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

Impact upon amenity

Policy DES1 of the Adopted Unitary Development Plan requires that developments respect the context of the area within which they are set and respond to the positive physical characteristics of that area.
Policy DES7 of the Adopted Unitary Development Plan requires developments to provide an adequate level of amenity for future occupiers of that development and for other nearby residents.

The proposed building will front onto Park Road with shared gardens to the rear. The lower ground level will accommodate parking for the development.

The proposed building would be 2.5 metres in height from ground level. The proposed building would have a ridge height approximately 0.5 metres above the property directly adjacent to it. It is considered that the design scale and massing of the proposed building is appropriate and would not have any significant impact upon the streetscene or upon the visual amenity of the area in accordance with Policy DES1 of the Adopted Unitary Development Plan.

The side elevation of the proposed building would be approximately 6 metres from the side elevation of the adjacent property at number 11 Park Road. There is a window at ground floor level which serves a lounge area of the adjacent property. This is a bay window which serves a habitable room and would be the principle window to this room. The proposed building would not come any closer to the boundary with this property than the existing dwelling does at present. Given that the proposed building is approximately 0.5 metres higher than the ridge height of the adjacent dwelling, it is not considered that the massing of the building would appear significantly greater from this window than at present. For this reason it is not considered that the proposed building would be overbearing or have any significant impact upon this neighbour in relation to the location of this window.
There are no residential properties directly facing the site and no properties to the east of the development site which could be affected. It is therefore not considered that the proposed development would have any significant impact upon residential amenity in accordance with Policy DES7 of the Adopted Unitary Development Plan

Sustainable Design and Construction

The applicant has provided the following in relation to Sustainable Design and Construction according to the requirements of the Adopted Regional Spatial Strategy for the North West:
Minimise Energy Consumption:
Layout and Orientation:

8. 
   Solar gain will be heavily insulated wall and roof components and solar control glazing on the windows to the south and west of the building
   

Insulation Standards:

9. 
   The insulation standards on the development will exceed the requirements as stated in Approved Document L2A of The Building Regulations 2000.
   
10. 
    Masonry walls will use brick outer leaf, full or partial fill cavity insulation, insulating block inner leaf and dry lining
    
11. 
    Concrete ground and suspended floors will be insulated
    
12. 
    Double glazing
    
13. 
    The thermal performance of the building will be subject to an SBEM calculation to ensure compliance with the requirements of the Building Regulations.
    

Energy Efficient Goods:

• 
  The use of a high efficiency (90%+) low NOx gas fired boiler system to provide heating and domestic hot water is under consideration. All light fittings in the building will be fitted with low energy lamps.
  

Maximize Renewable Energy Supply:

• 
  Various low and zero carbon technologies have been considered for inclusion on the development. Some have been rejected and others are still the subject of further examination as follows:
  

- Biomass Fuel Heating System:

Considered not appropriate due to sourcing and storage of the fuel in this residential location.
-Combined Heat and Power (CHP) Systems:

As this technology has evolved over several years it has become more widely available for use on all sizes of development. It is however best suited to larger mixed use developments which have a simultaneous demand for heating and electrical power for long periods. The efficiency and performance of the smaller systems is, as yet, unproven.
-Photovoltaics (PVs):

The inclusion of photovoltaic cells in the form of roof tiles on the south facing slope of the roof of the building was carefully considered. It was decided that the adverse visual impact that this would have on the development and on the streetscape in general could not be justified for the fairly low level return that would be gained from this amount of PVs. The capital cost, also, equating to around £10 000 per kWp produced is very high and the conversion efficiency of current systems is only around 16%. It was therefore considered not desirable or commercially viable to include PVs in this development.

-Wind Turbines:

This technology is not considered to be appropriate for use on this site due to the noise generated and the proximity to residential properties. We feel that even Quiet Revolution turbines would cause a problem in this location. We have therefore dismissed this option.
-Solar Panels:

The use of solar panels to provide the domestic hot water for the development is still under consideration. The visual impact of the inclusion of solar panels on the south and west facing slopes of the roof would have to be discussed and agreed with the planning authority. The aspect and the design of the building are ideal for the inclusion of solar panels. Solar domestic hot water systems are one of the most cost effective and convenient renewable energy systems available.
-Ground Source Heat Pumps:

The inclusion of this technology for space heating / cooling is still under consideration.

Further investigation needs to be done to determine whether the site to the rear of the property is large enough to accommodate the amount of ground coils that the system would require.

Open Space Shade and Shelter:

• 
  The development involves private residential units there is no provision of public space within the site.
  
• 
  There is private open space in the form of rear and side gardens.
  
• 
  The rear garden will be partly shaded by the building itself during the early part of the day but will benefit from afternoon sun due to its open south western aspect.
  
• 
  The side garden to the east of the property will provide shade throughout the day. The only sheltered space will be the covered car park area. As the development provides generous gardens and is located directly across the road from Parrfold Park, a large public park providing acres of mature green open space, it was not considered necessary to include roof gardens.
  
• 
  The developer is willing to contribute financially to the formation of a pelican crossing on Park Road which would facilitate links to Parrfold Park.
  

Minimize Air and Noise Pollution:

9. 
   The development comprises 10No residential units and is sited in an established residential area.
   
10. 
    The opportunities for excessive noise generation or air pollution arising from the development are very limited. The building will be constructed to an excellent standard and will include high levels of insulation to walls and roof and high quality sealed unit double glazing to windows, all of which will provide very good sound insulation against any noise sources.
    
11. 
    The existing boundary wall between the new building and No11 Park Road will be retained and will help screen the adjacent property from the noise of cars entering and leaving the site via the ramped driveway.
    
12. 
    The issue of air pollution arising from the traffic using Park Road will still remain, however, the presence of many trees surrounding the site, on the railway embankments and in Parrfold Park will help to offset the levels of CO2 produced.
    

Minimize Water Consumption:

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  The development will have a metered water supply.
  
• 
  Low flush WCs and taps with spray nozzles will be installed in all kitchen, bathrooms and en-suites.
  
• 
  A grey water system was considered but the development was considered not to be large enough to warrant the capital expenditure needed to include one.
  

Minimize Surface Water Run-Off:

• 
  A SUDS system is being considered as the rear garden area may lend itself to it and surface water attenuation may be required by United Utilities. This is subject to further investigation and calculation.
  
• 
  The inclusion of ponds or wetlands is not considered appropriate as the development is designed to accommodate families which may have small children, hence safety is an issue.
  

Minimize the Impact of Flood Events:

1. 
   The Environment Agency Flood Maps indicate that the development is not in an area which is at risk of flooding so no special measures were deemed necessary.
   

Sourcing of Materials:

2. 
   Specification of the building materials will be carried out using the NBS National Building Specification which now allows the Architect to select what percentage of recycled material is to be included in any building component.
   
3. 
   Locally sourced materials are favoured by the local developer / contractor who will construct the building and the supply chain for such materials is already well established.
   

Minimize Construction Waste:

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  The contractor will produce a Site Waste Management Plan to demonstrate how construction waste will be kept to a minimum and how it will be handled.
  
• 
  It is not envisaged that any materials arising from the demolition of the existing buildings will be reused in the development with the possible exception of the concrete hardstanding which could be crushed and used as hardcore.
  
• 
  Concrete blocks manufactured using recycled aggregates will be considered for use on the development if these can be sourced locally.
  

Waste Recycling Facilities:

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  A dedicated refuse enclosure is to be conveniently located at the front boundary to the site along Park Road.
  
• 
  There is clear, level access to the enclosure from the front door of the property.
  
• 
  The enclosure will be large enough to accommodate separate standard containers for non-recyclable and different types of recyclable waste as defined by Salford City Council’s kerbside collection scheme.
  

Wildlife Habitats:

• 
  The site currently has a large planted garden are, much of which will be retained as part of the development. Any wildlife habitats and natural features existing in this area will be preserved.
  
• 
  The incorporation of a green or brown roof is not considered appropriate for this development due to the existence of the extensive garden area. We are not aware there will be any losses of biodiversity as a result of the development.
  

Facilities for Cyclists and Pedestrians:

• 
  The development provides secure, indoor cycle parking facilities for 5 cycles situated close to the rear entrance to the building and accessed through the private car park. National Cycle Route 55 runs through Walkden very close to the site and provides a signed off road cycle link between the site and Manchester.
  
• 
  A dedicated footpath enters the site off Park Road and leads directly to the front entrance to the building. Vehicular access is kept separate from pedestrian access.