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

Trees and Biodiversity

Trees

Adopted Policy EN13 states that development that would result in the unacceptable loss of, or damage to, protected trees will not be permitted. Where the loss of trees is considered acceptable, adequate replacement provision will be required.

As discussed in the site history, an application has been approved for the removal of six trees on the site which are protected by a TPO 259 (two larch trees), TPO33 (larch and two beech trees), and an oak tree which protected within TPO33 as an individual tree
On visiting the site, the Council’s Aboricultural officer commented that the Beech trees specified in the report submitted with the application had already been removed, and therefore did not place a constraint on the site.
In light of the redevelopment of the site, the officer has recommended that although the retention of the large Oak tree to the western corner of the site had been considered that, in view of its relationship to the existing dwelling, that the removal of the tree must be have priority, and that retention of this specimen may not allow redevelopment of the site.
The officer did not consider that the larch trees were worthy or retention and has recommended that replanting of a total of 8 trees be conditioned as part of a landscaping scheme.
It is considered that suitable replacement planting can be secured by condition and will assist in retaining and greening the leafy landscaped character of the site and boundaries.
It is recommended that these conditions be added to any decision made.
In view of the above, it is considered that the proposed development is in accordance with Policy EN13 of the UDP and the Trees and Development Supplementary Planning Guidance.

Biodiversity

Policy EN 10 Protection of Species states that development that would be likely to have an adverse impact on legally protected species will only be permitted where mitigation measures are put in place to maintain the population level of the species at a favourable conservation status within its natural range.

A Bat Report has been submitted with the application which concludes that there was no evidence of roosting bats at the time but that the structure has good potential for occasional roosting by a small number of bats
Conditions have been recommended including, demolition and supervised removal of ivy, ridge tiles and slates by hand under the supervision of a licensed bat worker (April – October) and that work outside this period should be agreed with a consultant bat ecologist.
Greater Manchester Ecological Unit have recommended that a suitably worded condition be used to implement the recommendations of the bat report (the Reasonable Avoidance Measures listed above). They have also recommended that the Oak and Beech trees are retained, this is discussed in the Trees section above.
A condition will be attached to any decision made to this effect.
In view of the above, it is considered that ecological issues have been adequately addressed at this site, and that the development, pending a bat survey, would be in accordance with policy EN 10 of the City of Salford Unitary Development Plan.

Waste Management, Sustainable Design and Construction

The applicant has shown a bin storage area for the dwelling proposed on the submitted plans. A condition will be added to the decision to require details of bins stores to be submitted and implemented.
It is considered that sufficient provision for refuse collection, recycling and storage is achievable on the site.
The applicant has submitted a sustainability checklist with the application, and has provided a written justification which amongst others sets the following measures to be taken on the site;

Minimise Energy Consumption

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  The Key Habitable Rooms are south facing with windows provided on all sides to encourage cross ventilation
  
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  High thermal mass of the structure provides good level of insulation
  
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  Energy efficient appliances and heaters to be specified
  

Maximise the provision of on-site renewable energy

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  The use of a ground-source heat pump is intended (if feasible)
  
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  Provision of solar-powered ventilation
  

Private Spaces that offer shade and protection from weather

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  Rear Courtyard will provide shade and shelter
  
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  Presence of water within the garden will provide a cooling feature
  
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  Substantial planting, including trees and hedging will provide shade and shelter
  

Mimimise impacts of ambient Air and Noise pollution

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  Private courtyard area set away from public highway
  
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  The dwelling is set away from the highway boundaries and will be screened by hedging/ planting
  

Minimise Water Consumption

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  It is anticipated that the development will incorporate water saving devices such as low flush w.c.s in accordance with current building regulations. In addition, the property will make use of water efficient appliances
  

These measures will contribute to minimising water consumption by the occupiers.

It is proposed to use water butts for the rear facing downpipes, the water from which will be used for garden irrigation.

Minimise the Speed and Quantity of Surface Water Run Off

• Lawned areas proposed to the front, and it is proposed to use permeable block paviours to all hard surfaces

• Soakaway is intended to be used subject to ground conditions