Application Number: 16/01113/FUL Ward: Kingsway Township: Rochdale

Proposal: Extension to existing warehouse and distribution centre (including four mezzanine floors) and ancillary office areas, together with additional car parking and servicing, alterations to existing car park, new access points, fencing and associated landscaping. New section of estate road to serve site

Site Address: JD Sports Fashion Plc Michael Faraday Avenue Rochdale OL16 4FW

Applicant: Mr David Ward Wilson Bowden Developments Limited and JD Sports Fashion ...

Agent: Mr Stephen Ford DLA Architecture Limited

RECOMMENDATION: Grant subject to conditions

SCHEME OF DELEGATION

The application is before the Planning and Licensing Committee as ten or more objections have been received and the recommendation is for approval.

SITE

The application site extends to 18.31 hectares and includes the existing JD Sports Fashion storage and distribution centre and a currently undeveloped parcel of land to the south-east. The site is bound to the south-west by Sir Isaac Newton Way, to the north-west by Michael Faraday Avenue, and to the north-east by a footway and cycleway link with Stanney Brook wildlife corridor beyond. The currently disused Grade II Listed Dixon Green farm buildings lie to the south east of the site.

The application site lies wholly within the area allocated for the development of Kingsway Business Park on the proposals map of the adopted Rochdale Unitary Development Plan.

PROPOSAL

Full planning permission is sought for the erection of an extension to the existing warehouse and distribution facility on the vacant land to the south-east of the building, including four mezzanine floors and ancillary office areas. The proposed development would result in an increase in the length of the existing building by approximately 153 metres, with a width slightly greater than the existing building of approximately 203 metres (increasing to 218 metres at the south-western end to include three-storey office buildings at either side). The proposal would allow for an increased employment provision at the facility from approximately 1,000 to 1,200, increasing further during the approach to Christmas.

The main part of the proposed building measures approximately 21.6 metres to eaves and 23.6 metres to ridge in height, (compared to the existing building which measures approximately 18 metres to eaves and 20 metres to ridge). The proposed extension is finished in silver, grey and blue profiled sheet cladding to complement the existing building.

Four internal mezzanine levels are proposed within the extension to provide additional storage space. These extend over the full length of the extension with a width of approximately 42 metres, occupying the south-western part of the extension. Each of the two attached three-storey office buildings measures approximately 30 metres in length and 9 metres in width, with a roof height of approximately 14.2 metres.

In total the proposal would result in the provision of an additional 58,565 square metres of storage and distribution internal floorspace (including 1,426 square metres of ancillary office space).

The proposal also includes the construction of a further section of the loop road (Michael Faraday Avenue) along the south-eastern boundary of the application site, to provide vehicular access to the site for both cars and HGVs. On completion of the extension, HGVs and staff cars would enter the site via separate gated access points off the new section of loop road to the south-east. Both HGVs and staff cars would leave the site to the north-western end, leaving via separate points of egress onto Michael Faraday Avenue. HGV loading would take place from a proposed new service yard to the south-west of the extension, with additional car and cycle parking for staff provided to the north-west of the building. Permission is also sought for the provision of a dedicated staff drop-off/pick-up area with space for 19 cars, within the northern corner of the site.

The proposal also includes the construction of a security gatehouse at the HGV ‘goods-in’ access to the southern corner of the site. Proposed boundary treatments include the extension of an existing close-boarded acoustic fence to the north-eastern site boundary and the provision of security fencing to the south-western and south-eastern highway boundaries. A 6 metre belt of structure landscaping is proposed between the security fencing and the proposed new section of loop road, along with stone gabion retaining walls.

RELEVANT PLANNING POLICY

National Guidance

National Planning Policy Framework (NPPF)

The Department for Communities and Local Government published the NPPF on 27 March 2012. The NPPF set out the Government’s planning policies for England and how these are expected to be applied.

National Planning Practice Guidance (NPPG)

The government published its NPPG on 6 March 2014. This is intended to complement the NPPF and to provide a single resource for planning guidance, whilst rationalising and streamlining the material. Almost all previous planning Circulars and advice notes have been cancelled. Specific reference will be made to the NPPG or other national advice in the Analysis section of the report, where appropriate.

Adopted Rochdale Core Strategy

The Council adopted the Core Strategy on 19 October 2016. The following policies of the adopted Core Strategy are relevant:-

SO1 To deliver a more prosperous economySO3 To improve design, image and quality of placeSO4 To promote a greener environmentSO5 To improve accessibility and deliver sustainable transport

SD1 Delivering sustainable development

SP3/R The Strategy for Rochdale

E2 Increasing jobs and prosperityE3 Focusing on economic growth corridors and areasE4 Managing the release of land to meet future employment needs

P1 Improving imageP2 Protecting and enhancing character, landscape and heritageP3 Improving design of new development

G1 Tackling and adapting to climate changeG2 Energy and new developmentG3 Renewable and low carbon energy developmentsG6 Enhancing Green InfrastructureG7 Increasing the value of biodiversity and geodiversityG8 Managing water resources and flood riskG9 Reducing the impact of pollution, contamination and land instability

T1 Delivering sustainable transportT2 Improving accessibility

DM1 General development requirementsDM2 Delivering planning contributions and infrastructure

Saved Rochdale Unitary Development Plan (UDP):

G/D/1 Defined Urban Area

G/EC/1 – Employment land supplyEC/7 - Kingsway Business Park

RE/6 - Recreational rights of way

G/EM/1 – Environmental protection and pollution controlEM/3 - Noise and new developmentEM/7 - Development and flood riskEM/8- Protection of ground and surface water

Supplementary Planning Documents

Oldham and Rochdale Urban Design Guide – Supplementary Planning DocumentEnergy and New Development – Supplementary Planning Document.

RELEVANT SITE HISTORY

16/01085/VRCON (wider Kingsway Business Park) - Variation of condition 12 (maximum floorspace thresholds) on planning permission 14/00542/OUT to remove the references to Use Classes B1(c)/B2 and B8 and the associated floorspace figures. Pending consideration.

15/01064/PRA56 – Installation of solar PV equipment to roof of building. Approved.

15/00594/FUL – Canopies to provide weather protection to two on-site balers to south west elevation (retrospective). Approved.

14/00586/FUL – Alterations to existing building including the provision of a new internal mezzanine floor, extension of existing car park and installation of 8 new loading docks, 2 new baler openings, 1 new level access door and 1 new personnel door on the south west elevation and 1 new level access door on the north east elevation. Approved.

14/00542/OUT (wider Kingsway Business Park) - Outline application, with all matters reserved, for a mixed use business park comprising buildings within development plots as shown on the site location plan for General and Light Industrial Uses (Classes B1 and B2), Offices in the Use Class B1, Distribution and Storage Uses (Class B8), Research and Development Uses in Use Class B1, Car Showrooms (Sui Generis Use), Hotels in Use Class C1, Ancillary Retail and Leisure in Use Classes A1 - A5 and D2, and Residential in Use Class C3. Approved.

11/D54792 - Non-Material Amendment to Planning Permission D51411 for the construction of additional features on the site. Approved.

11/D54066 – Application for non-material amendment to planning permission D51411 for minor amendments to fenestration in external elevations, addition of external weather louvers and substitution of brickwork faced, freestanding electricity switch rooms with GRP enclosures. Approved.

10/D53291 - Application for a non-material amendment of application D51411 for minor alterations to elevation details. Approved.

10/D53176 - Application for a non-material amendment to application D51411 for a minor amendment to the site boundary adjacent to the car park entrance. Approved.

09/D52264 (wider Kingsway Business Park) - Outline application with all matters reserved for a business park within development plots C – X (inclusive), for B2 general and B1 light industrial use and office uses, B8 distribution and storage uses, C3 hotels, ancillary A1, A2, A3 & D2 retail and leisure uses and C1 residential uses, (reference). Approved.

08/D51411 – Erection of warehouse and distribution facility (Use Class B8) together with ancillary B1 office space, gatehouse and landscaped bund and associated 3m high perimeter fence, car parking, servicing and vehicle wash. Approved.

98/D35130 (wider Kingsway Business Park) - Outline application for proposed business park, for B2 General and B1 light industrial use and office uses, B8 distribution and storage uses, C3 hotels, ancillary A1, A2, A3 & D2 retail and leisure uses and C1 residential uses, including details of the uses and siting and means of access to development on plots C, D, E, G, H, I & T. Approved.

CONSULTATION RESPONSES

Highways and Engineering - No objection. Comments as follows.The applicant has proposed to increase the overall dedicated parking provision to 723 spaces to serve the existing site & the proposed development. Within standard operation periods the proposed development will employ 1200 members of staff; with a maximum of 85% expected on site at any one time (1020 members of staff).40% of on-site staff, (408 members of staff) travel as a single occupancy driver;28% of on-site staff, (286 members of staff) travel within a car share arrangement; some of this percentage also includes members of staff who receive lifts from friends/family.

This is a maximum number of 694 employees who would access the proposed development in a vehicle. The remaining 32% of staff will access the proposed development via walking, cycling or by utilising a range of public transport methods alternative to car travel. Therefore when considering standard operation periods Rochdale Borough Councils Highways Service concludes the 723 dedicated parking spaces proposed would sufficiently serve the existing site & proposed development. The inclusion of a dedicated drop off / pick up area will improve existing arrangements & will impact positively upon concerns raised by local residents in regards to drop off / pick up times associated with the site.

However the applicant has also highlighted that in peak periods, such as the lead up to Christmas, staff levels are currently 1500, and as part of the proposed development would increase to 1900. A maximum of 85% expected on site at any one time; (1,615 members of staff);40% of on-site staff, (646 members of staff) travel as a single occupancy driver;28% of on-site staff, (452 members of staff) travel within a car share arrangement; some of this percentage also includes members of staff who receive lifts from friends/family.

This is a maximum number of 1098 employees who would access the proposed development in a vehicle. The remaining 32% of staff will access the proposed development via walking, cycling or by utilising a range of public transport methods alternative to car travel.

However Rochdale Borough Councils Highways Service concludes that although the dedicated parking provision will be ample within standard operation periods, the proposed development is likely to create a negative impact on the Highway surrounding the proposed development within peak periods of operation.

It would be prudent for the applicant to fund a study of the area to be completed by Rochdale Borough Councils Network Management Service. This study will investigate what measures are required in relation to Traffic Regulation Orders to ensure the expected increase in peak periods will not have a significant negative impact upon the highway/residential areas within close proximity of the proposed development.

The level of traffic this development would generate will not create a significant negative impact upon the existing local highway network. Therefore there would be no capacity issues due to the approval of this development; the surrounding highway network will adequately accommodate vehicles from the development. The Transport Statement demonstrates that adding the forecast traffic generation from this development to the current observed levels is still well below the maximum allowance for the site as a whole.

New accesses to the highway will be created by this development. The access points proposed are sufficient to serve a development of this size and nature. The proposed access road meets Rochdale Borough Councils adoption specifications. Rochdale Borough Councils Highways Service has no concerns regarding refuse collection from this location. This application will not impact upon the highways layout.Highways drainage will not change as a result of this development.

No public right of way will be obstructed by this development.

United Utilities - United Utilities will have no objection to the proposed development provided that the following conditions are attached to any approval:

Condition 1 - Foul and surface water shall be drained on separate systems.

Reason: To secure proper drainage and to manage the risk of flooding and pollution.

Condition 2 - Prior to the commencement of any development, a surface water drainage scheme, based on the hierarchy of drainage options in the National Planning Practice Guidance with evidence of an assessment of the site conditions shall be submitted to and approved in writing by the Local Planning Authority.

The surface water drainage scheme must be in accordance with the Non-Statutory Technical Standards for Sustainable Drainage Systems (March 2015) or any subsequent replacement national standards. In the event of surface water draining to the public surface water sewer, the pass forward flow rate to the public sewer must be restricted to 12 l/s.

Reason: To promote sustainable development, secure proper drainage and to manage the risk of flooding and pollution. This condition is imposed in light of policies within the NPPF and NPPG.

Management and Maintenance of Sustainable Drainage Systems

We recommend the Local Planning Authority include a condition in their Decision Notice regarding a management and maintenance regime for any sustainable drainage system that is included as part of the proposed development. For schemes of 10 or more units and other major development, we recommend the Local Planning Authority consults with the Lead Local Flood Authority regarding the exact wording of any condition. You may find the below a useful example:

Prior to occupation of the development a sustainable drainage management and maintenance plan for the lifetime of the development shall be submitted to the local planning authority and agreed in writing. The sustainable drainage management and maintenance plan shall include as a minimum:

a. Arrangements for adoption by an appropriate public body or statutory undertaker, or, management and maintenance by a resident’s management company; and

b. Arrangements for inspection and ongoing maintenance of all elements of the sustainable drainage system to secure the operation of the surface water drainage scheme throughout its lifetime.

The development shall subsequently be completed, maintained and managed in accordance with the approved plan.

Reason: To ensure that management arrangements are in place for the sustainable drainage system in order to manage the risk of flooding and pollution during the lifetime of the development. Water Comments

The level of cover to the water mains and sewers must not be compromised either during or after construction.

Supporting information

United Utilities wishes to draw attention to the following as a means to facilitate sustainable development within the region.

Site drainage

In accordance with the National Planning Policy Framework (NPPF) and the National Planning Practice Guidance (NPPG), the site should be drained on a separate system with foul water draining to the public sewer and surface water draining in the most sustainable way.

The NPPG clearly outlines the hierarchy to be investigated by the developer when considering a surface water drainage strategy. We would ask the developer to consider the following drainage options in the following order of priority:

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 comments made in this letter regarding site drainage reflect this approach.

GM Fire Service - No comments received to date.

Highways England - No objections as the development would not result in a significant impact on the strategic road network.

Environment Agency - No comments received to date.

Greater Manchester Archaelogical Advisory Service - There is no archaeological interest for this proposal as the archaeology was dealt with many years ago as part of the Kingsway Business Park development.

Greater Manchester Ecology Unit - No objection. Comments as follows.Whilst it is fully recognised that the application site (part of Plot T) is zoned for development, this should not prevent the proper and adequate consideration of issues relating to biodiversity. Although there are matters that need to be dealt with, neither the condition of the site and the policy framework have changed substantively and therefore these issues do not challenge the principal of development.

The application site has been known to support breeding little ringed plover (Schedule 1, Wildlife & Countryside Act) on a regular basis since the plot’s building platform created suitable shallow pools. In fact the estate management team and owners have taken due care during the intervening period to ensure that this species can breed on this area in the full knowledge that at some stage the site would be lost. Juvenile little ringed plover were observed here as recently as 2014 and have been potentially recorded in 2015/2016 due to lack of observation and/or by the cryptic nature of the species. It seems rather at odds with this sympathetic approach that the Ecological Assessment does not refer to the protected status of the species, nor of its frequent presence as a breeding species at the application site.

Given that this species is a Schedule 1 bird it is not sufficient to state that clearance on the site should “ideally” take place outside the bird breeding season. Any permission if granted should be supported by a condition to require the submission of a Schedule 1 breeding bird Methodology to demonstrate how the site will be cleared to avoid disturbance to little ringed plover during the breeding season, including if it has an established territory or is feeding young birds. These measures should also ensure that other nesting birds such as lapwing, sky lark and reed bunting (all Species of Principal Importance – NERC 2006) are also not disturbed whilst nesting (Wildlife & Countryside Act 1981). This protocol should be submitted

prior to the commencement of development including any site enabling works, earth moving or vegetation clearance, and agreed in writing and then subsequently implemented.

It is noted that New Zealand pygmyweed (Crassula helmsii) was recorded on the site. This invasive non-native species is highly invasive within aquatic habitats particularly standing water and has significant detrimental ecological consequences if it colonises features of high biodiversity value. Given the application site’s proximity to other valuable wetland resources (March near Turf Hill SBI, swales & attenuation ponds - Pond C to the north of the site both designed to support water vole) it is imperative that site preparation measures adopt appropriate biosecurity protocols and an appropriate method & location for disposal of the vegetative element of the shallow water’s clearance in advance of construction. It is recommended that a condition be placed on any permission if granted to implement these measures. The details should be supplied, agreed and implemented prior to the commencement of development including any site enabling works, earth moving or vegetation clearance.

The assessment of the IZR for the Rochdale Canal SAC and SSSI is appropriate and there is no need to undertake any further assessment in relation to the Habitats Regulations (2010) or need to consult Natural England on the proposal.

The Report indicates that it would not be able to replace the lost habitat for breeding birds but instead proposes the use of bird and bat boxes to off-set this loss. It is our view that this needs to be reflected in the BREAM Assessment as this represents a negative loss to the area and should be reflected in the ecological BREAM score. In planning terms any permission needs to be supported by a condition to require the details for the erection of 3 x bird boxes at least once of which will be suitable for nesting by a colonial species (eg house sparrow or house martin) and 2 x bat features within or on the exterior of the buildings.

Summary and conclusion;- The site benefits from a previous permission which establishes the principal of

development. The current status of the site and policy does not substantively alter the previous decision.

- Conditions are required to deal with the presence of breeding Schedule 1 bird species (little ringed plover) & other birds of Principal Importance and invasive non-native species (Crassula helmsii). This is necessary to ensure that the provisions of the wildlife legislation are not inadvertently infringed

- A condition is required to implement the erection of bird & bat boxes as replacement for lost breeding habitat and provide a limited amount of off-set for loss of biodiversity to the development.

Transport For Greater Manchester - No objection. Comments as follows.TfGM HFAS have undertaken a review of the Highway section of the Transport Statement. It is noted that the forecast traffic generation of the proposed warehouse unit has been completed using the previously agreed trip rates with Rochdale MBC, therefore HFAS have not checked their validity.

The Transport Statement demonstrates that adding the forecast traffic generation from this development to the current observed levels is still well below the maximum allowance for the site as a whole.

Assuming that the trip generation levels have been agreed with Rochdale MBC, HFAS would advise that based on the assessments contained within the TS, the approach is acceptable and no further actions are required.

In terms of site accessibility, the proposal is located within an existing Business Park setting, reasonably well served by public transport (Bus and Metrolink). It is noted that as the remainder of the site comes forward as part of the overall Masterplan, improved pedestrian connections will be made between the Metrolink stop and Michael Faraday Avenue and

additionally from within the site to the A664 Kingsway, which will help to offer genuine alternatives to travel by car.

The TA notes that there is an existing provision of 48 cycle spaces and as part of this application an additional 30 cycle/motorcycle spaces are proposed. We would request that further on-site cycle parking spaces be made available for future use should uptake of cycling increase. The cycle spaces should be covered and secure and appropriate welfare facilities (shower/changing rooms) provided for staff to promote and encourage cycling as an alternative to car travel.

TfGM recommends that the existing Staff Travel Plan is updated in accordance with the extension proposals, with the objective of reducing reliance on the private car, particularly single occupancy use. The Staff Travel Plan should be designed to raise awareness of opportunities for reducing staff travel by car and should feature a range of measures and initiatives promoting a choice of transport mode, and a clear monitoring regime with agreed targets.

Lead Local Flood Authority - Requested attenuation on site and calculations.

Greater Manchester Police (Design for Security) - Recommend that a full Crime Impact Statement (CIS) report should be submitted in order to show how crime has been considered for the proposal and the surrounding area.

Conservation And Design - No objection. Comments as below.The site is located close to the Grade II listed Dixon Green Farm, which is in poor condition. There is clearly some harm caused by the encroachment of the business park on the setting of the listed building but this has been considered as part of the proposal. I would consider the harm to be less than substantial and the use of structural planting between the new building and proposed highway will soften the impact on the farm. I am also satisfied that the cladding material on the elevation facing the farm is not too obtrusive. I am satisfied that the proposed highway will act as a buffer and reduce the dominance of the structure in relation to the farm building and I would hope that the new highway will make the farm more accessible and encourage developers to take it on and bring the building back into use.

The Coal Authority - No comment. Refer to standard advice.

Natural England – No objection. Comments as follows.

Statutory nature conservation sites – no objection Natural England has assessed this application using the Impact Risk Zones data (IRZs). Natural England advises your authority that the proposal, if undertaken in strict accordance with the details submitted, is not likely to have a significant effect on the interest features for which Rochdale Canal SAC has been classified. Natural England therefore advises that your Authority is not required to undertake an Appropriate Assessment to assess the implications of this proposal on the site’s conservation objectives. In addition, Natural England is satisfied that the proposed development being carried out in strict accordance with the details of the application, as submitted, will not damage or destroy the interest features for which the Rochdale Canal SSSI has been notified. We therefore advise your authority that this SSSI does not represent a constraint in determining this application. Should the details of this application change, Natural England draws your attention to Section 28(I) of the Wildlife and Countryside Act 1981 (as amended), requiring your authority to re-consult Natural England.

Protected species We have not assessed this application and associated documents for impacts on protected species.

Natural England has published Standing Advice on protected species. You should apply our Standing Advice to this application as it is a material consideration in the determination of applications in the same way as any individual response received from Natural England following consultation. The Standing Advice should not be treated as giving any indication or providing any assurance in respect of European Protected Species (EPS) that the proposed development is unlikely to affect the EPS present on the site; nor should it be interpreted as meaning that Natural England has reached any views as to whether a licence is needed (which is the developer’s responsibility) or may be granted. If you have any specific questions on aspects that are not covered by our Standing Advice for European Protected Species or have difficulty in applying it to this application please contact us with details at consultations@naturalengland.org.uk.

Local sites If the proposal site is on or adjacent to a local site, e.g. Local Wildlife Site, Regionally Important Geological/Geomorphological Site (RIGS) or Local Nature Reserve (LNR) the authority should ensure it has sufficient information to fully understand the impact of the proposal on the local site before it determines the application.

Tree and Woodland Development Officer - No objections to the species and layout proposed in drawing Nos. 2016-141/9102 and 2016-141/9101.

Public Protection (Noise) - This section has no objection in principal to the development, but would request that condition 24 of the original consent 08/D51411 remains for the extended building. REPRESENTATIONS

Letters of notification were sent to surrounding neighbours and notices were displayed in the vicinity of the site and in the local press. A total of ten objections were received on the grounds detailed below, which are addressed in the Analysis section of this report:

• No objection in principle to the extension, supportive of JD Sports growing their business as this would have a positive impact on the economy and Rochdale as a whole, but concerned that we will be faced with more traffic, more lorries and more anti-social behaviour from a minority of JD Sports staff.

• Object to the proposed HGV access/egress which, given the increase in traffic from the site, will cause congestion and risk to residential traffic and safety of children on the David Wilson Homes estate.

• The creation of a new HGV entrance is welcomed but all vehicular traffic should use the new access road or access the site off Sir Isaac Newton Way, away from the residential properties in the interests of health, safety, environmental concern and quality of life for residents.

• The plan should be amended to make a pick up/drop off location at the opposite side of the factory and to close the one near Wren Way.

• Current noise and sleep disturbance caused by passing traffic, staff and people picking up/dropping off during the night and early morning 7 days a week, revving engines and taxis beeping horns, lorries parking behind houses on Carr Close.

• There is already a large traffic flow next to our houses and on Wren Way which causes issues.

• Large volumes of traffic when shift changes, vehicles speeding round the roundabout leading onto the David Wilson Homes estate without giving way. The proposal will increase the amount of workers and therefore the amount of traffic.

• Staff have been known to park on the estate and block driveways and cars, vans and mini buses currently park on Michael Faraday Avenue and block the road day and night.

• Some employees leave litter & drop gum and make a terrible noise when approaching the factory on foot. Criminal damage, on one occasion, was also

caused to a house window following a complaint made by the householder. This of course, tarnishes the good, considerate employees who are mindful to the residents.

• The traffic flow in the area around Kingsway Business Park is already gridlocked during the am and pm peak and we object to any further development of the business park until the local road infrastructure has been significantly improved. We object to the building being used for offices which brings a higher density of traffic into the business park at both am and pm peak when compared to storage and distribution. If JD Sports Fashion Plc want office space it should be provided in the masterplan areas originally designated for offices.

• The applicant has not fully addressed concerns regarding traffic along Michael Faraday Avenue and the public nuisance that the current arrangement has created. The 'Transport Statement Addendum' only considers the change in trips for the employee car park and lorry parking. It rightly points out that with the addition of a one-way system for both sections this should result in lower final traffic flows for each of these along Michael Faraday Avenue. However, the total number of one-way vehicle trips may increase because employees and contractors who are dropped off in private cars or taxis result in 4 one-way vehicle trips (as opposed to two trips for employees that park in the car park).

• The applicant has not shown that the proposed number of spaces in the drop-off zone will be sufficient to accommodate the current or increased number of vehicles waiting on employees to finish their shifts. There should be a one-way system for the drop-off/pick-up zone similar to the car-park.

• The applicant should be required to produce a plan to encourage employees to use public transport, assess the success of the plan and report regularly to the council. The applicant should also be required to monitor actual one-way traffic flows prior to the completion of the expansion and for a reasonable time-frame afterwards and regularly report on these to both the council and residents.

• Impact on views of residents that look onto the north east elevation over the Stanney Brook Corridor. Request that trees which will grow to sufficient height are planted along the boundary line, security lighting is removed/limited to low level to reduce light pollution, any lighting on the new car park to the north east is limited and at low level, and the side of the industrial building itself is softened using modern large scale graphics.

• Detrimental effect on the value of our property.• Removing the permanent ponds on the site could result in flooding in the local area.• Opposed to the use of farmland for building when there are so many brown belt sites

in the borough. • Recent Government advice to councils regarding Providing and Protecting Habitat

for Wild Birds (DEFRA 25/02/16) outlines guidance stating that planning authorities should protect wild bird habitats from deterioration. We do not believe that the planning authority is doing enough in this respect. The report commissioned identifies the number and variety of wild birds in the area and we would suggest that these species deserve more consideration.

ANALYSIS

Principle of Use and Accordance with Outline Planning Permission

Paragraph 14 of the NPPF identifies a presumption in favour of sustainable development. For decision-taking this means approving development proposals that accord with the development plan without delay. Paragraph 19 of the NPPF also requires that “significant weight should be placed on the need to support economic growth through the planning system”.

The site is located within the Kingsway Business Park which has a long history of planning approvals for business and employment uses. The site is allocated within the UDP under policy EC/7 as part of the Kingsway Business Park for high quality general and light industry, offices, distribution and storage, research and development and associated uses.

The recently adopted Core Strategy refers to the delivery of Kingsway Business Park as a key part of the Strategy for Rochdale as set out in policy SP3/R. Core Strategy policies E2 (Increasing jobs and prosperity) and E3 (Focusing on economic growth corridors and areas) identify the Kingsway corridor as an economic growth corridor where most jobs and employment development will be delivered.

The principle of development for business purposes within use class B1, B2 and B8 on the site of the proposed extension has also been established by the approval of the most recent outline planning permission ref. 14/00542/OUT (although the site of the existing JD Sports facility was not included within the site of the outline planning permission on the grounds that it had already been developed out). The proposed development will not result in the approved threshold for storage and distribution floorspace being exceeded.

The illustrative masterplan approved as part of the outline planning permission indicated the erection of 3 smaller buildings fronting the new section of link road on the land to the south-east of JD Sports and identifies this land as plot T2. The approved parameters plan sets a maximum height to haunch for this plot of 25 metres (assuming a finished level of 147.63m).

The overall height of the proposed extension is significantly below the approved height parameter for plot T2, with a height to underside of haunch of 20 metres (at a finished level of 147.75m). Whilst the proposal does not entirely accord with the form of development envisaged by the masterplan, it is nevertheless noted that the overall footprint of built development on the plot will not exceed that approved in the outline masterplan.

On this basis it is considered that the proposed development would fully accord with the Core Strategy, the saved UDP and the outline planning permission for the site.

Design and Impact on Character and Appearance of Surrounding Area

Policies DM1 and P3 of the adopted Core Strategy requires all development proposals, to demonstrate that they are of high quality design and take the opportunity to enhance the quality of the area.

In addition to the above, paragraphs 56 and 58 of the National Planning Policy Framework state that the Government attaches great importance to the design of the built environment and that good design should contribute positively to making places better for people and should be visually attractive as a result of good architecture and appropriate landscaping.

The application site is located on the edge of a partially completed Business Park environment comprising a cluster of completed medium sized business and warehouse units, with larger scale storage and distribution sheds in the wider business park. The nearest residential properties are located within the David Wilson Homes development to the north-west of the site. However, the presence of the existing JD Sports building means that the extension will have no visual impact on the occupiers of these properties. More distant views of the proposed extension and associated development may be afforded from dwellings on Buckley Hill Lane and Whitfield Drive to the north-east. However, the nearest dwelling lies approximately 200 metres from the site boundary and partial screening is provided by trees. It is not considered that any undue loss of visual amenity will result to the occupiers of these dwellings as a result of the extension or the associated parking area. However, a condition is proposed requiring full details of any external lighting to be approved.

The design of the proposed extension would be similar to the existing warehouse building and those located elsewhere on the business park. The proposed elevations would incorporate the use of silver profiled metal cladding to the exterior which would be broken up by a number of vertical feature panels sections set at regular points along each of the elevations. The use of narrower vertical cladding finished in a dark blue/purple colour (Sargasso RAL 5003) and horizontal features on the end (south-eastern) elevation would

help to create interest within the building. Further details on the office elements of the building include curtain walling and ribbon windows and would be sufficient to create natural surveillance and activity along this frontage of the site.

The form, design, elevation composition and type of materials of the proposed extension are considered to follow common design traits seen within the buildings already completed at Kingsway Business Park. The overall industrial form and appearance is considered reflective of the sites use and the immediate context within the Business Park. The proposed development would respond to the character of the surrounding area, takes cues from surrounding buildings in their form, scale and design in accordance with policy DM1 of the Core Strategy.

A detailed landscaping scheme has been submitted indicating structure tree planting adjacent to the new section of loop road on the south-eastern site boundary, along with smaller tree planting, ground cover planting and hedging to the car park areas. Proposed boundary treatments include the extension of an existing close-boarded acoustic fence to the north-eastern site boundary and the extension of the existing security fencing to the south-western and south-eastern highway boundaries. It is therefore considered that the proposals would help create a high quality business park environment.

The applicant has submitted a schedule of measures to be incorporated into the layout, design and landscaping of the proposal to minimise the potential for future crime and disorder. It is noted that a Crime Impact Statement was submitted with the planning application for the existing facility and has been operated by JD Sports since 2011, and will remain in place. The proposed extension has been designed to reflect the existing security measures, and the site will continue to be secured by fencing and gates, and accessible only be authorised personnel. The schedule of measures includes appropriate doors and windows, alarms, motion detectors and appropriate landscaping and lighting. It is considered that these measures are sufficient to ensure the security of the site, particularly as the proposal is an extension to an existing facility rather than a new facility, and it is not therefore necessary to request a fully detailed Crime Impact Study in this instance.

In the light of the above it is considered that the proposed development is appropriate to its setting in terms of design and will not result in any unacceptable loss of visual amenity. The proposal therefore complies with Core Strategy policies DM1 and P3 and the NPPF.

Impact on Setting of Listed Building

Section 66(1) of the Planning (Listed Building and Conservation Areas) Act 1990 states that in considering whether to grant planning permission for development which affects a listed building or its setting, the local planning authority shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses. Section 72 of the above act similarly requires that LPA’s pay special attention to the desirability of preserving or enhancing the character or appearance of any conservation area where relevant. Furthermore, the Court of Appeal has held that decision-makers should give considerable importance and weight to the desirability of preserving the setting of listed buildings when carrying out the balancing exercise.

Paragraph 131 of the NPPF indicates that, in determining planning applications, local planning authorities should take account of the desirability of sustaining and enhancing the significance of heritage assets. Heritage assets (both designated and non-designated) are defined in Annex 2 of the NPPF.

Paragraph 132 of the NPPF identifies 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. The more important the asset, the greater the weight should be. Significance can be harmed or lost through alteration or destruction of the heritage asset or development within its setting.

Paragraph 134 of the NPPF advises that where a development will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal.

Core Strategy policy P2 states that the Council will conserve, promote and enhance key heritage assets and their wider settings, including listed buildings, conservation areas, registered parks and scheduled ancient monuments.

The group of Grade II Listed buildings at Dixon Green Farm (Dixon Green Farmhouse, adjoining barn and no.5 Dixon Green) lie within 60 metres of the south-western boundary of the site. The listing description states:

W Farmhouse, now incorporating a cottage. "I M : 1685" (Whitworth) on door lintel but with C18 alterations. Squares rubble with graduated stone slate roof. Total of 3 bays and 2 storeys with barn to left under a continuous roof. Projecting plinth. Quoins. Door in bay 2 with dressed surround and dated lintel. Original 2-light chamfered mullion window (with mullion removed) to left. All other windows are of C18 date having 2 or 4-light (several mullions removed) with recessed flat-faced mullions. Ridge chimney stack rebuilt in brick. The rear has a small C20 addition and blocked windows. Barn with opposed cart entries (front one blocked) has an outshut to rear, which is partly rebuilt and shows signs of the eaves having been raised.

The former farm building is currently vacant and has been subject to vandalism and theft of roofing materials. It is partly protected with temporary corrugated sheet roofing and security fencing. Vehicular access is gained from the north via Buckley Hill Lane and Lower Lane which is narrow and unadopted. The proposed extension building lies approximately 100 metres to the north-west of the listed building, and the development would introduce a new highway with structure planting and boundary treatments within 60 metres of the buildings.

It is noted that the previous planning permissions on the wider site included the construction of the loop road and allowed for the erection of three warehouse buildings of up to 25 metres to haunch height on plot T2. The proposed single structure is sited approximately 25 metres closer to the listed building but is 5 metres lower in height. It is considered that the development will undoubtedly cause harm to the setting of the listed building, albeit the setting has already changed completely from its former agricultural character.

The Conservation Officer considers the resulting harm to the setting of the listed building to be less than substantial and notes that the use of structural planting between the new building and proposed highway will soften the impact. It is also considered that the cladding material on the elevation facing the farm is not too obtrusive and that the proposed highway will act as a buffer and reduce the dominance of the structure in relation to the farm building. Furthermore, it is noted that the construction of the section of loop road will introduce an improved access route to the farm, thereby improving the prospect of the building being brought back into active use.

It is acknowledged that the proposal will result in less than substantial harm to the setting of Dixon Green Farm and that this harm carries considerable weight. However, based on the listing description it is clear that the significance of the farmhouse relates to the features of the building itself. It is also noted that any contribution to the significance based on the setting of the farmhouse within associated agricultural land has already been lost. It is therefore considered that the significant public benefits of the proposed development in terms of job creation and inward investment outweigh the degree of harm caused to the significance of the Grade II Listed building.

On this basis it is considered that the proposal complies with the requirements of the Planning (Listed Building and Conservation Areas) Act, the NPPF and Core Strategy policy P2.

Access, Parking and Traffic Implications

Paragraph 32 of the NPPF states that decisions should take account of whether improvements can be undertaken within the transport network that cost-effectively limit the significant impacts of the development. Development should only be prevented or refused on transport grounds where the residual cumulative impacts of development are severe.

Core Strategy policy T1 states that the Council will secure a programme of sustainable transport proposals to ensure accessibility for all users and reduce pollution and climate change emissions. It is further stated that the Council will reduce the need to travel, make best use of the existing transport infrastructure and ensure the transport network continues to become safer and more secure for all users.

Core Strategy policy T2 states that the Council will improve accessibility by locating development where good access to public transport is available or can be provided, and will ensure that development is located to minimise the need to travel by car. It is further stated that development proposals should satisfy the accessibility hierarchy.

The proposed development lies within the area allocated as a business park and the traffic and transport impacts of the wider development have previously been assessed through the outline planning applications. The Council’s Highways Engineer is satisfied that the traffic generated by the proposed extension will not result in the overall level of traffic generated by the business park exceeding the previously agreed limits.

As noted above, objections have been received from local residents, particularly concerning the level of traffic movements passing the David Wilson Homes residential estate and occasional problems caused by staff vehicles parked within the estate and on Michael Faraday Avenue.

Information provided within the Transport Statement and an addendum clarifies that on completion of the extension and the new one-way system for both HGVs and staff cars, the level of traffic movements along Michael Faraday Avenue to the north-west of the site will be significantly reduced.

It is stated that there is an existing parking demand for single occupancy driver vehicles of 340 in normal times and 510 at peak times (i.e. the weeks approaching Christmas). Based on the existing access arrangements this equates to 680 two-way (one trip in and one trip out) car trips per day at normal times and 1020 two-way car trips per day at peak times on Michael Faraday Avenue. Incorporating the proposed extension, the volume of single occupancy car parking demand increases to 480 in normal times and 760 in peak times. Given the proposed one-way access arrangements the car trips on Michael Faraday Avenue will be 480 in normal times and 760 in peak times. This is a reduction of 200 car trips in normal times and 260 in peak times.

The proposed drop-off/pick-up area will provide a controlled area with 19 spaces, entirely within the site and thereby remove on-street activity. This area is well away from the residential units in the other side of Michael Faraday Avenue, and will be controlled and managed as part of the wider operation of the overall site. Cars exiting the drop-off/ pick-up area will therefore be the only cars exiting from the site back on to Michael Faraday Avenue at the north of the site. Whilst it is acknowledged that these movements will slightly increase the car trips back onto Michael Faraday Avenue, it will not negate the overall reduction in car trips. In terms of HGVs serving the site, the masterplan shows that there are currently 46 HGV parking bays and 32 HGV loading bays. Assuming each HGV parking and loading bay is used once a day by an HGV entering and exiting the site, the existing HGV usage on Michael Faraday Avenue is 156 two-way trips (half of which have to perform a U-turn at the

existing roundabout on Michael Faraday Avenue). The new HGV parking and loading bays total 32 parking and 26 loading. Once the extension is in place and the one-way system operational the HGV generation will be 136 one-way HGV movements exiting the site onto Michael Faraday Avenue. This marks a reduction of 20 HGV trips, and removes the need for any HGV U-turn movements at the roundabout at the entrance to the residential estate.

The Council’s Highways Engineer is satisfied that the proposed level of car parking provision at the site (732 spaces) will be sufficient to accommodate staff during the majority of the year. However, concerns are raised over the level of parking in the lead-up to Christmas when an additional 400 staff could be employed at the site once extended. The Highways Engineer requests that the applicant funds a study to establish whether there is a need for Traffic Regulation Orders to prevent parking on the surrounding highways, including the nearby residential estate roads.

It is noted that waiting restrictions are already in place on Michael Faraday Avenue which can be enforced by the Council. JD Sports and Wilson Bowden as the management company responsible for the business park are in a position to minimise any unauthorised parking on surrounding highways within the business park and to take action if any employees are reported to be parking on adjacent residential streets rather than in the car park.

It is noted that the site is well served by public transport including the dedicated Kingsway Link bus service and the nearby Metrolink station. JD Sports has an active Travel Plan and has recently agreed to make a monthly contribution to the Kingsway bus service. In the lead-up to Christmas they have provided personalised travel information to new staff and facilitated travel advice sessions in the staff canteen. A condition is proposed below requiring the Travel Plan to be reviewed and updated following completion of the proposed extension, and this will be required to specifically address parking management during the increased employment in the lead-up to Christmas. It is further noted that based on the current position it is possible that insufficient car parking may exist for the level of employees in the lead-up to Christmas, hence the Travel Plan measures detailed above. The proposed development is not therefore expected to create additional traffic and parking issues, but is anticipated to improve the current situation for the reasons detailed above.

The highway safety impact of vehicles potentially being parked on surrounding highways in the lead-up to Christmas is not considered to be severe and would not therefore justify the refusal of planning permission based on the advice contained in the NPPF. It is not considered that the request for a contribution towards a further study would be “necessary to make the development acceptable in planning terms”, as required by paragraph 204 of the NPPF.

Transport for Greater Manchester has raised no objections and has requested that the level of cycle parking facilities be increased further should the Travel Plan demonstrate an increased use of travel by bicycle.

On the basis of the above it is considered that the proposed development will not result in any adverse highway impacts, subject to the necessary conditions to require the updated Travel Plan and the provision of car parking and pick-up/drop-off area. It is therefore considered that the proposal complies with the requirements of Core Strategy policies T1 and T2 and the NPPF.

Amenity Implications

Paragraph 123 of the NPPF indicates that decisions should aim to:• avoid noise from giving rise to significant adverse impacts on health and quality of

life as a result of new development;• mitigate and reduce to a minimum other adverse impacts on health and quality of life

arising from noise from new development, including through the use of conditions.

Core Strategy policy G9 states that the Council will reduce pollution, contamination and land instability in the borough, including by requiring that development does not have impacts that lead to an unacceptable increase in air, water, noise, light or other pollution.

The Council’s Public Protection Officer has raised no concerns over the potential for noise disturbance to be caused to local residents as a result of the operations within the proposed extension, subject to the imposition of a condition setting appropriate noise limits at nearby sensitive receptors as on the existing building. It is also noted that the existing acoustic fence to the north-eastern site boundary will be extended adjacent to the proposed extension.

A further condition is proposed requiring the submission of a construction management strategy, to ensure that any disturbance to residents during the construction phase is kept to a minimum.

The objections relating to noise and disturbance caused by staff arriving and leaving the site, both in vehicles and on foot, are noted. As detailed above, the proposed development will result in reduced traffic movements adjacent to the residential properties and will also allow for the picking-up and dropping-off of staff to take place within the site rather than on the highway. It is therefore anticipated that the proposal will result in a reduction in noise and disturbance to neighbouring residents.

It is considered that the proposed development is compatible with surrounding land uses and that the impacts on neighbouring occupiers can be appropriately mitigated. On this basis the proposal complies with the requirements of Core Strategy policies G9 and P3 and the requirements of the NPPF.

Ecology and Nature Conservation Implications

The NPPF requires that applications should conserve and enhance biodiversity, minimise impacts and recognise the benefits of ecosystems. The impacts on nature conservation interests are also protected by separate legislation including the Natural Environment and Rural Communities Act, which requires Local Authorities to have regard to nature conservation and article 10 of the Habitats Directive, which stresses the importance of natural networks of linked corridors to allow movement of species between suitable habitats, and promote the expansion of biodiversity.

The third bullet point to paragraph 109 of the NPPF indicates that the planning system should contribute to and enhance the natural and local environment by minimising impacts on biodiversity and providing net gains in biodiversity where possible, contributing to the Government’s commitment to halt the overall decline in biodiversity, including by establishing coherent ecological networks that are more resilient to current and future pressures.

Saved UDP policy NE/2 stipulates that development proposals adversely affecting sites and areas of ecological and geological/geomorphological importance will not be permitted (the Council seeking to protect and enhance them). In assessing proposals, the Council will apply national planning policy as it relates to international (e.g. Special Areas of Conservation – SAC), national (e.g. Sites of Special Scientific Interest – SSSI) and regional/local (e.g. Sites of Biological Importance – SBIs) designations in order to ensure that development does not adversely affect the integrity and fundamental nature conservation value of these sites, and that appropriate mitigation and safeguarding is put in place.

Core Strategy policy G7 states that the Council will ensure that sites and features of biodiversity and geodiversity importance are given full and appropriate recognition and protection, and that no development should result in a net loss of biodiversity or geodiversity

interest in the borough. It is further stated that designated sites of ecological importance will be given appropriate protection, and that development proposals should have no adverse impact on a protected species or its habitat.

The vacant land on which the extension is proposed has previously been cleared, remediated and prepared for development, although re-vegetation has occurred since and standing water pools over much of the low-lying ground. An Ecological Appraisal Report submitted in support of the application concludes that habitats on the site are relatively species diverse and of local value. No detrimental impacts are anticipated on the ecological value of the Rochdale Canal, or on the Stanney Brook Corridor SBI which is not hydrologically connected to the site and is buffered by a raised earth bund. The report records the use of the site by common amphibians and by a range of nesting birds, and recommends a pre-commencement check for badger setts. Ecological enhancements including bat and bird boxes are recommended on the north-east elevation of the building.

Natural England is satisfied that the proposal will have no detrimental impact on the Rochdale Canal SAC/SSSI and therefore an appropriate assessment is not reuired. Greater Manchester Ecology Unit notes that the site benefits from a previous permission which establishes the principal of development, and advises that the current status of the site and policy do not substantively alter the previous decision. However, conditions are requested to deal with the presence of breeding Schedule 1 bird species (particularly little ringed plover) & other birds of Principal Importance; to deal with invasive non-native species (Crassula helmsii) and to implement the erection of bird and bat boxes as replacement for lost breeding habitat and provide a limited amount of off-set for loss of biodiversity to the development.

Subject to the proposed conditions as requested by GMEU and the implementation of the ecological survey report in respect of badger setts, it is considered that the proposed development complies with Core Strategy policy G7, UDP policy NE/2 and the NPPF.

Drainage and Flood Risk Implications

The site lies within Flood Zone 1 and is therefore at low risk of flooding. A Flood Risk Assessment submitted in support of the application concludes that the proposed development is not at significant flood risk, subject to mitigation measures including raising the development and re-profiling the land to ensure flows are directed to positively drained areas, dewatering the ground during the initial construction phase and constructing a new surface water drainage network.

A Drainage Strategy for the site indicates that surface water from the site will be directed to existing surface water sewers which discharge into one of the attenuation ponds on the business park. However, additional attenuation is required on site to allow for the impact of climate change, and will take the form of two cellular storage systems of 1 metre deep.

United Utilities and the Council as Lead Local Flood Authority have raised no objections, subject to appropriate conditions requiring full details of the attenuation measures. It is therefore considered that the proposal satisfies the requirements of UDP policy EM/7, Core strategy policy G8 and the NPPF.

Land Contamination Implications

The NPPF and Core Strategy policy G9 states that the Council will ensure that any risks arising from contaminated land or land instability are identified, and that any appropriate actions to address these risks are taken, prior to development taking place.

It is noted that the site of the proposed extension has previously been remediated and prepared for development. It is therefore not considered necessary to impose a condition requiring any further works.

Sustainability and Renewable Energy

The Council’s SPD “Energy and New Development” requires all new developments of in excess of 500m2 of non-residential floorspace to meet at least BREEAM Very good standard, with at least 20% reduction in CO2 emissions, against 2006 Building regulations, rising to 25% from 2011, 44% from 2014 and 79% from 2017, and that from 2020 zero net carbon will be expected. At the current design stage it is proposed that the buildings would achieve a score of 55.8% which is above the minimum percentage score of 55 to achieve a rating of ‘Very Good’.

Subject to the imposition of an appropriate condition it is therefore considered that the development will meet the requirements of the SPD.

Conclusion

The proposed extension to the existing distribution warehouse and associated development lies wholly within the area identified as Kingsway Business Park in the adopted Rochdale UDP and is therefore acceptable in principle. The proposal does not exceed the parameters in terms of building height or the limit on storage and distribution floorspace that were approved as part of the most recent outline planning permission for the business park. The scale, design and materials of the proposed extension are considered to be appropriate to the location of the site.

The proposed introduction of one-way systems for both commercial and staff vehicles to enter and exit the site, along with a dedicated staff drop-off area, will result in an overall reduction in the amount of traffic passing along the northern section of Michael Faraday Avenue adjacent to the neighbouring residential properties and will therefore reduce current issues of noise and disturbance. The amount of car parking to be provided is considered to be appropriate, based on the sustainable location of the site and existing and future measures to reduce single car occupancy journeys by staff, including during the peak employment period.

It is acknowledged that the development will have an impact on the setting of the Grade II Listed Dixon Green Farm, although the harm is considered to be outweighed by the public benefits of the scheme. It is not considered that any undue loss of residential amenity will be caused to neighbouring residents as a result of noise or other disturbance, subject to the imposition of appropriate conditions. Issues relating to ecology, drainage and flood risk, land contamination and sustainability can be adequately dealt with through the imposition of appropriate conditions.

RECOMMENDATION

GRANT subject to conditions:-

1. The development must 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 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

2. This permission relates to the following plans:-

2016-141-101 – Location Plan2016-141–102 Rev A Existing Site PlanPTJ-BWB-00-XX-M2-G-001-S2-P1 - Existing Site Plan 1 of 3PTJ-BWB-00-XX-M2-G-001-S2-P1 - Existing Site Plan 2 of 3PTJ-BWB-00-XX-M2-G-001-S2-P1 - Existing Site Plan 3 of 32016-141-201 - Existing Ground Floor Plan2016-141–204 - Existing Roof Plan2016-141-205 - Existing GA Elevations and Section2016-141-103 Rev E - Proposed Site Plan2016-141-107 Rev B - Proposed Extension Site Plan2016-141–210 Rev B - Proposed Ground Floor Plan2016-141-215 Rev B - Proposed GA Elevations2016-141-214 Rev B - Proposed Roof Plan2016-141-220 Rev A - Proposed GA Sections2016-141-211 Rev A - Proposed Office 1 Layouts2016-141-212 Rev A - Proposed Office 2 Layouts2016-141-213 Rev A - Proposed Mezzanine Layout2016-141-802 Rev C - Proposed Site Plan Fencing Details2016-141-803 Rev A - Proposed Site SectionsBWB-HDG-XX-DR-D-500-S8-P4 - Drainage Strategy PlanBWB-DC2-XX-SK-D-001-S1-P6 - Proposed Levels Sheet 1 of 2BWB-DC2-XX-SK-D-002-S1-P6 - Proposed Levels Sheet 2 of 22016-141-9101 Rev A Loop Road Planting2016-141-9102 Rev B On-Plot Planting2016-141-804 – Gatehouse

and the development shall not be carried out other than in complete accordance with these drawings hereby approved.

Reason: For the avoidance of doubt and to ensure a satisfactory standard of development in accordance with the policies contained within the Rochdale Unitary Development Plan and the National Planning Policy Framework.

3. Notwithstanding any details contained within the application, full details of any external lighting to be installed on the building or on the site shall be submitted to and approved in writing by the Local Planning Authority prior to its installation. Such details shall include its position and height on the building or site and its luminance, angle of installation and any hoods to be fixed to the lights. Only lighting as approved shall be installed on the site in accordance with the terms of any such approval.

Reason: To ensure that any lighting to be installed on the site does not cause a nuisance to surrounding occupiers in accordance with policies P3, G9 and DM1 of the adopted Rochdale Core Strategy and the requirements of the National Planning Policy Framework.

4. The development shall be constructed in full accordance with the materials details on the approved plans (drawing no. 2016-141/215 Rev. B – Proposed GA Elevations).

Reason: In order to ensure use of appropriate materials which are sympathetic to the character of surrounding buildings and the street scene in the interests of visual amenity in accordance with policies P3 and DM1 of the adopted Rochdale Core Strategy and the requirements of the National Planning Policy Framework.

5. Boundary treatments to the site shall be erected in accordance with the details (including their siting, height, materials, design and colour) shown on drawing no. 2016-141-802 Rev C - Proposed Site Plan Fencing Details before the development hereby approved is first occupied, and shall be retained as such thereafter.

Reason: To ensure a satisfactory appearance in the interests of visual amenity in accordance with the policies P3 and DM1 of the adopted Rochdale Core Strategy and the requirements of the National Planning Policy Framework.

6. No development shall take place until a Construction Management Plan (CMP) has been submitted to and approved in writing by the Local Planning Authority. The CMP shall include details of the following: (i) hours for site preparation, delivery of materials and construction; (ii) the route of access and 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; (vi) wheel washing facilities; (vii) any external lighting of the site.

The duly approved CMP shall be adhered to throughout the construction period.

Reason: In order to ensure that appropriate measures are put in place to limit noise, nuisance and disturbance to the occupiers of neighbouring dwellings during the construction of the development in accordance with policies G9 and P3 of the adopted Rochdale Core Strategy, and the requirements of the National Planning Policy Framework.

Reason for pre-commencement condition: To ensure the construction process is managed from commencement and measures put in place to protect the amenity of nearby residents and highway safety prior to commencement of any building or engineering works on site.

7. Noise from the building, including plant and equipment used in conjunction with it, shall not exceed 50dB(A) expressed as a 1 hour Leq between the hours of 0700 hours and 2300 hours when measured within the curtilage of a dwelling unit or any other noise sensitive premises outside the boundaries of the business park site (as defined by outline planning permission 14/00542/OUT), and shall not exceed 42dB(A) when expressed as a 5 minute Laq, as measured at those places at all other times.

Reason: In order to ensure the implementation of appropriate noise attenuation measures for the proposed dwellings to achieve satisfactory living conditions for neighbouring occupiers in accordance with policies G9 and DM1 of the adopted Rochdale Core Strategy and the requirements of the National Planning Policy Framework.

8. The landscaping scheme shall be carried out in full accordance with the approved plans (2016-141-9101 Rev A Loop Road Planting and 2016-141-9102 Rev B On-Plot Planting) during the first planting season after the development is substantially completed and the areas which are landscaped shall be retained as landscaped areas thereafter. Any trees or shrubs removed, dying, being severely damaged or becoming seriously diseased within three years of planting shall be replaced by trees or shrubs of similar size and species to those originally required to be planted.

Reason: In order to ensure adequate provision of replacement habitats and landscape features of ecological value and to achieve appropriate landscape and biodiversity enhancements as part of the development in accordance with policies G6 and P3 of the adopted Rochdale Core Strategy and the requirements of the National Planning Policy Framework.

9. Before any works take place to construct the gabion retaining walls, as shown on the approved plans, samples or full details of materials to be used on the face of that wall shall be submitted to and approved in writing by the Local Planning Authority. Such details shall include the type, colour and texture of the materials. Only the materials so approved shall be used, in accordance with any terms of such approval.

Reason: In order to ensure a satisfactory appearance in the interests of visual amenity in accordance with policies P3 and DM1 of the adopted Rochdale Core Strategy and the requirements of the National Planning Policy Framework.

10. No part of the development hereby permitted shall be occupied until an updated site specific Travel Plan, adhering to the aims, processes, measures and targets of the Kingsway Business Park Sustainable Travel Plan, has been submitted to and approved in writing by the Local Planning Authority. The Travel Plan shall contain:

firm measures for promoting a choice of transport mode; a monitoring regime with agreed mode share targets; specific measures to manage staff car parking during the peak employment

period of November and December; a commitment to increase the provision of cycle parking should the uptake in

cycle travel increase; monitoring procedures and mechanisms to ensure that the Plan remains

effective and is reviewed within a framework approved by the Local Planning Authority.

The approved Travel Plan shall be implemented on first occupation of the development hereby permitted.

Reason: In order to ensure that the development encourages people to travel to the site by sustainable modes of transport and to ensure that the site will be provided with sufficient off-street car parking, in accordance with policies T1 and T2 of the adopted Rochdale Core Strategy and the requirements of the National Planning Policy Framework.

11. The proposed cycle storage facilities shown on the approved plan no. 2016-141/103 Rev. D (Proposed Site Plan) shall be provided in accordance with a detailed scheme that shall first be submitted to and agreed in writing by the Local Planning Authority. The approved scheme shall be implemented and the facilities shall be made available for use before any part of the building is first brought into use and those facilities shall be retained on the site thereafter.Reason: In order to ensure that the development encourages people to travel to the site by sustainable modes of transport, in accordance with policies T1 and T2 of the adopted Rochdale Core Strategy and the requirements of the National Planning Policy Framework.

12. The car parking areas, drop-off area, HGV trailer parking, service yard and manoeuvring areas shall be constructed and marked out in accordance with the approved details shown on drawing no. 2016-141/103 Rev. D and shall be made available for use before the development is first occupied and retained thereafter for the parking and manoeuvring of vehicles.

Reason: In order to ensure there is adequate provision for vehicles to be parked clear of the highway, to ensure appropriate surface treatment of hardstanding areas and to ensure the suitable disposal of surface water in order to comply with policy T2 of the adopted Rochdale Core Strategy and the requirements of the National Planning Policy Framework.

13. No goods, materials, waste products or containers shall be stored on land outside the building at any time, without the prior written consent of the Local Planning Authority.

Reason: In order to ensure a satisfactory appearance in the interests of visual amenity, in accordance with policies P3 and DM1 of the adopted Rochdale Core Strategy and the requirements of the National Planning Policy Framework.

14. The one-way system for the access and egress of vehicles using the site as detailed in the Transport Statement Ref. KBT-BWB-GEN-XX-RP-TR-0001 and drawing no. 2016-141/103 Rev. D shall be implemented in full prior to first occupation of the development hereby approved and remain in operation at all times thereafter.

Reason: To achieve appropriate provision for vehicle access, circulation and manoeuvring in accordance with the requirements of policy T2 of the adopted Rochdale Core Strategy and the requirements of the National Planning Policy Framework.

15. The development shall achieve a 'very good' or 'excellent' Building Research Establishment Environmental Assessment Methodology (BREEAM) rating or equivalent, unless otherwise agreed in writing by the Local Planning Authority. Where this BREEAM requirement is achieved, a Design Stage Certificate confirming such an outcome, and detailing the energy supply installed within the development, shall be submitted to and approved in writing by the Local Planning Authority within 6 months of the date of first occupation of the building.

Reason: To ensure that the development is sustainable and makes efficient use of energy, water and materials in accordance with policy G2 of the adopted Rochdale Core Strategy, the Council's Energy and New Development Supplementary Planning Document and the requirements of the National Planning Policy Framework.

16. No development shall take place until a foul and surface water drainage scheme, based on the hierarchy of drainage options in the National Planning Practice Guidance with evidence of an assessment of the site conditions, shall be submitted to and approved in writing by the Local Planning Authority.

For the avoidance of doubt, the scheme shall include a management and maintenance scheme for the lifetime of the development, and foul and surface water from the site shall be drained on separate systems. The surface water drainage scheme must be in accordance with the Non-Statutory Technical Standards for Sustainable Drainage Systems (March 2015) or any subsequent replacement national standards. In the event of surface water draining to the public surface water sewer, the pass forward flow rate to the public sewer must be restricted to 12 l/s. The development shall subsequently be completed, maintained and managed in accordance with the approved scheme.

Reason: To prevent an increased risk of flooding as a result of the development and to ensure satisfactory disposal of surface and foul water from the site in accordance with the requirements of saved Unitary Development Plan policy EM/7 and the National Planning Policy Framework.

17. No development shall take place until a Schedule 1 Breeding Bird Methodology has been submitted to and approved in writing by the local planning authority to demonstrate how the site will be cleared to avoid disturbance to little ringed plover and other nesting birds such as lapwing, sky lark and reed bunting during the breeding season, including if they have an established territory or are feeding young birds. The measures detailed in the methodology shall thereafter be implemented in full during the course of the development.

Reason: In order to prevent any habitat disturbance to nesting birds in accordance with Core Strategy policy G7 and the National Planning Policy Framework.

Reason for pre-commencement condition: The measures to protect nesting birds need to be in place prior to any site works.

18. No development shall take place until a method statement for the removal/control of the non-native invasive plant species New Zealand Pygmyweed (Crassula helmsii) which falls within the development site, including appropriate biosecurity protocols and an appropriate method and location for disposal of the vegetative element of the cleared shallow water, has been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in strict accordance with the details and timescale contained within the duly approved method statement.

Reason: To ensure the satisfactory treatment and disposal of the invasive plant species New Zealand Pygmyweed, in accordance with policy G7 of the adopted Rochdale Core Strategy and the National Planning Policy Framework.

Reason for pre-commencement condition: The measures to control the spread of the non-native invasive species need to be in place prior to any site works.

19. No above ground works shall take place until details of a scheme for ecological mitigation measures including bird boxes and bat features within or on the exterior of the proposed building has been submitted to and approved in writing by the Local Planning Authority. The approved mitigation features shall be provided prior to first occupation of the development hereby approved.

Reason: To ensure that the development does not affect the favourable conservation status of protected species, to incorporate appropriate biodiversity enhancements and to compensate for the loss habitat on the site in accordance with policy G7 of the adopted Rochdale Core Strategy, the National Planning Policy Framework and the provisions of the Wildlife and Countryside Act 1981 (as amended).

20. The recommendations of the Brooks Ecological Preliminary Ecological Appraisal and BREEAM Assessment Ref. R-2436-01.1 shall be implemented in full during the course of the development hereby approved, including a pre-commencement check for the establishment of badger setts on the site.

Reason: To ensure that the development does not affect the favourable conservation status of protected species, in accordance with policy G7 of the adopted Rochdale Core Strategy, the National Planning Policy Framework and the provisions of the Wildlife and Countryside Act 1981 (as amended).

Procedure Statement

The Local Planning Authority worked positively and proactively with the applicant to identify various solutions during the application process to ensure that the proposal comprised sustainable development and would improve the economic, social and environmental conditions of the area and would accord with the development plan. These were incorporated into the scheme and/or have been secured by planning condition. The Local Planning Authority has therefore implemented the requirement in Paragraphs 186-187 of the NPPF.

Report Author Alison Truman

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