

WARD: Barton

APPLICATION No: 15/66312/DISCON DATE VALID: 28.04.2015 APPLICANT:City West Housing Trust LOCATION: Barton Inn 25 Cawdor Street Eccles M30 0GB PROPOSAL: Request fro confirmation of compliance of conditions 2 (samples), 3,3.1,3.2 and 3.3 (site investigation), 4 (footway resurfacing), 5 and 7 (cycle and refuse store), 8 (surface water drainage), 11 (implementation as drawing 248.01) And 13 (hard standing in RPA) attached to planning permission 14/65807/FUL DECISION: Part Discharge of Condition DATE DECISION ISSUED: 22 May 2015 ___________________________________________________________________

WARD: Barton

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APPLICATION No: 15/66331/DISCON DATE VALID: 28.04.2015 APPLICANT:City West Housing Trust LOCATION: Cawdor Community Centre Enfield Close Eccles M30 0QD PROPOSAL: Request for confirmation of compliance of conditions 3.1 (Desk Study) and 3.2 (Site Appraisal) attached to planning permission 14/65341/FUL DECISION: Part Discharge of Condition DATE DECISION ISSUED: 22 May 2015 ___________________________________________________________________

WARD: Barton

APPLICATION No: 14/65479/DISCON DATE VALID: 09.10.2014 APPLICANT:Mr Martin Sherlock - The Casey Group LOCATION: Orchard House 318 Ellenbrook Road Worsley M28 1EB PROPOSAL: Request for confirmation of compliance of condition 3 (method statement), 4 (materials) 5 (details of mortar), 6 (external surfaces) 7 (details of windows, doors and rainwater goods) and 8 (programme of documentary research) attached to planning permission 13/63880/LBC. DECISION: Not discharging DATE DECISION ISSUED: 6 May 2015 ___________________________________________________________________

WARD: Boothstown And Ellenbrook

APPLICATION No: 15/66046/ADV DATE VALID: 18.03.2015 APPLICANT:Countryside Properties (UK) Ltd LOCATION: Land Off Vicars Hall Lane And Highclove Lane Boothstown Salford PROPOSAL: Display of nineteen non-illuminated directional signs DECISION: Approve DATE DECISION ISSUED: 13 May 2015 ___________________________________________________________________


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APPLICATION No: 15/66168/HH DATE VALID: 01.05.2015 APPLICANT:Mr William Harding LOCATION: 5 Orchard Avenue Worsley M28 1FT PROPOSAL: Formation of an extension to the existing driveway. DECISION: Approve DATE DECISION ISSUED: 5 June 2015 ___________________________________________________________________


APPLICATION No: 15/66195/HH DATE VALID: 15.04.2015 APPLICANT:Mrs Lisa Thornton LOCATION: 8 Bellpit Close Worsley Salford M28 7XH PROPOSAL: First floor side extension over garage, together with demolition of rear conservatory and amendment to rear extension (permission granted 13/63193/HH) DECISION: Approve DATE DECISION ISSUED: 1 June 2015 ___________________________________________________________________


APPLICATION No: 15/66225/HH DATE VALID: 07.04.2015 APPLICANT:Mr John Frankland LOCATION: 5 Hutton Avenue Worsley M28 1JP PROPOSAL: Demolition of existing conservatory and erection of a single storey rear extension. DECISION: Approve DATE DECISION ISSUED: 22 May 2015 ___________________________________________________________________


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APPLICATION No: 15/66297/NMA DATE VALID: 24.04.2015 APPLICANT:Mr Mark Barnes - P Casey (Developments) Ltd LOCATION: Orchard House 318 Ellenbrook Road Worsley M28 1EB PROPOSAL: Application for a non- material amendment to planning permission 13/63879/FUL for amendments to approved plans P3439 - 201B, 300C, 301B and 202B for new plans P3439 - 211 H, 201D, 300D, 301D and 202D to comply with building regulations. DECISION: Approve DATE DECISION ISSUED: 20 May 2015 ___________________________________________________________________


APPLICATION No: 15/66301/HH DATE VALID: 23.04.2015 APPLICANT:Mr Frank Malacrino LOCATION: 7 Woodshaw Grove Worsley Salford M28 7XX PROPOSAL: Erection of a two storey side and rear extension, single-storey front extension, rear first floor balcony and erection of detached garage. DECISION: Refuse DATE DECISION ISSUED: 3 June 2015 ___________________________________________________________________


APPLICATION No: 15/66308/TEL56 DATE VALID: 22.04.2015 APPLICANT:Damien Hosker LOCATION: East Lancashire Road Worsley PROPOSAL: Prior notification for the replacement of an existing monopole DECISION: No Objections DATE DECISION ISSUED: 3 June 2015 ___________________________________________________________________


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APPLICATION No: 15/66330/HH DATE VALID: 29.04.2015 APPLICANT:Mrs Catherine Snook LOCATION: 2 Harrier Close Worsley Salford M28 7AH PROPOSAL: Conversion of existing garage and erection of a first floor side extension. DECISION: Approve DATE DECISION ISSUED: 5 June 2015 ___________________________________________________________________


APPLICATION No: 13/63274/DISCON DATE VALID: 14.05.2013 APPLICANT:Mr Craig Jones LOCATION: Land Bounded By Lower Broughton Road, Great Clowes Street, Cumberland Street And Wheaters Street Lower Broughton Salford M7 1QE PROPOSAL: Request for confirmation of compliance of conditions 8 (landscaping) , 9 (Secure by Design), 17 (bus stop details), 18 (remediation assessment), 21 (proposed level details), 23 (Japanese Knotweed method statement) and 24 (noise) attached to planning permission 12/62582/EIAHYB DECISION: Part Discharge of Condition DATE DECISION ISSUED: 7 May 2015 ___________________________________________________________________

WARD: Broughton

APPLICATION No: 13/63874/DISCON DATE VALID: 07.10.2013 APPLICANT:Mr Craig Jones - Countryside Properties LOCATION: 2-3 Mocha Parade Salford M7 1QE PROPOSAL: Request for confirmation of compliance of conditions 6,20,25,26,27 And 33 attached to planning permission 12/62582/EIAHYB DECISION: Part Discharge of Condition DATE DECISION ISSUED: 7 May 2015 ___________________________________________________________________

WARD: Broughton

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APPLICATION No: 14/65709/FUL DATE VALID: 02.12.2014 APPLICANT:Mr Nigel Smith LOCATION: Land Off Teneriffe Street, Great Clowes Street Salford PROPOSAL: Erection of 54 dwellings and associated works DECISION: Approve DATE DECISION ISSUED: 15 May 2015 ___________________________________________________________________

WARD: Broughton

APPLICATION No: 15/66178/FUL DATE VALID: 17.04.2015 APPLICANT:Mrs Gwen Tansey LOCATION: The Caretakers House Grecian Street North Salford M7 2JR PROPOSAL: Change of use from part of the car parking area to play area and erection of 2m high fence DECISION: Approve DATE DECISION ISSUED: 3 June 2015 ___________________________________________________________________

WARD: Broughton

APPLICATION No: 15/66170/FUL DATE VALID: 30.03.2015 APPLICANT:Miss T Shaw LOCATION: 129 Liverpool Road Cadishead M44 5BT PROPOSAL: Change of use from vacant land to garden area, erection of fence and gates DECISION: Approve DATE DECISION ISSUED: 20 May 2015 ___________________________________________________________________

WARD: Cadishead

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APPLICATION No: 15/66246/AGR DATE VALID: 13.04.2015 APPLICANT:Mr John Moss LOCATION: Plant Cottage Farm Astley Road Irlam Salford M44 5LN PROPOSAL: Agricultural kit building in accordance with BS 5502 Part 22 class 2. DECISION: No Objections DATE DECISION ISSUED: 13 May 2015 ___________________________________________________________________

WARD: Cadishead

APPLICATION No: 15/66249/ADV DATE VALID: 13.04.2015 APPLICANT:Bestway Group LOCATION: 512 Liverpool Road Irlam Salford M44 6AJ PROPOSAL: Display of one fascia sign and one projecting sign both internally illuminated and one vinyl window sign DECISION: Approve DATE DECISION ISSUED: 1 June 2015 ___________________________________________________________________

WARD: Cadishead

APPLICATION No: 15/66024/DISCON DATE VALID: 08.04.2015 APPLICANT:Mr LOCATION: Royal Manchester Childrens Hospital Hospital Road Pendlebury Swinton Manchester PROPOSAL: Request for confirmation of compliance of conditions 3 (Noise Levels), 4 (Surface Water), 5 (Site Investigation Report), 6 (Bat Survey), 7 (Secured by Design), 8 (Landscaping Scheme) and 9 (Materials) attached to planning permision 12/62699/FUL. DECISION: Part Discharge of Condition DATE DECISION ISSUED: 28 May 2015 ___________________________________________________________________

WARD: Claremont

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APPLICATION No: 15/66113/TPO DATE VALID: 01.04.2015 APPLICANT:Mr Mark Allsop LOCATION: Swinton Park Golf Club (Rear Of 94 To 96 Welwyn Drive) Swinton M27 5LX PROPOSAL: Fell one ash tree (T1) DECISION: Approve DATE DECISION ISSUED: 8 May 2015 ___________________________________________________________________

WARD: Claremont

APPLICATION No: 15/66169/HH DATE VALID: 27.03.2015 APPLICANT:Mr S Cordingley LOCATION: 30 Shirley Avenue Pendlebury Swinton M27 4HX PROPOSAL: Retrospective planning application for the retention of a rear out building. DECISION: Approve DATE DECISION ISSUED: 19 May 2015 ___________________________________________________________________

WARD: Claremont

APPLICATION No: 15/66187/HH DATE VALID: 31.03.2015 APPLICANT:Mr Anthony Cairns LOCATION: 5 Acresfield Road Salford M6 7QU PROPOSAL: Demolition of existing conservatory. Erection of two storey side and rear extension to include a garage and a Juliette balcony at first floor rear elevation and a single storey rear extension. DECISION: Approve DATE DECISION ISSUED: 20 May 2015 ___________________________________________________________________

WARD: Claremont

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APPLICATION No: 15/66235/ADV DATE VALID: 13.04.2015 APPLICANT:Bestway Group LOCATION: 291 Bolton Road Salford M6 7GU PROPOSAL: Display of one fascia sign and one hanging sign both internally illuminated and two Non-illuminated window vinyl signs DECISION: Approve DATE DECISION ISSUED: 1 June 2015 ___________________________________________________________________

WARD: Claremont

APPLICATION No: 15/66238/HH DATE VALID: 16.04.2015 APPLICANT:Ms Helen Leigh LOCATION: 12 Lullington Road Salford M6 8QP PROPOSAL: Demolition of existing conservatory and erection of a single storey side / rear extension DECISION: Approve DATE DECISION ISSUED: 1 June 2015 ___________________________________________________________________

WARD: Claremont

APPLICATION No: 15/66242/HH DATE VALID: 10.04.2015 APPLICANT:Mrs Flo Capps LOCATION: 47 Sunningdale Drive Salford M6 7PH PROPOSAL: Demolition of existing conservatory and construction of new single storey rear extension. DECISION: Approve DATE DECISION ISSUED: 29 May 2015 ___________________________________________________________________

WARD: Claremont

APPLICATION No: 15/66250/ADV DATE VALID: 13.04.2015 APPLICANT:Bestway Group LOCATION: 52 Russell Road Salford M6 8NR PROPOSAL: Display of one fascia sign and one projecting sign both internally illuminated, and one vinyl window sign DECISION: Approve DATE DECISION ISSUED: 1 June 2015 ___________________________________________________________________

WARD: Claremont

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APPLICATION No: 15/66290/PDE DATE VALID: 16.04.2015 APPLICANT:Mrs R Edwards LOCATION: 38 Beverley Road Pendlebury Swinton M27 4HY PROPOSAL: Erection of a single storey rear extension DECISION: No Objections DATE DECISION ISSUED: 13 May 2015 ___________________________________________________________________

WARD: Claremont

APPLICATION No: 15/66338/HH DATE VALID: 29.04.2015 APPLICANT:Mr Neale And Brierley LOCATION: 71 Radcliffe Park Road Salford M6 8LY PROPOSAL: Demolition of existing attached garage, single storey side and rear extensions. Erection of a two storey side extension and a single storey rear extension to include bi folding doors. DECISION: Approve DATE DECISION ISSUED: 5 June 2015 ___________________________________________________________________

WARD: Claremont

APPLICATION No: 13/63377/OUT DATE VALID: 14.06.2013 APPLICANT:Sky Properties Ltd, Chester Developments Ltd, Investec Ltd LOCATION: Land Formerly Mitchell Shackleton Green Lane Eccles PROPOSAL: Outline planning application with details of reserved matters for the access, construction for up to 140 dwelling houses DECISION: Approve DATE DECISION ISSUED: 8 May 2015 ___________________________________________________________________

WARD: Eccles

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APPLICATION No: 15/65947/FUL DATE VALID: 05.02.2015 APPLICANT:Mr Steve Mobbs - Monton Methodist Church LOCATION: Monton Methodist Church Grange Drive Eccles M30 9JG PROPOSAL: Repair of deteriorated windows and surrounding stonework. Restoration of bay window brickwork and dormer from plinth upwards and new window with stone mullions and transomes with leaded lights to match existing. Stained glass from original window to be integrated within new window. (Resub of application ref: 14/64600/FUL) DECISION: Approve DATE DECISION ISSUED: 20 May 2015 ___________________________________________________________________

WARD: Eccles

APPLICATION No: 15/66132/DISCON DATE VALID: 14.04.2015 APPLICANT:Mr Peter Davies LOCATION: 18 Half Edge Lane Eccles M30 9GJ PROPOSAL: Request of confirmation of compliance of conditions 4 - Noise Management, 6 - Travel Plan, 8 Cycle Parking and 9 - Fencing attached to planning application 14/65519/FUL. DECISION: Part Discharge of Condition DATE DECISION ISSUED: 3 June 2015 ___________________________________________________________________

WARD: Eccles

APPLICATION No: 15/66174/TPO DATE VALID: 27.03.2015 APPLICANT:Mr Peter Mohr LOCATION: Dunstan 16 Westminster Road Eccles Salford M30 9EB PROPOSAL: Fell one lime tree (T1). DECISION: Approve DATE DECISION ISSUED: 8 May 2015 ___________________________________________________________________

WARD: Eccles

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APPLICATION No: 15/66220/ADV DATE VALID: 08.04.2015 APPLICANT:Mrs Jacqui Thomson LOCATION: 194-96 Monton Road Eccles Salford M30 9NW PROPOSAL: Display of three fascia signs, one hanging sign and 2 collar signs all internally illuminated DECISION: Approve DATE DECISION ISSUED: 22 May 2015 ___________________________________________________________________

WARD: Eccles

APPLICATION No: 15/66262/ADV DATE VALID: 14.04.2015 APPLICANT: LOCATION: 32 Russell Street Eccles Salford M30 0NU PROPOSAL: Display of one fascia sign and one projector sign both internally illuminated and one non-illuminated service menu board DECISION: Approve DATE DECISION ISSUED: 1 June 2015 ___________________________________________________________________

WARD: Eccles

APPLICATION No: 15/66303/TPO DATE VALID: 27.04.2015 APPLICANT:Mrs Adrienne Kevan LOCATION: 20 - 26 Sandwich Road Eccles Salford M30 9DX M30 9DX PROPOSAL: Crown lift to provide a 4m clearance from the surrounding ground level one ash tree (T27). Crown reduce to leave a height of 7.5m one ash tree (T30). DECISION: Approve DATE DECISION ISSUED: 3 June 2015 ___________________________________________________________________

WARD: Eccles

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APPLICATION No: 15/66379/TREECA DATE VALID: 27.04.2015 APPLICANT:Mrs Adrienne Kevan LOCATION: 20 - 26 Sandwich Road Eccles M30 9DX PROPOSAL: Crown lift to provide a 4m clearance from the surrounding ground level eight sycamore trees (T19, T2, T5, T10, T12, T15, T16 and T17), four ash trees (T1, T3, T6 and T7). Pollard to leave a height of 6m one ash tree (T18). Re pollard to previous pollard points one ash tree (T34). Crown reduce to leave a height of 4m one hawthorn tree (T4). Crown reduce to leave a height of 6m one sycamore tree (T20). Crown reduce to leave a height of 6m six holly trees (T21 to T24, T26 and T28). Crown reduce to leave a height of 7.5m one sycamore (T29) and one ash tree (T35). DECISION: No Objections DATE DECISION ISSUED: 5 June 2015 ___________________________________________________________________

WARD: Eccles

APPLICATION No: 15/66375/NMA DATE VALID: 07.05.2015 APPLICANT:Mr G Cohen - Dwell Developments LOCATION: Chorlton Fold Eccles M30 9NA PROPOSAL: Application for non-material amendment to planning permission 13/63113/FUL for plot 1 change of location to obscure glazing DECISION: Approve DATE DECISION ISSUED: 3 June 2015 ___________________________________________________________________

WARD: Eccles

APPLICATION No: 15/66378/PDE DATE VALID: 07.05.2015 APPLICANT:Mr Mike Shea LOCATION: 28 Gilda Crescent Road Eccles M30 9AG PROPOSAL: Single storey rear conservatory DECISION: No Objections DATE DECISION ISSUED: 4 June 2015 ___________________________________________________________________

WARD: Eccles

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APPLICATION No: 15/66401/PDE DATE VALID: 13.05.2015 APPLICANT:Dr Amir Jahangir LOCATION: 8 Lower Monton Road Eccles M30 0NX PROPOSAL: Single storey rear extension to form additional living accommodation. DECISION: No Objections DATE DECISION ISSUED: 4 June 2015 ___________________________________________________________________

WARD: Eccles

APPLICATION No: 15/65900/HH DATE VALID: 13.04.2015 APPLICANT:Mr Ivor Hudson LOCATION: Jenny Green Cottage Springfield Lane Irlam M44 6NB PROPOSAL: Erection of a single storey side extension to existing bungalow. DECISION: Approve DATE DECISION ISSUED: 1 June 2015 ___________________________________________________________________

WARD: Irlam

APPLICATION No: 15/66107/DISCON DATE VALID: 13.03.2015 APPLICANT:Mr Mick Littlewood - Greene King Plc LOCATION: Land At Salford Gateway Barton Salford PROPOSAL: Request for confirmation of compliance of conditions 6 (travel plan), 8 (bat and bird boxes), 9 (landscaping), 10 (security measures), 21 (evacuation plan) attached to planning permission 14/65236/FUL DECISION: Part Discharge of Condition DATE DECISION ISSUED: 8 May 2015 ___________________________________________________________________

WARD: Irlam

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APPLICATION No: 15/66188/HH DATE VALID: 09.04.2015 APPLICANT:Mr Paul Bowers LOCATION: 60 Harewood Road Irlam M44 6DL PROPOSAL: Demolition of existing shed and partial demolition of garage and erection of a single storey side extension DECISION: Approve DATE DECISION ISSUED: 22 May 2015 ___________________________________________________________________

WARD: Irlam

APPLICATION No: 15/66197/COU DATE VALID: 01.04.2015 APPLICANT:Childrens Services LOCATION: 55A Silver Street Irlam M44 6HT PROPOSAL: Change of use from residential children's home (C2) to an education building (D1) DECISION: Approve DATE DECISION ISSUED: 26 May 2015 ___________________________________________________________________

WARD: Irlam

APPLICATION No: 15/66205/FUL DATE VALID: 02.04.2015 APPLICANT:Childrens Services LOCATION: 55A Silver Street Irlam M44 6HT PROPOSAL: Replacement of existing fencing with 2.4m high polyester coated mesh fence DECISION: Approve DATE DECISION ISSUED: 26 May 2015 ___________________________________________________________________

WARD: Irlam

APPLICATION No: 15/66304/HH DATE VALID: 22.04.2015 APPLICANT:Mr Peter Jeffrey LOCATION: 8 Sunflower Meadow Irlam Salford M44 6TD PROPOSAL: Erection of a single storey side extension incorporating garage. DECISION: Approve DATE DECISION ISSUED: 3 June 2015 ___________________________________________________________________

WARD: Irlam

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APPLICATION No: 15/66305/HH DATE VALID: 23.04.2015 APPLICANT:Mr Derek Boyd LOCATION: 30 Harewood Road Irlam Salford M44 6DJ PROPOSAL: Erection of a single storey rear extension. DECISION: Approve DATE DECISION ISSUED: 5 June 2015 ___________________________________________________________________

WARD: Irlam

APPLICATION No: 15/66313/TEL56 DATE VALID: 23.04.2015 APPLICANT:Damien Hosker LOCATION: Brooklands Farm Parkstone Road Irlam M44 5LZ PROPOSAL: Prior notification for the replacement of an existing monopole DECISION: No Objections DATE DECISION ISSUED: 1 June 2015 ___________________________________________________________________

WARD: Irlam

APPLICATION No: 15/66317/HH DATE VALID: 27.04.2015 APPLICANT:Mr S Thorpe LOCATION: 59 Harewood Road Irlam M44 6DL PROPOSAL: Erection of a single storey side and rear extension. DECISION: Approve DATE DECISION ISSUED: 5 June 2015 ___________________________________________________________________

WARD: Irlam

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APPLICATION No: 14/65668/FUL DATE VALID: 23.03.2015 APPLICANT:Mr Jodie Lonsdale LOCATION: K6 Telephone Box The Crescent Adjacent To Albion Place Salford PROPOSAL: Restoration and relocation of K6 Telephone Kiosk, change of use from a redundant telephone kiosk to a bespoke micro art gallery DECISION: Approve DATE DECISION ISSUED: 18 May 2015 ___________________________________________________________________


APPLICATION No: 15/66148/FUL DATE VALID: 30.03.2015 APPLICANT:Mr Darren Kibble LOCATION: Newton Building University Of Salford University Road Salford PROPOSAL: Overcladding of the existing east, north and partial west and south facades of the Newton Building, including areas of rainscreen cladding and curtain walling, along with a new roof finish and roof mounted photovoltaic array. DECISION: Approve DATE DECISION ISSUED: 20 May 2015 ___________________________________________________________________


APPLICATION No: 15/66200/DISCON DATE VALID: 27.03.2015 APPLICANT:Mr Paul Robertshaw - Environment Agency LOCATION: Land At Castle Irwell Between Kersal Dale, Castle Irwell Student Village And Littleton Road Salford PROPOSAL: Request for confirmation of compliance of condition 6 (Geo-environmental Risk Assessment) and 7 (Contamination) attached to planning permission 14/65482/FULEIA. DECISION: Part Discharge of Condition DATE DECISION ISSUED: 13 May 2015 ___________________________________________________________________


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APPLICATION No: 15/66198/HH DATE VALID: 07.04.2015 APPLICANT:Mr Alan Taylor LOCATION: 12 Gloucester Place Salford M6 6PR PROPOSAL: Part demolition of the existing rear utility and erection of a part single part two storey rear extension. DECISION: Approve DATE DECISION ISSUED: 22 May 2015 ___________________________________________________________________


APPLICATION No: 15/66260/FUL DATE VALID: 16.04.2015 APPLICANT:Mr Damian O'Hanlon LOCATION: Orchard Street Industrial Estate Orchard Street Salford M6 6FL PROPOSAL: Change of use of existing commercial unit to community resource centre, including relocation of main entrance door and new 1200mm high fence to create garden space DECISION: Approve DATE DECISION ISSUED: 3 June 2015 ___________________________________________________________________


APPLICATION No: 15/66299/ADV DATE VALID: 22.04.2015 APPLICANT:Miss Charlotte France LOCATION: University Of Salford 43 Crescent Salford M5 4WT PROPOSAL: Display of freestanding letters to be intermittent externally illuminated DECISION: Approve DATE DECISION ISSUED: 3 June 2015 ___________________________________________________________________


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APPLICATION No: 14/65055/HH DATE VALID: 28.10.2014 APPLICANT:Mr Abdul Mahmud LOCATION: 108 - 110 Littleton Road Salford M7 3TW PROPOSAL: Retrospective planning application for the erection of a single storey rear outbuilding with a sloping roof. DECISION: Refuse DATE DECISION ISSUED: 20 May 2015 ___________________________________________________________________

WARD: Kersal

APPLICATION No: 14/65721/FUL DATE VALID: 05.01.2015 APPLICANT:Mr Isaac Breuer LOCATION: 2E Kingston Close Salford M7 4JS PROPOSAL: Erection of a single storey side and rear extension to provide extensions to ground floor apartment maisonette DECISION: Approve DATE DECISION ISSUED: 29 May 2015 ___________________________________________________________________

WARD: Kersal

APPLICATION No: 15/65913/DISCON DATE VALID: 23.02.2015 APPLICANT:Mrs Loretta Hodari LOCATION: 43 Singleton Road Salford M7 4NA PROPOSAL: Request for confirmation of compliance of condition 5 (landscaping) and 8 (remedial verification) attached to planning permission 11/60239/FUL DECISION: Discharge of Condition DATE DECISION ISSUED: 15 May 2015 ___________________________________________________________________

WARD: Kersal

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APPLICATION No: 15/66007/FUL DATE VALID: 23.02.2015 APPLICANT:Mr Adil Sedik LOCATION: Charcoal Kebab House 12 King Edward Buildings Bury Old Road Salford M7 4QJ PROPOSAL: Single storey extension to rear to provide preparation area, and alter existing emergency exit staircase from first floor to suit proposed extension. DECISION: Approve DATE DECISION ISSUED: 8 May 2015 ___________________________________________________________________

WARD: Kersal

APPLICATION No: 15/66063/HH DATE VALID: 03.03.2015 APPLICANT:Mr N Kohn LOCATION: 5 Ivy Gardens Salford M7 4NY PROPOSAL: Erection of a single storey rear extension. DECISION: Approve DATE DECISION ISSUED: 20 May 2015 ___________________________________________________________________

WARD: Kersal

APPLICATION No: 15/66101/DISCON DATE VALID: 23.03.2015 APPLICANT:Mr Simon Jones LOCATION: Former Oaklands Nursery Oaklands Road Salford PROPOSAL: Request for confirmation of compliance of conditions 5.1 (Remedial Works), 6 (Construction Method Statement), 12 (Drainage) and 13 (Invasive Species Management Plan) attached to planning permission 14/65545/FUL. DECISION: Part Discharge of Condition DATE DECISION ISSUED: 28 May 2015 ___________________________________________________________________

WARD: Kersal

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APPLICATION No: 15/66175/HH DATE VALID: 27.03.2015 APPLICANT:Mr & Mrs Roberts LOCATION: 9 Roston Road Salford M7 4HH PROPOSAL: Loft conversion with rear dormer and alterations to the existing roof shape DECISION: Approve DATE DECISION ISSUED: 29 May 2015 ___________________________________________________________________

WARD: Kersal

APPLICATION No: 15/66314/DISCON DATE VALID: 13.05.2015 APPLICANT:Mrs Kati Perez LOCATION: 9 Healey Close Salford M7 3PQ PROPOSAL: Request for confirmation of compliance of condition 2 (samples and materials) attached to planning permission 14/64893/HH DECISION: Discharge of Condition DATE DECISION ISSUED: 3 June 2015 ___________________________________________________________________

WARD: Kersal

APPLICATION No: 15/66316/TPO DATE VALID: 24.04.2015 APPLICANT:Mrs lisa mccann LOCATION: 463 And 465 Bury New Road Salford M7 3NE PROPOSAL: Crown lift to 5.2m and crown thin by 20% one lime tree (T1). Crown lift to 4m and remove epicormic growth one sycamore tree (T7). Crown Lift to 5.2m one horse chestnut tree, one sycamore tree and three lime trees within group (G6). Fell two sycamore trees (T4 and T5) and one sycamore tree in group (G2) and one birch tree (T8). DECISION: Approve DATE DECISION ISSUED: 5 June 2015 ___________________________________________________________________

WARD: Kersal

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APPLICATION No: 15/65877/FUL DATE VALID: 20.01.2015 APPLICANT:Mr Nigel Smith - Countryside Properties (UK) Ltd LOCATION: Former Seedley Primary School Liverpool Street Salford M6 5GY PROPOSAL: The erection of 60 dwellings and associated works. DECISION: Approve DATE DECISION ISSUED: 8 May 2015 ___________________________________________________________________

WARD: Langworthy

APPLICATION No: 15/66156/COU DATE VALID: 25.03.2015 APPLICANT:Mr Asley Jones - Maxis Property Limited LOCATION: 7 Brentwood Salford M6 8QU PROPOSAL: Change of Use from C3 (dwelling) to an 9 bedroom House in Multiple Occupation (HMO). DECISION: Approve DATE DECISION ISSUED: 20 May 2015 ___________________________________________________________________

WARD: Langworthy

APPLICATION No: 15/66258/HH DATE VALID: 14.04.2015 APPLICANT:Mrs Rachel Fitzgerald LOCATION: 20 Culverwell Drive Salford M5 4BP PROPOSAL: Single storey side extension DECISION: Approve DATE DECISION ISSUED: 1 June 2015 ___________________________________________________________________

WARD: Langworthy

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APPLICATION No: 15/66280/DISCON DATE VALID: 20.04.2015 APPLICANT:Mr Paul Hayes LOCATION: Salford Arts Theatre Kemsing Walk Salford M5 4BS PROPOSAL: Request for confirmation of compliance of conditions 3 (Tree Replacement Scheme) and 4 (Surface Water Drainage) attached to planning permission 14/65584/FUL. DECISION: Discharge of Condition DATE DECISION ISSUED: 11 May 2015 ___________________________________________________________________

WARD: Langworthy

APPLICATION No: 15/66343/DISCON DATE VALID: 08.05.2015 APPLICANT:Mr Colin Goodall LOCATION: Mulberry Court Mulberry Road Salford M6 5FQ PROPOSAL: Request for confirmation of compliance of condition 3 (external cladding) attached to planning permission 14/65822/FUL DECISION: Discharge of Condition DATE DECISION ISSUED: 22 May 2015 ___________________________________________________________________

WARD: Langworthy

APPLICATION No: 14/65527/DISCON DATE VALID: 18.12.2014 APPLICANT:Mr Oliver Lipson LOCATION: Greenheys Road Little Hulton M38 9TH PROPOSAL: Request for confirmation of compliance of conditions 2 (samples), 3 (landscape), 5 (drainage), 6 (ground level details), 7 (land contamination), attached to planning permission 12/62195/FUL DECISION: Part Discharge of Condition DATE DECISION ISSUED: 6 May 2015 ___________________________________________________________________

WARD: Little Hulton

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APPLICATION No: 15/66121/FUL DATE VALID: 01.04.2015 APPLICANT:Mr S Saleh LOCATION: Cleggs Lane Service Station Cleggs Lane Little Hulton Worsley M38 9NJ PROPOSAL: Change of use of part of floor area from storage to proposed launderette DECISION: Approve DATE DECISION ISSUED: 26 May 2015 ___________________________________________________________________

WARD: Little Hulton

APPLICATION No: 14/65457/OUTEIA DATE VALID: 09.12.2014 APPLICANT:Scarborough Developments (Salford) Ltd LOCATION: Land To North Of Middlewood Street And East Of Oldfield Road, Salford (Middlewood Locks) PROPOSAL: Application to vary conditions 3 (site layout plan number), 11(development on plot F), 12 (development on plot G), 13 (development on plot H), 14 (development on plot I), 15 (development on plot J), 16 (development on plot K), 17 (development on plot L), 18 (development on plot M), 27 (phasing of public realm), 28 (details of public realm at reserved matters) and 57 (wind assessment) on planning permission 13/64081/OUTEIA. DECISION: Approve DATE DECISION ISSUED: 15 May 2015 ___________________________________________________________________

WARD: Ordsall

APPLICATION No: 14/65741/FUL DATE VALID: 11.03.2015 APPLICANT:Mr J Cassidy LOCATION: Units 10-12 The Albion Brunel Avenue Salford M5 4BE PROPOSAL: The creation of new external storage compound for the storage of gases, portions and igniters and erection of a new M_E plant enclosure . DECISION: Approve DATE DECISION ISSUED: 26 May 2015 ___________________________________________________________________

WARD: Ordsall

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APPLICATION No: 14/65793/OUT DATE VALID: 18.12.2014 APPLICANT:Fairbriar Developments (Salford) Ltd LOCATION: Land At Middlewood Basin Off East Ordsall Lane Salford M5 PROPOSAL: Mixed use development including residential (C3) and commercial uses (B1, A1, A2, A3, A4, A5) together with ancillary car parking and public realm/landscaping DECISION: Approve DATE DECISION ISSUED: 15 May 2015 ___________________________________________________________________

WARD: Ordsall

APPLICATION No: 14/65818/FUL DATE VALID: 06.03.2015 APPLICANT:Mrs Michelle Midgley LOCATION: Ordsall Youth Centre 319 Oldfield Road Salford M5 3ND PROPOSAL: Change of use from former youth centre (suis generis) to children's day nursery (D1), together with alterations to elevations to include raised decked area and alterations to boundary fencing DECISION: Approve DATE DECISION ISSUED: 3 June 2015 ___________________________________________________________________

WARD: Ordsall

APPLICATION No: 15/66115/FUL DATE VALID: 23.03.2015 APPLICANT:The School Governors LOCATION: St Philips Church Of England Primary School Barrow Street Salford M3 5LF PROPOSAL: Installation of a new 1.45m high pedestrian entrance gate DECISION: Approve DATE DECISION ISSUED: 18 May 2015 ___________________________________________________________________

WARD: Ordsall

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APPLICATION No: 15/66146/P3JPA DATE VALID: 08.04.2015 APPLICANT:Sashworld Trading Limited C/O Agent LOCATION: 52 - 60 Chapel Street Salford M3 7AA PROPOSAL: Notification of a change of use from B1(a) (offices) to a C3 (dwelling house) of all upper floors into ten apartments DECISION: No Objections DATE DECISION ISSUED: 29 May 2015 ___________________________________________________________________

WARD: Ordsall

APPLICATION No: 15/66143/COU DATE VALID: 01.04.2015 APPLICANT:Mr Eran Cohen LOCATION: 27 Blackfriars Road Salford M3 7AQ PROPOSAL: Change of use from B1 (a) office on ground floor to A3 (Restaurants and cafes) DECISION: Approve DATE DECISION ISSUED: 22 May 2015 ___________________________________________________________________

WARD: Ordsall

APPLICATION No: 15/66147/ADV DATE VALID: 01.04.2015 APPLICANT:Mrs Sarah Simpson - Whitbread Group PLC LOCATION: Plot E2 MediaCity Broadway Salford PROPOSAL: Display of three internally illuminated fascia signs, one externally illuminated hanging sign and one non-illuminated post and panel sign DECISION: Approve DATE DECISION ISSUED: 20 May 2015 ___________________________________________________________________

WARD: Ordsall

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APPLICATION No: 15/66240/FUL DATE VALID: 08.04.2015 APPLICANT:Mr Malcolm Newman - Together Trust LOCATION: Humphrey Booth Day Centre Taylorson Street Salford M5 3EX PROPOSAL: Erection of 2.5m high brick pillars with infill railings, and re surfacing of existing grassed area with variation of conditions 2 (approved plans) and 3(materials) on planning permission 14/64923/FUL DECISION: Approve DATE DECISION ISSUED: 29 May 2015 ___________________________________________________________________

WARD: Ordsall

APPLICATION No: 15/66352/DISCON DATE VALID: 05.05.2015 APPLICANT:Mangrove Estates Ltd / Great Places Housing Group LOCATION: Netherland Street Salford M50 2XD PROPOSAL: Request for confirmation of compliance of conditions 1-14 attached to planning permission 14/65636/FUL DECISION: Part Discharge of Condition DATE DECISION ISSUED: 5 June 2015 ___________________________________________________________________

WARD: Ordsall

APPLICATION No: 15/66361/DISCON DATE VALID: 06.05.2015 APPLICANT: LOCATION: Girder Bridge Leading To Railway Viaduct Over River Irwell Leading To Lower Byrom Street Warehouse (that Part In Salford) PROPOSAL: Request for confirmation of compliance of condition 3 - Archaelogical Written Scheme of Investigation and 4 - Building/Site Recording Programme attached to planning permission 14/65783/LBC DECISION: Part Discharge of Condition DATE DECISION ISSUED: 29 May 2015 ___________________________________________________________________

WARD: Ordsall

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APPLICATION No: 15/66362/DISCON DATE VALID: 06.05.2015 APPLICANT: LOCATION: Railway Bridge Over River Irwell West Of Wilburn Street Trinity Way Salford PROPOSAL: Request for confirmation of compliance of condition 3 - Archaelogical Written Scheme of Investigation and 4 - Building/Site Recording Programme attached to planning permission 14/65795/LBC. DECISION: Part Discharge of Condition DATE DECISION ISSUED: 29 May 2015 ___________________________________________________________________

WARD: Ordsall

APPLICATION No: 14/65653/FUL DATE VALID: 18.02.2015 APPLICANT:Mr J Starbuck-ashton LOCATION: 1 Moss Colliery Road Swinton M27 6LH PROPOSAL: Erection of a 2no. single storey units to be used as a 22 room cattery DECISION: Refuse DATE DECISION ISSUED: 13 May 2015 ___________________________________________________________________

WARD: Pendlebury

APPLICATION No: 14/65745/FUL DATE VALID: 23.12.2014 APPLICANT:Ms C Jones LOCATION: Agecroft Cemetery Lodge Langley Road Swinton M27 8SS PROPOSAL: Change of use from cemetery lodge to C3 (residential), alterations to elevations, together with new vehicular access, car parking and dropped kerb and the erection of a single storey rear extension DECISION: Approve DATE DECISION ISSUED: 5 June 2015 ___________________________________________________________________

WARD: Pendlebury

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APPLICATION No: 14/65746/LBC DATE VALID: 23.12.2014 APPLICANT:Ms C Jones LOCATION: Agecroft Cemetery Lodge Langley Road Swinton M27 8SS PROPOSAL: Listed building consent for the change of use from cemetery lodge to C3 (residential), alterations to elevations to include, replacement windows, internal repairs and alterations works, together with new vehicular access, car parking and dropped kerb and the erection of a single storey rear extension DECISION: Approve DATE DECISION ISSUED: 5 June 2015 ___________________________________________________________________

WARD: Pendlebury

APPLICATION No: 15/66040/FUL DATE VALID: 12.03.2015 APPLICANT:Mr Salim Juneja LOCATION: Krunchys 658 Bolton Road Pendlebury Swinton M27 8FH PROPOSAL: Continued use of change of use from shop to shop for the sale of hot food and erection of an extraction flue on rear elevation with variation of condition 2 (hours of opening) attached to planning appeal ref 2077840 DECISION: Refuse DATE DECISION ISSUED: 6 May 2015 ___________________________________________________________________

WARD: Pendlebury

APPLICATION No: 15/66087/FUL DATE VALID: 17.03.2015 APPLICANT:Mr George Harrison - Pendlebury Evangelical Church LOCATION: 431 Bolton Road Swinton Salford M27 8TD PROPOSAL: Proposed rear single storey extension to include additional meeting rooms. DECISION: Approve DATE DECISION ISSUED: 8 May 2015 ___________________________________________________________________

WARD: Pendlebury

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APPLICATION No: 15/66131/CLUDP DATE VALID: 07.04.2015 APPLICANT:Mr Tony Fisher LOCATION: 3 Oakwood Avenue Swinton Salford M27 6NR PROPOSAL: Erection of single storey rear extension. DECISION: Approve DATE DECISION ISSUED: 22 May 2015 ___________________________________________________________________

WARD: Pendlebury

APPLICATION No: 15/66159/TEL56 DATE VALID: 25.03.2015 APPLICANT:Damien Hosker LOCATION: Rake Lane Clifton Swinton PROPOSAL: Prior notification for the replacement of an existing monopole DECISION: Refuse DATE DECISION ISSUED: 13 May 2015 ___________________________________________________________________

WARD: Pendlebury

APPLICATION No: 15/66327/NMA DATE VALID: 27.04.2015 APPLICANT:Mrs J Blood LOCATION: 120 Falcon Crescent Clifton Swinton M27 8JW PROPOSAL: Application for non-material amendment to planning permission 15/66048/HH change position of the ground floor side and rear window and door DECISION: Approve DATE DECISION ISSUED: 20 May 2015 ___________________________________________________________________

WARD: Pendlebury

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APPLICATION No: 15/65962/FUL DATE VALID: 11.03.2015 APPLICANT:Mr Matthew ONeill - Koolkarts Limited LOCATION: 345 Moorside Road Swinton Salford M27 9HH PROPOSAL: Change the use from industrial to children's play centre, incorporating a GoKart track. DECISION: Approve DATE DECISION ISSUED: 6 May 2015 ___________________________________________________________________

WARD: Swinton North

APPLICATION No: 15/66106/ADV DATE VALID: 17.03.2015 APPLICANT:Mr Stephen Dewhurst LOCATION: Bus Shelter On A580 East Lancashire Road Salford M28 2TD PROPOSAL: Bus shelter containing integral internally illuminated advertising panel DECISION: Approve DATE DECISION ISSUED: 8 May 2015 ___________________________________________________________________

WARD: Swinton North

APPLICATION No: 15/66166/HH DATE VALID: 26.03.2015 APPLICANT:Mrs Elisa Leonard LOCATION: 30 Moss Bank Road Worsley Salford M27 9UY PROPOSAL: Construction of front dormer DECISION: Approve DATE DECISION ISSUED: 13 May 2015 ___________________________________________________________________

WARD: Swinton North

APPLICATION No: 15/66236/HH DATE VALID: 09.04.2015 APPLICANT:Mrs Paula Naylor LOCATION: 5 Woodford Drive Swinton Salford M27 9UA PROPOSAL: Demolition of existing side / rear extension, erection of two storey side extension and single storey side / rear extension DECISION: Approve DATE DECISION ISSUED: 29 May 2015 ___________________________________________________________________

WARD: Swinton North

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APPLICATION No: 15/66072/OUT DATE VALID: 19.03.2015 APPLICANT:Mr Paul Harrison LOCATION: Buckley Arms 135 Partington Lane Swinton Salford M27 0NS PROPOSAL: Outline application with all matters reserved residential development of a pair of 4 bedroom semi-detached dwellings DECISION: Approve DATE DECISION ISSUED: 18 May 2015 ___________________________________________________________________

WARD: Swinton South

APPLICATION No: 15/66157/HH DATE VALID: 25.03.2015 APPLICANT:Mr & Mrs Paul Bland LOCATION: 6 Acacia Avenue Swinton Salford M27 5GX PROPOSAL: Construction of a first floor only extension above the existing ground floor extension to the side and rear elevations DECISION: Approve DATE DECISION ISSUED: 13 May 2015 ___________________________________________________________________

WARD: Swinton South

APPLICATION No: 15/66226/HH DATE VALID: 07.04.2015 APPLICANT:Mr Steve Camilleri LOCATION: 12 Wingfield Drive Swinton M27 5LU PROPOSAL: Demolition of existing detached rear garage and erection of a single storey side extension to include a garage. DECISION: Approve DATE DECISION ISSUED: 22 May 2015 ___________________________________________________________________

WARD: Swinton South

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APPLICATION No: 15/66273/TPO DATE VALID: 18.04.2015 APPLICANT:Mr Gary Maguire LOCATION: Verge Outside 4 Bowden Road Swinton Manchester M27 5FP PROPOSAL: Crown reduce to leave a height of 6.1m and a width spread of 5m and by 20% crown thin one horse chestnut tree (T1) DECISION: Approve DATE DECISION ISSUED: 26 May 2015 ___________________________________________________________________

WARD: Swinton South

APPLICATION No: 15/66283/HH DATE VALID: 21.04.2015 APPLICANT:Mr Darren Bellis LOCATION: 19 Lawnswood Drive Swinton M27 5NH PROPOSAL: Demolition of existing rear conservatory and erection of a two storey side extension incorporating garage and dormer and single storey rear extension. DECISION: Approve DATE DECISION ISSUED: 3 June 2015 ___________________________________________________________________

WARD: Swinton South

APPLICATION No: 15/66289/PDE DATE VALID: 16.04.2015 APPLICANT:Mrs Helen Gilman LOCATION: 215 Manchester Road Pendlebury Swinton M27 4TY PROPOSAL: Erection of single storey rear extension DECISION: No Objections DATE DECISION ISSUED: 13 May 2015 ___________________________________________________________________

WARD: Swinton South

APPLICATION No: 13/64194/DISCON DATE VALID: 16.12.2013 APPLICANT:Cromwell Group (Holdings) Ltd LOCATION: 651 Eccles New Road Salford M50 1BA PROPOSAL: Request for confirmation of compliance of condition 7 (site investigation) attached to planning permission 12/62408/HYB DECISION: Not discharging DATE DECISION ISSUED: 28 May 2015 ___________________________________________________________________

WARD: Weaste And Seedley

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APPLICATION No: 14/65707/FUL DATE VALID: 12.12.2014 APPLICANT:Mr Nigel Smith LOCATION: Land Formerly Tootal Drive Primary School Tootal Drive Salford PROPOSAL: Erection of 26 dwellings and associated works. DECISION: Approve DATE DECISION ISSUED: 8 May 2015 ___________________________________________________________________


APPLICATION No: 15/66086/FUL DATE VALID: 11.03.2015 APPLICANT:RSPCA LOCATION: RSPCA 411 Eccles New Road Salford M5 5NN PROPOSAL: Proposed new car park access and realignment of car park, alterations to fencing and gate and refuse store. DECISION: Approve DATE DECISION ISSUED: 6 May 2015 ___________________________________________________________________


APPLICATION No: 15/66154/TPO DATE VALID: 08.04.2015 APPLICANT:Miss Jennifer-anne Smith LOCATION: 30 Princeton Close Salford M6 8QL PROPOSAL: Fell two sycamore trees (T1) and (T3). Crown lift to provide a 6m clearance from the surrounding ground level one sycamore tree (T2). DECISION: Approve DATE DECISION ISSUED: 13 May 2015 ___________________________________________________________________


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APPLICATION No: 15/66163/COU DATE VALID: 02.04.2015 APPLICANT:Mr Trevor Milnes LOCATION: Unit 2 Bute Street Weaste Salford M50 1DU PROPOSAL: Change the use from B1 (Business) to B2 (general Industrial) to operate an MOT station DECISION: Approve DATE DECISION ISSUED: 28 May 2015 ___________________________________________________________________


APPLICATION No: 15/66189/FUL DATE VALID: 01.04.2015 APPLICANT:Mr Craig Monaghan LOCATION: Canterbury Centre 640 Eccles New Road Salford M5 5AG PROPOSAL: Installation of a four bay modular building to be used as educational class rooms DECISION: Approve DATE DECISION ISSUED: 22 May 2015 ___________________________________________________________________


APPLICATION No: 15/66239/TPO DATE VALID: 09.04.2015 APPLICANT:Mr And Mrs Cunliffe LOCATION: Rear Of Flats 52 To 63 Chomlea Manor Salford M6 8PE PROPOSAL: Prune one lime tree (T3) back to the boundary fence (24 Rivington Road). Prune branches back to the boundary fence (24 Rivington Road) and reduce to leave a height of 50ft one lime tree (T1). DECISION: Approve DATE DECISION ISSUED: 20 May 2015 ___________________________________________________________________


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APPLICATION No: 15/66247/NMA DATE VALID: 15.04.2015 APPLICANT:Mr & Mrs Cunliffe LOCATION: 24 Rivington Road Salford M6 8GQ PROPOSAL: DECISION: Approve DATE DECISION ISSUED: 11 May 2015 ___________________________________________________________________


APPLICATION No: 15/66248/ADV DATE VALID: 13.04.2015 APPLICANT:Bestway Group LOCATION: 203 Eccles Old Road Salford M6 8HA PROPOSAL: Display of one fascia sign, one projecting sign both internally illuminated and one vinyl window sign DECISION: Approve DATE DECISION ISSUED: 1 June 2015 ___________________________________________________________________


APPLICATION No: 15/66251/ADV DATE VALID: 14.04.2015 APPLICANT:Bestway Group LOCATION: 1 Tootal Road Salford M5 5HJ PROPOSAL: Display of one externally illuminated fascia sign and one Internally illuminated projecting sign DECISION: Approve DATE DECISION ISSUED: 1 June 2015 ___________________________________________________________________


APPLICATION No: 15/66271/NMA DATE VALID: 17.04.2015 APPLICANT:Miss Rachell Lineker LOCATION: 76 Lightoaks Road Salford M6 8WP PROPOSAL: Application for a non-material amendment to planning permission 13/62907/HH for removal of first floor rear window, enlargement of rear door at ground floor and inclusion of new side door DECISION: Approve DATE DECISION ISSUED: 13 May 2015 ___________________________________________________________________


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APPLICATION No: 15/66399/PDE DATE VALID: 12.05.2015 APPLICANT:Mr And Mrs Stopford LOCATION: 5 Dodd Street Salford M5 5JU PROPOSAL: Garden room to the rear of the property DECISION: No Objections DATE DECISION ISSUED: 4 June 2015 ___________________________________________________________________


APPLICATION No: 14/65465/TPO DATE VALID: 01.04.2015 APPLICANT:Peel Holdings LOCATION: Verge Outside 21-27 (odd) And 26 Grange Road Eccles PROPOSAL: Fell two silver birch trees (T396 and T407). Crown clean and remove the lowest western branch back to the main stem one silver birch tree (T397). Remove one lowest branch over the driveway one silver birch tree (T404). DECISION: Split decision DATE DECISION ISSUED: 12 May 2015 ___________________________________________________________________

WARD: Winton

APPLICATION No: 15/66017/FUL DATE VALID: 11.03.2015 APPLICANT:Mr Emad Abdulwali LOCATION: 430 Liverpool Road Eccles Salford M30 7HA PROPOSAL: Change of use from A1 (shop) to A5 (hot food takeaway) and installation of external flue to the rear DECISION: Approve DATE DECISION ISSUED: 6 May 2015 ___________________________________________________________________

WARD: Winton

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APPLICATION No: 15/66056/FUL DATE VALID: 11.03.2015 APPLICANT:Mr Steve Higgins LOCATION: Former Barton Moss Childrens Centre Trippier Road Eccles Salford Greater Manchester M30 7PT PROPOSAL: Change of use of former children's centre (D1) to a single residential dwelling (C3) together with off road parking (resubmission of 14/65385/FUL). DECISION: Approve DATE DECISION ISSUED: 6 May 2015 ___________________________________________________________________

WARD: Winton

APPLICATION No: 15/66118/COU DATE VALID: 23.03.2015 APPLICANT:Mrs Susan Lundy LOCATION: 455 Worsley Road Eccles Salford M30 8HG PROPOSAL: Retrospective planning change of part ground floor from residential (C3) to dog and cat groomers (sui generis) DECISION: Approve DATE DECISION ISSUED: 18 May 2015 ___________________________________________________________________

WARD: Winton

APPLICATION No: 15/66192/HH DATE VALID: 07.04.2015 APPLICANT:Mr F Tariq LOCATION: 50 Schofield Road Eccles M30 7LT PROPOSAL: Erection of a single storey rear extension DECISION: Approve DATE DECISION ISSUED: 29 May 2015 ___________________________________________________________________

WARD: Winton

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APPLICATION No: 15/66203/HH DATE VALID: 13.04.2015 APPLICANT:Mr Tom Rawlings LOCATION: 89 Gorton Street Eccles Salford M30 7LY PROPOSAL: Single storey rear extension DECISION: Approve DATE DECISION ISSUED: 29 May 2015 ___________________________________________________________________

WARD: Winton

APPLICATION No: 15/66215/HH DATE VALID: 09.04.2015 APPLICANT:Mr Charles Lowndes LOCATION: 9 Grange Road Eccles Salford M30 8JW PROPOSAL: Rear Extension and internal alterations to provide Ground Floor WC Facilities. DECISION: Approve DATE DECISION ISSUED: 22 May 2015 ___________________________________________________________________

WARD: Winton

APPLICATION No: 15/66269/CLUDP DATE VALID: 16.04.2015 APPLICANT:Mr Stephen Wigley LOCATION: 72 New Lane Eccles Salford M30 7JJ PROPOSAL: Conversion of existing loft space into habitable rooms, including installation of new rooflights in existing roof. DECISION: Approve DATE DECISION ISSUED: 3 June 2015 ___________________________________________________________________

WARD: Winton

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APPLICATION No: 15/66278/HH DATE VALID: 27.04.2015 APPLICANT:Mr Mike Crawshaw LOCATION: 31 Boothfield Eccles Salford M30 8HT PROPOSAL: Erection of a single storey rear extension DECISION: Approve DATE DECISION ISSUED: 5 June 2015 ___________________________________________________________________

WARD: Winton

APPLICATION No: 15/66083/HH DATE VALID: 20.03.2015 APPLICANT:Mr Glenn Collier LOCATION: 16 Coniston Avenue Little Hulton M38 9WX PROPOSAL: Demolition of existing rear porch and erection of a two storey side and rear extension DECISION: Approve DATE DECISION ISSUED: 13 May 2015 ___________________________________________________________________

WARD: Walkden North

APPLICATION No: 15/66209/DISCON DATE VALID: 07.04.2015 APPLICANT:Mr Mike Murphy LOCATION: T J Murphy Limited And Ubu Environmental Moss Lane Worsley Salford M28 3LY PROPOSAL: Request for confirmation of compliance of conditions 4 (light pollution), 5 (acoustic fence), 7 (emergency out of hours protocol) attached to planning permission 13/64062/FUL DECISION: Part Discharge of Condition DATE DECISION ISSUED: 13 May 2015 ___________________________________________________________________

WARD: Walkden North

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APPLICATION No: 15/66210/DISCON DATE VALID: 07.04.2015 APPLICANT:Mr Mike Murphy LOCATION: T J Murphy Limited And Ubu Environmental Moss Lane Worsley Salford M28 3LY PROPOSAL: Request for confirmation of compliance of conditions 3 (cladding colour), 4 (coal mining survey), 10 (strip curtain maintenance), 12 (dust management), 14 (culvert environment agency application), 15 (rainwater harvesting) attached to planning permission 14/64430/FUL DECISION: Part Discharge of Condition DATE DECISION ISSUED: 13 May 2015 ___________________________________________________________________

WARD: Walkden North

APPLICATION No: 15/66229/DEEM3 DATE VALID: 13.04.2015 APPLICANT:Mrs Louise Hanmer LOCATION: Alleygates To The Rear Of 162- 198 Bolton Road Worsley Salford M28 3BN PROPOSAL: Erection of 2.2m high galvanised steel alley gates to provide security to the rear of the adjoining properties in order to reduce crime and antisocial behaviour. DECISION: Approve DATE DECISION ISSUED: 5 June 2015 ___________________________________________________________________

WARD: Walkden North

APPLICATION No: 15/66310/NMA DATE VALID: 20.04.2015 APPLICANT:Mr D Lyons LOCATION: Former Units 109 - 110 Ellesmere Shopping Centre Bolton Road Worsley Manchester M28 3ZD PROPOSAL: Application for a non material amendment to planning permission 14/65762/FUL for amendments to approved roof plan to accommodate amended plant requirements. DECISION: Refuse DATE DECISION ISSUED: 1 June 2015 ___________________________________________________________________

WARD: Walkden North

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APPLICATION No: 14/65467/TPO DATE VALID: 01.04.2015 APPLICANT:Peel Holdings LOCATION: Land Facing Bridgewater School Worsley Road Worsley PROPOSAL: Fell one acer tree (T776). Remove defective limb over hanging the road back to the main stem one oak tree (T785). Reduce to the habitat stem one horse chestnut tree (T795). DECISION: Approve DATE DECISION ISSUED: 8 May 2015 ___________________________________________________________________

WARD: Worsley

APPLICATION No: 15/65972/HH DATE VALID: 12.02.2015 APPLICANT:Mr Mark Spavin LOCATION: 290 Leigh Road Worsley Salford M28 1LH PROPOSAL: Erection of a single storey side extension and first floor extensions to include a balcony together with alterations to elevations and vehicular access to include a 1.5m brick wall. DECISION: Approve DATE DECISION ISSUED: 20 May 2015 ___________________________________________________________________

WARD: Worsley

APPLICATION No: 15/66098/ADV DATE VALID: 17.03.2015 APPLICANT:Mr Stephen Dewhurst - JCDecaux UK Ltd LOCATION: Bus Shelter A580 East Lancashire Road Salford M28 7AF PROPOSAL: Bus shelter containing integral internally illuminated advertising panel DECISION: Approve DATE DECISION ISSUED: 8 May 2015 ___________________________________________________________________

WARD: Worsley

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APPLICATION No: 15/66139/HH DATE VALID: 02.04.2015 APPLICANT:Mr Michael Warham LOCATION: 371 Worsley Road Swinton Salford M27 0GJ PROPOSAL: Demolition of the existing single storey rear extension and existing detached garage. Erection of a single storey side extension to include a garage and alterations to the front elevation, erection of a single storey rear extension and rear conservatory. DECISION: Approve DATE DECISION ISSUED: 22 May 2015 ___________________________________________________________________

WARD: Worsley

APPLICATION No: 15/66141/HH DATE VALID: 03.04.2015 APPLICANT:Mr M Patel LOCATION: 125 Worsley Road Worsley M28 2WG PROPOSAL: Erection of a two storey side extension, a two storey front extension and canopy porch, alterations to elevations, erection of two storey side extension to form a double garage with ensuite room above and erection of a single storey rear extension. Construction of a new boundary wall and fence and new vehicular access. DECISION: Approve DATE DECISION ISSUED: 26 May 2015 ___________________________________________________________________

WARD: Worsley

APPLICATION No: 15/66142/FUL DATE VALID: 25.03.2015 APPLICANT:Greene King LOCATION: The John Gilbert Worsley Brow Worsley Salford M28 2YA PROPOSAL: Creation of additional patio area to existing, alterations to existing patio area and installation of bi-folding doors and enlarged replacement windows to the front elevation DECISION: Approve DATE DECISION ISSUED: 22 May 2015 ___________________________________________________________________

WARD: Worsley

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APPLICATION No: 15/66182/TPO DATE VALID: 29.04.2015 APPLICANT:Mr Paul Colbridge LOCATION: Land Adjacent To Aldergate Court Chapel Road Swinton M27 0HG PROPOSAL: Reduce laterals back to boundary fence and crown lift 5m above ground levels three ash trees (T1 to T3). DECISION: Approve DATE DECISION ISSUED: 3 June 2015 ___________________________________________________________________

WARD: Worsley

APPLICATION No: 15/66201/HH DATE VALID: 07.04.2015 APPLICANT:Mr & Mrs Pollard LOCATION: 5 Cavendish Road Worsley Salford M28 2TQ PROPOSAL: Demolition of existing garage and new single storey side and rear extension and side garage. DECISION: Approve DATE DECISION ISSUED: 22 May 2015 ___________________________________________________________________

WARD: Worsley

APPLICATION No: 15/66202/HH DATE VALID: 02.04.2015 APPLICANT:Mr Jason Curtis LOCATION: 13 Warren Drive Swinton Salford M27 0EA PROPOSAL: A part single, part two storey side extension with a single storey rear extension DECISION: Approve DATE DECISION ISSUED: 22 May 2015 ___________________________________________________________________

WARD: Worsley

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APPLICATION No: 15/66206/HH DATE VALID: 02.04.2015 APPLICANT:Mr David McCormick LOCATION: 5 The Warke Worsley M28 2WX PROPOSAL: Erection of a first floor rear extension DECISION: Approve DATE DECISION ISSUED: 22 May 2015 ___________________________________________________________________

WARD: Worsley

APPLICATION No: 15/66241/TREECA DATE VALID: 21.04.2015 APPLICANT:Mr Scholes LOCATION: Roe Green Bowling And Social Club Beesley Green Worsley M28 2QW PROPOSAL: Prune branches overhanging the bowling green in accordance with the submitted photograph one ash tree (T1). DECISION: No Objections DATE DECISION ISSUED: 26 May 2015 ___________________________________________________________________

WARD: Worsley

APPLICATION No: 15/66230/HH DATE VALID: 13.04.2015 APPLICANT:Mr Andrew Farnworth LOCATION: 8 Brooklands Road Swinton Salford M27 0AT PROPOSAL: Demolition of existing single storey rear extension and erection of a part single, part two storey side extension with Juliette balcony and single storey rear extension together with alterations to front elevation. DECISION: Approve DATE DECISION ISSUED: 5 June 2015 ___________________________________________________________________

WARD: Worsley

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APPLICATION No: 15/66237/HH DATE VALID: 10.04.2015 APPLICANT:Mr C Mitchell LOCATION: 15 Holyrood Drive Swinton Salford M27 0HR PROPOSAL: Demolition of conservatory and erection of a single storey rear extension DECISION: Approve DATE DECISION ISSUED: 29 May 2015 ___________________________________________________________________

WARD: Worsley

APPLICATION No: 15/66244/HH DATE VALID: 18.04.2015 APPLICANT:Mrs Diane Waterhouse LOCATION: 2 Knowsley Drive Swinton M27 0FA PROPOSAL: Erection of a single storey rear extension. DECISION: Approve DATE DECISION ISSUED: 1 June 2015 ___________________________________________________________________

WARD: Worsley

APPLICATION No: 15/66245/HH DATE VALID: 10.04.2015 APPLICANT:Mr Steve Samuels LOCATION: 108 Greenleach Lane Worsley Salford M28 2TY PROPOSAL: Demolition of existing single storey rear store and erection of single storey rear and side extension and internal remodelling DECISION: Approve DATE DECISION ISSUED: 29 May 2015 ___________________________________________________________________

WARD: Worsley

APPLICATION No: 15/66261/TPO DATE VALID: 27.04.2015 APPLICANT:Gary McGaw LOCATION: 78 Greenleach Lane Worsley Salford M28 2TU PROPOSAL: Fell one poplar tree (T1). DECISION: Approve DATE DECISION ISSUED: 5 June 2015 ___________________________________________________________________

WARD: Worsley

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APPLICATION No: 15/66296/PDE DATE VALID: 21.04.2015 APPLICANT:Mark Tyldesley And Gary Greenwood LOCATION: 44 Beatrice Road Worsley M28 2TN PROPOSAL: The extension is to the rear of the property and of brick construction with a mono pitched concrete tile roof, all to match the existing house, complete with 3nr rooflight's. The proposed windows and doors are of white upvc. DECISION: No Objections DATE DECISION ISSUED: 26 May 2015 ___________________________________________________________________

WARD: Worsley

APPLICATION No: 15/66300/HH DATE VALID: 06.05.2015 APPLICANT:Mr Paul Brackenridge LOCATION: 4 Alfred Avenue Worsley M28 2TX PROPOSAL: Retrospective planning application for the erection of a two storey side and rear extension. DECISION: Approve DATE DECISION ISSUED: 5 June 2015 ___________________________________________________________________

WARD: Worsley

APPLICATION No: 15/66307/HH DATE VALID: 27.04.2015 APPLICANT:Mr Richard Bui LOCATION: 12 Drywood Avenue Worsley Salford M28 2QA PROPOSAL: Erection of a single storey extension to rear of existing garage. DECISION: Approve DATE DECISION ISSUED: 5 June 2015 ___________________________________________________________________

WARD: Worsley

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APPLICATION No: 15/66321/NMA DATE VALID: 27.04.2015 APPLICANT:Mr I Henderson LOCATION: 6A Lyon Grove Worsley M28 2RH PROPOSAL: Application for a non-material amendment to planning permission 14/65737/HH for change of dormer roof covering from red metal to traditional flat roof construction DECISION: Approve DATE DECISION ISSUED: 20 May 2015 ___________________________________________________________________

WARD: Worsley

APPLICATION No: 15/66392/PDE DATE VALID: 12.05.2015 APPLICANT:Leo Statham LOCATION: 10 Beaufort Avenue Swinton M27 0HW PROPOSAL: Installation of a rear conservatory DECISION: No Objections DATE DECISION ISSUED: 4 June 2015 ___________________________________________________________________

WARD: Worsley

APPLICATION No: 15/65970/FUL DATE VALID: 11.03.2015 APPLICANT:Mr Tahir Hussain LOCATION: 3 High Street Worsley Salford M28 3JH PROPOSAL: Change of use from residential to B1 office at ground floor level with 2 self contained residential apartments at first and second floor, construction of front dormers, erection of part single/part two storey rear extension and erection of a 2.1m high fence to the rear DECISION: Refuse DATE DECISION ISSUED: 6 May 2015 ___________________________________________________________________

WARD: Walkden South

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APPLICATION No: 15/65980/DISCON DATE VALID: 16.02.2015 APPLICANT:Mr Nicholas Whatmore LOCATION: 33 Stanley Road Worsley Salford M28 3DT PROPOSAL: Request for confirmation of compliance of condition 7 (Landscaping) attached to planning permission 13/64227/FUL DECISION: Discharge of Condition DATE DECISION ISSUED: 13 May 2015 ___________________________________________________________________

WARD: Walkden South

APPLICATION No: 15/66093/HH DATE VALID: 01.04.2015 APPLICANT:Mr A Rayarel LOCATION: 487A Hilton Lane Worsley M28 3TE PROPOSAL: Erection of a front porch together with alterations to the front elevation. DECISION: Approve DATE DECISION ISSUED: 20 May 2015 ___________________________________________________________________

WARD: Walkden South

APPLICATION No: 15/66099/ADV DATE VALID: 17.03.2015 APPLICANT:Mr Stephen Dewhurst LOCATION: Bus Shelter On A580 East Lancashire Road Salford M28 7FS PROPOSAL: Bus shelter containing internally illuminated integral advertising panel. DECISION: Approve DATE DECISION ISSUED: 8 May 2015 ___________________________________________________________________

WARD: Walkden South

APPLICATION No: 15/66134/FUL DATE VALID: 13.04.2015 APPLICANT:Mr Norman Holden LOCATION: Whittlebrook Reservoir Howclough Drive Worsley M28 3FS PROPOSAL: Installation of a disabled toilet DECISION: Refuse DATE DECISION ISSUED: 3 June 2015 ___________________________________________________________________

WARD: Walkden South

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APPLICATION No: 15/66171/HH DATE VALID: 21.04.2015 APPLICANT:Mr Rob Sharp LOCATION: 5 Crompton Street Worsley Salford M28 3HP PROPOSAL: Proposed part single, part two storey side and rear extension DECISION: Approve DATE DECISION ISSUED: 3 June 2015 ___________________________________________________________________

WARD: Walkden South

APPLICATION No: 15/66191/HH DATE VALID: 30.03.2015 APPLICANT:Mrs Sarah Roiditis LOCATION: 8 Washbrook Avenue Worsley M28 7UQ PROPOSAL: Erection of a single storey side extension DECISION: Approve DATE DECISION ISSUED: 20 May 2015 ___________________________________________________________________

WARD: Walkden South

APPLICATION No: 15/66318/HH DATE VALID: 21.04.2015 APPLICANT:Mr McArdle LOCATION: 127 Old Clough Lane Worsley M28 7HZ PROPOSAL: Erection of a single storey side extension. DECISION: Approve DATE DECISION ISSUED: 5 June 2015 ___________________________________________________________________

WARD: Walkden South

APPLICATION No: 15/66322/DISCON DATE VALID: 27.04.2015 APPLICANT:Ms Louise Morrissey LOCATION: Burgess Farm Hilton Lane Worsley Salford M28 3TL PROPOSAL: Request for confirmation of compliance of condition 8 (Footpath lighting) attached to planning permission 10/58745/OUTEIA DECISION: Part Discharge of Condition DATE DECISION ISSUED: 22 May 2015 ___________________________________________________________________

WARD: Walkden South

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APPLICATION No: 15/66369/NMA DATE VALID: 01.05.2015 APPLICANT:Redrow Homes LTD LOCATION: Burgess Farm Hilton Lane Worsley M28 3TL PROPOSAL: Application for a non-material amendment to planning permission 15/65976/REM to change the roof tiles on plots 24-32, 60-65, 90-95, 99-105 and 149 (29) plots. DECISION: Approve DATE DECISION ISSUED: 28 May 2015 ___________________________________________________________________

WARD: Walkden South

APPLICATION No: 15/66405/DISCON DATE VALID: 15.05.2015 APPLICANT:Mr Jordan Clarke LOCATION: Burgess Farm Hilton Lane Worsley M28 3TL PROPOSAL: Request for confirmation of compliance of conditions 6 (construction environmental management plan), 9, 10i and 10ii (site investigation), and condition 17 (buffer zone management scheme) attached to planning permission 10/58745/OUTEIA DECISION: Part Discharge of Condition DATE DECISION ISSUED: 5 June 2015 ___________________________________________________________________

WARD: Walkden South

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ITEM NO. 7

REPORT OF The Strategic Director for Environment and Community safety

TO THE PLANNING AND TRANSPORTATION REGULATORY PANEL

ON

18th June 2015

TITLE: PLANNING APPEALS

RECOMMENDATION: That the report be noted

EXECUTIVE SUMMARY: To set out details of appeals received and determined

BACKGROUND DOCUMENTS: (Available for public inspection) Details of the applications are available on the Council’s Public Access Website http://publicaccess.salford.gov.uk/publicaccess/default.aspx If you would like to access this information in an alternative format, please contact the planning office on 0161-779 6195 or e-mail [email protected]

KEY DECISION: NO

DETAILS: See attached schedule

KEY COUNCIL POLICIES: Performance Management

EQUALITY IMPACT ASSESSMENT AND IMPLICATIONS:N/A

ASSESSMENT OF RISK:N/A

SOURCE OF FUNDING: N/A

LEGAL IMPLICATIONS Supplied by N/A

FINANCIAL IMPLICATIONS Supplied by N/A

OTHER DIRECTORATES CONSULTED:N/A

CONTACT OFFICER: Viv Prytharch 0161-779-4852

WARD(S) TO WHICH REPORT RELATE(S): As indicated in the attached schedule.

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REPORT OF NEW PLANNING AND ENFORCEMENT APPEALS RECEIVED APPLICATION No: 14/65760/FUL APPLICATION DECISION LEVEL: Panel Decision OFFICER Approve RECOMMEND’N: APPEAL SITE: Land To West Side Of Fereday Street Worsley PROPOSAL: Change of use of vacant land to car park (74 spaces), together with

associated boundary works and installation of lighting. WARD: Walkden North APPELLANT: Mr D Lyons - Derwent Construction Ltd DATE RECEIVED: 21 May 2015 The applicant has appealed the decision. The reason for refusal states: The application site sits outside of the defined town centre and is surrounded on three sides by established housing. The proposed development would extend the available car parking to the town centre into an area formerly occupied by housing. The proposed use of the land would result in significant harm to the amenity of neighbouring residents by virtue of their close proximity and resultant noise, general disturbance and visual impact contrary to policies EN17, DES1 and DES7 of the adopted City of Salford Unitary Development Plan. APPLICATION No: 13/64081/OUTEIA APPLICATION DECISION LEVEL: Panel Decision OFFICER Approve RECOMMEND’N: APPEAL SITE: Land To North Of Middlewood Street And East Of Oldfield Road, Salford

(Middlewood Locks) PROPOSAL: Extension of time application for the implementation of planning

permission 06/52762/OUT for the Outline application (access only) for mixed use development comprising 142,697 sq.m residential use (Class C1 and C3); 67,773 sq.m commercial use (Class B1); and 27,191 sq.m leisure/retail use (Class A1,A2,A3,A4 and D2) together with associated uses, car parking, landscaping and infrastructure

WARD: Ordsall APPELLANT: Mr Josh Kitson – Walker Morris LLP DATE RECEIVED: 20 May 2015 From Appellant no start letter received from Planning

Inspector to date

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This appeal relates to the Middlewood Locks site and to application 13/64081/OUTEIA that was approved by Panel on 3 April 2014. The decision was subject to a S106 agreement and this was signed in November 2014 with the decision notice being dated 21 November 2014. In November 2009 the government introduced measures to allow extensions of time in order to keep permissions alive. The application was submitted under the arrangements to keep an earlier permission alive. Those arrangements have now been withdrawn and therefore there is no ability to extend the time period again. Permission was granted on a three year basis. The applicant had sought a seven year permission and this was set out in the panel report. An objection to a permission for a period of seven years was received from English Cities Fund and requested that permission be granted but subject to a three year permission. At that time weight was given to this request and permission was granted subject to three years rather than seven. As the above application was for an extension of time the applicant cannot submit a fresh application to vary the time limits and therefore despite a continued and productive dialogue with officers the applicant has no other available option to extend the time period than to appeal against the condition relating to the three year time limit. The applicant has set out the following main points with regard to their case:

The time required to develop the appeal site

The economic climate These are expanded on below. The site covers an area of 8.5 hectares and is currently divided into thirteen plots – the applicant considers it unrealistic for all of these to be brought forward within a three year time scale. Importantly the site is directly affected by Ordsall Chord. A small portion of the site is taken on a permanent basis to facilitate the construction of the Chord and the whole of the eastern half of the site is taken on a temporary basis as site compound during construction of the Chord. While permission has been granted for the Chord the project is currently again delayed due to judicial review. The applicant therefore considers it unreasonable to expect reserved matters applications to come forward within a three year time limit on land that is likely to be still occupied by Network Rail when three years expires. The applicant considers that whilst the development industry is emerging from a difficult economic climate, it is still very challenging to bring forward large/complex developments. A seven year permission represents a pragmatic and sensible solution to the difficulties that are faced. English Cities Fund has been contacted regarding the appeal. Their main concern is that development is not delayed. Officers are in discussions with the applicant regarding reserved matters and the applicant is scheduled to brief Panel and the Ordsall and Langworthy Community Committee in July on the next phases of development, which includes the first reserved matters applications. Recommendation Given the above, Panel are therefore asked to confirm that the City Council do not contest the appeal and confirm to the Planning Inspectorate its support to the grant of planning permission with a revised condition allowing a seven year period to bring forward all of the reserved matters.

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