Application no: 09/57413/out applicant: Rossford Dental Laboratory location: 78-80 Chorley Road Swinton M27 5ad proposal: Outline planning application to include layout and access in respect of four dwellinghouses and nine apartments ward

Police Architectural Liaison Unit

Have commented that the development should be carried out in accordance with the Crime Impact Statement and also that the fence should be returned to the south-east corner of the building to ensure the side and rear parts of the site are not left vulnerable.
Greater Manchester Ecology Unit

Although the bat survey has not recorded any bats or signs of bats the survey was carried out in January, not a good time to survey for bats. The house to be demolished was assessed as having some potential to support bats, the surrounding habitat is good for bats and bats have been recorded relatively close by. I would therefore consider that further precautions as regards bats are justified.

 

If permission is granted to the scheme then it is recommended that, as a condition of approval, if demolition is to take place in the period when bats are active (April to September inclusive) then an evening emergence survey should be carried out by a suitably qualified person prior to demolition commencing to ensure that bats are not present. If bats are found to be present by survey then a method statement will need to be prepared giving details of measures to be taken to avoid any possible disturbance to bats. Once approved, this method statement must be implemented in full.

 

The Development Plan

ST11 – Location of New Development

H1 (Provision of New Housing Development)

DES1 (Respecting Context)

DES7 (Amenity of Users and Neighbours)

DES9 (Landscaping)

DES10 (Design and Crime)

A10 (Provision of Car, Cycle and Motorcycle Parking New Development)

A2 (Cyclists, Pedestrians and the Disabled)

EN16 (Contaminated land)

EN17 (Pollution Control)

EN19 (Flood Risk and Surface Water)

Other Material Considerations

Housing Planning Guidance

Supplementary Planning Document ‘Design and Crime’

PPS3

Appraisal

The site is located within a primarily residential area of Salford which is characterised by semi detached and detached dwellings. The land to which the application relates is currently occupied by 9 Park Road in Worsley

Principle of Development

Policy DP1 of the Regional Spatial Strategy and PPS3 seek that locations for development primarily consider the re-use of buildings followed by the development of brownfield land. Where development is to take place on previously developed land, the policy requires that new development would be well served by a choice of means of transport and are well related to infrastructure.
Policy ST11 of the Adopted Unitary Development Plan requires that the location for development shall be identified having regard to the sequential approach which requires that new housing is primarily situated within existing buildings or upon previously developed land which is accessible by a choice of means of transport.
The development would involve the re-use of previously developed land and as such falls within the principle of residential re-development is encouraged within Local Regional and National Policy.

The acceptability of the proposed development has been assessed taking into account a number of factors namely:

The physical characteristics of the site

The area surrounding the site is predominantly residential in nature, consisting of medium to low density detached and semi-detached housing. The site is bounded to the east by a disused railway line which forms a Strategic Recreation Route, and by an operational rail line to the north. The site fronts Park Road, with an open aspect to Parr Fold Park. The site is therefore only bounded by a residential use to the west, which comprises substantial Edwardian semi-detached dwellings. It is therefore considered that an apartment scheme could be developed for this site with a design that is sensitive to its location, without an unacceptable adverse impact on the amenity of surrounding uses. Due to the specific characteristics of this site, it is considered that its sensitive development for apartments would not undermine the special character of the surrounding West Salford residential area.
The mix of dwellings in the surrounding area

The area surrounding the site is predominantly residential in nature, consisting of medium to low density detached and semi-detached housing. The site is bounded to the east by a disused railway line which forms a Strategic Recreation Route, and by an operational rail line to the north. The site fronts Park Road, with an open aspect to Parr Fold Park. The site is therefore only bounded by a residential use to the west, which comprises substantial Edwardian semi-detached dwellings. It is therefore considered that an apartment scheme could be developed for this site with a design that is sensitive to its location, without an unacceptable adverse impact on the amenity of surrounding uses. Due to the specific characteristics of this site, it is considered that its sensitive development for apartments would not undermine the special character of the surrounding West Salford residential area.
The accessibility of the site, and its location in relation to jobs and facilities

The site occupies an accessible location, being within 500m of Walkden Town Centre and within 200m of Walkden Rail Station. The Housing Planning Guidance confirms that for high density development, very high levels of public transport accessibility (e.g. sites directly adjacent to Metrolink / Rail Stations and Quality Bus Corridor bus stops) would be required. It is considered that the relative proximity of this site to Walkden Rail Station and bus routes is appropriate for a development at this density of 40 dwellings per hectare.
The reasoned justification of Policy HOU1 states that the presence of these specific circumstances does not automatically mean that a lower proportion of houses would be acceptable. It is however considered that taking these circumstances together, the Planning Statement demonstrates a robust case for the appropriateness of apartment development with regard to the specific characteristics of this site.
On balance, considering the highly accessible nature of the site and its proximity to local facilities and infrastructure that the creation of apartments as opposed to dwellings in this location would not be inappropriate in relation to the requirements of Policy HOU1 of the Adopted Supplementary Planning Document ‘Planning Obligations’.
Housing Type and Mix
Policy H1 of the Adopted Unitary Development Plan requires that all New Housing Development contributes towards the provision of a balanced mix of dwellings within the local area in terms of type size tenure and affordability, be built to an appropriate density which will be no less than 30dph, provide high quality residential environments and adequate level of amenity, make adequate provision for open space and be consistent with other policies within the UDP.
Policy HOU1 of the SPD requires that within West Salford, Broughton Park, Claremont and Weaste and Seedley new developments should be in the form of houses rather than apartments.
The proposed development is in the form of apartments. The predominant house types in this area are large detached and semi-detached family dwellings. The proposed development would contribute to a mix of dwelling types in the area in accordance with the requirements of policy H1 of the Adopted Unitary Development Plan.
Whilst it is recognised that the proposal involves the creation of apartments within the West Salford area contrary to Policy HOU1, it is considered that this is acceptable on the basis that the site is highly accessible by public transport due to its proximity to Walkden Road, Walkden Train Station, and Walkden Centre. In this particular case it is therefore considered, being mindful of the accessibility of the site and diversifying mix of home types, that apartment provision is appropriate.