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

Minimise the impact of flood events

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  Above measures to reduce surface water discharge of the development
  
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  The property is not located within a flood-risk area
  

Maximise the Use of Responsibly Sourced materials / Minimising Construction Waste

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  Cement, Slates and Concrete to be sourced from immediate area
  
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  All forms of construction to be considered subject to planning constraints and building regulation requirements
  
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  External walls, roof structure and windows all to achieve a BRE rating of A or above
  
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  Sustainable timber to be used for all areas of construction
  
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  All recyclable materials from demolition to be separated from waste and re-used
  
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  Brick Rubble recycled for use as hardcore during the building process, roof timbers may be re-used
  

Provision of Waste Recycling Facilities

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  Space for separate recycling bins provided internally and externally
  
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  Easy access to highway for placement of bins on collection days
  
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  Easy access from kitchen area to bins
  

Maximise provision of wildlife habitats

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  Replanting to include hedgerows which will provide for safe habitats
  
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  Native species proposed to encourage a diverse range of wildlife
  

Incorporate appropriate facilities for cyclist and pedestrians

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  Cycles can be securely parked within the courtyard area to the rear
  
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  Separate walkways provided to pedestrian accesses which avoid the need to walk through the parking area
  

Conclusion
It is considered that the scheme is acceptable in terms of a design response to what is an awkward site. The scheme makes the best use of the site both with regard to constraints which have informed the positioning of windows and amenity areas, and opportunities, in that the dwelling embraces to the Roe Green front.
It is not considered that the existing dwelling is of sufficient quality to warrant the retention of this property, and it is considered, whilst more modern in design, that the scheme proposed here will not detract from the character if the Conservation Area and will seek to enhance a dilapidated property, and provide a positive impact within the locality.
The proposal provides adequate amenity for both potential and adjacent occupiers, and subject to appropriate conditioning will have an attractive landscaping scheme provided which will mitigate the loss of trees on the site.
In view of the above, it is considered that that proposal is in accordance with all relevant policies of the City of Salford Unitary Development Plan, and there are no other material considerations to indicate otherwise.


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, the developer shall submit a Preliminary Risk Assessment report for the written approval of the Local Planning Authority to assess the potential risk of land contamination. This report must include a conceptual model and a site walk over and be approved in writing by the Local Planning Authority. Should a potential risk be identified then:

i. Submit a Site Investigation report for the written approval of 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. Proposed Remedial Works if required shall be submitted to, and approved in writing by the Local Planning Authority. Where applicable, the Remedial Works shall be incorporated by the developer during the course of construction, prior to occupation of the development and

iii. A Verification Report shall be submitted to, and approved in writing by, the Local Planning Authority. The Verification Report shall validate that all remedial works undertaken on site were completed in accordance with those agreed by the LPA.

3. Prior to the commencement of the development hereby approved, samples and details of the materials for all facing materials of the development including walling and roofing and details of all glazing, windows and doors shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be carried out using the approved materials and in accordance with the approved details and specifications, unless agreed otherwise in writing by the Local Planning Authority.
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 a scheme shall include planting of a minimum of 8 trees, and shall include full details of trees and shrubs to be planted, walls, fences, boundary and surface treatment and shall be carried out within 6 months of the commencement of development. Any trees or shrubs dying within five years of planting shall be with the same species within twelve months.
6. The finished floor level of the property shall be a minimum of 300mm above the level of the adjacent road unless otherwise approved in writing by the Local Planning Authority.
7. The development shall be carried out in accordance with section 5 (Recommendations) of the report submitted with the application entitled ‘Bat Survey of House and Trees at Briar Cottage, Roe Green’ undertaken by Martin Prescott on the 16th September 2008, unless otherwise approved in writing by the Local Planning Authority. In particular, the following measures shall be undertaken;

Demolition and removal of ivy, ridge tiles and slates to be by hand under the supervision of a licensed bat worker during April to October inclusive.

Work outside this period must first be agreed in writing by the Local Planning Authority.
8. Prior to the commencement of development full details of the sustainable design and construction of the building shall be submitted to and approved in writing by the Local Planning Authority. Such a scheme shall be fully implemented according to the approved scheme unless otherwise agreed in writing by teh Local Planning Authority.

1. Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990.

2. To safeguard the amenity and safety of the future occupants of the development in accordance with policy DES 7 and EN16 of the City of Salford Unitary Development Plan.
3. To safeguard the amenity of the area in accordance with policy DES 1 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. No development shall be started until full details of the location, design and construction of bin stores have been submitted to and approved in writing by the Local Planning Authority. Such approved bin stores shall thereafter be constructed and made available for use before the development is brought into use.
6. To ensure adequate protection from surface water runoff, pursuant to policy EN19 of the City of Salford Unitary Development Plan.
7. To ensure adequate protection from surface water runoff, pursuant to policy EN19 of the City of Salford Unitary Development Plan.
8. In the interests of the protection of any protected species on the site, in accordance with policy EN10 of the City of Salford Unitary Development Plan

APPLICATION No: 09/57486/HH
APPLICANT: A Moulton
LOCATION: 13 Chatsworth Road Eccles M30 9DZ
PROPOSAL: Erection of a first floor side extension; two storey side/rear extension; first and second floor rear extension; single storey rear extension; and new hipped roof over existing flat roof.
WARD: Eccles