application number date of appln 099641/fo/2012/s2

Manchester City Council Item 5 Wythenshawe Area Committee 20 September 2012

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Application Number 099641/FO/2012/S2

Date of Appln 7th Jun 2012

Committee Date 20th Sep 2012

Ward Woodhouse Park Ward

Proposal Erection of public house/restaurant (sui generis) with ancillary residential

accommodation at first floor and associated external play area, together with means of access, car parking (73 spaces), landscaping and ancillary works.

Location Land On The Corner Of Styal Road And Longstone Road, Woodhouse Park, Manchester, M22

Applicant Greene King Developments Ltd & Uk Land and Property, C/O Agent,

Agent Mrs Helen Binns, Walsingham Planning, Brandon House, King Street, Knutsford, Cheshire, WA16 6DX

Description The application site is approximately 0.48 hectares and is currently a vacant piece of land occupying a prominent position on the corner of Styal Road and Longstone Road. The site is relatively flat and has become slightly overgrown with self seeded grass. The surrounding area is of mixed character. There are residential properties to the south and east of the application along Cunningham Drive, Brookash Road and Sheen Gardens. There are residential flats and an office development ‘Ashbrook Office Park’ to the north east of the site. To the west of the site are fields which lead to the operational area associated with Manchester International Airport. To the north of the site is a residential property accessed via Irvin Drive along with land used for airport parking. There are other commercial premises in close proximity to the application site at Heald Green which provides a public house/restaurant and hotel and Tatton Arms along Styal Road. The applicant, Greene King, is seeking planning permission for the erection of a public house/restaurant with ancillary residential accommodation at first floor with associated play area, together with means of access, car parking for 73 spaces and associated landscaping. Consultations Local residents/Local businesses Thirteen letters of objection have been received in respect of this planning application. The comments can be summarised as follows:

• There are already two public houses/restaurants/hotel accommodation within a short walk of the site. The area is therefore well served;


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• The Heald Green has attracted anti-social behaviour on and around the premises. This proposal will attract further anti-social behaviour;

• There will be increased noise and traffic within the residential area; • The land was designated for a high quality head office which is a better use of

the site; • The corner of Styal Road and Longstone Road is already very busy at peak

times. Due to the position of the entrance to Longstone Road on the inner side of the curve the exit for residents of Longstone Road can be difficult and sometimes dangerous at rush hour;

• The traffic will only increase as Charles Church has more apartments to sell and when more of the office development is let. Also the surrounding roads are already congested from the office and people travelling to the airport;

• Day long parking is a problem on Longstone Road and restricting servicing vehicles for the office development. This development could result in overflow parking onto Longstone Road thus requiring yellow lines;

• The noise caused by this establishment will impinge greatly on the peaceful nature of the residential area where there are children. This will be so during 22:30 and 23:59 when residents are trying to get to sleep;

• The proposal will encourage crime and vandalism in the area; • The notification process about this planning application was not wide enough; • The proposal will lead to a devaluation of surrounding residential properties.

A further representation has been received from a local resident who neither supports or objects to this planning application. The comments can be summarised as follows:

• There need to be some consistency in respect of the name of this area. A representation has also been received from Persimmon Homes. The comments can be summarised as follows: Persimmon Homes strongly object to the proposed development at land on the Corner of Styal Road and Longstone Road, Woodhouse Park on the following grounds: In the adopted Manchester UDP proposals map the site is allocated for employment development within Class B1 under Policy EW9(b). It should be considered that the proposed use will generate a small amount of employment, the majority of which will be low skilled, low income, part time work. Loss of B1 employment uses within this location would have a detrimental impact due to its proximity to the national and international transport networks with its close proximity to Manchester Airport. Its close proximity to Manchester City Centre also brands it an ideal location for B1 Employment Use. The proposed public house is not considered to be a suitable employment use in this location and is contrary to the guidance set out in Policy EC10 which states that the sub-area of Wythenshawe is expected to provide 55ha of employment land within B1a offices, B1b/c research and development and light industry and B8 logistics and distribution over the plan period. The proposed use is not considered to be a sufficient use of employment land.


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If it is considered that no B1 employment use can be found for this site, the Council should consider that the site would be more suited to residential development, given the high proportion of residential development within and around the proximity of the site. Located within a sustainable urban location on the outskirts of Manchester the site would be ideal for residential development and preferred over the proposed development. Persimmon Homes have further issues with regard to the amenity of local residents. With particular reference to the noise, lighting and traffic that will be caused as a result of the proposed development. It is considered that the proposed development does not fully accord with the Core Strategy Policy DM1 which seeks to protect residential amenity by limiting opening hours, and dealing with noise, traffic generation, odour and the storage of refuse. It is considered that the proposed development would be located too close to residential development to be able to fully accord with Core Strategy Policy DM1 and therefore will fail to protect residential amenity with particular reference to noise and traffic increase. If the council were minded to approve the proposed development, it is considered that the proposed opening hours should be reconsidered to ensure closing at 11.30pm on Friday and Saturday nights as opposed to 12.00am. Persimmon Homes consider that the design of the proposed development is not in keeping with the design principles of the surrounding properties and the wider Heald Green area. The proposed development could be seen anywhere within the country and has not been designed with the locality in mind. This is therefore contrary to policy DM1. Highway Services A transport statement has been produced as part of the planning application. The statement presents a sound methodology for assessing the generated traffic associated with both the proposed and committed development in the immediate proximity. Accessibility by public and sustainable transport modes has also been considered and is reasonable. An existing access from Longstone Road is to be used, the secondary access is proposed to be closed off. Any minor works in the adopted highway should be carried out in liaison with the Local Highways Authority. A small, local junction assessment has been carried out for the Longstone Road/Styal Road junction. This states that the junction will work without detrimental impact following the introduction of the development. The site plan indicates a total of 73 public car parking spaces. A total of 50 spaces should be adequate for this development. However, as the location is on a wide distributor route and the business is focused on a food/family friendly environment, increased car parking is likely to reduce the risk of overflow parking onto the local residential streets and Styal Road itself.


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Swept paths have been provided in the appendix of the transport statement. These show that delivery vehicles will be able to manoeuvre within the parking area. Servicing periods should be timed outside of opening hours to prevent blocking of parking bays and the increased risk of customers being present when large vehicles are reversing. There are no major concerns from a highway perspective. Environmental Health The following conditions should be attached to any planning approval: Deliveries, servicing and collections, including waste collections shall not take place outside the following hours: 07:30 to 20:00, Monday to Saturday, no deliveries/waste collections on Sundays/Bank Holidays. The details submitted in respect of the fume is not acceptable and further details must be prepared. The premises shall not be open outside the following hours unless otherwise agreed in writing by the City Council as local planning authority:- Sunday to Thursday 11am-11pm Friday to Saturday 11am-12am In terms of the noise insulation of the building, the acoustic report submitted with the application is adequate provided that there is no live entertainment at the premises and the mitigation measures within the report are fully implemented. The external areas at the application site should only be used until 11:00pm. The noise insulation of the residential element of the scheme is adequate as per the acoustic report submitted with this planning application. In respect of the externally mounted equipment, the acoustic report and the suggested noise attenuation, if implemented, will be satisfactory. Environmental Health (Contaminated Land) The site has historical evidence of land contamination, as such it is recommended that a contaminated land condition be attached to any approval granted. Design for Security at Greater Manchester Police No objections to the scheme subject to a Secured by Design planning condition being imposed on the planning permission. Neighbourhood Services (Trees)


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The mature Beech tree on the tree report is in very poor condition and should be removed as soon as possible. The remaining trees and hedges on the site are in a fair condition but would not be worthy of protection. There is no objection to the proposed construction works subject to a replacement programme being implemented for any trees or hedges that area removed. All works should be implemented in accordance with British Standards. Wythenshawe Regeneration Team No comments at the time of writing this report. Any comments received will be presented to the Committee for consideration. Ringway Parish Council No comments at the time of writing this report. Any comments received will be presented to the Committee for consideration. Greater Manchester Ecology Unit The ecological assessment appears to have used reasonable effort to assess the biodiversity value of the site and its potential to support protected species. Although the assessment was undertaken in February, which is an unfavourable time of year, the timing of the survey does not invalidate the conclusions of the report. The assessment concluded that the site has low biodiversity value and GMEU concur with this. The survey recorded a dead badger on the site and two collapsed holes outside the boundary of the site which may have been used by badgers in the past, but supported no signs of badger activity at the time of the survey. The assessment made a number of recommendations which are presented in the report. It is recommended that these are implemented. There should be a pre-commencement badger survey. This should be undertaken with 1-3 months of works on site and prior to any vegetation removal or earthworks. Should any evidence of badger setts be recorded appropriate mitigation measures should be presented within a report. Good site management should be adopted. All the vegetation should be removed outside of the bird nesting unless no birds are present. The hedgerows and trees to be retained within the development should be appropriately protected from construction impacts and a condition to this affect must be implemented on the planning permission. Aerodrome Safeguarding


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There are no safeguarding objections to this proposal. Should any cranes be required during the construction process, a separate assessment of crane operations will be required. Manchester Airport must be notified of this within one month of erecting the crane. If the apparatus does not conflict with any safeguarding criteria it would then be issued with an airport crane permit. Stockport MBC No comments at the time of writing this report. Any comments will be reported to the Committee for consideration. Issues

The Development Plan The Core Strategy Development Plan Document 2012 -2027 ("the Core Strategy") was adopted by the City Council on 11th July 2012. It is the key document in Manchester's Local Development Framework. The Core Strategy replaces significant elements of the Unitary Development Plan (UDP) as the document that sets out the long term strategic planning policies for Manchester's future development. A number of UDP policies have been saved until replaced by further development plan documents to accompany the Core Strategy. Planning applications in Manchester must be decided in accordance with the Core Strategy, saved UDP policies and other Local Development Documents. Manchester Core Strategy Development Plan Document (July 2012) The Manchester Core Strategy was adopted on the 11 July 2012 and replaces a large number of policies in Manchester’s Unitary Development Plan. The relevant policies within the Core Strategy are as follows: Policy SP1 ‘Spatial Principles’ One of the key spatial principles is the emphasis on the creation of neighbourhoods of choice, providing high quality and diverse housing around district centres which meet local needs, all in a distinct environment. Policy EC2 ‘Existing Employment Space’ states that the Council will seek to retain and enhance existing employment space and sites. Alternatives uses will only be supported on sites allocated accordingly, or if it can be demonstrated that:

• The existing use is un-viable in terms of business operations, building age and format;

• The existing use is incompatible with adjacent uses; • The existing use is unsuitable for employment having regard to the

Manchester Salford- Trafford SFRA; OR • On balance, proposals are able to offer greater benefits in terms of the Core

Strategy’s vision and spatial objectives then the existing use.


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Policy T2 ‘Accessible areas of opportunity and needs’ states that all new development should provide appropriate car parking facilities Policy EC10, Wythenshawe, states that development proposals and planning applications should have regard to ensuring that employment opportunities are made accessible to local communities. Policy EN4, Reducing CO2 emissions by enabling low and zero carbon developments, states that all development must follow the principle of the energy hierarchy, being designed:

• To reduce the need for energy through design features that provide passive heating, natural lighting and cooling;

• To reduce the need for energy through energy efficient features such as improved insulation and glazing;

• To meet residual energy requirements through the use of low or zero carbon energy generating technologies.

Policy EN8, Climate Change, states that all new development will be expected to adaptable to climate change in terms of the design, layout, siting and function of both building and associated external spaces. In achieving developments which are adaptable to climate change developers should have regard to the following:

• Minimisation of flood risk by appropriate siting, drainage and treatment of surface areas to ensure rain water permeability;

• Reduction of urban heat island effect through the use of green infrastructure; • The need to control over-heating of buildings through passive design; • Opportunities to provide linked and diverse green space to enhance natural

habitats which will assist species adaptation. Policy EN14, Flood Risk, developments should be directed away from sites at the greatest risk of flooding towards sites with lower risk. All new developments must minimise surface water run off. Policy EN15, Biodiversity and Geological Conservation, states that developers will be expected to identify and implement reasonable opportunities to enhance, restore or create new biodiversity, either on site or adjacent to the site contributing to linkages between valuable or potentially valuable habitat areas where appropriate. Policy EN18, Contaminated Land, states that any proposal for development of contaminated land must be accompanied by a health risk assessment. EN19, Waste, states that the Council will require all developers to demonstrate the proposals consistency with the principles of the waste hierarchy (prevention, reduction, re-use, recycling, energy recovery, disposal). Developers will be required to submit a waste management plan to demonstrate how construction and demolition waste will be minimised and recycled. Policy DM1 ‘Development Management’ All development should have regard to the following specific issues:-


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• Appropriate siting, layout, scale, form, massing, materials and detail.

• Impact on the surrounding areas in terms of the design, scale and appearance

of the proposed development. Development should have regard to the character of the surrounding area.

• Effects on amenity, including privacy, light, noise, vibration, air quality, odours,

litter, vermin, birds, road safety and traffic generation. This could also include proposals which would be sensitive to existing environmental conditions, such as noise.

• Community safety and crime prevention;

• Design for health.

• Adequacy of internal accommodation and external amenity space.

• Refuse storage and collection.

• Vehicular access and car parking.

Policy DM2 ‘Aerodrome Safeguarding’ states that development that would affect the operational integrity or safety of Manchester Airport or Manchester Radar will not be permitted. For the reasons given below, it is considered that the proposal is consistent with the policies contained within the Core Strategy. The Unitary Development Plan for the City of Manchester (1995) Although the Manchester Core Strategy is now adopted, some of the Unitary Development Plan policies will remain extant until they are superseded by policies in a future Development Plan Document. The policies contained within the UDP which are of relevance to this proposal are as follows: EW9 ‘Economic Development’ states that the following sites are allocated for Class B1 business development:

• Land at Styal Road, Irvin Drive DC10.1 ‘Food and Drink’ states that in determining planning applications for developments involving the sale of food or drink for consumption on the premises the Council will have regard to:

a) the general location of the proposed development; b) the effect on the amenity of neighbouring residents;


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c) the availability of safe and convenient arrangements for car parking and servicing;

d) ease of access for all, including disabled people; and e) the storage and collection of refuse.

DC10.2 states that the Council will normally accept the principle of development of this kind in the City Centre, industrial and commercial area, in shopping centres and, at ground level, in local shopping parades of more than 8 shops or offices. DC10.3 States that the Council will not normally be permitted where:

a) it is proposed outside the general locations mentioned above; or b) there is a house or flat on the ground floor next to the proposed business, or

only separated from it by a narrow street or alleyway. DC10.4 states that should the Council consider the proposed development to be acceptable in principle, conditions may be imposed in order to protect the amenity of nearby residents. These conditions may include the limitations on the hours of opening and the need to deal satisfactorily with noise, fumes, smells, the storage of refuse and the collection of litter. DC10.5 states that the Council will consider on their individual merits proposals for larger, free standing restaurants, public houses which require a main road location and do not clearly meet the locational criteria set out in policy DC10.2. DC26, Development and Noise, states that the Council intends to use the development control process to reduce the impact of noise on people living and working in the City. In particular, consideration will be given to the effect of new development proposals which are likely to be generators of noise. For the reasons given below, it is considered that the proposal is consistent with the policies contained within the UDP. Other Relevant Policies and Guidance In considering development proposals, reference is not only made to the Core Strategy and the UDP, but also other guidance, policies and supplementary planning guidance. Guide to Development in Manchester SPD (2007) This document provides detailed guidance on making Manchester a City in which people choose to live, learn, work and relax. The Guide states that each new development should be designed having full regard to its context and the character of the area (Paragraph 2.3). In addition to this, buildings should present their main face and pedestrian entrance to the main street to contribute to its vitality and interest (Paragraph 2.12).


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It terms of the appearance of new building, the scale, position and external appearance should respect their setting and relationship to adjacent building, enhance the street scene and consider their impact on the roof line and skyline. Building should recognise the common building line created by the front face of adjacent buildings (Paragraph 2.13). The impact of car parking should also be minimised. The location, design and treatment of these areas could have a major impact on the street scene and will need to be carefully considered (Paragraph 2.21). The Guide also place strong emphasis on the promotion of renewable energy and the compliance with Design for Access 2. Wythenshawe Strategic Regeneration Framework (2004) Relates specifically to realising the vision for Wythenshawe which seeks to build upon the areas status as a ‘Garden City’. In particular, build upon the uniqueness and the opportunities present in the area by bringing together the positive aspects of its housing and the continued growth of the economy. National Planning Policy Framework The central theme to the NPPF is to achieve sustainable development. The Government states that there are three dimensions to sustainable development: an economic role, a social role and an environmental role (paragraphs 6 & 7). Paragraphs 11, 12, 13 and 14 of the NPPF outlines a “presumption in favour of sustainable development”. This means approving development, without delay, where it accords with the development plan and where the development plan is absent or relevant policies are out-of-date, to grant planning permission unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits when assessed against the NPPF. Relevant sections: Section 1 ‘Building a strong, competitive economy’ Section 2 ‘Ensuring the vitality of town centres’ Principle The application site is identified on the Proposal Map contained within the Core Strategy for economic development purposes. This reflects extant policy EW9 (b) of the UDP which allocates the site for a B1 office development. Outline planning permission has previously been granted for a high quality office development (21,500 sq ft) at the application site (LPA ref: 076630/OO/2005/S2). All matters were reserved except access. Reserved matters were never submitted and has subsequently expired in November 2009.


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Against the above background, it is clear that it has been a long standing aspiration of the City Council to develop the site for employment purposes particularly a high quality B1 use. Policy EC2 of the Manchester Core Strategy states that the Council will seek to retain and enhance existing employment sites. The application proposal would mark a change from this employment/economic development allocation. Policy EC2 goes onto to states that alternative uses will only be supported where one of the criteria within the policy can be satisfied. The applicant has provided a supporting statement with their planning application which provides details are to why the employment allocation is no longer viable. In addition, they have provided details as to the benefits of the scheme. The offices which have been built at Ashbrook office park are only half occupied and the site owners, UK Land and Property, have found difficulty attracting tenants despite intensive marketing of the site. In particular, the application site has been marketed for over three years with limited interest. The applicants have also indicated that the attractiveness of the park has been further hampered by the Manchester Enterprise Zone and the Airport Strategic site and Airport City allocation within the Core Strategy which offers a more attractive proposition due to the preferential business rates and other benefits. Notwithstanding the above, this proposal will result in a loss of allocated employment land. The applicant has responded to this by providing a detailed response to the availability of employment land in the City and the Wythenshawe Area. Their assessment concludes that there is an oversupply of employment land up to 2027 across the City and a good level of committed employment land in Wythenshawe. The application site measures approximately 0.48 ha. There is approximately 281 ha across Wythenshawe and the City Council’s own employment land study states that the application site is only of average quality. On this basis, there is strong evidence to suggest that the employment allocation at the application site is not required in both quantitative and qualitative terms. Furthermore, the applicant believes that the jobs created as part of the development are an important consideration particularly given the training and development opportunities that the applicant can offer. Job creation at the public house will equate to 10 full time positions and 30 part time. Greene King have a dedicated recruitment/training programme where by they look to recruit local people and long term unemployed. In addition, pre-employment training is also provided to help in gaining employment along with apprenticeships and qualifications. In light of the above the proposal will comply with policy EC2 as the site could be considered to be no longer viable as an employment site and will offer more strategic regeneration and community benefits to the surrounding area being brought forward as a public house as required by policy SP1 including offering a resource to the local residents along with supporting the business park and offering local employment and training.


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A Section 106 agreement is being prepared to ensure that local recruitment and training does take place both during construction and operations of the public house. Whilst the above analysis considers the loss of employment land, it is also important to consider the tests outlined within extant policy DC10 along with the requirements of paragraph 24 of the NPPF. Policy DC10 provides a locational criteria for new food and drink uses. The application site could be said not to fall within any of these categories albeit policy DC10.5 states that larger, free standing public houses which require a main road frontage and do not meet the locational criteria will be considered on their own merits. In giving effect to this, and to determine if the public house is acceptable outside of a defined centre, the NPPF states that Local Planning Authorities should apply a sequential test to planning applications for main town centre uses that are not in an existing centre. Annex 2 of the NPPF defines that a public house is a main town centre use. Furthermore, the application site is, in the definition of the NPPF, an out of centre site. As such, a sequential test is required to support to location of the proposal at the application site. The applicant has carried out a sequential test which examines the potential (suitable, available and viable) of a number of site within Wythenshawe Town Centre and Heald Green Local Centre. The report concludes that there are no sequentially preferable sites that could accommodate the development proposal. The outcome of the sequential test is considered reasonable in light of the applicants space requirements and needs and it would appear that the application site, given its main road frontage and its location within a sustainable area, meets the tests of both DC10.5 and the NPPF. Against the background of the above policy considerations, the proposal is considered to be acceptable in principle. Matters which now require consideration are whether the siting/layout, scale and massing and appearance of the building is acceptable. In addition, consideration will be given to the landscaping/boundary treatment, impact on trees, ecology, traffic/highways, ground conditions, fumes/odours, noise outbreak and plant, flood risk, sustainability, residential amenity, waste management, disabled access, designing out crime and any aerodrome safeguarding issues. Siting/layout The Guide to Development in Manchester SPD seeks to encourage maximum relationship with the street scene. The proposed building is situated on the corner of Styal Road and Longstone Road thus holding the corner of the site and maximising the buildings visibility on this major route. In addition, the buildings main pedestrian face fronts onto these roads with entrances on both Styal Road and Longstone Road.


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The main windows of the building also look out over the street. The siting has also been influenced by the public safety zone which runs across the northern aspect of the site which precludes any built form in this area. The siting of the building will contribute to the vitality and interest in the street scene and thus provide a strong entrance to the development site beyond. To the rear and side of the building lies the car parking area for the building. In addition, a service yard is situated directly to the rear of the building. The car parking and servicing area are appropriately sited and screened from view from the road frontages by the building. A lawned area, beer garden and external play area will be located to the side (northern elevation) of the building. This will provide out door space associated with the development which is an important part of the family ethos of the applicants business. Access to the site is via an existing access off Longstone Road. There will be a requirement to close a second access along this road. The ground floor of the building will consist of the main dining area, kitchen area and drinks store. The upper floor will contain the ancillary residential accommodation for the managers along with staff quarters and facilities. Scale and massing Policy DM1 states that regard must be had for the scale of new developments and their resulting impact on the surrounding area. In giving effect to this, the Guide to Development in Manchester SPD advises that the scale of new developments should be informed by the local area. The surrounding area is characterised by a mixture of two storey residential properties along with two storey office buildings and three storey apartment blocks. The proposed public house follows a similar theme and is a predominately two storey structure with single storey elements. The overall height of the building will be 8.8 metres and 5.3 metres at eaves. The single storey elements reach 6.3 metres and 2.5 metres at eaves. The siting of the building, along with its scale, hold the corner of the of Styal Road and Longstone Road. This building it terms of its scale and massing offer an opportunity to provide a good gateway into the office park. Appearance Good design is an important part of the NPPF which is also reflected within policy DM1 of the Core Strategy and the Guide to Development in Manchester SPD. The proposed building has followed a traditional design with its pitched to hipped roofs and predominately brick material along with elements of render. The design of


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the building has taken a cue from the nearby residential accommodation being built by Persimmon homes albeit this has a more contemporary feel. The proposal will also consist of a traditional window arrangement with dormers and stone cills and headers. There will also be pitched roofed entrance doors with large elements of glazing. The applicant wishes for materials to be agreed as part of the planning permission and a full specification has been provided for consideration and judged to be acceptable. A full list of materials is outlined within condition 3 of this report. The roof plant and servicing yard will be screened to minimise the visual impact of these elements of the scheme. The screening will take the form of a close boarded fence. A smoking shelter will form part of the scheme and will be situated at the rear of the premises. The roof design will form an integral part of the structure of the building rather than appearing as an ‘add on’. Overall the proposal will provide a good contribution to the overall visual landscape in the street scene. Whilst it was anticipated that a high quality office development, of contemporary design, would be brought forward on this site, the siting and scale of the building provides an attractive gateway into the Ashbrook office park and residential area. Trees A full tree survey has been carried out at the application site. This has surveyed seven individual trees. There are also two hedgerows at the site. There are 6 category “C” trees (Trees of low quality and value) and a category “R” tree (Trees that should be removed for sound arboricultural management). Five of the seven trees surveyed at the application site will be removed. Whilst existing hedgerows will be retained, Neighbourhoods Services have raised no objections to the proposal and the removal of this trees. They have, however, requested that mitigation for the loss of the tree is provided on the site and that all existing tree and hedgerows are protected to British Standards. The acceptability of the proposed landscaping scheme, including tree mitigation and replacement, will be detailed below. However, it is recommended that the remaining tree coverage is protected by means of planning condition. The proposal is therefore considered to comply with policies EN15and DM1 of the Manchester Core Strategy. Ecology A ecological survey has been carried out at the application site in order to assess the ecological value of the grounds and existing tree coverage.


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The survey revealed that badgers had been present at the site as there was evidence of two collapsed mammal holes and a dead badger. However, there was no recent evidence of activity. The Greater Manchester Ecology Unit concur with the overall findings of the report in that the site is of low biodiversity value. However, they have requested that a badger survey is carried out prior to the commencement of the development and appropriate mitigation measures determined should any evidence be discovered. It is therefore recommended that this is a condition of the planning approval. In addition, all vegetation should be removed outside of the bird nesting unless no birds are present and hedgerows. Trees to be retained within the development should be appropriately protected from construction impacts and a condition to this affect must be implemented on the planning permission. Overall there the proposal will not harm local wildlife and biodiversity subject to appropriate conditions controlling the construction and development process to protect any changes in circumstances at the time of development. The proposal is therefore in accordance with policies EN15 and DM1 of the Manchester Core Strategy. Landscaping/Boundary treatment A comprehensive landscaping scheme has been put in designed for the application site which seeks to retain the and strong hedgerow frontage along Styal Road and Longstone Road. The car parking areas will be surrounded by grass areas which will soften the setting of the building and the hardstanding. New tree planting will consist of 11 new trees planted at the site in mitigation for the five trees that are required for removal. These trees will principally be planted at the vehicular entrance and along the Longstone Road frontage as well as some within and around the car parking area. A 1.5 metre high wooden fence will be installed along the north eastern side of the site which will assist in preventing desire lines across the site from this direction and protect the car parking area. The beer garden and children’s play area will have a 1.2 metre high wooden fence will secure this area. The servicing area will have a 2 metre high close boarded fence to secure the area. The boundary treatment is acceptable in this location as it will protect the site and not result in excessive boundary treatment on important vantage points. The Design for Security Consultants support the boundary treatment proposed. All boundary treatment should be in place prior to the first occupation of the site and these should be secure by planning condition. Traffic/highways/car parking A transport statement has been prepared in respect of this planning application. The statement presents a sound methodology for assessing the generated traffic associated the proposed development and that generated from the surrounding development.


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It should be noted that the previous planning permission, which also encompassed the residential and office development to the east of the site, would have resulted in the erection of a high quality office development which would have generated significant amounts of traffic. Highway Services concur with the transport statement in that junction of Longstone Road/Styal Road will adequately cater for the traffic generated from this development. In terms of parking provision, the proposal seeks to provide 70 car parking spaces plus 3 disabled. The Manchester Core Strategy car parking standards states that 1 car parking space per 5 sqm of public floor space should be provided for restaurant type uses outside of district centres. The licensed area of the premises is 354 sqm metres. As such, 71 car parking spaces should be provided at the development site. The parking provision is considered to be adequate and meets the needs of the development as required by policy T2 of the Core Strategy. The level of parking provision is also supported by Highway Services as it will reduce the potential for overflow parking onto Longstone Road. The applicant has also made provision for cycle storage at the application site to encourage alterative methods of transport to the site other than the private car. It should also be noted that the area is well served by public transport being so close to Manchester Airport. Manoeuvring and reversing within the car park is acceptable, particularly for delivery vehicles. Access to the development site will be via an existing access point from Longstone Road. A secondary access to the application site will be closed. There is no objection to this arrangement. Overall there are no major concerns in respect of the development in terms of traffic generation, alterations to the highway and car parking provision. Ground conditions A contaminated land report, including preliminary assessment, desk top study and remediation strategy investigating the site in terms of ground contamination and water and gas conditions has been submitted. Environmental Health are still considering the information submitted. It is therefore recommended that a condition of the planning approval that the ground conditions report is agreed prior to the commencement of development. On completion of the works, a verification report should be submitted. Provided that the above information is submitted the proposal is considered to comply with policy EN18 of the Manchester Core Strategy. Fumes and odours


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Policy DC10 of the UDP requires that careful consideration is given to fumes and odours from food and drink uses. The applicant has indicated that a fume extraction system will be installed on the roof of the building to dispel the odours from the premises. Environmental Health have yet to approve the extract system due to insufficient information being submitted. The application should therefore be conditioned to ensure that this information is agreed prior to the commencement of the development. Noise outbreak and plant Policy DM1 of the Core Strategy and policies DC10 and DC26 of the UDP seek to protect the amenity of surrounding residential properties from harmful noise sources. The main sources of noise is likely to be generated from the comings and goings at the public house, including customer and vehicular movements during the opening hours, use of external areas, servicing and noise outbreak from the associated plant. The applicant has indicated that the public house will be open during the following hours: Monday to Thursday 11:00 to 23:00 Friday and Saturday 11:00 to 00:00 (midnight) Sundays 11:00 to 23:00 During these opening hours there will be customer and vehicular movements around and within the application site which will generate noise and disturbance in the form of raised voices, car engines being revved and doors being opened and closed. The nearest residential property is situated at 20 Cunningham Drive which is approximately 10 metres from the application site (i.e. the edge of the car park). The building is situated beyond, approximately 60 metres away. There are also residential properties associated with the Persimmon Homes/Charles Church development along Longstone Road and Sheen Gardens. There is no doubt that the residential properties will experience comings and goings associated with the public house. However, it is necessary to determine the degree of harm that this will cause. It should also be noted that the background noise levels within this location are quite different from other areas mainly due to the presence of aircraft noise and the traffic noise from the heavy use of Styal Road. The applicant has commissioned a noise report in support of their application. This indicates that as the operations outside of the premises will not have any impact on the current levels of enjoyment of the nearby residential accommodation. Similarly, the report also concludes that the level of noise that will be generated internal to the premises will also not have any detrimental impact on these properties. This is in part due to the fact that the music within the premises will not be regulated entertainment and the sound system will be carefully controlled. On that basis, the


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noise report concludes that the structural and glazing elements of the building will provide sufficient sound insulation in light of the anticipate noise levels. Environmental Health concurs with the findings of this report on the basis that the findings of the report and implemented and that there is no live music. The proposal also includes the provision of a beer garden and external play area with play equipment. This is sited on the northern elevation of the building and is bounded by the car parking area and Styal Road. This area is the furthest away from the nearest residential accommodation and the building provides a good buffer to the wider area. There will be no external speakers within the external areas and the play equipment will be limited in number. The noise report concludes that use of the outside areas will need to cease at 23:00 seven days a week. Environmental Health concur with this view along with noise outside speakers. Whilst the nearest residential properties may experience some level of noise from the use of this area, the siting of this area within the site and the background noise levels of the local area will ensure that there noise transfer to the nearest residential properties will be minimised provided appropriate conditions are imposed in respect of hours of use. In terms of plant at the premises there will be a wide variety of systems required for the public house. These include refrigeration condensing units (located in the cold chiller rooms external at the rear of the public house) and kitchen extract plant (located on the roof). The impact of these systems has been carefully considered particularly in terms of the impact on number 20 Cunningham Drive and the residential accommodation on the upper levels of the public house. The report has concluded that there will be no adverse impact on the residential accommodation nearby or the residential accommodation on the upper levels of the public house subject to a series of recommendations set out in the noise report. Environmental Health concur with the findings of the report subject to these mitigation measures being implemented in full. This should form a condition of the planning approval. The final noise source at the application will come from the servicing at the premises. The following deliveries will take place at the application site: Food deliveries – 3 per week Dairy delivery – 1 per week Consumable – 1 per week Refuse – 2-4 per week The service yard is located at the rear of the public house abutting the car parking area. The frequency of the deliveries has received no concern from Environmental Health. It has been requested, however, that servicing takes place within the following hours: 07:30 to 20:00, Monday to Saturday, no deliveries/waste collections on Sundays/Bank Holidays.


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The applicant has requested that servicing begins at 07:00 rather than 07:30. In the absence of acoustic information to indicate otherwise, there is concern that the commencement of the operations at 07:00 could be harmful to surrounding residential amenity. Whilst it is recognised that there would have been some degree of activity from an office development at the site, it would not have been the same degree as servicing wagons at the site. The applicant has also suggested that servicing vehicles will wait on Longstone Road if they cannot commence servicing at 07:00. On that basis, it is recommended that the servicing hours are restricted by condition as per the advice of Environmental Health, including no waiting vehicles along Longstone Road. Details of a construction management plan must be agreed to ensure that there are no implications for residential amenity during this period. This should be determined by planning condition. In addition, the control of glare from light spill be prevented where possible. Flood Risk The application site is within Flood Zone 1 i.e. low probability of fluvial flooding. The applicant has, however, undertaken a Flood Risk Assessment with the planning application despite the site area failing below the threshold of 0.5 ha. This report has examined surface water run off and drainage at the application site. the site will have a gully and underground drainage system. A full retention petrol interceptor, catch pits and an underground storage tank are provided to improve the quality and reduce quantity of the surface run-off prior to discharging into the public combined sewers. There is no objection to the drainage at the site and the surface water should be minimised as a consequence. Sustainability Policies EN4 and EN8 of the Core Strategy seek to ensure that energy efficiency of new developments is a key consideration as part of wider climate change objectives. In giving effect to this, policy DM1 of the Core Strategy, along with the Guide to Development in Manchester SPD, provides guidance on how this can be achieved. The applicant has provided a BREEAM pre-assessment which indicates that a ‘very good’ standard can be achieved at the development. This satisfies the Guide to Development in Manchester which stipulates that non residential developments will be required to meet this standard (paragraph 4.8). Policy EN4 and The Guide to Development in Manchester SPD seeks to encourage energy efficiency and a commitment to the use of renewable energy in order to reduce CO2 emissions and low carbon development by incorporating design features into developments.


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The applicant has also indicated that they are committed to providing 10% of the energy demands by on-site renewable energy. This will be achieved by the use of a heating unit which utilises waste heat from the air source heat pumps serving the beer store coolers in order to generate hot water to serve the public house. Planning conditions will be imposed on the permission to ensure that the BREEAM and renewable energy commitments of the applicant are satisfied in order to comply with policies EN4, EN8 and DM1 of the Core Strategy. Residential amenity A number of objections have been received in respect of this planning application from residents of Brookash Road, Hazel Drive and Thorn Drive along with concerns of Persimmon Homes and one of the business at Ashbrook Office Park. One of the areas of concern was that the notification process was not wide enough. Properties that were deemed to be affected by the development were notified this included properties along Sheen Gardens and Cunningham Drive. In addition, a site notice was displayed along Longstone Road along with a press advert within the Manchester Evening News. The advertisement procedure was considered to be acceptable and accorded with the management order covering such matters. There were comments in respect of over concentration of A3/A4 uses within the area. However, it is not believed that there is an over supply. These uses are stand alone offers that are within close proximity to each other. This use will principally serve the local area along with supporting the offer at the office park. In respect of the concerns about anti-social behaviour, there have been no objections from Design for Security at GMP about the proposal. The applicant offers a family orientated public house/restaurant where such matters will be carefully monitored and managed appropriately. It is recognised that there will be activity at the application site as a result of the proposal. There would have been a similar level of activity had the site been brought forward for offices albeit this use will operate later. Environmental Health are satisfied that there will be no significant harm to surrounding residential properties through careful mitigation measures which form part of the conditions of approval. Traffic, parking and capacity of the junction have been considered to the satisfactory of Highway Services. The impact of the development of the value of surrounding properties is not a material planning consideration rather the planning process seeks to ensure that there are no unacceptable impacts in terms of residential disamenity which in this case has been viewed to be acceptable. Waste management Policy EN19 of the Core Strategy requires developers to demonstrate that proposals provide commitment to managing waste arrangements and recycling.


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The refuse area will be installed within the rear yard of the public house along with the refrigeration equipment. The service yard is proposed to be enclosed by a 2 metre high fence. As such, the refuse area will not be seen and will be locked away. The applicants waste management strategy demonstrates that there will be containers for general food waste, glass and card. This shows a clear commitment to managing waste and recycling in accordance with policy EN19 which is welcomed and supported by Environmental Health. Disabled access Policy DM1 of the Core Strategy and policy DC7 of the UDP require that buildings are fully accessible to disabled people. In giving effect to these policies, guidance is provided in the form of Design for Access 2 (DFA2) which this proposal has been assessed against. The external doorways, internal floor areas and disabled toilet all provide adequate provision for disabled users of the building. In addition, the external areas are all level to ensure easy access in and out of the building. Designing out crime Policy DM1 of the Core Strategy requires that crime and safety implications of new development must be considered. The proposal has been the subject of a Crime Impact Statement prepared by the Design for Security Consultants at Greater Manchester Police. The layout of the development affords the maximum natural surveillance and activity to the street scene with the public house having an active frontage to both Styal Road and Longstone Road. The car parking area is situated to the rear and side of the building and is overlooked by the public house and the outdoor beer garden. The Design for Security Consultants have raised no objection to the proposal apart from an amendment to the boundary treatment which the applicant has amended to their satisfaction. In addition, a condition should be imposed on any permission to ensure that Secured by Design Accreditation is achieve at the site in order to comply with policy DM1 of the Manchester Core Strategy. Aerodrome safeguarding No aerodrome safeguarding objections have been received from Manchester Airport. They have, however, requested to be consulted should a crane be required during the construction process. This should be included as an informative on the planning permission. The proposal does not conflict with policy DM2 of the Core Strategy.


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Legal Agreement The applicants have agreed to enter into a legal agreement to use best endeavours to provide local employment during the construction and subsequent operation of the development. This is reflected in the recommendation below. Human Rights Act 1998 considerations – This application needs to be considered against the provisions of the Human Rights Act 1998. Under Article 6, the applicants (and those third parties, including local residents, who have made representations) have the right to a fair hearing and to this end the Committee must give full consideration to their comments. Protocol 1 Article 1, and Article 8 where appropriate, confer(s) a right of respect for a person’s home, other land and business assets. In taking account of all material considerations, including Council policy as set out in the Unitary Development Plan, the Head of Planning has concluded that some rights conferred by these articles on the applicant(s)/objector(s)/resident(s) and other occupiers and owners of nearby land that might be affected may be interfered with but that that interference is in accordance with the law and justified by being in the public interest and on the basis of the planning merits of the development proposal. He believes that any restriction on these rights posed by the approval of the application is proportionate to the wider benefits of approval and that such a decision falls within the margin of discretion afforded to the Council under the Town and Country Planning Acts. Recommendation MINDED TO APPROVE subject to the signing of a

Section 106 agreement for local employment during construction and operation of the development delegated to the Head of Planning for final determination

Reason for recommendation on the basis that the proposal is in accordance with the Manchester Core Strategy (July 2012), in particular policies SP1, EC2, T2, EC10, EN4, EN8, EN14, EN15, EN18, EN19 and DM1 and the extant policies in the Unitary Development Plan for the City of Manchester (1995), in particular the following policies DC10 and DC26, The Guide to Development in Manchester SPD, Wythenshawe Strategic Regeneration Framework and the National Planning Policy Framework and there are no material considerations of sufficient weight to indicate otherwise. In coming to this conclusion the Head of Planning has taken into account the Information provided with the application. Manchester Core Strategy (2012) Policy SP1 ‘Spatial Principles’ One of the key spatial principles is the emphasis on the creation of neighbourhoods of choice. The proposal will support the existing employment development and providing a local community facility along with job creation and training. Policy EC2 ‘Existing Employment Space’ states that the Council will seek to retain and enhance existing employment space and sites. The applicant has successfully


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demonstrated that the employment land allocation is not necessary due to sufficient supply in both quantitative and qualitative terms. Furthermore, the proposal will provide for local jobs along with dedicated training and development. Policy T2 ‘Accessible areas of opportunity and needs’ states that all new development should provide appropriate car parking facilities. The proposal adequately provides for its parking needs when assessed against the Core Strategy's parking standards. Policy EC10, Wythenshawe, states that development proposals and planning applications should have regard to ensuring that employment opportunities are made accessible to local communities. The proposal will provide local jobs and access to these jobs will be secured through links with the local job centres. Policy EN4, Reducing CO2 emissions by enabling low and zero carbon developments, states that all development must follow the principle of the energy hierarchy. The applicant is committed to BREEAM requirements along with 10% renewable energy commitment. Policy EN8, Climate Change, states that all new development will be expected to adaptable to climate change in terms of the design, layout, siting and function of both building and associated external spaces. The applicant is committed to BREEAM requirements along with 10% renewable energy commitment. Policy EN14, Flood Risk, developments should be directed away from sites at the greatest risk of flooding towards sites with lower risk. All new developments must minimise surface water run off. The applicant has provided surface water drainage details which are satisfactory. Policy EN15, Biodiversity and Geological Conservation, states that developers will be expected to identify and implement reasonable opportunities to enhance, restore or create new biodiversity, either on site or adjacent to the site contributing to linkages between valuable or potentially valuable habitat areas where appropriate. There will be new planting at the application which will create new habitats along with protection trees and hedgerows. Policy EN18, Contaminated Land, states that any proposal for development of contaminated land must be accompanied by a health risk assessment. The applicant has provided a report in support of their application which will provide adequate remediation if necessary. EN19, Waste, states that the Council will require all developers to demonstrate the proposals consistency with the principles of the waste hierarchy. A satisfactory waste management strategy has been submitted with this application along with refuse storage. Policy DM1 ‘Development Management’ All development should have regard to the following specific issues outlined within this policy. The siting, scale and appearance of the building is acceptable and the parking and servicing is well considered.


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matters of energy efficient, designing out crime and outdoor space are all acceptable along with the impact on surrounding residential amenity. Policy DM2 ‘Aerodrome Safeguarding’ states that development that would affect the operational integrity or safety of Manchester Airport or Manchester Radar will not be permitted. There will be no impacts as a consequence of this development on Manchester Internal Airport. The Unitary Development Plan for the City of Manchester (1995) DC10 ‘Food and Drink’ states that in determining planning applications for developments involving the sale of food or drink for consumption on the premises the Council will have regard to this policy. Careful consideration has been given to the impact on residential amenity along with the appropriate use of planning conditions where necessary. DC26, Development and Noise, states that the Council intends to use the development control process to reduce the impact of noise on people living and working in the City. Careful consideration has been given to the impact on residential amenity along with the appropriate use of planning conditions where necessary. Conditions and/or Reasons 1) The development must be begun not later than the expiration of three years beginning with the date of this permission. Reason - Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990. 2) The development hereby approved shall be carried out in accordance with the following drawings and documents unless otherwise agreed in writing by the City Council as Local Planning Authority: Drawings 1375 000, , 1375 012 Rev C, 1375 013 Rev B, 1375 014 Rev E, 1375 015 Rev B, 1375 016 Rev C, 1375 017 Rev A, 1375 019, 1375 021, cbj 12-143/l01 and 26363 stamped as received by the City Council, as Local Planning Authority, on the 14 June 2012. 1375 011 Rev K and 1375/018 Rev D stamped as received by the City Council, as Local Planning Authority, on the 23 August 2012. Supporting Information Planning statement prepared by Walsingham Planning, Design and Access Statement prepared by Walsingham Planning, Sequential assessment prepared by Walsingham Planning, Arboricultural report prepared by Biocensus, Transport Statement prepared by Ashley Helme (ref. 1278/1), Ecological assessment prepared by Biocensus, Crime Impact Statement (Version A) prepared by Design for Security, Waste management strategy, Renewables report prepared by King Associates, Flood Risk Assessment, , Noise Impact Assessment prepared by ENL and BREEAM


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pre-assessment stamped as received by the City Council, as Local Planning Authority, on the 14 June 2012. Supporting information pack prepared by JDA stamped as received by the City Council, stamped as received by the City Council, as Local Planning Authority, on the 23 August 2012. Reason - To ensure that the development is carried out in accordance with the approved plans. Pursuant to policies SP1 and DM1 of the Manchester Core Strategy (July 2012). 3) The development hereby approved shall be carried out using the following materials in correspondence with the following drawings 1375/015 Rev B and 1375/016 Rev C stamped as received by the City Council, as Local Planning Authority, 14 June 2012 and supporting statement prepared by JDA stamped as received by the City Council, as Local Planning Authority, on the 15 June 2012: -Roof tiles:- Sandtof Cassius Antique slate and Tuscan -Main facing brick - Hanson 65mm Arden special reserve -Feature brick – Hanson 65 mm smooth blue -Fascia boards – Brunswick Green -Doors and frames – Gloss black (back) and Brunswick green (front) -Gates to yard, smoking shelter post, fencing – preservative colour Chestnut -Entrance porch insets – Cream BS08CS1; -Timber corbels – Brunswick Green - Porch inset panel edge boards – London stone 6 - Inset boards to conservatory – Bathstone beige -Paving material – Joseph Parr Golden fossil natural stone -Windows – Golden medium oak -Cycle shelter – 10 bay rack heritage green RAL 6002 Reason - To ensure that the appearance of the development is acceptable to the City Council as local planning authority in the interests of the visual amenity of the area within which the site is located, pursuant to policies SP1 and DM1 of the Manchester Core Strategy (July 2012). 4) The development hereby approved shall be carried out in accordance with the Crime Impact Statement (version A 30.03.2012) prepared by Design for Security stamped as received by the City Council, as Local Planning Authority, on the 14 June 2012 and email from Adrian Murphy 20 August 2012. The development shall only be carried out in accordance with these approved details. Within 3 months of the first occupation of the premises the applicant shall provide written confirmation of Secured by Design accreditation. Reason - To reduce the risk of crime pursuant to policies SP1 and DM1 of the Manchester Core Strategy (July 2012). 5) The development shall be carried out in accordance with the BREEAM pre-assessment rating in order to achieve ‘Very Good’


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A post construction review certificate shall be submitted to and approved in writing by the City Council as local planning authority within 3 months of the buildings hereby approved being first occupied. Reason - In order to minimise the environmental impact of the development pursuant to policies SP1, EN4, EN8 and DM1 of the Manchester Core Strategy (July 2012). 6) The boundary treatment as indicated on drawings 1375/011 Rev K and 1375/018 Rev D and within the supporting specification stamped as received by the City Council, as Local Planning Authority, on the 23 August 2012 shall be implemented in accordance with these details and completed before the first occupation of the public house hereby approved. The boundary treatment shall then be retained and maintained thereafter. Reason - To ensure that the appearance of the development is acceptable to the City Council as local planning authority in the interests of the visual amenity of the area within which the site is located in order to comply with policies SP1 and DM1 of the Manchester Core Strategy (July 2012). 7) The refuse area, as indicated on drawing 1375/019 and the waste management strategy stamped as received by the City Council, as Local Planning Authority, on the 14 June 2012 shall be implemented as part of the development and be made available prior to the first use of the public house hereby approved. The bin storage area shall remain in place thereafter. Reason – To ensure adequate refuse arrangement pursuant to policies EN19 and DM1 of the Manchester Core Strategy (July 2012). 8) The hard and soft landscaping scheme approved by the City Council as local planning authority shown on drawing ref 1375/018 Rev D (stamped as received by the City Council, as Local Planning Authority, on the 23 August 2012, shall be implemented not later than 12 months from the date of commencement of works. If within a period of 5 years from the date of the planting of any tree or shrub, that tree or shrub or any tree or shrub planted in replacement for it, is removed, uprooted or destroyed or dies, or becomes, in the opinion of the local planning authority, seriously damaged or defective, another tree or shrub of the same species and size as that originally planted shall be planted at the same place, unless otherwise agreed in writing by the City Council as local planning authority. Reason - To ensure that a satisfactory landscaping scheme for the development is carried out that respects the character and visual amenities of the area, in accordance with policies SP1 and DM1 of the Manchester Core Strategy (July 2012). 9) Prior to the commencement of development, a construction management plan outlining working practices during development shall be submitted to and approved in writing by the local planning authority, which for the avoidance of doubt should include;


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• Hours of working; • Dust suppression measures; • Wheel washing along Longstone Road/Styal Road; • Compound locations where relevant; • Location, removal and recycling of waste; • Parking of construction vehicles; and • Sheeting over of construction vehicles.

Development shall be carried out in accordance with the approved construction management plan unless otherwise agreed in writing by the local planning authority. Reason - To safeguard the amenities of nearby residents, pursuant to policies SP1, EN19 and DM1 of the Manchester Core Strategy (July 2012). 10) In this condition "retained tree" means an existing tree, shrub or hedge which is to be as shown as retained on the approved plans and particulars; and paragraphs (a) and (b) below shall have effect until the expiration of 5 years from the date of the occupation of the building for its permitted use. (a) No retained tree shall be cut down, uprooted or destroyed, nor shall any retained tree be topped or lopped other than in accordance with the approved plans and particulars, without the written approval of the local planning authority. Any topping or lopping approved shall be carried out in accordance with British Standard 5387 (Trees in relation to construction) (b) If any retained tree is removed, uprooted or destroyed or dies, another tree shall be planted at the same place and that tree shall be of such size and species, and shall be planted at such time, as may be specified in writing by the local planning authority. (c) The erection of fencing for the protection of any retained tree shall be undertaken in accordance with the approved plans and particulars before any equipment, machinery or materials are brought on to the site for the purposes of the development, and shall be maintained until all equipment, machinery and surplus materials have been removed from the site. Nothing shall be stored or placed in any area fenced in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavation be made, without the written consent of the local planning authority. Reason - In order avoid damage to trees/shrubs adjacent to and within the site which are of important amenity value to the area and in order to protect the character of the area, in accordance with policies EN15 and DM1 of the Manchester Core Strategy (July 2012). 11) All tree work should be carried out by a competent contractor in accordance with British Standard BS 3998 "Recommendations for Tree Work". Reason - In order avoid damage to trees/shrubs adjacent to and within the site which are of important amenity value to the area and in order to protect the character of the


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area, in accordance with policies EN15 and DM1 of the Manchester Core Strategy (July 2012). 12) No clearance of vegetation or trees from the site should be carried out in the bird nesting season (March to July). If clearance during the nesting season is unavoidable then a survey for nesting birds must be undertaken prior to work commencing and submitted to and approved in writing by the City Council as Local Planning Authority. If nesting birds are found by the survey and are likely to be disturbed by clearance works then clearance should be delayed until after the young have fledged. Reason - To protect existing habitats for bats and birds, pursuant policies EN15 and DM1 of the Manchester Core Strategy (July 2012). 13) The premises shall not be open outside the following hours. Monday to Thursday 11:00 to 23:00 Friday and Saturday 11:00 to 00:00 (midnight) Sundays 11:00 to 23:00 Reason - In interests of residential amenity in order to reduce noise and general disturbance in accordance with policies DM1 of the Manchester Core Strategy (July 2012) and DC26 of the Unitary Development Plan for the City of Manchester (1995). 14) Prior to the first use of the public house hereby approved, the public house, plant, fume extraction equipment and residential accommodation shall be acoustically insulated in accordance with the recommendations of the Environmental Noise Impact Assessment Report prepared by ENL stamped as received by the City Council, as Local Planning Authority, on the 14 June 2012. Reason - To safeguard the amenities of the occupiers of the building and occupiers of nearby properties, pursuant to policies SP1 and DM1 of the Manchester Core Strategy (July 2012) and policy DC26 of the Unitary Development Plan for the City of Manchester (1995). 15) Deliveries, servicing and collections, including waste collections, shall not take place outside the following hours: Monday to Saturday 07:30 to 20:00 No deliveries/waste collections on Sundays/Bank Holidays At no time shall servicing vehicles be stationed along Longstone Road and Styal Road. In addition, there shall be no reversing warning sounds, radios or revving of engines from servicing vehicles within the public house car park or servicing area. Reason - To safeguard the amenities of the occupiers of the building and occupiers of nearby properties, pursuant to policies SP1 and DM1 of the Manchester Core Strategy (July 2012) and policy DC26 of the Unitary Development Plan for the City of Manchester (1995).


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16) If any lighting at the development hereby approved, when illuminated, causes glare or light spillage which in the opinion of the Council as local planning authority causes detriment to adjoining and nearby residential properties, within 14 days of a written request, a scheme for the elimination of such glare or light spillage shall be submitted to the Council as local planning authority and once approved shall thereafter be retained in accordance with details which have received prior written approval of the City Council as Local Planning Authority. Reason - In order to minimise the impact of the illumination of the lights on the occupiers of nearby residential accommodation, pursuant to policy DM1 of the Manchester Core Strategy (July 2012). 17) The car parking and bicycle stands indicated on the approved plans shall be surfaced, demarcated and made available for use prior to the building hereby approved being occupied. The car park shall then be available at all times whilst the site is occupied. Reason - To ensure that there is adequate car and cycle parking for the development proposed when the building is occupied in order to comply with Policies T2 and DM1 of the Manchester Core Strategy (July 2012). 18) No part of the development hereby granted permission shall be commenced until a badger survey of the site, carried out by a person previously approved in writing by the local planning authority, has been carried out and demonstrates to the City Council. As Local Planning Authority, that no badgers inhabit the site. Should the survey reveal the presence of any badgers, a scheme for the protection of their habitat shall be submitted to and agreed in writing by the City Council as local planning authority before the development commences. Such mitigation measures shall then be implemented in full in accordance with the previously approved details and to a timetable agreed in writing by the City Council, as Local Planning Authority. Reason - To ensure the protection of habitat of species that are protected under the Wildlife and Countryside Act 1981 or as subsequently amended in order to comply with Policy EN15 of the Manchester Core Strategy (2012). 19) Prior to the first use of the development hereby approved, details of the siting, scale and specification of the fume extraction system shall be submitted and agreed in writing by the City Council, as Local Planning Authority. The approved scheme shall then be implemented and be fully operational prior to the first use of the building and thereafter retained and maintained. Reason – To ensure adequate fume extraction is put in place at the application site pursuant to policy DM1 of the Manchester Core Strategy (July 2012). 20) Notwithstanding the ground investigation report submitted by Listers geotechnical consultants (Report ref: 11.10.001), before the development hereby approved commences, a report (the Preliminary Risk Assessment) to identify and evaluate all potential sources and impacts of any ground contamination, groundwater contamination and/or ground gas relevant to the site shall be submitted to and approved in writing by the City Council as local planning authority. The Preliminary


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Risk Assessment shall conform to City Council's current guidance document (Planning Guidance in Relation to Ground Contamination). In the event of the Preliminary Risk Assessment identifying risks which in the written opinion of the Local Planning Authority require further investigation, the development shall not commence until a scheme for the investigation of the site and the identification of remediation measures (the Site Investigation Proposal) has been submitted to and approved in writing by the City Council as local planning authority. The measures for investigating the site identified in the Site Investigation Proposal shall be carried out, before the development commences and a report prepared outlining what measures, if any, are required to remediate the land (the Site Investigation Report and/or Remediation Strategy) which shall be submitted to and approved in writing by the City Council as local planning authority. b) When the development commences, the development shall be carried out in accordance with the previously agreed Remediation Strategy and a Completion/Verification Report shall be submitted to and approved in writing by the City Council as local planning authority. In the event that ground contamination, groundwater contamination and/or ground gas, not previously identified, are found to be present on the site at any time before the development is occupied, then development shall cease and/or the development shall not be occupied until, a report outlining what measures, if any, are required to remediate the land (the Revised Remediation Strategy) is submitted to and approved in writing by the City Council as local planning authority and the development shall be carried out in accordance with the Revised Remediation Strategy, which shall take precedence over any Remediation Strategy or earlier Revised Remediation Strategy. Reason - To ensure that the presence of or the potential for any contaminated land and/or groundwater is detected and appropriate remedial action is taken in the interests of public safety, pursuant to policy EN18 of the Manchester Core Strategy (July 2012). 21) The external areas (i.e. the beer garden and children’s play area), as indicated on drawings 1375 011 Rev K and 1375/018 Rev D stamped as received by the City Council, as Local Planning Authority, on the 23 August 2012, shall not be in use between the hours of 23:00 and 09:00 Monday to Sunday. There shall also be no use of external speakers or amplified equipment within these areas at any time. Reason – In order to protect residential amenity pursuant to policy DM1 of the Manchester Core Strategy (2012). 22) The development hereby approved shall be carried out in accordance with renewables report prepared by King Associates in order to achieve at least 10% of the final site energy demands. This scheme shall be implemented as part of the development with written conformation of implementation prior to the first use of the building and thereafter retained and maintained.


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Reason – To incorporate renewable energy technologies within the development to reduce energy demands from other sources, pursuant to policies SP1, EN4, EN8 and DM1 of the Manchester Core Strategy (July 2012). Informative Should any cranes be required during the construction process, a separate assessment of crane operations will be required. Manchester Airport must be notified of this within one month of erecting the crane. Local Government (Access to Information) Act 1985 The documents referred to in the course of this report are either contained in the file(s) relating to application ref: 099641/FO/2012/S2 held by planning or are City Council planning policies, the Unitary Development Plan for the City of Manchester, national planning guidance documents, or relevant decisions on other applications or appeals, copies of which are held by the Planning Division. The following residents, businesses and other third parties in the area were consulted/notified on the application: Ringway Parish Council 10 Cunningham Drive, Manchester, M22 5LT 12 Cunningham Drive, Manchester, M22 5LT 14 Cunningham Drive, Manchester, M22 5LT 16 Cunningham Drive, Manchester, M22 5LT 18 Cunningham Drive, Manchester, M22 5LT 2 Cunningham Drive, Manchester, M22 5LT 20 Cunningham Drive, Manchester, M22 5LT 4 Cunningham Drive, Manchester, M22 5LT 6 Cunningham Drive, Manchester, M22 5LT 8 Cunningham Drive, Manchester, M22 5LT 1 Brookash Road, Manchester, M22 5LU Flat 1, Heald Green House, Irvin Drive, Manchester, M22 5LS Flat 2, Heald Green House, Irvin Drive, Manchester, M22 5LS Flat 3, Heald Green House, Irvin Drive, Manchester, M22 5LS Flat 4, Heald Green House, Irvin Drive, Manchester, M22 5LS Flat 5, Heald Green House, Irvin Drive, Manchester, M22 5LS Flat 6, Heald Green House, Irvin Drive, Manchester, M22 5LS Flat 7, Heald Green House, Irvin Drive, Manchester, M22 5LS Flat 8, Heald Green House, Irvin Drive, Manchester, M22 5LS Flat 9, Heald Green House, Irvin Drive, Manchester, M22 5LS Flat 10, Heald Green House, Irvin Drive, Manchester, M22 5LS Flat 11, Heald Green House, Irvin Drive, Manchester, M22 5LS Flat 12, Heald Green House, Irvin Drive, Manchester, M22 5LS Yew Tree Cottage, Styal Road, Manchester, M22 5TJ Yew Tree House, Styal Road, Manchester, M22 5TJ Unit 1, Longstone Road, Manchester, M22 5LB Unit 2, Longstone Road, Manchester, M22 5LB Unit 3, Longstone Road, Manchester, M22 5LB


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Unit 4, Longstone Road, Manchester, M22 5LB Unit 5, Longstone Road, Manchester, M22 5LB Unit 6, Longstone Road, Manchester, M22 5LB Unit 7, Longstone Road, Manchester, M22 5LB Unit 8, Longstone Road, Manchester, M22 5LB Unit 9, Longstone Road, Manchester, M22 5LB Unit 10, Longstone Road, Manchester, M22 5LB Unit 11, Longstone Road, Manchester, M22 5LB 1 Sheen Gardens, Manchester, M22 5LE Flat 1, 1 Sheen Gardens, Manchester, M22 5LE Flat 2, 1 Sheen Gardens, Manchester, M22 5LE Flat 3, 1 Sheen Gardens, Manchester, M22 5LE Flat 4, 1 Sheen Gardens, Manchester, M22 5LE Flat 5, 1 Sheen Gardens, Manchester, M22 5LE Flat 6, 1 Sheen Gardens, Manchester, M22 5LE Flat 7, 1 Sheen Gardens, Manchester, M22 5LE Flat 8, 1 Sheen Gardens, Manchester, M22 5LE Flat 9, 1 Sheen Gardens, Manchester, M22 5LE Flat 10, 1 Sheen Gardens, Manchester, M22 5LE Flat 11, 1 Sheen Gardens, Manchester, M22 5LE Flat 12, 1 Sheen Gardens, Manchester, M22 5LE Flat 14, 1 Sheen Gardens, Manchester, M22 5LE Flat 15, 1 Sheen Gardens, Manchester, M22 5LE Flat 16, 1 Sheen Gardens, Manchester, M22 5LE Flat 17, 1 Sheen Gardens, Manchester, M22 5LE Flat 18, 1 Sheen Gardens, Manchester, M22 5LE Flat 19, 1 Sheen Gardens, Manchester, M22 5LE 2 Sheen Gardens, Manchester, M22 5LF Flat 136, 2 Sheen Gardens, Manchester, M22 5LF Flat 119, 2 Sheen Gardens, Manchester, M22 5LF Flat 120, 2 Sheen Gardens, Manchester, M22 5LF Flat 121, 2 Sheen Gardens, Manchester, M22 5LF Flat 122, 2 Sheen Gardens, Manchester, M22 5LF Flat 123, 2 Sheen Gardens, Manchester, M22 5LF Flat 124, 2 Sheen Gardens, Manchester, M22 5LF Flat 125, 2 Sheen Gardens, Manchester, M22 5LF Flat 126, 2 Sheen Gardens, Manchester, M22 5LF Flat 127, 2 Sheen Gardens, Manchester, M22 5LF Flat 128, 2 Sheen Gardens, Manchester, M22 5LF Flat 129, 2 Sheen Gardens, Manchester, M22 5LF Flat 130, 2 Sheen Gardens, Manchester, M22 5LF Flat 131, 2 Sheen Gardens, Manchester, M22 5LF Flat 132, 2 Sheen Gardens, Manchester, M22 5LF Flat 133, 2 Sheen Gardens, Manchester, M22 5LF Flat 134, 2 Sheen Gardens, Manchester, M22 5LF Flat 135, 2 Sheen Gardens, Manchester, M22 5LF 3 Sheen Gardens, Manchester, M22 5LE Flat 20, 3 Sheen Gardens, Manchester, M22 5LE Flat 21, 3 Sheen Gardens, Manchester, M22 5LE Flat 22, 3 Sheen Gardens, Manchester, M22 5LE


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Flat 23, 3 Sheen Gardens, Manchester, M22 5LE Flat 24, 3 Sheen Gardens, Manchester, M22 5LE Flat 25, 3 Sheen Gardens, Manchester, M22 5LE Flat 26, 3 Sheen Gardens, Manchester, M22 5LE Flat 27, 3 Sheen Gardens, Manchester, M22 5LE Flat 28, 3 Sheen Gardens, Manchester, M22 5LE Flat 29, 3 Sheen Gardens, Manchester, M22 5LE Flat 30, 3 Sheen Gardens, Manchester, M22 5LE Flat 31, 3 Sheen Gardens, Manchester, M22 5LE Flat 32, 3 Sheen Gardens, Manchester, M22 5LE Flat 33, 3 Sheen Gardens, Manchester, M22 5LE Flat 34, 3 Sheen Gardens, Manchester, M22 5LE Flat 35, 3 Sheen Gardens, Manchester, M22 5LE Flat 36, 3 Sheen Gardens, Manchester, M22 5LE Flat 37, 3 Sheen Gardens, Manchester, M22 5LE Flat 38, 3 Sheen Gardens, Manchester, M22 5LE Flat 39, 3 Sheen Gardens, Manchester, M22 5LE 4 Sheen Gardens, Manchester, M22 5LF 5 Sheen Gardens, Manchester, M22 5LE Flat 41, 5 Sheen Gardens, Manchester, M22 5LE Flat 42, 5 Sheen Gardens, Manchester, M22 5LE Flat 43, 5 Sheen Gardens, Manchester, M22 5LE Flat 44, 5 Sheen Gardens, Manchester, M22 5LE Flat 45, 5 Sheen Gardens, Manchester, M22 5LE Flat 46, 5 Sheen Gardens, Manchester, M22 5LE Flat 47, 5 Sheen Gardens, Manchester, M22 5LE Flat 48, 5 Sheen Gardens, Manchester, M22 5LE Flat 49, 5 Sheen Gardens, Manchester, M22 5LE Flat 50, 5 Sheen Gardens, Manchester, M22 5LE Flat 51, 5 Sheen Gardens, Manchester, M22 5LE Flat 52, 5 Sheen Gardens, Manchester, M22 5LE Flat 53, 5 Sheen Gardens, Manchester, M22 5LE Flat 54, 5 Sheen Gardens, Manchester, M22 5LE Flat 55, 5 Sheen Gardens, Manchester, M22 5LE Flat 56, 5 Sheen Gardens, Manchester, M22 5LE Flat 57, 5 Sheen Gardens, Manchester, M22 5LE Flat 58, 5 Sheen Gardens, Manchester, M22 5LE Flat 59, 5 Sheen Gardens, Manchester, M22 5LE Flat 60, 5 Sheen Gardens, Manchester, M22 5LE Flat 61, 5 Sheen Gardens, Manchester, M22 5LE Flat 62, 5 Sheen Gardens, Manchester, M22 5LE Flat 63, 5 Sheen Gardens, Manchester, M22 5LE Flat 64, 5 Sheen Gardens, Manchester, M22 5LE Flat 65, 5 Sheen Gardens, Manchester, M22 5LE Flat 66, 5 Sheen Gardens, Manchester, M22 5LE Flat 67, 5 Sheen Gardens, Manchester, M22 5LE Flat 68, 5 Sheen Gardens, Manchester, M22 5LE Flat 69, 5 Sheen Gardens, Manchester, M22 5LE Flat 70, 5 Sheen Gardens, Manchester, M22 5LE Flat 71, 5 Sheen Gardens, Manchester, M22 5LE


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Flat 72, 5 Sheen Gardens, Manchester, M22 5LE 32 Sheen Gardens, Manchester, M22 5LF Flat 118, 32 Sheen Gardens, Manchester, M22 5LF Flat 73, 32 Sheen Gardens, Manchester, M22 5LF Flat 74, 32 Sheen Gardens, Manchester, M22 5LF Flat 75, 32 Sheen Gardens, Manchester, M22 5LF Flat 76, 32 Sheen Gardens, Manchester, M22 5LF Flat 77, 32 Sheen Gardens, Manchester, M22 5LF Flat 78, 32 Sheen Gardens, Manchester, M22 5LF Flat 79, 32 Sheen Gardens, Manchester, M22 5LF Flat 80, 32 Sheen Gardens, Manchester, M22 5LF Flat 81, 32 Sheen Gardens, Manchester, M22 5LF Flat 82, 32 Sheen Gardens, Manchester, M22 5LF Flat 83, 32 Sheen Gardens, Manchester, M22 5LF Flat 84, 32 Sheen Gardens, Manchester, M22 5LF Flat 85, 32 Sheen Gardens, Manchester, M22 5LF Flat 86, 32 Sheen Gardens, Manchester, M22 5LF Flat 87, 32 Sheen Gardens, Manchester, M22 5LF Flat 88, 32 Sheen Gardens, Manchester, M22 5LF Flat 89, 32 Sheen Gardens, Manchester, M22 5LF Flat 90, 32 Sheen Gardens, Manchester, M22 5LF Flat 91, 32 Sheen Gardens, Manchester, M22 5LF Flat 92, 32 Sheen Gardens, Manchester, M22 5LF Flat 93, 32 Sheen Gardens, Manchester, M22 5LF Flat 94, 32 Sheen Gardens, Manchester, M22 5LF Flat 95, 32 Sheen Gardens, Manchester, M22 5LF Flat 96, 32 Sheen Gardens, Manchester, M22 5LF Flat 97, 32 Sheen Gardens, Manchester, M22 5LF Flat 98, 32 Sheen Gardens, Manchester, M22 5LF Flat 99, 32 Sheen Gardens, Manchester, M22 5LF Flat 100, 32 Sheen Gardens, Manchester, M22 5LF Flat 101, 32 Sheen Gardens, Manchester, M22 5LF Flat 102, 32 Sheen Gardens, Manchester, M22 5LF Flat 103, 32 Sheen Gardens, Manchester, M22 5LF Flat 104, 32 Sheen Gardens, Manchester, M22 5LF Flat 105, 32 Sheen Gardens, Manchester, M22 5LF Flat 106, 32 Sheen Gardens, Manchester, M22 5LF Flat 107, 32 Sheen Gardens, Manchester, M22 5LF Flat 108, 32 Sheen Gardens, Manchester, M22 5LF Flat 109, 32 Sheen Gardens, Manchester, M22 5LF Flat 110, 32 Sheen Gardens, Manchester, M22 5LF Flat 111, 32 Sheen Gardens, Manchester, M22 5LF Flat 112, 32 Sheen Gardens, Manchester, M22 5LF Flat 113, 32 Sheen Gardens, Manchester, M22 5LF Flat 114, 32 Sheen Gardens, Manchester, M22 5LF Flat 115, 32 Sheen Gardens, Manchester, M22 5LF Flat 116, 32 Sheen Gardens, Manchester, M22 5LF Flat 117, 32 Sheen Gardens, Manchester, M22 5LF Flat 40, 3 Sheen Gardens, Manchester, M22 5LE Flat At, Yew Tree House, Styal Road, Manchester, M22 5TJ


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Annexe, Yew Tree Cottage, Styal Road, Manchester, M22 5TJ Car Park Spaces, Unit 6, Longstone Road, Manchester, M22 5LB 6 Sheen Gardens, Manchester, M22 5LF 8 Sheen Gardens, Manchester, M22 5LF 10 Sheen Gardens, Manchester, M22 5LF 12 Sheen Gardens, Manchester, M22 5LF 14 Sheen Gardens, Manchester, M22 5LF 16 Sheen Gardens, Manchester, M22 5LF 18 Sheen Gardens, Manchester, M22 5LF 20 Sheen Gardens, Manchester, M22 5LF 22 Sheen Gardens, Manchester, M22 5LF 24 Sheen Gardens, Manchester, M22 5LF 26 Sheen Gardens, Manchester, M22 5LF 28 Sheen Gardens, Manchester, M22 5LF 30 Sheen Gardens, Manchester, M22 5LF Representations were received from the following third parties: 10 Cunningham Drive, Manchester, M22 5LT Hockley House, 3 Longstone Road Ashbrook Office Park Manchester M22 5LB Flat 9 1 Sheen Gardens Manchester M22 5LE 3 Brookash Road, Manchester, M22 5LU 6 Brookash Road, Manchester, M22 5LU 8 Brookash Road, Manchester, M22 5LU 11 Brookash Road, Manchester, M22 5LU 13 Brookash Road, Manchester, M22 5LU 2 Hazel Drive, Manchester, M22 5LY 6 Hazel Drive, Manchester, M22 5LU 5 Hazel Drive, Manchester, M22 5LY 11 Hazel Drive, Manchester, M22 5LY 6 Thorn Drive, Manchester, M22 5LX 7 Thorn Drive, Manchester, M22 5LX Persimmon Homes (North West) Greater Manchester Police Greater Manchester Ecology Unit Manchester Airport Safeguarding Officer Relevant Contact Officer : Jennifer Atkinson Telephone number : 0161 234 4517 Email : [email protected]