application no: 17/70615/ful applicant: rodus … 4-26... · it is likely that cemex’s operations...

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APPLICATION No: 17/70615/FULAPPLICANT: Rodus Developments LimitedLOCATION: 4 - 26 Liverpool Street, Salford M5 4LEPROPOSAL: Construction of a building standing to a height of between 6 and

9 storeys and comprising 127 dwellings together with landscaping, car parking and associated works

WARD: Ordsall

Description of site and surrounding area

The subject site is located on the north side of Liverpool Street and west of Oldfield Road, Salford. The site measures approximately 0.25 hectares and is bounded by Craven Street to the east, Cow Lane to the north and Muslin Street to the west.

The site comprises two parcels of land, Nos. 4 and 26 Liverpool Street. 4 Liverpool Street accommodates a vacant two-storey brick building. This building is setback from the Liverpool Street frontage behind a car park and service space. 26 Liverpool Street accommodates a two-storey brick and metal clad building. This building is currently used to display, sell and fit alloy wheels and tyres.

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These existing buildings are typical of the prevailing built form character of the surrounding area and, more broadly, the established employment area extending westward.A multi-storey residential building is currently being constructed immediately to the east of the site across Craven Street. When complete this building will stand to a maximum height of 14 storeys and comprise 178 dwellings. Lower elements standing to heights of five and 10 storeys will stand immediately opposite the subject site.

To the north of the site, across Cow Lane, stands a warehouse. Beyond this is Cemex. This strategically important concrete batching plant extends east-west alongside adjacent rail lines providing direct access to Salford Central Station and, in turn, Manchester city centre. Cemex imports approximately 650,000 tonnes of aggregates by rail and generates approximately 64,000 truck movements annually.

A locally listed building stands to the north-east of the site across the Cow Lane and Craven Street intersection. This three-storey brick building (The W.L. Gibson (Mill) building) is occupied by Hot Bed Press and Printmakers.

A short distance to the south-east is the Regent Road neighbourhood centre. Bus services extending along Oldfield Road to the east provide direct access to this centre and, beyond this, Salford Quays. Bus services to the north provide direct access to Salford Central and Manchester city centre.

Description of Proposal

The following description of the proposed development is that as shown on the amended plans submitted on 17 January 2018. These plans supersede all previous versions of the application plans.

This application seeks permission to construct a part six and part nine storey residential building on site. This building would comprise 127 dwellings. This includes 106 apartments and 21 duplex apartments. Of these, 62 would comprise one bedroom, 65 would comprise two bedrooms and eight would comprise three bedrooms. The smallest of the apartments would measure 39 square metres and the largest duplex apartment would measure 114 square metres.

The nine storey element of the building would occupy the western part of the site and the six storey element would extend along both the Liverpool Street and Muslin Street frontages and enclose a central amenity space. This amenity space would be accessed directly off Cow Lane at the rear. Access to a 26-space basement car park would also be obtained via Cow Lane. This basement would also comprise bin stores, two bicycle parking stores which would together accommodate 128 bicycles and building services.

All duplex apartments would be located at ground and first floor levels. Access to these apartments may be obtained directly from surrounding streets or from the central amenity space. These access points would be in part enclosed by raised planters and metal railing fencing. Additional communal amenity spaces would be located at fifth and sixth floor levels along with a resident event/meeting space.

For the most part, the lower levels of the building would be finished in facing brick and the upper floors clad in metal. Metal cladding would however also be applied to the facades of ground and first floor level duplex apartments.

Publicity

Site notice: Displayed on site 20 October 2017Reason: Wider publicity

Press Advert: Manchester Weekly News, Salford Edition, 5 October 2017Reason: Wider publicity

Neighbour Notification

Notice of the original application plans was sent to 20 surrounding properties on 25 September 2017.

Representations

Two objections were received in response to the original application plans. The concerns of objectors were:

Cemex -

The development may have a prejudicial effect on Cemex's ongoing operations; The noise surveys submitted with the application are not a reliable source of data as these relate to the

facades of the proposed building from fourth level upward only and facing Cemex; The surveys do not also take into account all of Cemex's activities. No night time surveys have been

undertaken and Cemex can operate 24 hours a day; and It is likely that Cemex’s operations would impact upon the residents of upper floor apartments.

Developer of adjacent residential building to east currently under construction (2 Liverpool Street):

The application plans show that certain works would extend across the Craven Street footway and onto land forming part of the adjacent development. (Amended plans received on 13 October 2017 show the deletion of offending elements).

Following receipt of these objections and subsequent discussions with Officers, the applicant submitted amended plans. These plans showed an increase in dwelling numbers (by two to 127) and the provision of noise mitigation measures at the rear of the building. Subsequent plans also showed the deletion of public realm works previously proposed along Craven Street. It is these plans upon which this assessment is based.

One objection was received in response to these amended plans. This objection was received from Cemex who stated that:

The night time noise generated from Cemex has still not been adequately surveyed; Whilst balconies have been deleted from the northern facade and mechanical ventilation systems

installed, concerns remain regarding impacts upon those apartment facing west (onto Muslin Street); A similar treatment to that applied to the northern facade (removal of balconies and installation of

mechanical ventilation systems) should also be applied to the Muslin Street façade; With windows open, noise levels within those apartments fronting Muslin Street would exceed the noise

levels specified in the relevant British Standards; and Pre-occupation noise testing should be undertaken to safeguard the amenity of future residents and

ensure compliance with British Standards.

Site History

One planning application has previously been submitted to change the use of 26 Liverpool Street from general industry (Use Class B2) to the display, sale and fitting of alloy wheel and tyres (a sui generis use). Permission for this change of use was issued on 12 June 2008 (refer Planning Permission 08/56449/COU). This use continues to operate from the site.

Consultations

The following responses have been received from consultees -

Design for Security - The development should be designed and constructed in accordance with the recommendations listed in Section 3.3 of the Crime Impact Statement (CIS) submitted in support of the application. In addition to this, a condition should be included on any permission issued requiring the implementation of the physical security specification detailed in Section 4.0 of the CIS.

Environment Agency - No objection. The site has a low sensitivity to controlled waters. The applicant should be aware of the proximity of the Ordsall Lane Sidings, a former landfill site that previously accepted inert waste. The applicant may wish to carry out their own risk assessment with regards to this site.

Greater Manchester Ecology Unit (GMEU) - The application does not raise any significant ecological issues. There is currently negligible bat roosting and bird nesting on site. The proposed landscaped amenity space would increase the habitat potential and ecological values of the site.

Network Rail - The development should not prevent Network Rail from carrying out its statutory undertaking as a track authority. The applicant should consult directly with Network Rail with regard to lighting to ensure that any external lighting mounted on the building does not impact upon railway signals within 50 metres of the site. The applicant should also consult Network Rail with regard to vibro-impact works/piling/excavation on site. The applicant should also be aware of noise and vibration impacts from rail operations and appropriate mitigation measures should be implemented accordingly.

Importantly, train activities may change at any time without notice, including increased frequency, times and heavy freight rail. Maintenance works may also be carried out at any time, including at night. This might require train motors to be run. Track works may also be carried out at night. This may generate further noise.

Network Rail cannot advise of appropriate mitigation measures. This can only be agreed between the developer, their acoustic contractor and the Local Planning Authority. Mitigation should take into account future increases in train operations. Noise and vibration assessments must also take into account all relevant depots.

A Basic Asset Protection Agreement (BAPA) will need to be agreed between the developer and Network Rail and the developer will be liable for all costs incurred by Network Rail in facilitating any required measures. An Asset Protection Agreement will also be required in addition to the BAPA for any further specific requirements.

Urban Vision Environment (Air and Noise) - Balconies were originally proposed upon the northern elevation of the building and facing Cemex. The amended plans (dated 12 January 2018 and upon which this assessment is based) show that these balconies have been removed. North-facing dwellings will also now feature mechanical ventilation, heating and cooling systems. These systems ensure that north-facing dwellings can be suitably ventilated and temperature controlled with windows closed.

All dwellings facing onto Muslin Street (to the west and generally open to Cemex) should also feature mechanical ventilation, heating and cooling systems as should all dwellings facing onto the internal amenity space from fourth floor level upward. All dwellings below fourth floor level are screened by the existing adjacent commercial building to the north and as such will not be subject to the same noise effects as upper level, north and west-facing dwellings.

Though the site is located in the Council’s Air Quality Management Area (AQMA), no specific air-quality management measures are considered necessary. This is on the basis that local air quality standards will not be exceeded as a result of the development.

Urban Vision (Drainage Engineer) - The site is located in Flood Zone 1. On the basis the site measures less than one hectare, a Flood Risk Assessment (FRA) is not required. Local flood issues exist here and soil conditions do not allow for natural filtration. On this basis, drainage to the public sewer is acceptable. Importantly, the sewer in this location is sufficiently deep to allow for gravity fed drainage. The drainage plan submitted with the application is acceptable.

Urban Vision (Highways) - The anticipated trip generation data submitted with the application is accepted. Measures should be implemented to discourage on-street parking and promote sustainable forms of transport in order to reduce resident's reliance on private cars. Without such measures it is likely that the development would impact upon the operational capacity of the local highways network. Notwithstanding this, local bus services are located nearby along both Liverpool Street and Oldfield Road and a sufficient number of bicycle parking spaces will be provided on site (128 for residents and six for visitors). This will assist in encouraging cycling to/from the site.

Importantly, the developer should provide incentives to residents to use public transport. This might include the provision of bus/train tickets and cycle discount vouchers.

The pedestrian and cycle environment around the site should be suitably finished. This includes the removal or any redundant crossings and the provision of a continuous footway around the site.

The proposed on-street refuse collection bay is acceptable in principle. A contribution of £5,000 is however required to facilitate the implementation of Traffic Regulation Orders (TROs) safeguarding this loading bay as well as the vehicle access point to the site off Cow Lane. This contribution may also be put towards the implementation of a parking permit scheme in order to ensure that any on-street parking demands generated by the development do not impact upon surrounding businesses.

Though the number of car parking spaces provided on site is considered to be sufficient, it is recommended that a condition be included on any permission issued requiring the submission of a Traffic Management Scheme (TMS). This TMS shall address any road safety issues generated by the likely increased demand for on-street parking spaces bought about by the development.

The design and layout of the basement car park is acceptable. Though no dedicated pedestrian/cycle space is provided along the access ramp, this can be accepted so long as the applicant undertakes a Road Safety Audit of the ramp.

Some technical design issues persist, however these can be resolved by way of conditions on any permission issued. This includes the need to provide guard rails at the bottom of the access ramp to prevent cyclists straying into the path of on-coming vehicles.

Whilst the applicant has now agreed to provide dropped kerb tactile paving either side of the Muslin Street/Liverpool Street intersection, the applicant should also provide dropped kerb tactile paving either side of the Craven Street/Liverpool Street intersection.

Urban Vision Environment (Land Contamination) - The Phase 1 site assessment submitted with the application recommends that further investigations be carried out to understand the nature and extent of any contaminated materials on site. It is recommended that conditions to this affect be included on any permission issued. In addition to this, an asbestos/hazardous building materials survey should be undertaken prior to the demolition of the existing buildings on site.

Planning Policy

Development Plan Policy

Unitary Development Plan ST1 - Sustainable Urban NeighbourhoodsThis policy states that development will be required to contribute towards the creation and maintenance of sustainable urban neighbourhoods.

Unitary Development Plan MX1 - Development in Mixed-use AreasThis policy states that a wide range of uses and activities (housing, offices, tourism, leisure, culture, education, community facilities, retail, infrastructure, knowledge-based employment) are permitted within the identified mixed use areas (Chapel Street East, Chapel Street West, Salford Quays and Ordsall Lane Riverside Corridor).

Unitary Development Plan DES1 - Respecting ContextThis 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 MovementThis 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 DES7 - Amenity of Users and NeighboursThis 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 - LandscapingThis 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 CrimeThis 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 DevelopmentThis policy states that all new housing will contribute toward the provision of a balanced housing mix; be built at 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 HousingThis 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 E3 - Knowledge CapitalThis policy states that a Knowledge Capital will be developed, focusing upon the ‘Arc of Opportunity’ around the University of Salford. The provision of financial and professional services and other office based uses; creative, cultural and media industries; communications; research and development; and higher education will be emphasised.

Unitary Development Plan E5 - Development within Established Employment AreasThis 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; andd) The site is allocated for another use in the UDP.

Unitary Development Plan A2 - Cyclists, Pedestrians and the DisabledThis 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 A8 - Impact of Development on Highway NetworkThis 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 and Motorcycle Parking in New DevelopmentsThis 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 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 WaterThis 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 CH8 - Local List of Buildings, Structures and Features of Architectural, Archaeological or Historic InterestThis 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 DEV5 - Planning Conditions and ObligationsThis 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 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 (NPPF)National Planning Policy Guidance (NPPG)

Local Planning Policy

Supplementary Planning Document - DesignThis 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 - Design and CrimeThe design and crime supplementary planning document is used to help assess and determine planning applications and is intended to guide architects, developers, landscape architects and urban designers in designing out crime.

Supplementary Planning Document - Sustainable Design and ConstructionThis 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.

Supplementary Planning Document - Planning ObligationsThis 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: affordable housing, open space, education, transport, public realm, and other infrastructure and services where appropriate.

Supplementary Planning Document - Established Employment AreasThis 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.

Planning Guidance - HousingThe 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.

Appraisal

Following the publication of the National Planning Policy Framework (NPPF) it is now necessary to consider the weight which can be given to the policies of the Council's adopted Unitary Development Plan (refer Paragraph 215 of the NPPF, dated 27 March 2012). It is considered that those policies of the UDP relevant to this application can be afforded due weight for the purposes of decision-making on the basis that the criteria of each is consistent with the policies of the NPPF.

The principle of the development

The NPPF expresses a clear presumption in favour of sustainable development. Paragraph 7 states that there are three dimensions to this (economic, social and environmental) and that these dimensions should not be considered in isolation given they are mutually dependent (Paragraph 8).

In addition to this, Paragraph 14 states that sustainable development should be seen as a golden thread running through both plan-making and decision-taking. Paragraph 186 states that Local Planning Authorities should approach decision-taking in a positive way to foster the delivery of sustainable development.

This application represents the consolidation of an existing brownfield site within an established urban area and within close proximity to local facilities and amenities. This includes the Regent Road neighbourhood centre within walking distance to the south and local bus services. These services extend along both Liverpool Street and Oldfield Road and provide direct access to Salford Quays, Salford Central and, in turn, Manchester city centre.

The proximity of the site to public transport services and, in turn, facilities, amenities and employment opportunities further afield, reinforces the sustainability credentials of the site and supports the principle of a development of this nature in this location in accordance with the aforementioned provisions of the NPPF.

Whilst the immediate surrounding area remains primarily commercial in character, land immediately to the east and also across Oldfield Road, will soon be used for residential purposes. Given the proximity of the surrounding area to the Chapel Street commercial precinct and, in turn, Manchester city centre, it is considered that the provision of residential uses here is acceptable.

Importantly, the site is located in a Mixed Use Area and as such is subject to the provisions of Retained Policy MX1 of the Salford UDP. This policy encourages a broad range of land uses in this area, including housing. On the basis that the surrounding area comprises a variety of employment uses and residential uses are beginning to emerge here, it is considered that the proposal generally reinforces the provisions of Retained Policy MX1 with regard to the provision of a broad range of uses.

The site is also located within an employment area, as defined by Policy EMP1 of the Council’s Established Employment Areas Supplementary Planning Document (SPD). This SPD defines employment areas as (inter alia) those comprising five adjacent sites/buildings currently or most recently used for employment purposes. All sites/buildings to the north and west are used for employment purposes and as such this is regarded as an established employment area.

In accordance with Policy EMP7 of the SPD, in a Mixed-Use Area a non-employment use in an area also defined as an established employment area must demonstrate that it would not compromise the operating conditions of existing surrounding employment uses.

This is the key policy test of this application, particularly as it relates to the operating conditions of Cemex. Again, this is a strategically important concrete batching plant and its on-going operations should be safeguarded.

Paragraph 123 of the NPPF recognises this. This paragraph states:

Planning policies and decisions should aim to…

recognise that development will often create some noise and existing businesses wanting to develop in continuance of their business should not have unreasonable restrictions put on them because of changes in nearby land uses since they were established.

The ongoing operations of existing surrounding commercial uses must therefore be safeguarded and the onus rests with the agent of change (the proposed development) to ensure this. In this case this includes the provision of appropriate noise mitigation measures on site. This is discussed in further detail overleaf (refer ‘Amenity’ section of this report.)

Importantly, in accordance with Retained Policy E5, it is not necessary to demonstrate that there is no current or likely future demand for employment uses on site. This is on the basis that the site is located in a Mixed-use Area where a broad range of uses is encouraged. This circumvents the need to consider the provisions of Paragraph 122 of the NPPF. This paragraph otherwise requires a demonstration of there being no reasonable prospect of the site being used for employment purposes prior to contemplating other uses such as that now proposed.

Dwelling mix and needs

Policy HOU1 of the Council’s Housing Planning Guidance states that in this area apartments are the most appropriate form of housing. This is on the basis that this area is located within the bounds of the Regional Centre and as such benefits from very high levels of accessibility.

The proposed building would comprise 127 apartments (including 21 duplexes) and as such reinforces the provisions of Policy HOU1.

Policy HOU2 of the Housing Planning Guidance states that where apartments are preferred, a broad mix should be provided. This includes in terms of both overall size and the number of bedrooms. Preferably, the majority of apartments would comprise a minimum of two bedrooms and measure no less than 57 square metres. This will ensure that apartments can reasonably be adapted to suit the changing needs of occupants.

In this case 49% of apartments would comprise one bedroom. The remaining 51% would comprise two or three bedrooms. On this basis, the proposed mix is consistent with the provisions of Policy HOU2.

Importantly, the sizes of all apartments would also comply with the provisions of Policy HOU2. To this end, all two bedroom apartments would measure no less than 57 square metres. Duplexes would measure between 84 and 114 square metres.

Built form

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

This policy complements Paragraph 56 of the NPPF which states that good design is a key aspect of sustainable development, is indivisible from good planning and should contribute positively to making places better for people. It is considered that the proposed building is appropriate in the context of this largely commercial area. Whilst many surrounding buildings are smaller in scale and distinctly commercial in appearance, larger scale residential buildings are emerging in the surrounding area, including the adjacent building to the east currently under construction and Middlewood Locks further to the east. The proposed building generally reflects the built form character of these new residential buildings and as such is considered to be respectful in context.

The eastern part of the building would stand to a height of nine storeys. This provides an appropriate transition from the higher 10-storey element of the adjacent residential building under construction and the lower six storey element of the proposed building which would occupy the western part of the site. This lower level element in turn provides an appropriate transition to the lower scale commercial buildings to the west.

The building would also be built up to all four street frontages of the site and as such reinforces the more robust built form character of the surrounding area. This is typified by the existing buildings on site and also the adjacent residential building currently under construction.

To soften the appearance of the building, planters would be provided along all four street fronts. This assists in ensuring a more pleasant pedestrian experience. This is considered vitally important along the Liverpool Street frontage on the basis that this is the primary pedestrian route extending past the site. Notwithstanding that Craven Street, Cow Lane and Muslin Street frontages are not considered to be primary pedestrian routes, all would nevertheless feature active elements.

Whilst the rear of the site is largely open to Cemex to the north, this is considered acceptable in the context of the built form character of the surrounding area. Again, Liverpool Street is considered to be the primary pedestrian route extending through the area. As such it is considered appropriate to reinforce this street frontage and locate services and access points at the rear. This has resulted in the provision of the primary amenity space at the rear and generally exposed to the noise generated by Cemex. Noise impacts have however now been adequately resolved (refer overleaf) and as such it is considered that the proposed site layout is acceptable.

It is also considered that the basic design detailing of the building is appropriate. This includes the provision of projecting and recessed elements and use of a variety of materials. This articulates the building and reduces its perceived mass. This is further aided by the provision of uniform rows of windows, many of which are in part enclosed by Juliette balconies. Again, these balconies assist in creating visual interest and further articulate the building.

Retained Policy CH8 of the Salford UDP 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.

The W.L. Gibson (Mill) building (otherwise known as Hot Bed Press and Printmakers’ Studio) is located a short distance to the north-east across the Cow Lane and Craven Street intersection.

Though the scale of the proposed building would exceed that of the locally listed building, it is considered that in the context of surrounding buildings, including the adjacent larger scale residential building currently being constructed, the proposed building would not alone impact upon the locally listed building. Importantly, the proposed and locally listed building would be visually separated by the adjacent Cow Lane/Craven Street intersection and this will assist in mediating any residual effects.

As previously noted, the surrounding area is characterised by more robust building forms generally built to site boundaries. The proposed building would reinforce this basic built form characteristic as does the listed building.Much of the Craven Street elevation would also be finished in darker facing brick to generally reflect that used elsewhere in the surrounding area. Again, the locally listed building is also finished in brick as is typical of the surrounding area.

Amenity impacts

Retained Policy DES7 of the Salford UDP states all new development …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 the occupiers or users of other developments.

Whilst the Council’s Air and Noise Officer originally raised concerns regarding the impacts of Cemex’s operations upon the amenity of future residents of the building, these issues have now been resolved by way of the effective fortification of the rear of the building. This includes the removal of balconies facing towards Cemex and the installation of mechanical ventilation, heating and cooling systems. In accordance with the

recommendations of the Air and Noise Officer, west-facing and upper level amenity space facing apartments will also be mechanically ventilated.

The provision of such measures ensures that the noise levels within those apartments/duplexes deemed to be most affected, will not be excessive and will comply with the relevant British Standards.

Whilst affected apartments/duplexes will still feature operable windows, these need not be opened to ventilate or cool dwellings. Importantly, whilst Cemex can operate throughout the night, it does not always do so and as such the provision of both mechanical ventilation/heating/cooling systems and operable windows would provide future residents with flexibility and to take advantage of the times Cemex is not operating to naturally ventilate/cool dwellings.

Given lower level apartments facing onto the primary amenity space and those fronting onto both Liverpool and Craven Streets would be screened from Cemex, Officers do not consider it necessary to mechanically ventilate/cool these dwellings.

Whilst Cemex has been identified as the most likely cause of disturbance, other surrounding uses, including the railway a short distance to the north, may also generate amenity impacts. It is considered however that these would not exceed those generated by Cemex. Notwithstanding this, recommended conditions seek to ensure that certain internal noise levels are not exceeded, irrespective of the source of this noise.

In terms of off-site amenity impacts, it is noted that the nine-storey element of the building would be constructed opposite the adjacent residential building currently under construction. Whilst the proposed building would reduce outlook from facing apartments and overshadow elements of this adjacent building later in the day, it is considered that in the context of this Regional Centre site, such amenity impacts are acceptable.

Importantly, in accessible locations such as this residents should reasonably expect a reduced level amenity. This is typical of inner city locations and where higher scale and density buildings such as that now proposed are encouraged. Reduced outlook and overshadowing typically result. The benefit for residents in living in locations such as this is increased access to amenities, services and facilities. In this case, this includes immediate access to the Regent Road neighbourhood centre, Salford Quays, Salford Central and, in turn, Manchester city centre.

Given the prevailing commercial land use character of the immediate surrounding area, no other sensitive interfaces exist. Land to the north, west and south is primarily used for non-residential purposes.

Subject to the implementation of appropriate noise mitigation measures, it is considered that the internal amenity of all apartments would be appropriately safeguarded from the amenity effects generated by surrounding commercial uses.

Importantly, the original application plans showed the pedestrianisation of Craven Street. On the basis that the scale of the proposed building, together with that of the adjacent building to the east currently under construction, would result in this pedestrian space being overshadowed throughout much of the day, it was considered that the amenity value of this space would be low and as such Craven Street is now proposed to be retained as a public highway.

Highways matters

Paragraph 32 of the NPPF states that applications for planning permission should only be refused on highways grounds where the residual impacts of a development are considered to be severe.

In accordance with Appendix B of the Salford UDP, a minimum of one disabled person’s car parking space and 25 bicycle parking spaces are required on site.

In addition to this, a maximum of 191 standard car parking spaces may be provided on site in accordance with the provisions of Appendix C. This equates to an average maximum of 1.5 spaces per dwelling.

The site layout plan shows that six disabled person’s parking spaces, 134 bicycle parking spaces and 20 standard car parking spaces would be provided on site. These spaces comply with the provisions of Appendices B and C of the Salford UDP as required.

Whilst car and bicycle parking spaces comply with the requirements of the development plan, on-street parking demands may nevertheless result and as such it is recommended that the applicant prepare and submit a Travel Plan for further consideration. This Travel Plan should detail the incentives provided to residents to encourage the use of public transport and other more sustainable forms of transport. This will assist in relieving any residual on-street car parking demands generated by the development.

This Travel Plan would be supported by specific Traffic Regulation Orders (TROs). This includes the potential provision of a parking permit scheme safeguarding the on-street parking requirements of surrounding commercial uses. Other TROs, including the provision of junction protection at the new access point leading into the site and measures to safeguard the proposed on-street loading bay, are also required. These measures will be funded by the developer and payment secured by way of a legal agreement in accordance with Section 106 of the Town and Country Planning Act 1990 (refer overleaf).

It is also considered necessary to require the submission of a Traffic Management Scheme (TMS). This TMS will set out the measures necessary to safeguard pedestrian safety and that of other road users.

This includes details in relation to refuse collection. As proposed, refuse would be collected from the basement and transferred up the access ramp and across the footway to the on-street loading bay. This has the potential to cause nuisance to both motorists entering/exiting the basement car park and also pedestrians and as such further details of how refuse collection will be managed are required.

Whilst some technical layout issues persist, these can reasonably be resolved by way of conditions on any permission issued. This includes the provision of safety measures within the basement car park to ensure sightlines are sufficient.

It is considered that the layout of the car park is satisfactory and accords with the provisions of Retained Policy A8 of the Salford UDP and that subject to the conditions listed overleaf, the development would not cause severe impacts in accordance with Paragraph 32 of the NPPF.

Landscaping

Retained Policy DES9 of the Salford UDP states that developments will be required to incorporate appropriate hard and soft landscaping where appropriate.

Opportunities to provide meaningful landscaping are limited owing to the confines of the site. Importantly, landscaping is not a key component of the fabric of the surrounding area. As previously noted, this surrounding area is largely commercial in character and for the most part buildings are built up to property boundaries.

Notwithstanding this, a generously sized amenity space would be provided at upper ground floor level. This amenity space would be accessible directly off Cow Lane at the rear and would comprise a number of raised planters. These planters would provide those residents occupying inward-facing apartments with a more pleasant landscaped outlook. This, in turn, would add to the amenity value of inward-facing apartments together with the communal amenity spaces at fifth and sixth floor levels.

As noted by GMEU, these landscaped amenity spaces would increase the habitat potential and ecological values of the site. At present, these values are negligible.

Planters would also be provided around the street fronts of the building. This would again assist in improving the pedestrian experience and increase the habitat potential and ecological values of the site.

In the context of the immediate surrounding area, it is considered that the development accords with the provisions of Retained Policy DES9 of the Salford UDP.

Drainage

Retained Policy EN19 of the Salford UDP states that development, including the alteration of land levels, will not be permitted where it would …be subject to an unacceptable risk of flooding, materially increase the risk of flooding elsewhere or result in an unacceptable maintenance liability for the city council or any other agency in terms of dealing with flooding issues.

The Consultant Drainage Officer has advised that the site is located in Flood Zone 1 and as such a Flood Risk Assessment is not required for further assessment.The Drainage Consultant has also advised that natural filtration is not suitable here owing to site conditions and as such drainage to the public sewer is acceptable. Importantly, the sewer in this location is sufficiently deep to allow for gravity fed drainage.

The Drainage Consultant has confirmed that the proposed drainage solution is acceptable and as such it is recommended that a condition be included on any permission issued requiring the development to be constructed in accordance with the drainage plans submitted with the application.

Land contamination

Retained Policy EN17 of the Salford UDP states that in areas where existing levels of pollution exceed local or national standards, planning permission will be granted for environmentally sensitive developments only 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.

The Preliminary Risk Assessment submitted in support of the application recommends that further site investigations be carried out to understand the nature and extent of any contaminated materials present on site. This further assessment should include an assessment of any risks posed by contaminated materials, including to health, property and adjoining land.

Where unacceptable risks are identified appropriate mitigation measures are required. Prior to the first occupation of the development, a report verifying that all agreed mitigation measures have been implemented is then required to be submitted for approval.

It is recommended that conditions be included on any permission issued requiring the submission of the necessary report for further consideration.

Sustainability

The applicant has advised that the building would feature a number of sustainability measures/ initiatives. These include:

The installation of energy efficient goods; The use of no/low carbon emission technologies; The use of water saving devices; The use of recycled building materials; The provision of resident recycling facilities; and The provision of cycle stores to encourage more sustainable modes of transport.

In addition to these measures, passive design initiatives have also been incorporated into the design of the building. This includes Juliette balconies which allow for the natural ventilation and cooling of apartments. This, together with the shared heating inherent in higher-density multi-storey buildings such as this, will assist in reducing fossil fuel usage and running costs.

Planning obligations

The Planning Obligations Supplementary Planning Document (SPD) details when contributions are required and how these are calculated.

In this mid-high value area, the SPD states that 20% of houses should be affordable (75% of these should be social/affordable rent and 25% should be intermediate rent).

Importantly, the SPD states that affordable housing is not required in accordance with high-density apartment schemes (defined as six storeys or more).

As such, in this case only 20% of the ‘houses’ (or duplexes) need be affordable. This equates to three social/affordable rent houses and one intermediate rent house.

It is recommended that the Council enter into a legal agreement with the applicant in accordance with Section 106 of the Town and Country Planning Act 1990 to secure the required affordable houses as well as financial contributions for:

Open space; Education (this contribution is levied against the houses only and not the apartments in accordance with

the SPD); Transport (to be put towards the implementation of Traffic Regulation Orders (TROs) around the site);

and Public realm improvements.

The applicant has agreed in principle to pay these contributions. As such, should the Panel resolve to support the application, the decision cannot be issued until such time as the required legal agreement has been completed.

Conclusion

This application represents the redevelopment of a sustainably located brownfield site within an established urban area. As such, it is considered that the principle of the development accords with the overarching objectives of the NPPF.

Notwithstanding the site is suitably located, it is nevertheless near to a concrete batching plant which generates significant noise effects. This has the potential to undermine the amenity of future residents, particularly at night when the batching plant is permitted to operate.

This has necessitated the removal of facing balconies and the installation of mechanical ventilation, heating and cooling systems to ensure affected apartments may be appropriately ventilated and temperature controlled with windows closed.

The development also has the potential to impact upon the on-street parking requirements of existing surrounding commercial uses. To safeguard these uses, it is recommended that certain measures be implemented, including the provision of TROs such as a parking permit scheme. This would be in addition to the required open space and education contributions considered necessary to off-set the impacts generated by the development.

It is also considered that the scale and design detailing of the building is appropriate in context. This includes the use of materials which reference the surrounding commercial land use character of the area and a building scale which reinforces the emerging residential character west of Oldfield Road and also to the east (Middlewood Locks).

Recommendation

It is recommended that 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 in accordance with Section 106 of the Town and Country Planning Act 1990 to secure the following:

Four affordable houses on site (three of which would be social/affordable rent and one of which would be shared/intermediate rent); and

A financial contribution for:

Open space improvements; Education services; Transport; and Public realm improvements.

2) That the applicant be informed that the Council is minded to grant planning permission, subject to the conditions stated below, on completion of the legal agreement; and

3) The authority be given to issue the decision on completion of the legal agreement.Conditions:

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

Reason: Required to be imposed by Section 91 of the Town and Country Planning Act 1990 (as amended).

2. The development hereby permitted shall be carried out in accordance with the following approved plans:

Dwg. No. 40, Revision A entitled ‘Lower Ground Floor Block Layout Parking Level’ prepared by Triangle Architects and dated 12 January 2018;

Dwg. No. 41, Revision A entitled ‘Upper Ground Floor Block Layout’ prepared by Triangle Architects and dated 12 January 2018;

Dwg. No. 42, Revision A entitled ‘First Floor Block Layout’ prepared by Triangle Architects and dated 12 January 2018;

Dwg. No. 43, Revision A entitled ‘Second and Third Floor Block Layout’ prepared by Triangle Architects and dated 12 January 2018;

Dwg. No. 44, Revision A entitled ‘Fourth Floor Block Layout’ prepared by Triangle Architects and dated 12 January 2018;

Dwg. No. 45, Revision A entitled ‘Fifth Floor Block Layout’ prepared by Triangle Architects and dated 12 January 2018;

Dwg. No. 46, Revision A entitled ‘Sixth Floor Block Layout’ prepared by Triangle Architects and dated 12 January 2018;

Dwg. No. 47, Revision A entitled ‘Seventh Floor Block Layout’ prepared by Triangle Architects and dated 12 January 2018;

Dwg. No. 48, Revision A entitled ‘Eighth Floor Block Layout’ prepared by Triangle Architects and dated 12 January 2018;

Dwg. No. 16-006/50, Revision A entitled ‘Roof Plan’ prepared by Triangle Architects and dated August 2017;

Dwg. No. 60 entitled ‘Liverpool Street Elevation’ prepared by Triangle Architects and dated August 2017;

Dwg. No. 61, Revision A entitled ‘Muslin Street Elevation’ prepared by Triangle Architects and dated 12 January 2018;

Dwg. No. 62, Revision A entitled ‘Cow Lane Elevation’ prepared by Triangle Architects and dated 12 January 2018;

Dwg. No. 63, Revision A entitled ‘Craven Street Elevation’ prepared by Triangle Architects and dated 12 January 2018;

Dwg. No. 64, Revision A entitled ‘Section AA’ prepared by Triangle Architects and dated 12 January 2018;

Dwg. No. 65, Revision A entitled ‘Section BB’ prepared by Triangle Architects and dated 12 January 2018; and

Dwg. No. SK21759-001, Revision A entitled ‘Car Park Entrance, Visibility Splays and Proposed Loading Bay’ prepared by SK transport Planning Limited and dated 19 February 2018.

Reason: For the avoidance of doubt and in the interests of proper planning.

3. The development hereby permitted shall be constructed in accordance with Dwg. No. LSS-AJP-XX-00-DR-C-0001-P3 entitled ‘Below Ground Drainage Outline Drainage Strategy’ prepared by Alan Johnson Partnership.

Reason: To ensure the appropriate drainage of the site and to manage the risk of flooding and pollution in accordance with Retained Policy EN19 of the Salford Unitary Development Plan and the National Planning Policy Framework.

4. Notwithstanding the information submitted with the application, no development shall take place until an investigation and risk assessment has been carried out, submitted to and approved in writing by the Local Planning Authority. This assessment shall investigate the nature and extent of any contaminated materials on site (whether or not it originates on the site). The assessment shall be undertaken by competent persons and shall include:

i) With regard to the risks identified by the Preliminary Risk Assessment, a site investigation of the extent, scale and nature of contamination and;ii) An assessment of the potential risks to:

- Human health; - Property (existing or proposed); and- Adjoining land.

iii) Where unacceptable risks are identified, an appraisal of remedial options and a proposal for the preferred option(s) to form a remediation strategy.

The development shall thereafter be carried out in full accordance with the duly approved strategy.

Reason: In the interests of public safety and in accordance with Retained Policy EN17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

5. Pursuant to Condition 4 of this permission and prior to first use or occupation of the development, a verification report which validates that all remedial works undertaken on site were completed in accordance with those agreed with the Local Planning Authority shall be submitted to and approved in writing by the Local Planning Authority.


6. Prior to the commencement of demolition works on site, an asbestos/hazardous building materials survey shall be submitted to and approved in writing by the Local Planning Authority. This survey shall identify all building materials on site and detail any necessary remedial measures necessary to ensure demolition works do not impact upon the health of the occupants of surrounding sites.


7. Notwithstanding any description of materials in the application, no above ground construction works shall take place until samples or full details of materials to be used externally have been submitted to and approved in writing by the Local Planning Authority. Only the materials so approved shall be used in accordance with any terms of such approval.

Reason: In order to ensure a satisfactory appearance and in the interests of visual amenity in accordance with Retained Policy DES1 of the City of Salford Unitary Development Plan and the requirements of the National Planning Policy Framework.

8. The following noise standards shall be achieved within the dwellings hereby approved 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 dining rooms between 07.00 and 23.00 hours; and (iv) Typical individual noise events from road traffic and commercial uses shall not be in excess of 45 dB LAmax in bedrooms between 23.00 and 07.00 hours.

Reason: To safeguard the amenity of future residents of the building in accordance with the provisions of Retained Policy EN17 of the Salford Unitary Development Plan and the National Planning Policy Framework.

9. The rating level (LAeq,T) from all plant and machinery associated with the development, when operating simultaneously, shall not exceed the typical 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 British Standard 4142:2014 - Methods for rating and assessing

industrial and commercial sound. ‘T’ refers to any one 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 residents in accordance with the provisions of Retained Policy EN17 of the Salford Unitary Development Plan and the National Planning Policy Framework.

10. The development hereby approved must be constructed to include the noise mitigation and ventilation scheme recommended by JPM Acoustics in their Design Development Review Note (ref: 03322017AC02 dated 23 January 2018), Figures A1 to A8 (Appendix A).


11. Prior to the commencement of the development hereby permitted, excluding demolition and works below ground, a scheme and full details of measures which removes the need for future residents of dwellings fronting onto Muslin Street and those occupying apartments at fourth floor level and above and facing onto the upper ground level amenity space to open windows for summer cooling and rapid ventilation shall be submitted to and approved in writing by the Local Planning Authority. These cooling and ventilation measures shall ensure compliance with the standards noted in Condition 8 of this permission and shall be implemented prior to the first occupation of the development and thereafter retained.


12. No development shall take place, including demolition or excavation works, 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 include:

(i) the times of construction activities on site which, unless agreed otherwise as part of the approved Statement, shall be limited to between 9am-6pm Monday to Friday and 9am-2pm Saturday only (no working on Sundays or Bank Holidays). Quieter activities which are carried out inside buildings such as electrical works, plumbing and plastering may take place outside of agreed working times so long as they do not result in significant disturbance to neighbouring occupiers;(ii) the spaces for and management of the parking of site operatives and visitors vehicles;(iii) the storage and management of plant and materials (including loading and unloading activities); (iv) the erection and maintenance of security hoardings including decorative displays and facilities for public viewing, where appropriate; (v) measures to prevent the deposition of dirt on the public highway;(vi) measures to control the emission of dust and dirt during excavation and construction; (vii) a scheme for recycling/disposing of waste resulting from demolition/construction works; (viii) measures to minimise disturbance to any neighbouring occupiers from noise and vibration, including from any piling activity;(ix) measures to prevent the pollution of watercourses; and(x) a community engagement strategy which explains how local neighbours will be kept updated on the construction process and key milestones and how they can report to the site manager or other appropriate representative of the developer, instances of unneighbourly behaviour from construction operatives. The strategy shall also detail the steps that will be taken when unneighbourly behaviour has been reported. A log of all reported instances shall be kept on record and made available for inspection by the Local Planning Authority upon request.

Reason: In the interests of the amenity of neighbours in accordance with Retained Policies DES7 and EN17 of the Salford Unitary Development Plan and the National Planning Policy Framework.

13. Prior to the occupation of the development hereby approved (or alternative timeframe which has been agreed in writing by the Local Planning Authority), a Travel Plan shall be submitted to and agreed in writing by the Local Planning Authority. This agreed Plan shall be implemented and reviewed in accordance with the timetable embodied therein and shall include as a minimum:

Details of the budget and resources for the implementation and day-to-day management of Plan measures;

Details of the management structure for the Plan and details on an in-house contact; A timeframe for the delivery of Plan mechanisms; Targets and monitoring arrangements; Site specific measures which address specific barriers or take advantage of the opportunities presented

by the site; Details of the measures to encourage walking and cycling to/from the site; A site specific travel pack provided to residents upon occupation. This pack should highlight all transport

options to the site; and Details of what site specific incentives are being used to encourage sustainable travel to/from the site,

including the provision of bus/train tickets and discount cycle vouchers to residents upon occupation.

Reason: To ensure that the increased movements to/from the site as a result of the development do not impact upon the local highway network in accordance with Retained Policy A8 of the Salford Unitary Development Plan and the National Planning Policy Framework.

14. Prior to the commencement of the development hereby permitted, the applicant shall submit to and have approved in writing by the Local Planning Authority, full construction details of all works within the highway, including:

The new vehicle access point leading to the basement car park; The on-street loading bay; The provision of dropped kerb tactile paving either side of the Muslin Street/Liverpool Street intersection

and either side of the Craven Street/Liverpool Street intersection; and The reinstatement of all footways around the perimeter of the site.

The agreed details shall be implemented prior to the first occupation of the development and maintained thereafter.

Reason: To ensure the appropriate configuration and finish of the highway in accordance with Retained Policy A8 of the Salford Unitary Development Plan and the National Planning Policy Framework.

15. Notwithstanding the provisions of Condition 2 of this permission, prior to the commencement of the development hereby permitted, the applicant shall submit to and have approved in writing by the Local Planning Authority, amended plans showing:

The provision of a guard rail adjacent to the bottom of the vehicle access ramp and opposite Cycle Store 1;

The provision of a curved mirror adjacent to the bottom of the basement access ramp positioned to increase sightlines along the ramp and to Cycle Store 1; and

The provision of a signal system along the ramp holding vehicles waiting to exit the building when vehicles are entering.

The agreed details shall be implemented prior to the first occupation of the development and maintained thereafter.

Reason: To ensure the safety of cyclists and the appropriate function of the basement car park in accordance with Retained Policy A8 of the Salford Unitary Development Plan and the National Planning Policy framework.

16. Prior to the first occupation of the development hereby permitted the applicant shall submit to and have approved in writing by the Local Planning Authority a Traffic Management Scheme (TMS). This TMS shall detail the measures to be implemented to safeguard pedestrians and other road users as a result of the likely increased demands for on-street parking spaces generated by the development. The agreed measures shall be implemented prior to the first occupation of the development and maintained thereafter.

Reason: To preserve the safety of pedestrians and other road users in accordance with Retained Policy A8 of the Salford Unitary Development Plan and the National Planning Policy Framework.

17. Prior to the first occupation of the development hereby permitted the applicant shall submit to and have approved in writing by the Local Planning Authority a Refuse Management Scheme (RMS). This RMS shall detail all waste collection arrangements, including how bins are transferred from basement bin stores to the on-street loading bay. No bins may left on the public highway at any time. The agreed measures shall be implemented prior to the first occupation of the development and maintained thereafter.

Reason: To ensure appropriate refuse collection arrangements and the safety of pedestrians and other road users in accordance with Retained Policy A8 of the Salford Unitary Development Plan and the National Planning Policy Framework.

18. Notwithstanding the provisions of Condition 2 of this permission and prior to the first occupation of the development hereby permitted, the applicant shall submit to and have approved in writing by the Local Planning Authority, details of the sustainability initiatives incorporated into the development. These initiatives shall include, but not necessarily be limited to:

The installation of energy efficient goods; The use of no/low carbon emission technologies; The use of water saving devices; The use of recycled building materials; and The provision of resident recycling facilities.

The agreed measures shall be implemented prior to the first occupation of the development and maintained thereafter.

Reason: To ensure an energy efficient development in accordance with the provisions of Retained Policy EN21 of the Salford Unitary Development Plan and the Council’s Sustainable Design and Construction Supplementary Planning Document.

19. a) Notwithstanding the details shown on the approved plans, the development hereby permitted shall not be occupied until full details of both hard and soft landscaping works have been submitted to and approved in writing by the Local Planning Authority. The details shall include hard surfaced areas and materials, boundary treatments, external lighting, planting plans, specifications and schedules (including planting size, species and numbers/densities) and a scheme for the timing/phasing of implementation works.

(b) The landscaping works shall be carried out in accordance with the approved scheme for timing/phasing of implementation or within 18 months of first occupation of the development hereby permitted, whichever is the later.

(c) All trees or shrubs planted in accordance with this condition which are removed, uprooted, destroyed, die or become severely damaged or become seriously diseased within 5 years of planting shall be replaced within the next planting season by trees or shrubs of similar size and species to those originally required to be planted, unless the Local Planning Authority gives its consent in writing to any variation.

Reason: To ensure that the site is satisfactorily landscaped having regard to its location and the nature of the proposed development and in accordance with Policies DES1 and DES9 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

Notes to Applicant

1. The development hereby approved shall be constructed in accordance with Approved Document L of the Building Regulations.

2. The applicant is to enter into a S278 legal agreement with the Local Highways Authority and provide the funding necessary to facilitate all off-site highways works. The agreement shall also include the relocation of any street lighting, drainage or other utility services affected by the development.

3. A Dilapidation Survey shall be undertaken following the completion of the development to ensure the adopted footway and carriageway has not been damaged.

4. The developer should undertake a Road Safety Audit at relevant stages following occupation in order to monitor the safe function of the basement access ramp and to ensure no ongoing pedestrian/cyclist safety issues. Should it be deemed necessary, a 1.5 metre wide dedicated pedestrian/cycle lane could be provided along the access ramp.

5. Whilst the buildings to be demolished have been assessed as low risk for bats, the applicant is reminded that under the Conservation of Habitats and Species Regulations 2010 (Amended 2012) it is an offence to disturb, harm or kill bats. If a bat is found during demolition all work should cease immediately and a suitably licensed bat worker employed to assess how best to safeguard the bat(s). Natural England should also be informed.

6. The applicant is reminded that, under the Wildlife and Countryside Act 1981 as amended, it is an offence to remove, damage or destroy the nest of a wild bird while the nest is in use or being built. Planning consent does not provide a defence against prosecution under this Act. If a bird’s nest is suspected work should cease immediately and a suitably experienced ecologist employed to assess how best to safeguard the nest(s).

7. Please note the advice of the Environment Agency as set out in its consultation response dated 4 October 2017. This response may be viewed in the Council’s electronic case file.

8. Please note the advice of Network Rail as set out in its consultation response dated 30 October 2017. This response may be viewed in the Council’s electronic case file.

9. If, during any works on site, contamination is suspected or found or contamination is caused, the Local Planning Authority shall be notified immediately. Where required, a suitable risk assessment shall be carried out and/or any remedial action shall be carried out in accordance with an agreed process and within agreed timescales.

10. The developer should also be aware of the matters noted in Sections 3.3 and 4.0 the Crime Impact Statement submitted in support of the application (ref.: URN: 2017/0685/CIS/01, Version A 6 September 2017) and ensure that these matters are incorporated into the development.

Useful contacts

Dilapidation Survey:

The developer shall contact John Horrocks to arrange a full dilapidation/condition survey of all adopted highways surrounding the site prior to works commencing. Tel: 0161 603 4046.

Highway Permits/Licensing:

Applications for all forms of highway permits/licenses shall be made in advance of any works being undertaken on the adopted highway. Note: NO boundary fencing shall be erected or positioned on any part of the adopted highway without first seeking the relevant permits/licenses from the Local Highway Authority. Tel: 0161 603 4046

General Highway Information:

Requests for general Information regarding the adopted highway network shall be directed to the Local Highway Authority - John Horrocks- 0161 603 4046

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