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

Highway Implications

Policy A10 of the Adopted Unitary Development Plan requires that developments make adequate provision for disabled drivers, cyclists and motorcyclists in new developments, not exceed the maximum car parking standards, and provide parking facilities in a manner consistent with the provision and maintenance of adequate standards of safety and security.
The proposed development would provide ten car parking spaces, one of which would be for use by a disabled driver. This level of car parking is considered appropriate for the size of development and would provide adequate provision to ensure that on-street car parking does not increase significantly.
Pollution Control

Policy EN16 of the Adopted Unitary Development Plan requires that where contamination is known or suspected to be, a site investigation should be submitted and any remedial measures agreed as part of any planning permission will be required to be carried out at the first step of development.
Given that the site is brownfield in nature, Urban Vision Environment has requested that a condition is attached which requires a Preliminary Risk Assessment to be carried out. This condition has been attached.
There is a disused railway line to the north however the site is within 250 metres of Walkden Train Station and the railway line running into it. It is considered likely that some disturbance would occur as a result of the proximity to the railway line
Protected Trees

Policy EN12 of the Adopted Unitary Development Plan requires that development which would have an impact upon or result in the loss of any important landscape feature should not be permitted unless the design and layout of the development cannot reasonably make provision for the retention of that landscape feature.
The site at present has a number of large mature trees especially to its eastern boundary. The consultant arboriculturalist has assessed these trees and during the life of the previous application which was withdrawn (08/57111/FUL) found it necessary to protect the tree to the west of the proposed development on the front elevation due to its amenity value and its contribution to the streetscene. The development would result in the loss of some of the trees on the site therefore in order to protect the amenity of the area a condition has been attached which requires replacement tree planting.

Developer Contributions

The applicant has submitted draft heads of terms which outline the proposed developer contributions in relation to this scheme. The draft heads of terms submitted allow for a £10,000 sum to be paid for a pelican crossing across Park Road. It has been confirmed by the Highway Engineers that the cost of a pelican crossing would be approximately £30,000 with a further £30,000 in maintenance fees prior to the Council taking responsibility of that crossing

In order to accord with the Supplementary Planning Document ‘Planning Obligations’ the development would require the following:
Open Space Provision: 11 x £598 + 14 x £658: £15,790

Public Realm, infrastructure and Heritage: 10 x £1500: £15,000

Construction Training:10 x £150: £1,500

Climate Change: 10 x £200: £2,000

+ 2.5% administration fee: £857.25
Total commuted sum: £35,147.25
It has been agreed that if the applicant can meet Sustainable Code Homes Level 3 then the climate change element of the sum can be omitted from the calculation.
Negotiations are still ongoing with the applicant in relation to the contributions to be made however it is expected that the full sum will be paid in accordance with the requirements of the Adopted Supplementary Planning Document ‘Planning Obligations’. An amendment sheet will be issued prior to the meeting which will confirm the contributions being made.
Value Added to Development

Since the previous submission, the design of the building has been revised to closer align with properties within the immediate vicinity and reduce the impacts upon the protected trees on the site and the potential loss of bat habitat.

Conclusion
In conclusion it is considered that the development is acceptable in principle and would have no significant impact upon either residential or visual amenity and would be in accordance with all of the relevant policies within the adopted Unitary Development Plan.


RECOMMENDATION:
Approve Subject to the following Conditions

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

2. Prior to the commencement of the development hereby approved, samples and details of the materials for the walls, roof, railings, windows and doors of the development shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be carried out using the approved materials, unless agreed otherwise in writing by the Local Planning Authority.
3. No development shall be started until all the trees within (or overhanging) the site which are the subject of a Tree Preservation Order, with the exception of those trees clearly shown to be felled on the submitted plan, have been surrounded by substantial fences which shall extend to the extreme circumference of the spread of the branches of the trees (or such positions as may be agreed in writing by the Local Planning Authority). Such fences shall be erected in accordance with a specification to be submitted to and approved in writing by the Local Planning Authority and shall remain until all development is completed and no work, including any form of drainage or storage of materials, earth or topsoil shall take place within the perimeter of such fencing.
4. The site shall be treated in accordance with a landscape scheme, which shall be submitted to and approved in writing by the Local Planning Authority before development is started. Such scheme shall include full details of trees and shrubs to be planted, walls, fences, boundary and surface treatment and shall be carried out within 12 months of the commencement of development. Any trees or shrubs dying within five years of planting shall be replaced with the same species within twelve months.
5. The parking spaces shown on the submitted plan(s) shall be made available at all times in connection with the use of the premises.
6. No trees which are the subject of a Tree Preservation Order (other than those clearly shown to be so affected on the submitted plan) shall be topped, lopped or cut down without the prior approval of the Local Planning Authority.
7. Prior to the commencement of development full details of the colour of the boundary fencing to the north eastern boundary of the site hereby approved shall be submitted to and approved in writing by the Local Planning Authority. The fencing shall be powder coated in the approved colour prior to installation and shall be maintained as such thereafter.
8. No dwelling shall be occupied until the associated provision for off street parking has been completed and made available for the use of that dwelling. Such spaces shall be available at all times for the parking of a private motor vehicle.
9. The car parking spaces and bicycle, motorcycle storage and refuse and recycling storage areas shown on drawing no. 0736/102B and any subsequent amendments approved by the Local Planning Authority, shall be made available for use prior to first occupation the development hereby approved.
10. Prior to the first use of the development hereby approved, all driveways and hardstanding areas shall be constructed using permeable materials on a permeable base, the details of which shall be submitted for written approval prior to the commencement of the development and shall be retained thereafter in that condition, unless otherwise agreed in writing by the Local Planning Authority.
11. The scheme shall be carried out in accordance with the recommendations of the Crime Impact Statement submitted as part of the application unless otherwise agreed in writing by the Local Planning Authority
12. Prior to the commencement of development, a Preliminary Risk Assessment report, including a conceptual model and a site walkover, to assess the potential risk of land contamination, shall be submitted to and approved in writing by the Local Planning Authority. Should a potential risk be identified then:

i) A site investigation report shall be submitted to and approved in writing by the Local Planning Authority. The investigation shall address the nature, degree and distribution of land contamination on site and shall include an identification and assessment of the risk to receptors focusing primarily on risks to human health and the wider environment; and

ii) The details of any proposed Remedial Works shall be submitted to and approved in writing by the Local Planning Authority. Such remedial works shall be incorporated into the development during the course of construction and completed prior to occupation of teh development; and

iii) A verification report shall be submitted to, and approved in writing by teh Local Planning Authority. The verification report shall validate taht all remedial works undertaken on site were completed in accordance with those agreed by teh Local Planning Authority.

13. The development shall be carried out in accordance with Plans numbered:

0736/101

0736/200

IP-01

TPP-01

0736/102B

0736/106

0736/105C

0736/104C

0736/103B

0736/102C (Amended Plan received 16th March 2009)
14. No development authorised by this permission shall take place unless and until the local planning authority has received and approved in writing a site operating statement in relation to provision of Considerate, Contractor, Accreditation, and no development or activities related or incidental thereto shall take place on the site in contravention of such site operating statement.
15. Should demolition 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 the survey then a method statement shall be submitted and approved by the Local Planning Authority and shall be prepared giving details of measures to be taken to avoid any possible disturbance to bats. The development shall be carried out in accordance with the details within the approved statement.
16. Habitable rooms with windows with direct line of view of Humber Street and James Corbett Road must be fitted with glazing systems with an Rw of at least 25dB, such glazing shall be retained thereafter.
Reasons:
1. Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990.
2. To safeguard the amenity of the area in accordance with policy DES 1 of the City of Salford Unitary Development Plan.
3. To protect trees which are the subject of a Tree Preservation Order in accordance with policy EN 10 of the City of Salford Unitary Development Plan.
4. To safeguard the amenity of the area in accordance with policy DES 1 of the City of Salford Unitary Development Plan.
5. In the interests of highway safety in accordance with policy A 8 of the City of Salford Unitary Development Plan.
6. To protect trees which are the subject of a Tree Preservation Order in accordance with policy EN 10 of the City of Salford Unitary Development Plan.
7. To safeguard the amenity of the area in accordance with policy DES 1 of the City of Salford Unitary Development Plan.
8. To ensure that satisfactory provision is made for the parking of vehicles in connection with each dwelling in accordance with policy A10 of the City of Salford Unitary Development Plan.
9. To safeguard the amenity of the area in accordance with policy DES 1 of the City of Salford Unitary Development Plan.
10. To ensure the development does not contribute to flooding either in the vicinity of the site or elsewhere in accordance with Policy EN19 of the Adopted Unitary Development Plan.
11. To ensure that the development is appropriately secured from crime in accordance with policy DES 11 of the City of Salford Unitary Development Plan.
12. In the interests of public safety in accordance with policy EN16 of the City of Salford Unitary Development Plan
13. For the avoidance of doubt
14. To safeguard the amenity of the neighbouring residents in accordance with policy DES 7 of the City of Salford Unitary Development Plan.
15. To ensure that legally protected species are not harmed nor is any existing habitat destroyed during construction in accordance with Policy EN10 of the Adopted Unitary Development Plan.
16. To safeguard the amenity of the future occupants of the development in accordance with policy DES 7 of the City of Salford Unitary Development Plan.

Note(s) for Applicant

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