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

Note(s) for Applicant

1. The applicant is advised that the requirements of all the conditions precedent must be satisfied prior to the commencement of the development. Failure to satisfy the conditions precedent renders all development unauthorised and unlawful and appropriate action may be taken by the Council.

2. If, during any works on site, contamination is suspected or found, or contamination is caused, the LPA 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 to an agreed process and within agreed timescales in agreement with the LPA.
3. The applicants attention is drawn to the advice of the Police Architectural Liaison Unit dated 2nd March 2009
4. Further to the requirements of condition 4 the applicants attention is drawn to the advice of the Councils Environmental Consultants which states; Notwithstanding the above, the assessment must incorporate noise measurements taken or prior to the erection of any new buildings on the site. Assessment of the noise shall be made in accordance with PPG24 Planning and Noise (September 1994) and BS4142:1997 (or subsequent revisions thereof). The assessment shall provide details of noise attenuation measures required to ensure that the following standards are attained with respect to residential accommodation on the site as stipulated in BS8233:1999 "Sound insulation and noise reduction for buildings - Code of practice":

a. internal noise levels of less than 30dB LAeq,(8hour) within bedrooms between 23.00 hours and 07.00 hours

b. internal noise level of less than 40dB LAeq,(16hour) within living areas between 07.00 and 23.00 hours

c. typical individual noise events not in excess of 45dB LAmax in bedrooms between 23.00 and 07.00 hours

d. external noise levels of less than 55dB LAeq,(16hour) in gardens, balconies and private communal gardens between 07.00 and 23.00 hours

The use of ventilation measures which obviate the need for future residents to open windows for cooling and rapid ventilation shall be identified and incorporated into the noise assessment report.

APPLICATION No: 09/57495/FUL
APPLICANT: Dr V Joshi
LOCATION: 32 Roe Green Worsley M28 2RF
PROPOSAL: Demolition of exisitng dwelling and erection of a new dwelling and construction of a vehicular access
WARD: Worsley

Description of Site and Surroundings

The application site is located on the north-east side of Roe Green, at the point where the road divides on the south-east side of its junction with Blandford Avenue.
The site is occupied by a detached dwelling which is situated within the Roe Green/Beesley Green Conservation Area and appears on the local list as a grade C. The dwelling is currently vacant and in a generally poor state of repair, having deteriorated over a number of years, and hence the property has a rather unkempt overgrown appearance at the present time.
The dwelling has been extended in the past with a rear dormer and lean to, and there is a garage to the north-east elevation which is accessed off Roe Green. There are a number of trees on the site, some of which are covered by a TPO including in particular Larch trees on the south east boundary of the site, adjacent to the existing access, and a large Oak tree in the south west corner of the site.
The area is characterised by a mixture of dwellings including cottages to the west, next door at 26 & 28 Roe Green, some terraced properties as well as a more modern detached property, no.34 Roe Green to the north-east.
Description of Proposal

The application is for the demolition of the existing dwelling and the erection of a new dwelling and construction of new/revised vehicular and pedestrian accesses to the south. The proposed dwelling would be roughly ‘L shaped’ and would be situated 2.3 metres from the north west boundary at ground and first floor level at its closest point and 2.2 metres at ground and first floor level from the north east boundary at its closest point.

The height of the proposed dwelling to eaves level is 5.1 metres with a maximum overall height of 7.5 metres.
The accommodation includes a large basement area with kitchen, lounge, hall and dining room areas at ground floor level, and 4 bedrooms including two en-suites and a separate bathroom at first-floor level. The construction will make use of different materials including render, areas of brickwork and a natural slate roof.
It is proposed to provide two off-street car parking spaces, bin storage and hard/soft landscaping which will include tree planting and hawthorn hedges to the road frontages.
The proposal has been amended from that originally submitted in July 2007.
The two-storey element which was situated on the westernmost elevation of the dwelling to the front (south) of 28 Roe Green, has been reduced to single storey only. In addition, a small single storey lean-to which was proposed on the north-east (rear) elevation has been removed.
Site History

02/43880/HH – Erection of two storey extension to front and side and conservatory to rear of dwelling – Refused.

02/45196/HH – Erection of single storey side and rear extension, two storey side and rear extension and side porch – Approved
03/47163/HH – Demolition of existing garage and erection of two storey rear extension, single storey side extension for a garage and new porch, together with 1.5 metre boundary fence – Approved. The applicant has confirmed that removal of asbestos on the site has begun however this would not constitute the start of the development as these works do not require planning permission. The application is therefore no longer extant.
Applications for demolition and erection of new dwellings
06/53041/FUL – Demolition of existing dwelling and erection of a new detached dwelling – Withdrawn.
06/53289/CON – Conservation Area Consent for the demolition of an existing dwelling – Refused (Insufficient Information)
06/53291/FUL – Demolition of existing dwelling and erection of a new dwelling and construction of a new vehicular access – Refused (Insufficient Information)
07/54079/CON – Conservation Area Consent for the demolition of an existing dwelling – Refused (Insufficient Information)

07/54135/FUL – Demolition of existing dwelling and erection of a new dwelling and construction of a new vehicular access – Refused (Insufficient Information)

07/55083/CON - Conservation Area Consent for the demolition of existing dwelling -Withdrawn
07/55013/FUL – Demolition of existing dwelling and erection of new dwelling and construction of new vehicular access. – Refused by Planning and Transportation Regulatory Panel 22.1.2009 for the following reasons:

1. 
   The proposed development would, by virtue of its excessive footprint, scale and massing, result in an overly dominant development in this location and would have an obtrusive impact that would be detrimental to the streetscene and harmful to the character and appearance of the Roe Green / Beesley Green Conservation Area. As such, the development would be contrary to policies DES1, CH3 and CH4 of the City of Salford Unitary Development Plan and the guidance contained within Planning Policy Guidance Note 15 (Planning and the Historic Environment).
   
2. 
   The proposed development would, by virtue of its scale and massing in close proximity to the boundary with No.28 Roe Green have an unacceptable overbearing impact on the occupiers of this property to the detriment of their amenity. As such, the development would be contrary to policy DES7 of the City of Salford Unitary Development Plan.
   

Applications for works to trees
06/53295/TPO – Fell one larch (T3) and one oak (T6) – Withdrawn

06/53296/TREECA – Withdrawn

07/55041/TREECA – Withdrawn

07/55040/TPO – Approved – Still extant

Publicity

A site notice (affecting the setting of a Conservation Area) was posted on the 18^th March 2009.

A press notice was published on the 31^st March 2009.

The earliest decision date is 21^st April 2009

Representations

Neighbours were notified of the proposals on the 10^th March 2008. One letter of objection has been received from a resident representing the ‘Friends of Roe Green’. An additional three letters were received from Neighbours. The following issues have been raised:

1. 
   The proposals constitute gross overdevelopment of the site
   
2. 
   The western extension overpowers the cottages which are low-lying and almost 300 years old
   
3. 
   The style of windows is inappropriate and they are in a highly predominant location in the Roe Green Conservation Area
   
4. 
   Filling the site with a large house in a Conservation Area is inappropriate
   
5. 
   The cottages attract visitors and should be valued and protected
   

Consultations

Greater Manchester Ecology Unit

No objections subject to a condition relating to ‘Reasonable Avoidance Measures’ in the form of removal of ivy by hand and under the supervision of a licensed bat worker to protect bats which may have a habitat on the site.

Urban Vision Environment

Have requested that a condition relating to contaminated land is attached.

Design and Heritage Team

Consider that reducing the western element to single storey overcomes the two reasons for refusal on the previous application.

Worsley Civic Trust and Amenity Society

No comments to date

Spatial Planning

No comments to date

The Development Plan

Site specific policies: None

Other Policies: DES1- Respecting Context

DES7- Amenity of Users and Neighbours

DES10 – Design and Crime

CH3 - Works Within Conservation Areas; CH4 - Demolition of Buildings Within Conservation Areas; CH8 - Local List of Buildings, Structures, and features of

Architectural, Archaeological or Historic Interest;

EN10 – Protection of Species

EN13 – Protected Trees

A10 - Provision of Car, Cycle and Motorcycle Parking in new Developments

Adopted Regional Spatial Strategy: DP4 – Making the Best use of Existing Resources and Infrastructure