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APPLICATION No: 17/70889/REMAPPLICANT: Broadsand HomesLOCATION: Land at Hazelhall Close, off Hazelhurst Road, WorsleyPROPOSAL: Reserved matters for scale, layout, appearance and landscaping

in accordance with Planning Permission 14/64898/OUTWARD: Worsley

Description of site and surrounding area

The subject site is located behind a row of dwellings fronting the north-western side of Hazelhurst Road. This includes a row of four two-storey terraces and semi-detached dwellings. A gated lane extends across the rear property boundaries of these dwellings. This lane provides access to a small rectangular play space used informally by the residents of Hazelhurst Road properties.

The subject site is irregular in shape and extends beyond the play space to the north-east and north-west. The site may be accessed via Hazelhall Close. This unmade road extends off Hazelhurst Road and terminates where it intersects with the site.

The site slopes appreciably upward from the rear of Hazelhurst Road properties to farm land to the north-west. At its highest point, the level of the site is 2.5 metres above that of the rear gardens of Hazelhurst Road properties.

To the west of the site, across Hazelhall Close, is a two-storey dwelling (1 Hazelhall Close). This dwelling is in part open to the subject site and the proposed new access road into the site would extend beyond this dwelling.

To the east of the site is a two-storey brick building used as a children’s nursery. This building may be accessed off Hazelfields a short distance to the north-east. A row of established vegetation extends along the south-western property boundary of the nursery. This vegetation divides the nursery from the subject site.

Description of Proposal

The following description of the proposed development is that as shown on the amended plans submitted on 16 February 2018. These plans supersede all previous versions of the application plans.

This application follows the granting of Planning Permission 14/64898/OUT and seeks approval for the matters reserved by that permission. This includes the scale, layout and appearance of dwellings and the landscaping of the site.

Importantly, Condition 3 of 14/64898/OUT states that the design philosophy (or site layout) shown on the ‘Development Principles’ plan forming part of that permission shall be used to inform future reserved matters applications. In addition to this, Condition 15 states that any development on site must accord with the site boundary and access plans referred to in that condition.

The plans submitted in support of the application generally comply with the ‘Development Principles’ plan. This includes with reference to the alignment of the entry road (Hazelhall Close), the general positioning of the roadway through the site and with reference to those parts of the site upon which buildings may be constructed.

Figure 1: Development Principles plan

Figure 2: Proposed site plan

The proposed roadway leading into the site off Hazelhall Close would provide direct access to the dwellings. These dwellings would generally be arranged around the perimeter of the site in pairs and one group of three.

Each dwelling would be three storeys, feature a gable end roof and be finished in facing brickwork. Elements of this brickwork would feature projecting staggered headers to create added visual interest.

Private open spaces would be provided at the rear of each dwelling and may be accessed either internally from ground floor open plan habitable rooms or externally via side passage ways.

22 car parking spaces would be provided on site. Two parking spaces would be allocated to each dwelling and the remaining four spaces to visitors.

The landscaping plan submitted with the application shows that the north-west/south-east branch of the roadway would be finished in block paving. The remainder of the roadway would be finished in tarmacadam to match the proposed finish of Hazelhall Close.

In addition to this, the application also seeks permission to discharge the requirements of Conditions 5 (Crime Prevention Plan), 10 (Ecological Management Plan), 11 (ecological assessments) and 14 (replacement planting) of 14/654898/OUT.

Publicity

Site notice: Not requiredReason: Principle of development previously established by Planning Permission 14/64898/OUT (refer overleaf)

Press Advert: Not requiredReason: Principle of development previously established by Planning Permission 14/64898/OUT.

Neighbour Notification

Notice of the original application plans was sent to 30 surrounding properties on 7 November 2017.

Representations

Eleven representations were received in response to the original application plans. The concerns of objectors were:

The proposal represents an overdevelopment of the site. The proposed number of dwelling should be reduced;

The scale of the development. Planning Permission 14/64898/OUT allows for two-storey dwellings only, not three-storey dwellings as now proposed;

The dwellings would be located on higher ground to that of neighbouring dwellings and as such would visually dominate the area. The dwellings on Plots 8 and 9 are of particular concern in this regard;

The proposed development does not complement the built form character of the immediate surrounding area;

The traffic generated by the development and the resultant congestion along surrounding streets; The development would further erode the amount of green space in this area; The impact of the development upon the general amenity of neighbouring residents including by way of

overlooking/loss of privacy from the dwellings on Plots 8 and 9. These dwellings should be re-oriented; Overshadowing; The impact of the development upon local flood conditions; Loss of wildlife to accommodate the development; Local services are not capable of supporting additional dwellings; Given the number of dwellings now proposed there will be a large number of bins left out for collection.

Where will these bins be left? This would not be suitable along Hazelhall Close as it would inhibit vehicular access along this road; and

Where will site operatives park their vehicles during the construction phase?

Following receipt of these objections and subsequent discussions with Officers, the applicant submitted amended plans. These plans showed the remodelling of Hazehall Close so that it was of an adoptable standard and the internal reconfiguration of the dwellings on Plots 8 and 9.

Notice of these amended plans was sent to 36 surrounding properties and other interested parties on 5 February 2018.

The residents of seven separate properties submitted representations in response to these plans. The concerns of objectors were:

The development remains inconsistent with that envisaged by 14/64898/OUT with regard to the layout of the site and building scales/heights and footprints;

The impact of the development upon the character of the surrounding area; The impact of the development upon the privacy of neighbouring residents; The development would be overbearing when viewed from adjacent properties; The development would establish an unwelcome precedent for future such proposals in this area; The impact of the development upon local flood conditions.

Following subsequent discussions with Officers, the applicant submitted further amended plans. It is these plans upon which this assessment is based.

The plans showed further alterations to Hazelhall Close, including the deletion of the footway adjacent to Plot 1 and the provision of fencing adjacent to 1 Hazelhall Close.

Importantly, an application to construct garages on land between the proposed dwellings and the rear of Hazelhurst Road properties was withdrawn prior to the submission of these amended plans. As such, reference to these garages was deleted from the amended plans.

Notice of the plans was sent to 41 surrounding properties and other interested parties on 19 February 2018.

One objection was received in response to these plans. The objector stated that the plans do not show an existing addition at the rear of 92 Hazelhurst Road. As a result the dwelling on Plot 9 would be built within 17.6 metres of the rear building line of 92 Hazelhurst Road and this contravenes the 21 metres preferred by policy. This reduced separation distance will impact upon the general amenity of the residents of 92 Hazelhurst Road;

Relevant Site History

14/64898/OUT - Outline planning permission for up to nine dwellings with all matters reserved except for access - Approved 12 November 2014.

Consultations

The original application plans were referred to the following consultees for comment -

Arboricultural Consultant - No objection subject to conditions. Tree Nos. 4, 5 and 9 are to be removed and this is acceptable on the basis that these are all poor quality. The removal of these trees is considered to be good arboriculutral practice. Tree Nos. 7, 8 and 10 are also to be removed together with Group No. 11. Tree No. 8 and Group No. 11 are all Category C trees and these should not constrain development. Tree Nos. 7 and 10 are Category B trees. Whilst the loss of these trees is regrettable, this can be mitigated by replacement planting at a ratio of 1:1. Protective fencing is required around all trees to be retained. Whilst excavation is required within the root protection area of Tree No. 1, the proposed method for this as detailed in the Arboriculutral Impact Assessment is considered to be acceptable.

Design for Security - The site should not comprise any ambiguous space. To this end, the boundaries of the development should be clearly marked and frontages should feature low walls/fences up to a height of one metre only, if at all. All side gates should be lockable and the same height as adjacent fencing. Gable ends should not be blank where these adjoin publically accessible areas. Garages or in-curtilage parking should be provided. Ideally these would be provided at the front of properties to allow for passive surveillance.

Health and Safety Executive - No objection on safety grounds

Greater Manchester Ecology Unit (GMEU) - No objection subject to the development being carried out in accordance with the ecological assessments submitted with the application.

The acceptance of these assessments also satisfies the requirements of Condition 10 of 14/64898/OUT. This condition required the submission of ecological management plans.

United Utilities - A public sewer crosses the site and the permission of United Utilities may not be granted to build over this. A six metre wide access strip is required around the sewer (three metres either side). As such, the asset will either need to be diverted or the site layout modified.

Urban Vision Environment (Air and Noise) - A close boarded fence should be constructed along the boundary shared with the adjacent children’s nursery. This fence should stand to a minimum height of 2.1 metres and have a density of seven kilograms per square metre.

Urban Vision (Drainage Engineer) - No objection subject to the inclusion of Condition 9 of 14/64898/OUT on any permission issued. This condition requires the submission of details of the surface water drainage scheme for the site. This was required on the basis of known local flooding issues.

Urban Vision (Highways) = No objection subject to a condition being included on any permission issued requiring the submission of a Construction Management Plan. The number of car parking spaces provided on site is sufficient. Highways works and remedial measures will be required in the vicinity of the site. This includes the reinstatement of footways. Importantly, the proposed roadway extending through the site is not of an adoptable standard and as such its maintenance will remain the responsibility of the property owner(s).

Urban Vision Environment (Land Contamination) - No objection. Based on previous assessments carried out in relation to 14/64898/OUT, the site poses only a low risk to human health.

Importantly, Condition 7 of 14/64898/OUT remains in force. This condition requires the submission of a Preliminary Risk Assessment (PRA) examining the potential for contaminates to be present on site. Should any such contaminants be identified, a Site Investigation report detailing the nature, degree and distribution of contaminated materials must then be submitted. This report should also detail any necessary remediation measures.

Given the nature of the amended plans upon which this assessment is based, it was considered that only the Highways Officer need be reconsulted.

In response to the amended plans, the Highways Officer confirmed that the revised layout of Hazelhall Close was of an adoptable standard.

Planning Policy

Development Plan Policy

Unitary Development Plan DES1 - Respecting ContextThis policy states that development will be required to respond to its physical context and respect the positive character of the local area in which it is situated and contribute towards a local identity and distinctiveness.

Unitary Development Plan DES2 - Circulation and MovementThis policy states that the design and layout of new development will be required to be fully accessible to all people, maximise the movement of pedestrians and cyclists through and around the site safely, be well related to public transport and local amenities and minimise potential conflicts between pedestrians, cyclists and other road users.

Unitary Development Plan DES7 - Amenity of Users and NeighboursThis policy states that all new development, alterations and extensions to existing buildings will be required to provide potential users with a satisfactory level of amenity in terms of space, sunlight, daylight, privacy, aspect and layout. Development will not be permitted where it would have an unacceptable impact on the amenity of occupiers or users of other development.

Unitary Development Plan DES9 - LandscapingThis policy states that hard and soft landscaping should be provided where appropriate that is of a high quality and would enhance the design of the development, not detract from the safety and security of the area and would enhance the attractiveness and character of the built environment.

Unitary Development Plan DES10 - Design and CrimeThis policy states that developments must be designed to discourage crime, antisocial behaviour, and the fear of crime. Development should i) be clearly delineated ii) allow natural surveillance iii) avoid places of concealment iv) encourage activity within public areas.

Unitary Development Plan A2 - Cyclists, Pedestrians and the DisabledThis policy states that development proposals, road improvement schemes and traffic management measures will be required to make adequate provision for safe and convenient access by the disabled, other people with limited or impaired mobility, pedestrians and cyclists.

Unitary Development Plan A10 - Provision of Car, Cycle and Motorcycle Parking in New DevelopmentsThis policy states that there should be adequate provision for disabled drivers, cyclists and motorcyclists, in accordance with the Council’s minimum standards; maximum car parking standards should not be exceeded; and parking facilities should be provided consistent with the provision and maintenance of adequate standards of safety and security.

Unitary Development Plan EN12 - Important Landscape FeaturesThis policy states that development that would have a detrimental impact on, or result in the loss of, any important landscape feature will not be permitted unless the applicant can clearly demonstrate that the importance of the development plainly outweighs the nature conservation and amenity value of the landscape

feature and the design and layout of the development cannot reasonably make provision for the retention of the landscape feature. If the removal of an important existing landscape feature is permitted as part of a development, a replacement of at least equivalent size and quality, or other appropriate compensation, will be required either within the site, or elsewhere within the area.

Unitary Development Plan EN19 - Flood Risk and Surface WaterThis policy states that any application for development that it is considered likely to be at risk of flooding or increase the risk of flooding elsewhere will need to be accompanied by a formal flood risk assessment. It should identify mitigation or other measures to be incorporated into the development or undertaking on other land, which are designed to reduce that risk of flooding to an acceptable level.

Other Material Planning Considerations

National Planning Policy

National Planning Policy Framework (NPPF)National Planning Policy Guidance (NPPG)

Local Planning Policy

Supplementary Planning Document - DesignThis document reflects the need to design in a way that allows the city to support its population socially and economically, working with and inviting those affected into an inclusive decision making process. Equally, development must contribute to the creation of an environmentally sustainable city supporting the natural environment minimising the effects of, and being more adaptable to, the potential impact of climate change.

Supplementary Planning Document - Design and CrimeThe design and crime supplementary planning document is used to help assess and determine planning applications and is intended to guide architects, developers, landscape architects and urban designers in designing out crime.

Supplementary Planning Document - Sustainable Design and ConstructionThis policy document expands on policies in Salford’s Unitary Development Plan to provide additional guidance for planners and developers on the integration of sustainable design and construction measures in new and existing developments.

Supplementary Planning Document - Trees and DevelopmentThe policy document has been prepared to give information to all those involved in the development process about the standard that the Local Planning Authority requires for new development proposals with specific reference to the retention and protection of trees.

Planning Guidance - Flood Risk and DevelopmentThe overarching aim of the planning guidance is to ensure that new development in areas at risk of flooding in the city, is adequately protected from flooding and that the risks of flooding are not increased elsewhere as a result of new development.

Appraisal

Following the publication of the National Planning Policy Framework (NPPF) it is now necessary to consider the weight which can be given to the policies of the Council's adopted Unitary Development Plan (refer Paragraph 215 of the NPPF, dated 27 March 2012). It is considered that those policies of the UDP relevant to this application can be afforded due weight for the purposes of decision-making on the basis that the criteria of each is consistent with the policies of the NPPF.

The principle of the development

Planning Permission 14/64898/OUT establishes the principle of constructing up to nine dwellings on site. This permission also allows for access. Importantly, Condition 3 of 14/64898/OUT states that the permitted dwellings shall be constructed in accordance with the ‘Development Principles’ plan forming part of that permission.

The proposed development generally accords with this plan. This includes as it relates to the alignment of the site access road (Hazelhall Close), the general positioning of the roadway through the site and with reference to those parts of the site upon which dwellings could be constructed. Importantly, whilst the site layout plan forming part of this reserved matters application does not precisely match the ‘Development Principles’ plan, it is noted that this plan is indicative only and its purpose is to demonstrate how the site could be developed, not how it must be developed.

The indicative nature of the outline permission is highlighted in the Officer’s report into that permission. The report states:

Members should be aware that …indicative layouts are not fixed at this stage and the final scheme to be delivered could be for any number of dwellings up to the maximum number proposed. The plans merely seek to assist the decision maker in understanding how the site could accommodate the level of housing proposed.

…No firm conclusions can be reached at this outline stage regarding the mix, size and density of units to be provided on site as this will be considered through a future reserved matters application…

Scale

The Officer’s report into 14/64898/OUT notes that the proposed dwellings would be two-storeys and a maximum height of 10 metres. The report also notes that terraces would have a maximum width of 30 metres and depth of 12 metres and larger detached units a width and depth of 12 metres.

The application plans show four building forms. This includes three pairs of dwellings and one group of three terraces.

On the basis that the forms now proposed differ from those contemplated at outline stage, direct comparisons with regard to building widths and depths are difficult, save to say that the widths and depths of individual forms are less than that original envisaged. To this end, Plots 1 - 3 would be 19.23 metres wide (where a maximum building width of 30 metres was originally contemplated) and a maximum depth of 10.23 metres (where a maximum depth of 12 metres was originally envisaged). Plots 4 - 5, 6 - 7 and 8 - 9 would each be 12.37 metres wide and 10.8 metres deep and this again is, in net terms, less than originally contemplated.

Building heights can be directly compared and this confirms that the overall heights now proposed are less than that originally envisaged. Plots 1 - 3 would stand to a height of 9.88 metres and Plots 4 - 9 to a height of 9.82 metres where maximum heights of 10 metres were originally contemplated.

Though the Officer’s report into 14/64898/OUT makes reference to the proposed buildings being two-storeys only and three storeys forms are now proposed, again, the overall heights originally envisaged in metres will not be exceeded.

It is considered that the overall height in metres is most important in a scale sense. How buildings are arranged within this height becomes largely irrelevant given it is the effects of the form of the buildings which are to be considered and not their number of storeys.

Importantly, it is considered that the height of the buildings generally complements the character of the surrounding area. Whilst many surrounding buildings are two-storeys only, these storeys are generously proportioned as is typical of older buildings. Again, it is considered that in an overall height sense, the proposed dwellings are suitable in context. This includes with reference to the slope of the land. Whilst the difference in levels between the site and neighbouring properties is significant (2.5 metres at one point), the effects of this are mitigated by the separation distances which would exist between the existing and proposed dwellings.

Whereas the Development Principles plan shows that the access road would extend along the north-western boundary of the site and all housing would be located to the south or east of this, the alignment of this road has now altered and it would now extend through the centre of the site. As a result, Plots 1 - 3 are now located on the northern side of the road and this increases the separation distance which would exist between these plots and existing neighbouring dwellings. This, in turn, would assist in reducing the perceived scale of the dwellings on Plots 1 - 3.

Plots 4 - 5 and 6 - 7 are sited generally in accordance with the Development Principles plan and side on to adjacent properties fronting Hazelhurst Road. As previously noted, it was originally contemplated that dwellings could be up to 12 metres deep. Plots 4 - 5 and 6 - 7 are 10.8 metres deep only and this again represents a net reduction in building scale as viewed from Hazlehurst Road properties.

Plots 8 - 9 are the most prominent given they are sited closest to Hazelhurst Road properties. The dwellings on these plots are however setback a minimum of 26 metres from the directly facing rear wall on 90 Hazelhurst Road. Again, notwithstanding the slope of the site, it is considered that the scale of the proposed dwellings on Plots 8 - 9 is acceptable. The overall height of these dwellings is marginally less than that previously contemplated and at a width of 12.37 metres only, it is considered that the form of Plots 8 - 9 would not be excessive.

Importantly, all other dwellings are setback further from the rears of Hazelhurst Road properties (an approximate minimum of 36 metres from the side elevation of the dwelling on Plot 7 to the rear wall of 90 Hazelhurst Road). It is considered that such separation distances would reduce the perceived scale of the proposed dwellings. Whilst secondary to this consideration, it is also noted that plantings would be provided throughout the site to soften the appearance of the development and, in part, screen it from view. This point is discussed in further detail below and overleaf.

Whilst Plots 4 - 5 and 6 - 7 would be constructed nearer to the adjacent children’s nursery to the north-east, on the basis that this is not a residential use and therefore not subject to the same around-the-clock amenity standards, it is considered that the proposed separation distance which would exist between the buildings is sufficient (approximately 17.5 metres). Importantly, a hedgerow and individual trees would be planted along the common boundary shared between the two properties and this would assist in screening the development.

Insofar as on site amenity is concerned, it is considered that the layout of the dwellings and the proportions of individual habitable rooms is acceptable. This includes with reference to the fact that future residents would benefit from access to private open spaces direct from living spaces.

The provision of living spaces at first floor level also allows for more distant views and this, in turn, will add to resident’s sense of spaciousness and openness. As this relates to the Dwellings on Plots 1 - 3, this includes views over the adjacent farmland to the north. A previous version of the amended plans show that the first floor living spaces of the dwellings on Plots 8 and 9 would now be oriented towards this farmland rather than towards the private open spaces of Hazelhurst Road properties.

The internal amenity of the dwellings will be further aided by the provision of over-sized windows. These windows will allow for added outlook and also an added degree of natural lighting.

On balance, it is considered that the proposed development would not unreasonably impact upon the amenity of existing surrounding residents and would provide future residents with an adequate level of internal amenity, in accordance with the provisions of Retained Policy DES7 of the Salford UDP. Layout

The Development Principles plan shows those parts of the site upon which new buildings could be constructed. As previously noted, the application plans are generally consistent with this Development Principles plan. This excludes the realignment of the new roadway extending through the site. This realignment has however resulted in Plots 1 - 3 now being located farther from neighbouring dwellings and this reduces potential amenity impacts.

Again, objectors have raised concerns regarding the positioning of the dwellings on Plots 8 - 9. As previously noted, the separation distance between the dwellings on these plots and the rear facing wall of 90 Hazelhurst Road is approximately 26 metres and this exceeds accepted standards with regard to the preservation of outlook (21 metres). This also significantly exceeds the separation distance which exists between 100 Hazelhurst Road and 1 Hazelhall Close a short distance to the south-west (approximately 13.8 metres).

Importantly, the rear windows of the dwellings on Plots 8 and 9 would also be setback in excess of five metres from the rear boundaries of adjacent dwellings and this again exceeds accepted standards. These windows would be setback a minimum of 6.2 metres from the rear boundaries of the subject plots and on average 10.9 metres from the rear boundaries of adjacent Hazelhurst Road properties. This again exceeds accepted standards (10.5 metres).

Whilst the rear facing windows of the dwelling on Plot 9 would be set back approximately 17.5 metres only from a window at the rear of 92 Hazelhurst Road, it is noted that these windows do not directly face one another. On this basis, Officers have formed a view that the reduced separation distance would not impact upon the general amenity of the residents of 92 Hazelhurst Road by way of overlooking or loss of outlook. To this end, Officers consider that the proposed dwelling on Plot 9 would not present as a dominant element when viewed from the rear window of 92 Hazelhurst Road given it is not directly aligned with this window.

Given however the slope of the land, and to safeguard the general amenity of the residents of adjacent Hazelhurst Road properties, it is recommended that the permitted development rights of Plots 8 and 9 be removed. This will enable the future assessment of any proposal to extend the dwellings on these plots. This is considered necessary given the potential combined effects of the slope of the land and future additions.

Objectors have also raised concerns with regard to bin storage and collection. Objectors have stated that bins should not be left out on Hazelhall Close as this would inhibit vehicle movements along this street.

In response to this concern, the applicant submitted a tracking diagram which shows that a 10.22 metre refuse vehicle can enter the site, turn and exit in a forwards gear. This confirms that rubbish collection can be carried out on site and without inhibiting vehicle movements along Hazelhall Close.

Notwithstanding this, to ensure that bins are not left on Hazelhall Close for collection, it is recommended that a condition to this effect be included on any permission issued.

Importantly, the application plans also show the provision of a 2.1 metre high close boarded acoustic fence along the boundary shared with the adjacent children’s nursery. This fence was recommended by the Consultant Air and Noise Officer during pre-application discussions as a means of limiting the transfer of noise from the nursery into the site. Recommended conditions require the development to be constructed in accordance with the fencing plan submitted in support of the application. This includes this acoustic fence.

It is considered that the basic layout of the site is acceptable. This layout responds appropriately to the Development Principles plan. In doing so, the layout shows the appropriate siting of buildings together with the required access ways, parking facilities and private open spaces.

Design and crime

Retained Policy DES10 of the Salford UDP states that development will not be permitted unless it is designed to discourage crime, anti-social behaviour and the fear of crime and support personal and property security.

The Crime Impact Statement submitted with the application is supported by Design for Security. This is subject to the implementation of a number of measures, including:

No access into the adjacent farm land from the site (the fencing plan shows that a 1.8 metre high fence and gates would be constructed along the north-west property boundary to prevent access);

The provision of a suitable boundary treatment between Hazelhall Close and Plot 1 (the fencing plan shows that a 1.8 metre high fence would be constructed here); and

The provision of secure rear boundary fences (the fencing plan shows that 1.8 and 2.1 metre high fences would be constructed along rear boundaries).

These matters, together with the implementation of the technical specifications listed in the Crime Impact Statement (refer Section 4) would ensure a development which discourages crime, anti-social behaviour and reduces the fear of crime in accordance with Retained Policy DES10 of the Salford UDP.

Appearance

Hazelhurst Road comprises a mix of dwelling types, including detached and semi-detached dwellings as well as terraces. For the most part dwellings are finished in brick and feature either gable end or hipped roofs.

The proposed dwellings would be constructed behind Hazelhurst Road and only the proposed dwellings on Plots 1 and 2 may be visible from this road. Views of these dwellings would however be distant and largely restricted by existing surrounding structures.

Whilst the dwellings would be visible from the rears of adjacent properties fronting Hazelhurst Road and also from 1 Hazelhall Close, given the development would largely be concealed from view from Hazelhurst Road itself, it is considered that impacts upon the broader built form character of the area would be limited. This, in turn, allows for a degree of flexibility with regard to design detailing.

On this basis, it is considered that the more contemporary design detailing of the proposed dwellings is acceptable. This includes projecting and recessed building elements, projecting staggered brick headers and projecting stone window surrounds. These more contemporary elements are complemented by the use of more traditional materials including brick and slate effect roof tiles.

Notwithstanding this, the application plans do not clearly show which elements of the dwellings would feature the projecting staggered brick headers and as such it is recommended that a condition requiring such details be included on any permission issued.

The landscape plan submitted with the application shows that a hedgerow would be planted around the eastern property boundary and new trees planted generally around the perimeter of the site. These new plantings would complement retained vegetation (most notably Tree Nos. 3 and 6). Importantly, the number of trees proposed to be planted exceeds that required by Condition 14 of 14/64898/OUT (refer discussion overleaf).

It is considered that the proposed plantings will assist in softening the appearance of the development as viewed from the rears of adjacent dwellings fronting Hazelhurst Road. This interface, together with that of 1 Hazelhall Close, are the most sensitive and as such must be treated accordingly.

Notwithstanding the number of trees proposed to be planted on site exceeds that required by 14/64898/OUT, it is considered that further plantings are required at the rears of Plots 8 - 9 to further soften the dwellings on these plots when viewed from Hazelhurst Road properties. These additional trees would ensure a more comprehensive landscape cover across the site.

With regard to 1 Hazelhall Close, it is considered that the separation distance between this dwelling and the proposed dwellings afforded by the proposed extension to Hazelhall Close would ensure a comfortable relationship between dwellings.

Importantly, those parts of the site which are generally visible from Hazelhurst Road (being Hazelhall Close and the western extremity of the new internal roadway leading into the site) would be finished to match the existing surrounding road network. This includes the use of tarmacadam and provision of footways. This road would be finished to an adoptable standard to ensure a seamless transition into the site from Hazelhurst Road.

As previously noted, Hazelhall Close is currently unmade and it is considered that its formalisation by way of its finishing to an adoptable standard will assist in improving the visual amenity of the immediate surrounding area.

It is considered that the appearance of the proposed dwellings and the improved presentation of Hazelhall Close appropriately respects the built form character of the surrounding area in accordance with the provisions of Retained Policy DES1 of the Salford UDP.

Highways matters

Paragraph 32 of the NPPF states that applications for planning permission should only be refused on highways grounds where the residual impacts of a development are considered to be severe.

Though objectors have raised concerns regarding the potential impacts the vehicles generated by the development may have upon the function of the surrounding road network, it is considered that the anticipated number of vehicles generated from the site would not alone cause severe impacts. Importantly, the Council’s Highways Officer has raised no objection to the application in this regard.

Each dwelling would be allocated two car parking spaces and four visitor parking spaces would be provided on site. Whilst this number of spaces would indeed generate additional movements along surrounding streets, it is considered that the effects of this alone would not be significant and certainly not to the extent required to cause severe impacts.

Whilst there is no statutory requirement to provide bicycle parking spaces, given the relatively sustainable location of the site and in the interests of encouraging the use of more sustainable transport modes, it is recommended that a condition be included on any permission issued requiring the provision of one secure bicycle parking space on site per dwelling. This may, in turn, assist in relieving any pressures upon the surrounding road network as a result of the development.

Importantly, the new adoptable Hazelhall Close would align with the access plan forming part of 14/64898/OUT.

Landscaping

Those trees proposed to be removed to accommodate the development are shown below.

The Consultant Arborist accepts the loss of these trees subject to the provision of replacement planting. Importantly, aside from Tree Nos. 7 and 10 all trees to be removed are either poor quality or Category C trees. These trees should not constrain development.

Whilst Tree Nos. 7 and 10 are Category B trees, their loss is necessary to accommodate the development. Again, the principle of the development, including those parts of the site upon which new buildings can be constructed, has previously been accepted and this, in turn, necessitates the loss of certain trees.

Importantly, Condition 14 of 14/64898/OUT requires replacement planting at a ratio of 2:1. This will result in a net increase in trees and in the context of the site and immediately surrounding area, including adjacent designated Green Belt land, it is considered that the provision of added vegetation here is necessary and appropriate.

The Ecological Management Plan submitted with the application includes a replacement planting plan. This includes the provision of 25 new trees, a hedgerow and a row of shrubs. This exceeds the requirements of Condition 14 and effectively allows for the discharge of this condition. This is discussed in greater detail overleaf in the context of the ecological condition of the site.

Drainage

In response to 14/64898/OUT, the Consultant Drainage Engineer noted that there is a risk of ground water flooding in this area. The Drainage Engineer has reiterated this in response to this reserved matters application however raised no objection. This is subject to the inclusion of a condition on any permission issued requiring the submission of details of a surface water drainage scheme. This scheme must be designed with regard to site conditions and detail the means of disposal. This condition was also included on 14/64898/OUT.

Land contamination

Site assessments submitted in support of 14/64898/OUT confirm that the condition of the site poses only a low risk to human health. The Consultant Land Contamination Officer is of the view that this remains the case.

Notwithstanding this, a condition was included on 14/64898/OUT requiring the submission of a Preliminary Risk Assessment to further categorise potential risks. This condition states that should any risks be identified, further site investigations are required and, if necessary, remedial measures provided.

To reiterate the need to carry out these further assessments, it is recommended that the relevant condition of 14/64898/OUT be added to any permission issued.

Ecology

The Conservation of Habitats and Species Regulations 2010 (Amended 2012) prohibits certain activities affecting European Protected Species (EPS). This includes damage to, or the destruction of, a breeding site or a resting place.

GMEU has raised no objection to the application subject to the development being carried out in accordance with the provisions of the Ecological Management Plan submitted in support of the application. The stated objectives of this Plan (refer Section 2.2) are:

To provide new nesting opportunities for birds; To provide new roosting opportunities for bats; To improve habitat for invertebrates; To improve habitat for birds and bats; and To maintain habitat connectivity across the site where possible.

A number of measures are proposed to achieve these objectives. These are:

The installation of bird and bat boxes on dwellings (refer Appendix 2 of the Plan); The planting of new trees, shrubs and hedgerows; and The provision of permeable fencing. This fencing will feature small holes (13cm x 13cm) large enough

for hedgehogs and the like to enter/exit the site but too small for domestic animals.

The proposed replacement trees, shrubs and hedgerows exceed the requirements of Condition 14 of 14/64898/OUT. This condition required replacement planting at a ratio of 2:1. On the basis that seven trees are proposed to be removed to accommodate the development (six individuals and one hedge), 14 replacement trees are required. Appendix 2 of the Plan shows that 25 new trees, a row of shrubs and one hedge would be planted on site.

The provision of bat and bird boxes together with these new plantings also satisfies the requirements of Condition 10 of 14/64898/OUT. In addition to this, compliance with the findings and conclusions of the Ecological Walkover Assessment submitted with the application allows for the discharge of Condition 11.

It is recommended that conditions requiring the development to be carried out in accordance with the findings and conclusions of both the Plan and Assessment be included on any permission issued.

Sustainability

The applicant has advised that the following sustainability measures will be incorporated into the development:

The use of energy efficient materials (BRE Green Guide rated); The installation of photo voltaic and solar hot water panels; The installation of rainwater collection devices and Sustainable Urban Drainage Systems (SUDS),

including attenuation tanks and oversized pipes to control the discharge of water; The use of permeable paving to further reduce run-off; The use of energy efficient white goods (minimum AAA rated); and The installation of water efficient fixtures and fittings.

In addition to these measures, a number of passive design initiatives will also be incorporated into the development. These include larger windows to improve natural lighting and heating and deep overhanging eaves to reduce overheating during summer months.

Response to outstanding objector concerns

The preceding discussion addresses many of the concerns of objectors. Those concerns not previously addressed are:

Construction management - Objectors have raised concerns regarding the impacts of the construction phase of the development upon local parking conditions, in particular along Hazelhall Close.

It is noted however that Condition 4 of 14/64898/OUT requires the submission of a Construction Environmental Management Plan (CEMP) detailing (inter alia) ‘the parking of vehicles of site operatives and visitors’. This condition ensures a future assessment of the parking demands generated during the construction phase.

The erosion of green space - The principle of the redevelopment of the site to accommodate dwellings has previously been accepted. To this end, the loss of this unkempt green space is not now a matter for consideration. Importantly, the site does not form part of any identified open space network and is privately owned.

Overshadowing - The proposed dwellings would be located generally to the north of neighbouring residential properties and as such would not overshadow the habitable room windows or private open spaces of these dwellings. The proposed dwellings would also be setback a minimum of 26 metres from neighbouring dwellings so as to ensure no loss of daylight to habitable room windows.

Conclusion

The principle of the development has previously been established. To this end, consideration can only now be given to the matters reserved by 14/64898/OUT. This includes the scale, layout, appearance and landscape treatment of the site.

Importantly, the scale and layout of the development is generally consistent with that envisaged by 14/64898/OUT and as shown on the Development Principles plan.

Though concerns have been raised with regard to the potential amenity impacts of the development and surrounding residents state that the topography of the site would only exacerbate these concerns, it is considered that sufficient separation distances would exist between the proposed dwellings and neighbouring properties so as to ensure impacts were limited.

The proposed dwellings on Plots 8 - 9 are of most concern to objectors. Notwithstanding the topography of the site, it is considered that the separation distance between these dwellings and neighbouring dwellings sufficiently mitigates any residual effects which may be generated by the elevated levels of the site.

In accordance with recommended conditions, additional planting would also be provided along the rear boundaries of Plots 8 - 9 to better screen these plots from view from adjacent properties and also to reduce the perception of overlooking/loss of privacy.

The proposed improvements to, and adoption of, Hazelhall Close would also ensure a seamless entry into the site off Hazelhurst Road. The proposed alterations to Hazelhall Close would also improve the visual amenity of the immediate surrounding area by way of the formalisation of this roadway and its better pedestrian connectivity to the surrounding road network.

Recommended conditions seek to ensure that outstanding tree replacement and protection, site security, bicycle parking and bin storage issues are resolved together with drainage and contaminated land-related conditions bought forward from 14/64898/OUT. It is considered that compliance with these conditions would ensure a development that responds appropriately to the constraints of the site.

Recommendation

Approve, subject to the following conditions:

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

Reason: Required to be imposed by Section 91 of the Town and Country Planning Act 1990 (as amended).

2. The development hereby permitted shall be carried out in accordance with the following approved plans:

Dwg. No. 2178/L2-200, Revision P17 entitled ‘Proposed site plan’ prepared by LR-Design and dated 16 February 2018;

Dwg. No. 2178/L21-300, Revision P7 entitled ‘House Type A Plots 1 - 3 floor plans and elevations’ prepared by LR-Design and dated 1 February 2018;

Dwg. No. 2178/L21-301, Revision P6 entitled ‘House Type B Plots 4 - 7 floor plans’ prepared by LR-Design and dated 1 February 2018;

Dwg. No. 2178/L21-303, entitled ‘House Type C Plots 8 - 9 floor plans’ prepared by LR-Design and dated 1 August 2017;

Dwg. No. 2178/L21-400 entitled ‘Cross section through site, Reference C-C’ prepared by LR-Design and dated 1 August 2017;

Dwg. No. UG_11620_LAN_DRW_04_FF, Revision P01 entitled ‘Fencing and furniture plan’ prepared by Urban Green and dated 31 October 2017; and

Dwg. No. 10990.H1 entitled ‘Habitat Enhancements’ prepared by Urban Green and dated 31 October 2017.

Reason: For the avoidance of doubt and in the interests of proper planning.

3. The development hereby permitted shall be carried out in accordance with the findings and recommendations of the Ecological Management Plan dated 30 October 2017 and the Ecological Walkover Assessment dated October 2017 both prepared by Urban Green. This includes the measures noted in Appendix 2 of the Plan including the provision of bird and bat boxes and replacement trees, shrubs and hedgerows.

Reason: To ensure sufficient replacement vegetation on site in accordance with the provisions of Retained Policy EN12 of the Salford Unitary Development Plan and the National Planning Policy Framework.

4. No development shall be started until all the retained trees within (or overhanging) the site (as shown on Tree Protection Plan Drawing, No: UG_11620_ARB_TPP_01 Rev. P01) have been surrounded by substantial fences. Such fences shall be erected in accordance with the fence specification shown on TPP, No: UG_11620_ARB_TPP_01 in the positions as shown on TPP, No: UG_11620_ARB_TPP_01 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.

Reason: To protect retained trees in the interests of the landscape character of the surrounding area in accordance with Retained Policies DES1 and DES9 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

5. The development hereby approved shall be carried out in accordance with the submitted Arboricultural Impact Assessment (Section 4.8 contained within Report No: 11620).

Reason: To ensure that the site is satisfactorily landscaped having regard to its location and the nature of the proposed development in accordance with Policies DES1 and DES9 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

6. Prior to the commencement of any development, a surface water drainage scheme and means of disposal, based on sustainable drainage principles with evidence of an assessment of site conditions (inclusive of how the scheme shall be managed after completion) shall be submitted to and approved in writing by the Local Planning Authority.

The surface water drainage scheme must be restricted to existing runoff rates and unless otherwise agreed in

writing by the Local Planning Authority, no surface water shall discharge to the public sewerage system either directly or indirectly. The development shall be completed, maintained and managed in accordance with the approved details.

Reason: To reduce the risk of flooding in accordance with the provisions of Retained Policy EN19 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

7. Prior to the commencement of any development, details of the foul drainage scheme for the site shall be submitted to and approved in writing by the Local Planning Authority. Foul shall be drained on a separate system to surface water. No building shall be occupied until the approved foul drainage scheme for that building has been completed in accordance with the approved details. This development shall be completed, maintained and managed in accordance with the approved details.

Reason: To reduce the risk of flooding in accordance with the provisions of Retained Policy EN19 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

8. Notwithstanding any description of materials in the application, no above ground construction works shall take place until samples or full details of materials to be used externally on the buildings have been submitted to and approved in writing by the Local Planning Authority. Such details shall include the type, colour and texture of the materials and also show the precise locations of the projecting staggered brick features upon each dwelling. Only the materials so approved shall be used in accordance with any terms of such approval.

Reason: In order to ensure a satisfactory appearance in the interests of visual amenity in accordance with Policy DES1 of the City of Salford Unitary Development Plan and the requirements of the National Planning Policy Framework.

9. Prior to the commencement of the development hereby approved, a Preliminary Risk Assessment, including a conceptual model and a site walk over 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:

1. 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

2. The details of any required 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 construction phase and completed prior to occupation of the development; and

3. 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.

Reason: In the interests of public safety and in accordance with Retained Policy EN17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

10. The development hereby permitted shall be constructed to Security by Design standards and include the following measures as noted in the Crime Impact Statement submitted in support of the application (ref.: 2017/0948/CIS/01).

The provision of a suitable boundary treatment between Hazelhall Close and Plot 1; and The provision of secure rear boundary fences.

Reason: To ensure the safety and security of the site and future residents in accordance with the provisions of Retained Policy DES10 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

11. No development shall take place, including any works of excavation or demolition, until a Construction Method Statement has been submitted to, and approved in writing by, the Local Planning Authority. The approved Statement shall be adhered to throughout the construction period. The Statement shall include:

(i) the times of construction activities on site which, unless agreed otherwise as part of the approved Statement, shall be limited to between 9am-6pm Monday to Friday and 9am-2pm Saturday only (no working on Sundays or Bank Holidays). Quieter activities which are carried out inside buildings such as electrical works, plumbing and plastering may take place outside of agreed working times so long as they do not result in significant disturbance to neighbouring occupiers;(ii) the spaces for and management of the parking of site operatives and visitors vehicles;(iii) the storage and management of plant and materials (including loading and unloading activities); (iv) the erection and maintenance of security hoardings including decorative displays and facilities for public viewing, where appropriate; (v) measures to prevent the deposition of dirt on the public highway;(vi) measures to control the emission of dust and dirt during demolition/construction; (vii) a scheme for recycling/disposing of waste resulting from demolition/construction works; (viii) measures to minimise disturbance to any neighbouring occupiers from noise and vibration, including from any piling activity;(ix) measures to prevent the pollution of watercourses; and(x) a community engagement strategy which explains how local neighbours will be kept updated on the construction process, key milestones, and how they can report to the site manager or other appropriate representative of the developer, instances of unneighbourly behaviour from construction operatives. The strategy shall also detail the steps that will be taken when unneighbourly behaviour has been reported. A log of all reported instances shall be kept on record and made available for inspection by the local a planning authority upon request.

Reason: In the interests of the amenity of neighbours in accordance with policies DES7 and EN17 of the Salford Unitary Development Plan and the National Planning Policy Framework.

12. Notwithstanding the provisions of Condition 2 of this permission and prior to the first occupation of the dwellings hereby permitted, the applicant shall submit to and have approved in writing by the Local Planning Authority, details of the sustainability initiatives incorporated into the development. These initiatives shall include, but not necessarily be limited to:

The use of energy efficient materials (BRE Green Guide rated); The installation of photo voltaic and solar hot water panels; The installation of rainwater collection devices and Sustainable Urban Drainage Systems (SUDS),

including attenuation tanks and oversized pipes; The use of permeable paving; The use of energy efficient white goods (minimum AAA rated); and The installation of water efficient fixtures and fittings.

Reason: To ensure an energy efficient development in accordance with the provisions of Retained Policy EN21 of the City of Salford Unitary Development Plan and the Council’s Sustainable Design and Construction Supplementary Planning Document and the National Planning Policy Framework.

13. Notwithstanding the provisions of Condition 2 of this permission and prior to the first occupation of the development hereby permitted, the applicant shall submit to and have approved in writing by the Local Planning Authority, a revised landscape plan in accordance with the development plans listed in Condition 2 of this permission and Dwg. No. UG_11620_LAN_DRW_01_GA, Revision P01 entitled ‘General arrangement’ prepared by Urban Green and dated 31 October 2017 but amended to show the provision of additional trees adjacent to the rear property boundaries of Plots 8 and 9. These trees shall be of a species which at maturity reach a height which generally screens the dwellings on Plots 8 and 9 from adjacent properties fronting Hazelhurst Road. These trees shall be retained and maintained in perpetuity to the satisfaction of the Local Planning Authority. The revised landscape plan shall also show details of the boundary treatment adjacent to 1 Hazelhall Close as agreed in consultation with the residents of that dwelling.

Reason: To preserve the amenity of adjacent residents in accordance with the provisions of Retained Policy DES7 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

14. Notwithstanding the provisions of Condition 2 of this permission and prior to the first occupation of the dwellings hereby permitted, the applicant shall submit to and have approved in writing by the Local Planning Authority, amended plans showing the provision of one secure bicycle parking space within the curtilage of each dwelling.

Reason: To ensure the provision of adequate and appropriate bicycle parking facilities in accordance with Retained Policy A10 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

15. No bins may be stored or left out for collection on Hazelhall Close at any time. All bins for collection must be stored and collected from within the curtilage of the site.

Reason: To ensure safe and comfortable passage is maintained along Hazelhall Close at all times in accordance with the provisions of Retained Policy A8 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

16. Notwithstanding the provisions of Article 3 and Schedule 2 of the Town and Country Planning (General Permitted Development) Order 2015 (and any subsequent amending order), there shall be no development within the curtilage of Plots 8 and 9 hereby approved as defined in Part 1 and Part 2 of Schedule 2 of the above Order without the prior grant of planning permission by the Local Planning Authority.

Reason: To prevent development which could harm local character and neighbouring amenity in accordance with Retained Policies DES1 and DES7 of the City of Salford Unitary Development Plan.

17. Prior to the commencement of the development hereby permitted, the applicant shall submit to and have approved in writing by the Local Planning Authority, full construction details of the approved modifications to Hazelhall Close, the new site access point off Hazelhall Close and the Hazelhall Close/Hazlehurst Road junction, including dropped kerbs, tactile paving, visibility splays of no less than 2.4 x 43 metres from the Hazelhall Close/Hazlehurst Road junction and the provision of double yellow lines where appropriate to enable refuse and emergency vehicle access. The modified roadway shall be constructed in accordance with the agreed details.

Reason: To ensure Hazelhall Close is finished to an adoptable standard and to ensure highways safety in accordance with Retained Policy A8 of the Salford Unitary Development Plan and the National Planning Policy Framework.

Notes to Applicant

Please note that all conditions of Planning Permission 14/64898/OUT continue to apply to this permission.

The applicant must ensure that all existing utilities (including BT floor boxes and adopted street lighting) are protected and that the permission of relevant utility providers is obtained to carry out any work within the vicinity of utilities.

The applicant shall enter into a S278 and S38 legal agreement with the Local Highways Authority to fund the required highway works.

Any alterations carried out to the carriageway or footways shall be finished/reinstated using similar materials.

The applicant should also be aware of the comments of United Utilities received by the Local Planning Authority on 21 November 2017. These comments make reference to the need to consult with United Utilities with regard to an existing sewer which extends through the site.

Useful contacts

Dilapidation Survey:

The developer shall contact John Horrocks to arrange a full dilapidation/condition survey of all adopted highways surrounding the site prior to works commencing. Tel: 0161 603 4046.

Highway Permits/Licensing:

Applications for all forms of highway permits/licenses shall be made in advance of any works being undertaken on the adopted highway. Note: NO boundary fencing shall be erected or positioned on any part of the adopted highway without first seeking the relevant permits/licenses from the Local Highway Authority. Tel: 0161 603 4046

General Highway Information:

Requests for general Information regarding the adopted highway network shall be directed to the Local Highway Authority - John Horrocks - 0161 603 4046.