application number date of appln committee date ward · 2012-07-18 · the talisman public house,...

Manchester City Council List 1 Wythenshawe Area Committee 26 July 2012

Application Number 099153/FO/2012/S2

Date of Appln 20th Jun 2012

Committee Date 26 July 2012

Ward Woodhouse Park

Proposal Erection of 7 two storey townhouses and 9 flats in three storey building fronting Portway and Oatlands Road and erection of car washing and valeting building to rear and extensions to front and rear of existing premises fronting Oatlands Road

Location Site Of Former Talisman Public House Corner Of Portway And Oatlands Road and Wythenshawe MOT Centre, Wythenshawe, Manchester, M22 1BE,

Applicant Wythenshawe Private Hire, Oatlands House, Oatlands Road, Wythenshawe, M22 1BE

Agent MPSL Planning and Design, Unit 14 Commercial House, West Point Enterprise Park, Clarence Avenue, Trafford Park, Manchester, M17 1QS

Description The application site is approximately 0.51 hecatres and comprises the former site of the Talisman Public House, which has now been demolished, and the garage, taxi base and associated forecourt of Oatlands Road MOT. The site occupies a prominent position on the corner of Portway and Oatlands Road and is relatively flat in terms of its typography. The surrounding area is predominately residential with dwellinghouses to the north and west of the application site. To the north of the site are residential properties along Hucclecote Avenue and Goodridge Avenue to the west. To the south of the site is a small neighbourhood shopping area which offers amenities such as a shop and fish and chip restaurant. There are also other amenities further along Portway with a children’s play area and the Woodhouse Park Lifestyle Centre. There are efficient public transport links along Portway and Oatlands Road going to Wythenshawe Town Centre and other parts of Wythenshawe. The applicant is seeking planning permission for the erection of 7 two storey townhouses and 9 flats in three storey building fronting Portway and Oatlands Road. In addition, the applicant are seeking consent for the erection of a single storey car washing and valeting building and extensions to front and rear of existing MOT and taxi premises fronting Oatlands Road. Consultations Local residents/public opinion A total of four objections have been received in respect of this planning application. The comments can be summarised as follows:


• There will be noise and disturbance from the expansion of the business within a residential area;

• Business of this nature should go to the industrial estates at Roundthorn or Sharston;

• There should be no car wash at the back of peoples houses;

• There are issues with parking on Oatlands Road. Where are all the vehicles going to park which currently park on the site?

• There is a concern that taxis will park on Hucclecote Avenue which will affect the amenity and safety of the families who live there;

• The business should build some toilets for their staff as they urinate at the site;

• The car wash will bring noise and pollution to the area, however, there is no objection to the building of the new homes’;

• The landscaping proposals are too vague;

• There is concerns that the applicant does not have the funds to build the residential element of the scheme;

• Concerns that the building work could take many years which will affect the value of surrounding properties;

• There is concern that the applicant wishes to use the car wash as a public facility. Where would the vehicles park?

• What are the opening hours for the car wash?

• There are no details relating to lighting;

• Concern about the impact of the railings to Portway and Oatlands Road. Highway Services

• The proposed parking spaces with the car wash are configured so that the vehicles are double parked. This blocks vehicles in. The layout should be revised to allow maximum accessibility;

• Clarification is sought as to how refuse collection vehicles will service the waste bins located to the rear of the taxi office;

• All parking spaces in the residents parking compound and car wash areas should be a minimum 2.4 metre wide by 4.8 metre long. There are no details of disabled parking. These should include an access strip 1.2 metre wide to the side and end of the bay;

• A 80mm kerbline should be provided; • No details of boundary treatment have been provided;

Neighbourhood Services (Trees) The trees have been assessed and those which are to be removed should be replanted. All works to the trees should be carried out to British standards. Environmental Health A series of planning conditions are recommended should planning permission be granted. No car wash/valeting should take place external to the proposed building.


Deliveries and servicing should not take place outside the following hours 07:30 to 20:00 Monday to Saturday with no deliveries taking place on Sundays and Bank Holidays. The operating hours of the MOT business and car washing facilities shall be restricted as follows: MOT - Monday to Friday 09:00 to 18:00, Saturday 09:00 to 14:00, closed on Sundays Car washing facilities – Monday to Saturday 09:00 to 18:00 closed on Sundays The residential accommodation should be appropriately noise insulated from road noise along Oatlands Road and Portway. The noise impact assessment submitted with the planning application has been assessed, however, further information is required on the background noise levels during rush hour (07:00 to 09:00). The waste management proposals are suitable and should be implemented before occupation of commences. However, further information on the number and type of recepticals proposed for the flat element of the scheme and for the commercial element of the scheme is required. Environmental Health (Contamination and Ground Conditions) There is historical evidence of possible presence of significant levels of contamination. A preliminary risk assessment must be carried out, site investigation and appropriate remediation proposals must be carried out. Wythenshawe Regeneration Team No comments at the time of writing this report. Any comments will be reported to the Committee for consideration. Design for Security at Greater Manchester Police Following amendments to the scheme, the proposed layout, boundary treatment and location of gates is acceptable. It is recommended that should the application be approved, that a Secured by Design condition is placed on the decision. United Utilities There is no objection to this planning application on the basis that the following points are satisfied.

• No surface water from this development is discharged either directly or indirectly to the combined sewer network

• The site must be drained on a separate system, with only foul drainage connected into the foul sewer. This site must be drained on a separate system, with only foul drainage connected into the foul sewer. Surface water


should discharge to the 150mm surface water sewer located in Minsterley Parade at a rate not exceeding 15l/s.

• A public sewer crosses this site and we will not permit building over it. We will require an access strip width of 12 metres, 6 metres either side of the centre line of the sewer which is in accordance with the minimum distances specified in the current issue of "Sewers for Adoption", for maintenance or replacement.

• Deep rooted shrubs and trees should not be planted in the vicinity of the public sewer and overflow systems.

• The connection of highway drainage from the proposed development to the public wastewater network will not be permitted.

A separate metered supply to each unit will be required at the applicant's expense and all internal pipework must comply with current water supply (water fittings) regulations 1999. Environment Agency There is no objection to this planning application. A condition of the planning approval should be that a scheme for surface water drainage is agreed for the site. 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.

Appendix 1 Paragraph 214 of the National Planning Policy Framework (NPPF) states that for 12 months from the day of publication of the NPPF, decision takers may continue to give full weight to relevant polices adopted since 2004 even if there is a degrees of conflict with the Framework.

The RSS and UDP policies were saved by way of direction in 2007 under paragraph 1 (3) of Schedule 8 to the Planning and Compulsory purchase Act 2004. In light of this, full weight should be continued to be given to the policies within the RSS and the extant UDP.

North West of England Plan Regional Spatial Strategy (RSS) to 2021


Policy DP1 outlines the key principles which underpin the RSS these include the need to promote sustainable communities and promote sustainable economic development. Policy DP2 states that sustainable communities should be sensitive to the environment and contribute to a high quality of life particularly by, inter alia, improving the built and natural environment and conserving the region’s heritage. Policy DP4 development should accord with the following sequential approach:

•••• First, using existing buildings (including conversion) within settlements, and previously developed land within settlements;

•••• Second, using other suitable infill opportunities within settlements;

•••• Third, the development of other land where this is well located in relation to housing jobs, other services and infrastructure and which complies with other principles in DP1 – 9 .

Policy DP7 states that environmental quality should be protected and enhanced, especially by (amongst other things) understanding and respecting the character and distinctiveness of places and landscapes ; the protection and enhancement of the historic environment and promoting good quality design in new development and ensuring that development respects its setting. Policy EM1 states that the region's environmental assets should be identified, protected, enhanced and managed. Priority should be given to conserving and enhancing areas of historic environment importance. For the reasons given below, it is considered that the proposal is consistent with these policies contained within the RSS. 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 T2, Accessible areas of opportunity and needs, states that all new development should provide appropriate car parking facilities Policy H1, Overall Housing Provision, states that proposals for new residential development should take account of the need to:

• Contribute to creating mixed communities by providing house types to meet the needs of a diverse and growing Manchester population;

• Support growth on previously developed sited in sustainable locations;


• The design of the scheme should contribute to the character of the local area. All proposal should make provision for usable amenity space. Schemes should make provision for parking cars and bicycles and the need for appropriate levels of sound insulation;

• Address existing deficiencies in physical, social or green infrastructure that would arise as a result of the development, through developer contributions or on site provision;

• Prioritise sites which are in close proximity to centres or high frequency public transport routes;

• Be designed to give privacy to both its residents and neighbours. Policy H7, Wythenshawe, states that the Council expects that Wythenshawe will accommodate only around 3% of new residential development over the lifetime of the Core Strategy. New high quality high density development will be encouraged within the district centres of Northenden, Baguley and Wythenshawe and upon small infill sites where it contributes to the stock of affordable housing and where it complements Wythenshawe’s garden city character. There is also the potential for additional family housing for sale. Policy DC10, 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, states that all development should have regard to the following specific issues:-

• 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;

• Effects relating to biodiversity and landscape;

• Green infrastructure;

• Flood risk and drainage;

• For new residential development meet as a minimum Code for Sustainable Homes Code Level 3.

For the reasons given below, it is considered that the proposal is consistent with the policy 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: DC7, New Housing Development, states that the Council will negotiate with developers to ensure that new housing is accessible at ground floor level to disabled people. All new development containing family homes will be expected to be designed so as to be safe areas within which children can play and, where appropriate the Council will also expect play facilities to be provided. 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. 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. The 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). 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). Housing mix should be carefully considered as part of new residential development proposals. Successful neighbourhoods offer a choice of housing to enable residents to continue to live in an areas as their needs and aspirations change. Social and


private housing should complement each other to deliver choice and balance (Paragraph 2.45). Infill developments should enhance the character of the area. New development should respect the existing scale, appearance, grain and mix of uses and make a positive contribution to the quality and character of the area (Paragraph 2.53). 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. Policy H1 seeks to diversify the housing stock through the introduction of new private sector development. Policy H4 seekS to improve the built form through better design and mix of properties. 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. Principle The Core Strategy encourages the creation of high quality housing which meets local needs (policy SP1). In giving effect to this, policy H1 of this document goes onto to state that support will be given to housing growth on previously developed sites in sustainable locations. This accords with the approach within policy DP4 of the RSS. The application site is located within a well established residential area in close proximity to shops and other local services/amenities along Portway. The site is served by good transport links and is within a 15 minute walking distance to Wythenshawe Town Centre where there is a bus interchange and a proposed new Metrolink station.


The site had the benefit of outline planning permission for the erection of 20 dwelling houses and 6 flats under planning reference 089986/OO/2009/S2. No reserved matters were ever submitted in respect of this outline permission and the consent has now expired. Against the background of the previous planning approval and policies SP1 and H1 of the Core Strategy, the housing element of the proposal is acceptable in principle as it accords with the approach of providing new housing within a sustainable location on a vacant previously developed site. This planning application also seeks approval for new building and extensions to the existing MOT building. This element of the scheme is also considered acceptable in principle as it provides an opportunity to expand a successful local business, within a sustainable location, providing jobs and investment in the local area. This also accords with policies policy SP1 and EC10 of the Core Strategy. Matters which require consideration in respect of this proposal are housing type/tenure, whether the siting and layout, scale and mass and design/appearance of the proposal is acceptable. In addition, highway and traffic conditions, matters of trees, landscaping, boundary treatment, ground conditions, contamination, ecology, noise and vibrations, designing out crime, waste management, sustainability and energy efficiency, residential amenity and disabled access will also be considered. Each of these matters will be considered in turn. Housing type/tenure The housing stock that will be created as part of this development will be private, open market housing. This approach is considered to be acceptable as it will satisfy the objectives of the Guide to Development in Manchester SPD and the Wythenshawe SRF (policy H1) which seeks to alter the tenure mix in locations where there is a high percentage of social housing. This proposal will therefore offer greater choice and diversity in the local area. A total of 16 units will be created as part of this development. This will include a mixture of the following property types:

• Seven 3 bedroom dwellinghouses;

• Nine 2 bedroom apartments. The proposal provides a good mix of property type for the area contributing to creating a sustainable development which will attract both families and single/young professionals. This accords with the aspirations of policies SP1 and H1 of the Core Strategy which seeks to ensure that new residential development contributes to creating mixed communities by providing house types to meet the needs of a diverse population. Siting/layout


The Guide to Development in Manchester SPD seeks to encourage developments which presents their main pedestrian face to the street scene. In addition, proposed densities and layout must have regard for the surrounding context and provide areas of well designed car parking and adequate amenity provision. A new access road will be installed at the site in the postion of the former entrance to the car park of the public house. This provide access to the new car washing and valeting building as well as the rear of the dwellings and new parking court for the flats. The residential element of the scheme follows closely the guidance outlined within the SPD. Plots 1-4 and 14-16 are in a terrace arrangement which reflect the character of other properties in the immediate street scene. Furthermore, the dwellings appropriately address the street scene by presenting their main pedestrian face to Portway and Oatlands Road. The apartment block addressees the fact that the application site has a corner element by providing a frontage to both Portway and Oatlands Road. Although this block is set slightly away from the road, this reflects the need to retain access to the sewer easement. The proposed dwellings share the building line with the properties at 221 Portway and the existing MOT garage. This will ensure that the dwellings sit appropriately in the street scene. The Guide to Development also states that car parking should be positioned at the side and rear of the application site so as to minimise the visual effect on the street scene. The car parking for the plots 1-4 and 14-16 will be provided at the rear of the dwellings and within the boundary of the plot for security. The parking for the apartments will be in a secure parking court to the north of plots 1-4 and to the west of properties on Goodridge Avenue. This will provide 10 spaces for apartment block. Amendments have been made to the layout to reflect comments of the Design for Security consultants at GMP. These include ensuring that the side of dwellings do are secure by gating them and eliminating any recess elements. In the north-west part of the site will be the new Wythenshawe Cars car wash and valeting building. In addition, the proposal includes an extension to the front and rear (western elevation) of the existing Wythenshawe Cars MOT building. There will 12 car parking spaces associated with the washing and valeting building arranged around the new access road. A further six spaces will be installed to the south of the MOT garage for staff. Overall the site layout provides two distinct parts to the site, the commercial element to the north and the residential element to the south. Scale/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 street scene comprises mainly two storey properties. Plots 1-4 and 14-16 respect this context by provide two storey dwellings with accommodation in the roof. This will measure 9.5 metres in height and sit slightly higher than the other immediate properties in the street scene i.e. at 221 Portway. The apartment block will measure is sits slightly higher than the residential dwellings at 11.1 metres. This is considered to be appropriate and ensure that the block respond to the corner plot of the application site. It is proposed that a front and rear extension will be erected to the existing MOT garage. This will be two storey in height with the front measuring 6.3 metres in overall height (5 metres at eaves) with the rear measuring 6.6 metres (5.2 metres at eaves). The front extension will sit within a recess area at the front of the building and will therefore sit comfortably in the front extension and no appear out of scale. The rear extension will not occupy the entire width of the rear of the property thus leaving a gap of 10.2 metres to the boundary with the residential properties along Hucclecote Avenue. The new car washing and valeting building will be a predominately single storey building with a first floor office element. The building has an overall height of 5.5 metres. The western elevation of the building i.e. the part of the building which will be seen from Goodridge Drive and Hucclecote Avenue measures 3.9 metres. The impact of the height has been lessened in this location by the introduction of a lean to roof and locating the two storey elements away from the more sensitive boundaries. Design/appearance Good design is an important part of the NPPF which is also reflected within policies H1, H7 and DM1 of the Core Strategy. The residential dwellings will be constructed of brick with a tiled roof. There will be a simple window arrangement, both front and rear, with a modest projecting ground floor bay, flat roof dormer to the front and rooflight to the rear. The apartment block will follow a similar theme. The design will be focused around three projecting bays which provide visual interest through the articulation. These will incorporate balconies at the first and third floor. A mixture of render and wood panels will also mark these projecting bays with the remainder of the building being of brick construction with the roof being tiled. The appearance of the dwellings and apartment block is modern and will provide a welcomed addition to the visual character of the street scene.


The extension to the existing MOT centre will be brick and tiled which will match the original building. This approach is welcomed and will ensure that there is no fundamental change to the overall appearance of the building. The new car and valenting building will be given a ‘lighter’ touch with a rendered and wood finish which will ensure it is not overly dominant in the context of the site. All final materials will be agreed by planning condition to ensure that they are appropriate and of sufficient quality. Amenity Space Plots 1-4 and 14-16 will have there own, in curtilage, amenity space to the rear. The amenity space is large enough to comply with the guidance in the SPD which stipulates that’s garden areas must be large enough for outdoor recreation and the drying of clothes along with providing space for parking and bin storage. The apartment block will have balconies which will provide an area for outdoor seating and drying of clothes. The apartment block will also have amenity grass areas around the block. This complies with policy H1 and DM1 of the Core Strategy. Highways/traffic Policies T2, H1 and DM1 of the Core Strategy seeks to ensure that all new developments adequately cater for the car parking needs and are located in sustainable locations. Highway Services have not expressed any concern about any impact on the local highway network from the relatively modest number of dwellings proposed. In fact, the traffic generation from the residential element of the site may be less than that of the public house. Each dwelling and apartment has its own parking space which should reduce the impact on on-street parking. In addition, the site is well served by public transport with the local bus corridor running directly outside of the site along with the public bus (and future Metrolink) interchange at Wythenshawe Town Centre being a short walk away. New parking facilities have also been provided for the commercial element of the scheme with 10 spaces being arranged at the front of the wash and valeting building along with a further 6 spaces at the side of the MOT building. On the recommendation of Highway Services, the arrangement of parking associated with the commercial element of the scheme has been amended Trees There are 10 trees on the application site and 1 group of trees. There is 1 category “A” (Trees of high quality and value), 6 category “B” (Trees of moderate quality and value), two category “C” (Trees of low quality and value), one category ‘R’ tree and the group tree is a ‘C’ category at the application site.


A total of 6 trees and the group tree will be removed as part of the proposals. Three are category ‘B’ trees, two category ‘C’ trees one category ‘R’ tree and the group tree is a ‘C’ category. Neighbourhood Services have raised no objection to the removal of these trees with the exception of a Atlas Cedar on Portway which they would like retaining. Unfortunately, this tree is required to be removed to facilitate the proposal as it falls within the footprint of the proposed dwellings. Whilst the cedar is a category B trees and of amenity value, there will be a net gain of 36 replacement trees on the application site in mitigation of its loss. These trees will be 12-14 cm girth and are a mixture of species type. The tree planting will increase the biodiversity at the application this complies with policy EN15 of the Core Strategy. Landscaping The existing site is poor in terms of its landscape and biodiversity value. The proposed landscaping at the site will there provide a comprehensive soft and hard landscaping scheme. There will be 36 new trees planted at the application site. These will be located along the perimeter of the application site to help soften the appearance of the development and help provide a mature frontage to the street scene. The trees along Portway and Oatlands Road will be in the curtilage of the properties for long term maintenance. The trees along the northern and western boundaries will help screen the commercial element of the scheme from surrounding residential properties. New hedging and shrubs will be planted at the site which will not only increase the biodiversity potential on the application site but also ensuring that it is an inviting space for the residential and those using the commercial element of the scheme. Boundary treatment The boundary to Oatlands Road and Portway will be defined with a 1.2 metre high railing. The sides of the dwellings and the apartment blocks will be secured by 2.1 metre high key coded gates. The side of plot 16 will have a 1.5 metre high wall with 0.3 metre high railings on top (1.8 metres in total) to provide increased security to the curtilage of the property. The rear gardens of the properties will be separated by a 1.5 metre high timber fence. The gates to the car parking spaces at the rear of the dwellings will also be 2.1 metre high and constructed from timber and topped with trellis. The apartment parking court will be surrounded by 2.1 metre high railings along with 2.1 metre high key coded gate. The wash and valeting building entrance will also have a 2.1 metre high railing gate. Detailed elevations of these gates have yet to be provided and will be agreed as part of a planning condition. New boundary treatment shall be installed to the front of the MOT building. All the boundary treatment has been agreed with the Design for Security consultant at GMP.


Ground conditions The Head of Environmental Health has determined that that the site has historical evidence of land contamination. It is therefore recommended that a preliminary desk assessment and site investigation report is undertaken plus a remediation strategy and verification report on completion of any remedial work. It is therefore recommended that a condition of the planning approval is that this further information is prepared to the satisfaction of the Head of Environmental Health prior to the commencement of development. This will ensure that the proposal accords with policy EN18 of the Core Strategy. Surface water and flood risk The application site is within Flood Zone 1 i.e. low probability of fluvial flooding. However, a full Flood Risk Assessment has been carried out as the site area is above 0.5 ha. There is no objection from the Environment Agency in this regard and thus the proposal accords with policy EN14 of the Core Strategy. The Environment Agency has recommended that details of surface water and foul drainage are agreed prior to the commencement of development. This should therefore be a condition of the planning approval along with ensuring that all hard surfaces throughout the development are of a porous nature to prevent any unnecessary surface water run off and thus contribute towards climate change objectives as outlined within policy EN8 of the Core Strategy. The comments of United Utilities should be placed on the planning permission as an informative. Ecology/biodiversity The site has little ecological value with the exception of the trees which remain at the site (the impact on tree coverage is considered elsewhere within the report). The accompanying ecology report confirms this and the low potential for bats and other wildlife. Tree removal should not take place during bird nesting season and this should be a condition of the planning approval in order to protect habitats. Policy EN15 of the Core Strategy requires that developers will be expected to identify and implement reasonable opportunities to enhance or create new biodiversity on site. The proposal is accompanied by a comprehensive landscaping scheme which seeks to plant 22 new trees at the application site along with shrub planting and new lawn areas. The planting includes various species which will provide new habitats and increase the overall biodiversity at the application site in line with policy EN15. Noise/vibrations Policy DM1 of the Core Strategy and policy 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 new car wash and valeting building and anything associated with the existing MOT business. The applicant has indicated that the MOT centre will be open during the following hours: Monday to Friday 09:00 to 18:00 Saturday 09:00 to 14:00 Sundays Closed With the car wash and valeting building being open: Monday to Saturday 09:00 to 18:00 Sundays Closed It should also be noted that there is a 24 hour booking office at the application associated with the applicants taxi business. The planning permission associated with the use restricts the use of the building to a control base only between the hours of 23:00 and 07:00 Monday to Saturday and 23:00 to 09:00 Sundays and Bank Holidays. The new wash and valeting building will sit along the north western boundary of the site abutting closely to numbers 10-18 Goodridge Avenue. There will be a gap of 2.1 metres to the shared boundary and 12 metres from the rear gable of the building to the rear elevation of the residential dwellings. To the north, the residential properties along Hucclecote Avenue will be separated from the northern side of the building by 9.4 metres to the shared boundary and by 20.6 metres from the side gable to the rear elevation of the properties. There is no doubt that the residential properties will experience comings and goings associated with the operations of the business. The sources of noise will come from vehicle movements, staff voices and noise from the operations of the equipment. The in and out arrangement of the car wash/valeting building will mean that the washing and valeting will take place inside of the building. As such, there will be no external operations within the forecourt of the building only the cars and staff entering and leaving the building. The applicant has commissioned a noise report in support of their application. This indicates that as the operations are limited to the hours indicated above and will take place internal to the building. This will minimise the affect on residential amenity. In addition, as the building will be constructed of masonry walls and heavy roof tiles this will provide a good level of noise insulation for the existing and proposed dwellings. In recognition that vehicles using the wash facility will pass closely to the rear gardens of the properties along Hucclecote Avenue, albeit at a low speed, it has been recommended that a 1.8 metre high acoustic fence is installed along the boundary with these properties. Environmental Health concurs with the findings of this report and seek to ensure that a planning condition secures the installation of the acoustic fence prior to the first use of the building.


On the basis of the above information, whilst the residential properties will experience some level of noise from the site, through the introduction of several mitigation measures, such noise, on balance, will not reach harmful levels so as to cause disamenity. It should be noted that the applicant wishes to use the wash building for both the taxi and MOT business as well as general public use. There is concern that the general public use of the building could lead to excessive noise and disturbance from the indecent of queuing vehicles, revving engines and raised voices at the application site. On that basis, it is considered that the wash building should be restricted to the applicants business use only. Environmental Health have also requested that further acoustic information is prepared in respect of noise insulation of the residential properties to reduce the harm from noise from Oatlands Road and Portway as well as restricting deliveries. This should be secured through a planning condition. 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 dwellinghouses fronting the street. Car parking is situated either in the curtilage of the properties or in a parking courtyard for the apartment block to ensure security and surveillance. The parking and layout of the commercial element of the scheme is also acceptable as the buildings over look the new access road and the parking areas associated with the business. Following amendment to the layout of the site, the Design for Security consultant believes that Secured by Design Accreditation can be achieved at the site. It is recommended that a condition of the planning approval is that Secured by Design is achieved. Waste management Policy EN19 of the Core Strategy requires developers to demonstrate that proposals provide commitment to managing waste arrangements and recycling. The seven residential dwellinghouses will have their own in curtilage refuse area at the rear of the property. This will house the four bins provided i.e. the general waste bin, garden waste bin, glass and paper. This demonstrates a clear commitment to managing waste and recycling in accordance with policy EN19 which is welcomed and supported by Environmental Health. There will also be a communal bin store for the apartments at the rear of the building and the commercial building will also access a communal area at the rear of the MOT area. No details have been provided in respect of what type of bins will be provided


in these areas which requires clarification by the applicant. This information has been requested but not yet received. This should be a condition of the planning approval to ensure that these areas too have adequate general refuse and recycling arrangements. In addition, detailed elevations of the bin storage areas require approval. Policy EN19 also requires that developers consider construction waste. There is no demolition associated with this scheme; however, the applicant has given a commitment to reduce waste during the construction process and water consumption. They also intend to meet the requirements of the considerate contractor’s scheme. Final Constriction methods, operating hours and waste management will be agreed as part of a planning condition. Sustainability and energy efficiency 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. Policy DM1 states that all new residential development must meet a minimum of Code Level 3 under the Code for Sustainable Homes. The proposal achieves Code Level 3 as indicated with a pre-assessment submitted with the planning application. 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. The buildings have been designed to have a high standard of energy efficiency by limiting heat loss across the building envelope. This includes high levels of insulation and air tightness which facilitate an overall reduction in CO2 emissions. Furthermore, energy and water efficient appliances and fittings will be installed in the building. The applicant has also indicated that they are committed to providing 10% of the energy demands by on-site renewable energy. A decision as to which type(s) of technology to use has not yet been finalised. On that basis, a planning condition will be imposed on the planning permission to agree this aspect of the scheme. 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 internal and external doorways are compliant with the DFA2 standard. In addition, both the bedrooms, bathrooms, ground floor WC, kitchens and external and internal doors all comply with the standards. In addition, the external areas also see


the incorporation of adequate gradients for wheelchair users. The lift within the apartment block also complies with DFA2 guidance. Residential amenity The residential element of the scheme has received no objection or concern from local residents. This element of the scheme is complementary to the surrounding residential properties and will enhance the visual amenity of the street scene. There are adequate distances between dwellings (existing and proposed) which should therefore not give rise the any privacy or overlooking issues. The main concern that surrounding residents have raised is the expansion of the commercial business and the noise and disturbance that will arise as a consequence of this. The new valeting and wash building has been sited so that the building turns its back on the properties along Goodridge Avenue. Whilst these properties, and those along Hucclecote Avenue, are likely to still experience noise and disturbance from these business it should not reach harmful levels due to the mitigation measures that will be put in place in the form of acoustic fence and sound insulation of the building along with ensuring no work takes place external to the building. The improvements to the business in the form of staff toilets and staff parking should help eliminate some of the disamenity that residents currently experience from the business. Planning obligations Policy H1 advices that were there is deficiencies in amenity associated with a development, developer contributions will be used. The applicant has agreed to provide monies to support off-site amenity improvements in the local area in mitigation of the limited amenity space provided for the apartment element of the scheme. In addition, in order to ensure that the delivery of the new housing proposed it is intended to include an obligation to do so in the form of a legal agreement. 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 Core Strategy and saved policies of 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. She believes that any restriction on these rights posed by the refusal of the


application is proportionate to the wider benefits of refusal 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 off site amenity improvements and to ensure the delivery of the housing element 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, T2, EC10 H1, H7, 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 DC7 and DC26 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. 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. The proposal will provide family housing along side apartment living. In addition, local employment opportunities will be created through the extension to the business. Policy T2 ‘Accessible areas of opportunity and needs’ states that all new development should provide appropriate car parking facilities. The proposal caters adequately for its parking need and will be able to take advantage of the sustainable location. Policy H1 ‘Overall Housing Provision’ sates that proposals for new residential development should take account providing sustainable housing. The application site has been previously development and has access to a good level of public transport. The amenity space provided is adequate for the size of dwellings and will not raise any privacy concerns in respect of adjacent properties. Policy H7 ‘Wythenshawe’ states that the Council expects that infill sites will provide new housing. The proposal will provide much needed family accommodation as well as more flexible accommodation for 1 and 2 person households. Policy DC10 ‘Wythenshawe’ states that development proposals and planning applications should have regard to ensuring that employment opportunities are made accessible to local communities. The extension to the business will be an opportunity for further local employment. 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 proposal will satisfy the level 3 of the Code for Sustainable Homes as well as incorporating new renewable technologies into the scheme. 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 insulation of the property, issues of surface water run off and natural light have also been considered as part of the proposals. Policy EN14 ‘Flood Risk’ developments should be directed away from, site at the greatest risk of flooding towards sites with lower risk. All new developments must minimise surface water run off. Matters of surface water and the mechanisms for reducing it will be considered as part of the proposals. 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. New landscaping will be planted to increase the biodiversity of the site. Policy EN18 ‘Contaminated Land’ states that any proposal for development of contaminated land must be accompanied by a health risk assessment. A contaminated land report will be produced and appropriate mitigation devised where necessary. 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). The applicant has proposed adequate refuse arrangements and matters of construction waste will be agreed by planning condition. Policy DM1 ‘Development Management’ the proposal has been designed to maximise the siting/layout, scale and appearance of the development and its imapct on the street scene. The buildings will be designed to a good standard of sustainability. The Unitary Development Plan for the City of Manchester (1995) DC7 ‘New Housing Development’ states that the Council will negotiate with developers to ensure that new housing is accessible at ground floor level to disabled people. All new development containing family homes will be expected to be designed so as to be safe areas within which children can play and, where appropriate the Council will also expect play facilities to be provided. The proposal has been designed to comply with DFA2 and provides good standard of external play. 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. Appropriate mitigation has been agreed to minimise the impact of the proposal on surrounding residential amenity.


Conditions 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 00, 02, 03, 04, 06, 07, EP026/T00 and 4109.01 stamped as received by the City Council, as Local Planning Authority, on the 23 April 2012. 08 Rev A stamped as received by the City Council, as Local Planning Authority, on the 26 June 2012. 01 Rev C and 4109.02 Rev A stamped as received by the City Council, as Local Planning Authority, on the 17 July 2012. Supporting Information Design and Access Statement, Tree Survey report prepared by tba (MG/4109/TreeSurveyReport), Ecology Survey & Assessment by Ribble Ecology, Crime Impact Statement Version A 16.04.2012 prepared by Design for Security at GMP, Noise Impact Assessment prepared by Hepworth Acoustics (21324.01/Com/v1), Pre assessment Code for Sustainable Homes, Transport Statement prepared by BWB consulting (MCT/2001/A-1) and Flood Risk & Water Environment prepared by BWB consulting (MCT/2001/FRA) stamped as received by the City Council, as Local Planning Authority, on the 23 April 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) No development that is hereby approved shall commence unless and until samples and specifications of all materials to be used on all external elevations, boundary walls and driveways of the development have been submitted to and approved in writing by the City Council as local planning authority. The development shall be constructed only using the approved materials unless otherwise agreed in writing by the City Council as local planning authority. 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) No development shall commence until details of the measures to be incorporated into the development (or phase thereof) to demonstrate how Secured by Design accreditation will be achieved have been submitted to and approved in writing by the City Council as local planning authority. The development shall only be carried out in accordance with these approved details. The development hereby approved shall not be occupied or used until the Council as local planning authority has acknowledged in writing that it has received written confirmation of a secure 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 Code for Sustainable Homes Assessment Method pre-assessment rating in order to achieve a three star rating or above. A post construction review certificate shall be submitted to and approved in writing by the City Council as local planning authority within 6 weeks 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) Notwithstanding the provisions of Classes (A-H) of Part 1 of Schedule 2 of the Town and Country Planning (General Development Order) 1995 (or any order revoking and re-enacting that Order with or without modification), no garages, extensions (including enlargement and alteration to the roof) shall be erected other than those expressly authorised by this permission. Reason- In the interests of residential amenity pursuant to policies SP1 and DM1 of the Manchester Core Strategy (July 2012). 7) Notwithstanding drawing 08 Rev A, prior to the commencement of development details of the boundary treatment (including materials and colour) shall be submitted and approved in writing by the City Council, as Local Planning Authority. The approved details shall then be implemented in accordance with the previously approved details and completed before the first occupation of the residential dwellings, apartments and commercial buildings 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). 8) Notwithstanding the bin storage area, as indicated on drawing 01 Rev B (stamped as received by the City Council, as Local Planning Authority, on the 26 June 2012), prior to the commencement of the development, details of the refuse arrangement (including details of the location, number of bin and suitable structure) shall be submitted and agreed in writing with the City Council, as Local Planning Authority.


The approved details shall then be implemented as part of the development and be made available prior to the first occupation of the residential properties 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). 9) The hard and soft landscaping scheme approved by the City Council as local planning authority shown on drawing ref 4109.02 Rev A and01 Rev C (stamped as received by the City Council, as Local Planning Authority, on the 7 July 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, H1 and DM1 of the Manchester Core Strategy (July 2012). 10) a) 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 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 EN18 of the Manchester Core Strategy (July 2012). 11) 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;

• Hours of working;

• Dust suppression measures;

• 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). 12) 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). 13) 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 area, in accordance with policies EN15 and DM1 of the Manchester Core Strategy (July 2012). 14) Prior to the commencement of the development, details of a scheme to limit the surface water run off from the proposed development must be submitted to and approved in writing by the City Council, as Local Planning Authority. The approved scheme shall then be implemented prior to the first occupation of the development hereby approved. Reason – To prevent the risk of flooding by ensuring the satisfactory storage of/disposal of surface water from the site pursuant to policy EN14 of the Manchester Core Strategy (July 2012). 15) 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). 16) Prior to the commencement of the development, details of on site renewable energy technologies, which seeks to achieve at least 20% of final site energy demand, shall be submitted to and approved in writing by the City Council, as Local Planning Authority. The approved scheme shall then be implemented prior to the first occupation of the development and thereafter retained. Reason – To incorporate renewable energy technologies within the development to reduce energy demands from other sources, pursuant to policies EN4, EN8 and DM1


of the Manchester Core Strategy (July 2012) and the Guide to Development in Manchester SPD (2007). 17) The car wash facility shall only be used in connection with the garage business and shall not be used for general public use. No car washing/valeting services, no vehicle repair or maintenance and no vehicle body repair work, including panel beating, welding and spray painting work shall take place external to the proposed buildings. Reason – To protect surrounding residential amenity, particularly residential properties along Goodridge Avenue and Hucclecote Avenue, pursuant to policy SP1 and DM1 of the Manchester Core Strategy and policy DC26 of the Unitary Development Plan for the City of Manchester (1995). 18) The premises shall not be open outside the following hours. Car wash/valeting Monday to Saturday 09:00 to 18:00 Sunday Closed MOT garage Monday to Friday 09:00 to 18:00 Saturday 09:00 to 14:00 Sunday Closed 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). 19) Prior to the commencement of the development details of an acoustic fence, to be positioned along the boundary with the properties along Hucclecote Avenue, shall be submitted and approved in writing by the City Council, as Local Planning Authority. The approved details shall then be implemented and be completed prior to the first use of the car wash/valeting building hereby approved. The fence shall thereafter be retained and maintained. Reason – To protect the residential amenity of the residential properties along Hucclecote Avenue 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). 20) Between the hours of 11.00 pm and 7.00 am Monday to Saturday and 11.00 pm and 9.00 am Sunday and Bank Holidays the use of the premises shall be restricted to that of a radio base for private hire vehicles only and the premises and associated external areas shall be used for no other purpose, including customers waiting, visits by the drivers of private hire vehicles or the use of its car park and surrounding areas.


Reason – In the interest of residential amenity 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). 21) No vehicle repairs or maintenance work shall be carried out outside the building. Reason- In order to prevent undue noise disturbance to nearby residents from outdoor work 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). 22) Prior to the first use of the commercial buildings hereby approved, the buildings shall be acoustically insulated in accordance with the recommendations of the Hepworth Acoustic Noise and Vibrations report (21324.01/Com/v1) stamped as received by the City Council, as Local Planning Authority, on the 23 April 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). 23) Before the development commences a scheme for acoustically insulating the residential accommodation against noise from Portway and Oatlands Road; shall be submitted to and approved in writing by the City Council as local planning authority. The approved noise insulation scheme shall be completed before any of the dwelling units are occupied. Reason - To secure a reduction in noise from Portway and Oatlands Road; in order to protect future residents from noise nuisance, 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). 24) 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 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). 25) 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). Informative

• No surface water from this development is discharged either directly or indirectly to the combined sewer network

• The site must be drained on a separate system, with only foul drainage connected into the foul sewer. This site must be drained on a separate system, with only foul drainage connected into the foul sewer. Surface water should discharge to the 150mm surface water sewer located in Minsterley Parade at a rate not exceeding 15l/s.

• A public sewer crosses this site and we will not permit building over it. An access strip width of 12 metres, 6 metres either side of the centre line of the sewer which is in accordance with the minimum distances specified in the current issue of "Sewers for Adoption", for maintenance or replacement.

• Deep rooted shrubs and trees should not be planted in the vicinity of the public sewer and overflow systems.

• The connection of highway drainage from the proposed development to the public wastewater network will not be permitted.

A separate metered supply to each unit will be required at the applicant's expense and all internal pipework must comply with current water supply (water fittings) regulations 1999. 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: 099153/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: 10 Cranesbill Close, Manchester, M22 1GH 294 Portway, Manchester, M22 1TG 71 Oatlands Road, Manchester, M22 1AH 73 Oatlands Road, Manchester, M22 1AH 1 Hucclecote Avenue, Manchester, M22 1AL


11 Hucclecote Avenue, Manchester, M22 1AL 13 Hucclecote Avenue, Manchester, M22 1AL 15 Hucclecote Avenue, Manchester, M22 1AL 17 Hucclecote Avenue, Manchester, M22 1AL 19 Hucclecote Avenue, Manchester, M22 1AL 21 Hucclecote Avenue, Manchester, M22 1AL 23 Hucclecote Avenue, Manchester, M22 1AL 25 Hucclecote Avenue, Manchester, M22 1AL 3 Hucclecote Avenue, Manchester, M22 1AL 5 Hucclecote Avenue, Manchester, M22 1AL 7 Hucclecote Avenue, Manchester, M22 1AL 9 Hucclecote Avenue, Manchester, M22 1AL 1 Goodridge Avenue, Manchester, M22 1QN 10 Goodridge Avenue, Manchester, M22 1QN 11 Goodridge Avenue, Manchester, M22 1QN 12 Goodridge Avenue, Manchester, M22 1QN 13 Goodridge Avenue, Manchester, M22 1QN 14 Goodridge Avenue, Manchester, M22 1QN 15 Goodridge Avenue, Manchester, M22 1QN 16 Goodridge Avenue, Manchester, M22 1QN 17 Goodridge Avenue, Manchester, M22 1QN 18 Goodridge Avenue, Manchester, M22 1QN 19 Goodridge Avenue, Manchester, M22 1QN 2 Goodridge Avenue, Manchester, M22 1QN 20 Goodridge Avenue, Manchester, M22 1QN 3 Goodridge Avenue, Manchester, M22 1QN 4 Goodridge Avenue, Manchester, M22 1QN 5 Goodridge Avenue, Manchester, M22 1QN 6 Goodridge Avenue, Manchester, M22 1QN 7 Goodridge Avenue, Manchester, M22 1QN 8 Goodridge Avenue, Manchester, M22 1QN 9 Goodridge Avenue, Manchester, M22 1QN 62 Oatlands Road, Manchester, M22 1BE 219 Portway, Manchester, M22 1SL 221 Portway, Manchester, M22 1SL 31 Lullington Close, Manchester, M22 1LY 29 Lullington Close, Manchester, M22 1LY 33 Lullington Close, Manchester, M22 1LY 12 Cranesbill Close, Manchester, M22 1GH 14 Cranesbill Close, Manchester, M22 1GH 16 Cranesbill Close, Manchester, M22 1GH 18 Cranesbill Close, Manchester, M22 1GH 20 Cranesbill Close, Manchester, M22 1GH 22 Cranesbill Close, Manchester, M22 1GH St Marks Manse, Oatlands Road, Manchester, M22 1AH Flat 1, St Marks Court, 1 Stoneacre Road, Manchester, M22 1BS Flat 2, St Marks Court, 1 Stoneacre Road, Manchester, M22 1BS Flat 3, St Marks Court, 1 Stoneacre Road, Manchester, M22 1BS Flat 4, St Marks Court, 1 Stoneacre Road, Manchester, M22 1BS Flat 5, St Marks Court, 1 Stoneacre Road, Manchester, M22 1BS


Flat 6, St Marks Court, 1 Stoneacre Road, Manchester, M22 1BS Flat 7, St Marks Court, 1 Stoneacre Road, Manchester, M22 1BS Flat 8, St Marks Court, 1 Stoneacre Road, Manchester, M22 1BS Flat 9, St Marks Court, 1 Stoneacre Road, Manchester, M22 1BS Flat 10, St Marks Court, 1 Stoneacre Road, Manchester, M22 1BS Flat 11, St Marks Court, 1 Stoneacre Road, Manchester, M22 1BS Flat 12, St Marks Court, 1 Stoneacre Road, Manchester, M22 1BS Flat 14, St Marks Court, 1 Stoneacre Road, Manchester, M22 1BS Flat 15, St Marks Court, 1 Stoneacre Road, Manchester, M22 1BS The Talisman, Portway, Manchester, M22 6QN Wythenshawe Private Hire, Oatlands Road, Manchester, M22 1BE James Bradley & Sons Ltd, 75 Oatlands Road, Manchester, M22 6AL Wythenshawe Mot Centre, Oatlands Road, Manchester, M22 1BE 300 - 302 Portway, Manchester, M22 1TE Representations were received from the following third parties: United Utilities Environment Agency Greater Manchester Police 12 Goodridge Avenue Manchester M22 1QN 13 Hucclecote Avenue Manchester M22 1QN 221 Portway Manchester M22 1SL Unknown address Relevant Contact Officer : Jennifer Atkinson Telephone number : 0161 234 4517 Email : [email protected]