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

Design and Crime

Policy DES10 of the Adopted Unitary Development Plan and the Supplementary Planning Document ‘Design and Crime’ requires that development is not permitted unless it is designed to discourage crime, anti-social behaviour, and the fear of crime and support personal and property security.

It is not considered that any element of the proposed redevelopment of the site would have an impact on crime within the area, or would because of a particular design feature of the proposal, lead to an increase of crime, or a reduction in personal or property security.
The removal of trees to the frontage of the site is likely to have a positive impact on the visibility of the dwelling from Roe Green. The property will have a private garden area to the rear which will be gated from the front of the property, and parking areas that will be surveilled by ground floor windows in the lounge area and also windows at first-floor level. The pedestrian entrances are both from Roe Green and will also both be visible in the streetscene

The proposal involves the redevelopment of a derelict property which has been become a target for vandalism. The proposed redevelopment will restore activity to this important corner of Roe Green. In view of the above it is considered that the proposed development would accord with policy DES10 of the City of Salford Unitary Development Plan.

Impact on Amenity

Policy DES7 requires all new developments to provide potential users with a satisfactory level of amenity. Development that would have an unacceptable impact on the amenity of the occupiers or users of other developments will not normally be permitted.

Overbearing - Overshadowing
The development has been considered in the context of its effect on the amenities of the occupants of no 28 which was why the application was refused previously.
The existing property is already located above the level of this dwelling by approximately 50cm, and there is a close boarded fence on this boundary which already restricts light to ground floor kitchen windows to no.28.
In addition, there is a lounge window to the front of no 28 which is currently shaded due the relationship of no.28 & no.32 (no.28 is positioned further back from the road than no.32), and because there are large trees to the front of the property, one of which (a large oak tree) is proposed to be removed in this application. Consent has already been given for the removal of this tree.
These windows are supplemented by additional windows to the front (to the lounge) and the side (serving a kitchen/diner area). In particular the additional window to the lounge faces Roe Green itself and the windows to the kitchen/diner area will face down the private garden area belonging to this property, which extends along the rear boundary of the development site. It is not considered that because of these additional rooms, that a significant loss of light would be experienced to the occupiers of this dwelling.
The situation at first floor level is similar with 2 windows provided to the bedroom (to the front of the dwelling) and a bathroom and landing windows. It is not considered that shading/shadowing to these dwellings would be significant due to their respective higher levels
Shading / Shadowing drawings have been submitted with the application, which show that due to the decrease in the height of the westernmost element of the building from two-storey to single storey, the shadowing of windows to the front elevation of number 28 is significantly reduced and would not be detrimental to the amenity of this occupier.
However, given the unusual relative positioning of the dwellings, and taking into account the removal of trees toward the front of the site, it is not considered that the impact of the bulk of the new dwelling, in terms of overbearing or overshadowing, would be significant in relation to no 28.
Privacy
None of the windows proposed at first floor level in the rear of the dwelling , which adjoins no. 28 and no. 34, serve habitable rooms, they are to bathroom areas. The ground floor-windows will be screened from no.28 by boundary fencing. Habitable rooms will outlook onto Roe Green.
Because of the careful positioning of these windows, it is not considered that adjoining properties would be significantly overlooked, or that any overlooking would not be above or beyond overlooking in the existing situation.
The property is separated from no.34 Roe Green, by the private garden area belonging to no.28. The dwelling is off- set in relation to this property, and at the nearest point, there is a distance of 12m between gable ends that do not have any habitable room windows to them.
The proposed dwelling will be overlooked in particular, the garden area to the rear from windows serving no. 28 Roe Green, but this will be no worse than in the existing situation and as which is due to the relative positioning of the site and adjacent dwellings.
Taking all these issues into account it is not considered that the proposal would need to a significant erosion of amenities of adjacent properties, particularly with regard to overshadowing/privacy effects, and would provide adequate amenity for proposed occupiers of the property including adequate areas of amenity space. It is therefore considered that the scheme would be in accordance with policy DES7 of the City of Salford Unitary Development Plan.

Highway Implications

Policy A8 states that development will not be permitted where it would have an unacceptable impact on highway safety.

Policy A10 requires development to make adequate provision for disabled drivers, cyclists and motorcyclists, in accordance with the Council’s maximum standards. It also states that the maximum car parking standards should not be exceeded.
The proposal has its access in a location similar to the existing access off Roe Green. It is considered that the proposal would not have any additional impact on highway safety.
The development will provide 2 off-street spaces, which is considered acceptable in this location. The property is not situated in a particularly accessible area with regard to nearby major bus or rail routes, and it is therefore envisaged that the dwelling will be accessed primarily by the private motor car, and that the redevelopment of the site provides adequate provision for this through the provision of two off-street spaces
It is therefore considered that the proposed dwelling would be in accordance with policies A8 and A10 of the City of Salford Unitary Development Plan.