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APPLICATION No: 17/69359/FULAPPLICANT: Mr Mark SteeleLOCATION: Units 1 And 2, The Deva Centre, 49 Bury Street, Salford, M3 7BBPROPOSAL: Single storey extension to North East elevation, 5 storey

extension to North West elevation together with partial demolition of the existing building and a 6-7 storey extension to the South West elevation including a roof top terrace. Internal alterations to enlarge the auditorium seating capacity. New extensions to accommodate church foyer (D1), cafe (A3), children's play area, offices (B1), church ancillary accommodation, additional meeting rooms, kids church facilities and multi-storey car park. External alterations and new boundary treatment to Bury Street elevation.

WARD: Ordsall

Description of Site and Surrounding Area

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The application site (0.98ha) is located to the south east of Trinity Way (A6042) within the regional centre. Bury Street forms the site’s north eastern boundary, whilst to the south east the site adjoins the Deva Centre office park which comprises a series of business units and commercial premises within the site of the former Chesters Brewery. The access road to the Deva Centre forms the site’s south western boundary, beyond which is the recent apartment development known as Alto. To the north east of the site lies a grassed verge beyond which is Trinity Way (A6042). To the north of Trinity Way beyond a verge vegetated with shrubs and trees, are low-rise residential apartments and terraced properties. The surrounding area comprises a mix of uses associated with its regional centre location, with commercial uses within the Deva Centre and residential properties across the surrounding area, including residential apartment developments to the east at Bury Street and John Street. To the north of the site, the land at the junction of Blackfriars Road and Trinity Way is currently under construction as a residential led redevelopment scheme comprising 380 apartments and ground floor commercial floorspace granted consent under application 14/65407/FUL.

The application site comprises a large steel frame portal building which was formerly occupied by Staples as a retail unit, and which has since 2011 been the Greater Manchester base for the Audacious Church (associated with the change of use application 10/59502/COU). To the north of the building is an area of surface car parking accessed via Bury Street, whilst to the south of the building the remainder of the site comprises surface car parking accessed via the Deva Centre access road. The site is generally level and there are a number of existing trees within and around the main car parking area to the south of the building. The application site also includes an area of land that lies between the main car parking area and the verge to Trinity Way which is adopted highway known as William Street, which has been blocked off to vehicular access with bollards for a number of years.

To the south of the application site lies there are Grade II listed buildings (Chesters Salford Brewery, Cook Street) which now form part of the Deva Centre complex, and comprises the former boiler house together with the former brewery tower, which is a prominent landmark within the surrounding area.

Description of Proposal

The application seeks full planning permission for the erection of a series of extensions to the existing steel framed portal building to provide new and enhanced facilities for the Audacious Church, together with the erection of a multi-storey car park, and a number of external works including cladding the existing steel framed portal buildings, new boundary treatment, landscaping and public realm works.

Proposed development

The majority of the new development would be accommodated on the existing surface car parking area which lies to the south west of the steel framed portal building. This would rise to a maximum of seven storeys comprising new floorspace for the church and its associated facilities, together with the multi-storey car park. A new five storey extension along the site’s frontage to William Street and Trinity Way, would wrap around the north west elevation of the existing steel framed portal building, and integrate with the new wing proposed on the surface car parking area. This five storey element would front William Street and Trinity Way and represent the building’s principal elevation, incorporating the main entrance to the building. There would be a small single storey extension along to the north east elevation of the existing steel framed portal building fronting on to the northern car park area, which would facilitate the creation of an access corridor linking the backstage area.

The existing steel framed portal building would be reconfigured internally to facilitate expansion of the church’s main auditorium space. This building currently comprises the church auditorium space (with a seated capacity of 1,400 persons) and all associated facilities, and the proposed extensions would facilitate the relocation of the majority of these associated facilities into the new wing thereby allowing for the internal reconfiguration of the steel framed portal building to facilitate the expansion of the main auditorium (with a seated capacity of up to 2,400 persons).

The new development would provide new and enhanced facilities for the Audacious Church, which would include the following: Ground floor – a new main entrance to the building would be created within the five storey element fronting

William Street and Trinity Way, and this would provide access to a large double height central foyer space providing access to the rest of the building. The new extensions would also accommodate a café fronting William Street and Trinity Way (with associated kitchen and back of house facilities), a children’s play centre, a breakout / lounge area.

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First floor – an open plan business / lounge area, party rooms associated with the children’s play centre, a dance studio, TV studio room and sound studio.

Second floor – office space, meeting rooms and facilities associated with the staffing and management of the Audacious Church, and floorspace for business incubator units.

Third floor – a wellbeing centre with meeting rooms, office space and consultation rooms, kids church facilities and activity rooms, and a gym.

Fourth floor – kids church meeting room (capacity 600 persons), with youth break out zone / café, and a conference room / meeting room space.

Fifth floor – flexible space for indoor sports / meeting room / kids church (capacity 200 persons), a prayer chapel, a conference space (capacity 400 persons) and associated kitchen and back of house facilities, and a rooftop garden area.

The submission documents identify how the new facilities would facilitate the delivery of the church’s activities, including outreach work to support the homeless, charitable work to support Macmillan Cancer Support and Safe Families for Children, education and community outreach work including the delivery of education and training to adults and young people, together with therapeutic counselling, debt advice, therapy and mental wellbeing classes, health and sports facilities to include physiotherapy facilities, gym and exercise space, and facilities for a children’s play centre. In addition, the submission documents identify that the range of multi-purpose spaces within the building (including the main auditorium, meeting rooms, conference space and breakout areas) would be available for hire throughout the week for a range of events including school productions, graduation ceremonies and conferences.

The multi-storey car park would comprise six levels of parking with a total of 391 car parking spaces.

Materials

The principal elevation fronting William Street and Trinity Way would comprise two distinct elements. The northern-most half of this elevation would be feature zinc cladding with windows set within copper surround detailing, and a large expanse of glazing providing light in to the central foyer area. The southern-most half of this elevation would be more open in form, reflecting the more public facing elements of the building, comprising of a large expanse of glazing, with a media screen set behind this. This ‘media façade’ would be a transparent glazed surface which would be read as clear glazing when the screen was not illuminated, but would be transformed upon its illumination with the display of static or moving images associated with the building’s use and function. A projecting brick fin wall would divide these two distinct elements of the principal façade, and a projecting canopy would wrap around the façade in a curved form providing additional visual interest. The multi-storey car park and part of the side elevation facing the Alto apartment development would be expressed in red clay facing brick, with vertical louvered openings to provide light and ventilation to the car park. The multi-storey car park would also feature externally mounted planting boxes which would facilitate the introduction of climbing and trailing plants supported by tension wires in order to green and soften the appearance of the car park elevations.

The north east elevation of the existing steel framed portal building facing Bury Street would be clad in vertically mounted tubular metal cladding in order to improve this existing elevation to Bury Street (which was formerly the rear service yard element of the former retail unit) and in doing so, unify the steel framed portal building with the contemporary design of the new extensions.

Access and movement

The main pedestrian entrance to the church building would be via the new main entrance within the five storey element forming the building’s principal façade fronting William Street and Trinity Way. The vehicular access to the car park would be sited on the south west elevation facing the Alto apartment development, and would be via the Deva Centre access road. The vehicular egress from the car park would be sited on the south east elevation, with egress on to the mini roundabout of the Deva Centre access road. The vehicular access point from Bury Street to the surface car park to the north of the building would be maintained as existing. Both the multi-storey car park and the surface car park to the north would provide parking for the Church congregation on a Sunday, and would operate as public car parks outside of this providing parking for commuters and visitors to the regional centre.

Landscaping and boundary treatment

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The application proposal would deliver public realm works to William Street which forms the setting for the building’s principal elevation on to William Street and Trinity Way. The majority of these works lie within the adopted highway and would be delivered by a s278 agreement, and would include areas of hard and soft landscaping together with tree planting. The site’s south western elevation fronting the Deva Centre access road would also be subject to public realm works and tree planting. In addition, the site’s boundary treatment to Bury Street, where the surface car park to the north of the building would be retained, would be subject to improvement through the removal of the existing palisade fencing and its replacement with a low level brick wall topped by railings, and complemented by tree planting.

Supporting documents

The following documents have been submitted in support of the application: Air Quality Assessment Arboricultural Impact Assessment Crime Impact Statement Daylight and Sunlight Assessment Design and Access Statement (and addendum) Flood Risk Assessment and Drainage Strategy Heritage Statement (and addendum) Noise Impact Assessment Phase 1 Geo-Environmental Desk Study Sustainability Statement Transport Assessment and Travel Plan (and addendum)

Publicity

Site Notice: Non HH Article 15 Date Displayed: 7 September 2017Reason: Article 13

Site Notice: Non HH setting of listed building Date Displayed: 7 September 2017Reason: Affecting setting of Listed Building

Press Advert: Manchester Weekly News Salford Edition Date Published: 14 September 2017Reason: Article 15 Standard Press Notice, Affecting setting of Listed Building

Pre-application Community Engagement

The applicant engaged with local ward members prior to the submission of the application. Following submission of the application, they also hosted consultation drop-in events at the church, with one held for businesses located on the Deva Centre office park (8 February 2017), and one held for residents of the neighbouring Quebec Building and Alto apartments (21 February 2017).

Neighbour Notification

Notification letters were sent to a total of 298 neighbouring properties: Alto (Block C), Sillavan Way Bevill Square (nos. 14 – 60 (even numbers only)) Bury Street (no. 56) Deva Centre, Units 1 – 4 Brewery Yard and Units 1 – 3 The Malt House Nathan Drive (nos. 1 – 25 (odd numbers only), and nos. 2 – 24 (even numbers only)) Picton Close (nos. 2 – 8 (even numbers only)) Quebec Building, Bury Street

In addition, site notices were displayed on the site’s frontage to both Trinity Way and Bury Street.

Representations

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Objections have been received from a total of 11 individual property addresses, and observations have been received from two further property addresses. This includes an objection from Northwood Investors International Limited on behalf of NW UK (North West) Limited, who are the owners of the Deva Centre office park which adjoins the application site. Northwood highlight that whilst they support the general principle of the Church’s expansion, they are objecting in terms of what they consider to be an overbearing and adverse impact on the Deva Centre office park. A summary of the issues raised within all objections and observations is set out below (C), together with a response (R) to each issue. Objections have been grouped according to theme for ease of reference.

Amenity

C Impact on privacy and overlooking of residential apartments within Block C of the Alto development.

C There should be no windows within the side elevation of the proposed development facing the Alto development in order to prevent overlooking of apartments.

C Proposed development will result in a significant reduction in daylight to apartments within the Alto development.

R These are addressed within the ‘Amenity’ section of the appraisal, below.

C Impact on light and outlook to business premises located within the Deva Centre. Unit 3 The Malthouse, Units 1-3 Brewery Yard, and the Security Lodge are likely to be directly affected.

R This is addressed within the ‘Amenity’ section of the appraisal, below.

C Impact on existing levels of sunlight / daylight to residential apartments within the Quebec Building.

R With the exception of the small single storey extension on the north east elevation of the existing steel framed portal building, the proposed 5 – 7 storey extension lies to the south of the steel framed portal building and would be sited approximately 80m from the nearest habitable room windows within the Quebec Building. As such it is not considered that the proposed development would result in any unacceptable impact on sunlight and daylight to apartments within the Quebec Building

C Impact on privacy and overlooking of residential apartments on Nathan Drive (particularly nos. 16-24).

R The properties on Nathan Drive lie to the west of Trinity Way, and as such the proposed 5 – 7 storey extension would be sited approximately 60m from the nearest habitable room windows within these properties. As such it is not considered that the proposed development would result in any unacceptable impact in terms of privacy or overlooking to these properties.

C The media façade will project illuminated images and will face directly into residential apartments within the Alto development and within the apartments on Nathan Drive (particularly nos. 16-24).

C The media façade should be conditioned in terms of lighting levels and whether only static images or moving video can be shown in order to protect residential amenity.

R These are addressed within the ‘Amenity’ section of the appraisal, below.

Noise

C Impact of additional traffic associated with multi storey car park in terms of noise and air quality for existing residents within surrounding developments, and associated health and wellbeing impacts.

C Noise impact from the proposed outside seating area, café, roof terrace, auditorium and children’s play area for existing residents within surrounding developments.

R These are addressed within the ‘Amenity’ section of the appraisal, below.

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C Impact of construction activity in terms of amenity of surrounding residential apartments.

R A level of disturbance necessarily results from construction activity, however its effects will be short lived and temporary. A condition is recommended requiring the submission of a Construction Method Statement, which would secure detailed measures to be implemented during the construction phase in order to safeguard the amenity of neighbours.

C The hours of operation of the auditorium should be conditioned to protect residential amenity.

R This is addressed within the ‘Amenity’ section of the appraisal below. A condition is proposed to prevent live music using amplified sound taking place beyond 11pm.

Highways

C The multi-storey car park will increase traffic levels within the surrounding area. We should be looking to reduce traffic into cities, not doubling the car parking provision.

C The junction between the Deva Centre and Trinity Way is already problematic due to heavy traffic build up and this will be exacerbated by the proposed development, which could result in the junction becoming overloaded. Often it takes several changes of the traffic lights to allow just one car to exit on to Trinity Way. The addition of 150+ vehicles attempting to enter and exit the junction with Trinity Way at peak times will be chaotic. There needs to be a fully considered traffic solution to ensure all vehicles to enter and exit in a timely and safe manner.

C The proposal will impact on employees and visitors / clients of the businesses located within the Deva Centre in terms of traffic access during weekday peak times. This will also impact on future lettings of the Deva Centre units and the attractiveness of these premises for occupiers. The Deva Centre is currently 100% occupied, comprising 24 business that employee approximately 685 people, and operates 24 hours a day, 7 days a week.

C The proposed new accommodation would facilitate an increase in activity and events at the church during the week, including evenings, which may place even greater pressure on peak hour access to Trinity Way.

R These are addressed within the ‘Highways, accessibility and parking’ section of the appraisal, below.

C The submitted Transport Assessment focuses on the assessment of impact at weekends, and is not sufficiently robust in terms of assessing weekday movements. Further analysis is required and a clear indication of proposed improvements to relevant junctions and/or traffic light sequencing. The assessment has not taken into account the wider area including potential impacts on other junctions along Trinity Way. It is based on an assessment of the trip generation of the auditorium and kids church element, but none of the other proposed uses have been taken into account in this calculation. As such, additional work is required to update the Transport Assessment, including, i) peak hour traffic surveys on a typical weekday, ii) assessment of the performance of junctions along Trinity Way as a result of peak hour movements, iii) consideration of special events during the year, iv) clarification of parking provision, v) details of any proposed mitigation or parking/traffic management proposals, vi) more robust assessment of the traffic flows at the junction of Trinity Way and the Deva Centre access road using actual signal timings, vii) sensitivity testing of the impact of increasing popularity of the multi-storey car park recognising that it will become more prominent from Trinity Way, and viii) assessment of the impact of the multi-storey car park egress on the Deva Centre access road mini-roundabout during the PM peak period.

R Updated versions of the accompanying Transport Assessment and Travel Plan have been submitted during the course of the application’s consideration, together with a Car Park Management Plan which details the proposed approach to the operation of the multi-storey car park. It is considered that the updated documents have addressed the majority of the issues raised in this regard, and the Council’s Highways Officer considers that the submitted documents provide sufficient information to enable them to satisfactorily assess the highway impact of the proposed development.

Design and heritage

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C The scale and massing of the proposed development is excessive, particularly the multi-storey car park element. This would constitute over-development of the site and will result in a tunneling effect along the Deva Centre access road, between the proposed development and the Alto apartment development.

R This is addressed within the ‘Design’ section of the appraisal, below.

C The proposed materials are not in keeping with the surrounding area, and a traditional brick construction would be more in keeping with the historic buildings in the area and the newer developments.

R This is addressed within the ‘Design’ section of the appraisal, below.

C The proposed development will obscure views of the Grade II listed Brewery tower building, and will result in an overbearing impact on the listed buildings.

R This is addressed within the ‘Heritage’ section of the appraisal, below.

Other

C The proposed building will have significant maintenance costs due to its scale, and therefore the Church may not be able to maintain the building resulting in its deterioration over time

R The proposed materials would be of a high quality (and would be subject to detailed approval as part of any future discharge of conditions application) and as such should not be subject to significant deterioration. There is no reason to suggest that the applicant will be unable to undertake routine maintenance of the building to ensure the quality of its appearance is maintained over time.

C Notification was only sent to occupiers and not to owners of the neighbouring properties, and therefore property owners have not had the opportunity to comment on the application proposal

R The Town and Country Planning (Development Management Procedure) Order 2015 requires that notification letters are addressed to the owner/occupier. The Order does not require the local planning authority to ascertain whether the property is occupied by the owner or another occupier. The property owner is responsible for any instruction to their tenants regarding onward dispatch of such correspondence.

C The proposed site plan labels the Alto development as offices, which is incorrect as these are apartments

R Noted. This is a minor labeling error on the submitted plans. It is recognised that the Alto development comprises apartments, and the impact of the proposed development has been assessed on this basis, as set out within the ‘Amenity’ section of the appraisal, below.

C The proposed development will impact on the visibility of the Deva Centre office park.

R Any impact on the physical visibility of the Deva Centre office park from a commercial market perspective is not a material consideration. The impact of views of the Grade II listed buildings which form part of the Deva Centre is addressed within the ‘Heritage’ section of the appraisal, below.

In addition, expressions of support have been received from three individual property addresses, which raise the following points: The development will improve the appearance of the area, making the surrounding routes more attractive to

users and introducing additional activity within the area throughout the day and evening, thereby improving community safety.

The development will create new facilities that will be available for the wider community to use including a café, gym, children’s play centre and chapel, and a space for the community to meet.

The development will greatly enhance the ability of the church to improve and extend the services which are offered to the local community, which includes working with the homeless, youth mentoring, parents and

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tots programmes, support for the Safe Families initiative, partnership with Macmillan Cancer Care, and support groups targeting loneliness and isolation.

The church has a thriving congregation representing people of many nationalities and walks of life, and all ages and the proposed development will make a positive contribution to community regeneration work within Salford.

Relevant Site History

93/31424/FUL – Refurbishment of brewery building on Cook Street, demolition / replacement of fermentation building, erection of office building and retail units, demolition of single storey building on Cook Street and provision of car parking. Approved – 31 April 1994.

94/33216/ADV – Display of externally and internally illuminated advert signs. Approved – 20 March 1995.

95/33733/ADV – Display of internally illuminated box signs and externally. Approved – 17 May 1995.

98/38256/ADV - Display of externally illuminated shop sign. Approved – 4 August 1998.

01/42495/COU – Change of use from Class A1 (Non Food) to Class D2 (Assembly and Leisure). Approved – 5 July 2001.

10/59502/COU – Change of use from A1 to mixed use comprising A1 retail and D1 non-residential institution use. Approved – 14 February 2011.

11/60699/FUL – Installation of new fire escape doors to front and rear elevations, new windows to gable elevation, ventilation louvres to roof and rear elevation, enclosed chiller compound unit with 2.2m high steel fencing. Approved – 19 September 2011.

17/70771/ADV – Retrospective planning application for the display of 19 various signs. Approved – 27 November 2017.

17/70770/FUL – Retrospective planning application for the Car Park management system ANPR (automatic number recognition plate) camera and payment stand. Approved – 27 November 2017.

Consultations

Arboricultural Consultant –

No objection subject to conditions to secure i) implementation of tree protection measures to protect existing trees to be retained, ii) the carrying out of development in accordance with the submitted Arboricultural Method Statement, and iii) replacement of the felled trees in accordance with the submitted tree replacement scheme.

Design For Security – Recommend that the following matters are addressed in the design and layout of the proposed development: There should be no shared stairwells / lifts between the church building and the multi-storey car park which

must be designed to operate as a stand-alone facility. Access controls should be employed to prevent unauthorised access to the car park when levels of activity/surveillance are likely to be lower (i.e. between 6pm and 6am).

There should be a limited number of entrances into the church building from the multi-storey car park where activity levels, surveillance opportunities and security can be focussed. They must be to an appropriate physical security standard and should be secured with shutters out-of-hours/when not in use, to ensure they are not vulnerable to attack/unauthorised access unseen.

There should be a staffed reception within the main foyer space of the church at ground floor level, in order to greet and direct visitors to the building and clearly overlook everyone entering/exiting the building (both from the street and from the car park). In addition to this, the building should be capable of being ‘zoned’, to prevent unauthorised access to areas/floors of the building that are not being used or to staff-only areas.

The proposed external seating area to the café must be set-out and managed effectively to deter misuse, crime and anti-social behaviour.

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The development should be designed and constructed in accordance with the recommendations contained within section 3.3 of the submitted Crime Impact Statement. Recommend that a condition is attached to reflect the physical security specification identified within sections 4 of the Crime Impact Statement.

Highways –

No objection, subject to the applicant entering into a s278 agreement to provide funding to deliver the identified highway works, and subject to a series of conditions as follows: i) to require submission of a comprehensive traffic management plan as part of the Construction Method Statement; ii) to require submission of a traffic management scheme for the proposed lay-by off the Deva Centre access road to ensure that this operates for drop-off / pick up use only; iii) to require submission of an updated Travel Plan and its annual monitoring and review, iv) to require submission of a scheme to provide continuous footway surrounding the development and make good redundant accesses; v) to require operation of the multi-storey car park to be in accordance with the approach detailed within the submitted Car Park Management Plan; and vi) to require provision of the disabled, cycle and motorcycle parking as detailed within the submitted Travel Plan.

Historic England – no comment.

Senior Engineer Flood Risk Management –

No objection, subject to any grant of planning consent being conditioned to require i) submission of the detailed design of the drainage strategy for approval, and its subsequent implementation, ii) restriction of surface water discharge to 50% of the existing discharge rate in accordance with the requirements of Salford’s Strategic Flood Risk Assessment, and iii) the car park drainage to pass through a class 2 bypass oil separator.

United Utilities –

No objection, subject to conditions regarding foul and surface water drainage, and sustainable drainage. A public sewer crosses the site which will require provision of a 6m wide access strip.

Urban Vision Environment (Air And Noise) –

Air Quality

No objection, subject to a condition requiring submission and implementation of a Construction Method Statement to control dust and other environmental issues during the construction phase.

Noise

No objection, subject to any grant of planning consent being conditioned to require i) entertainment noise (including amplified music and sound) to be controlled to 10dB below the ‘broadband’ backgrounds sound level without the entertainment noise present at the nearest noise sensitive premises, ii) submission of details of the means of ventilating the auditorium to ensure that the requirement of Condition i) will not be breached, and its subsequent implementation, iii) no live music using amplified sound beyond 23.00 on any day, and iv) that the rating level (LAeq,T) from all fixed plant and machinery associated with the development, when operating simultaneously, shall not exceed the background noise level (LA90,T) by more than -5 dB at any time when measured at the nearest noise sensitive premises.

Urban Vision Environment (Land Contam) –

No objection, subject to conditions requiring submission of a Phase 2 site investigation report to address the nature, degree and distribution of land contamination on the site, together with the submission of any proposed remedial works and their subsequent implementation, and the submission of a verification report to validate that all remedial works have been undertaken in accordance with the agreed measures.

Planning Policy

Development Plan Policy

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Unitary Development Plan ST1 - Sustainable Urban NeighbourhoodsThis policy states that development will be required to contribute towards the creation and maintenance of sustainable urban neighbourhoods.

Unitary Development Plan ST5 - Transport NetworksThis policy states that transport networks will be maintained and improved through a combination of measures including the extension of the network of pedestrian and cycling routes; the expansion and improvement of the public transport system and the enhancement of support facilities; the maintenance and improvement of the highway network; the provision of new road infrastructure where this will support the city's economic regeneration; requiring development proposals, highway improvement schemes and traffic management measures to make adequate provision for the needs of the disabled, pedestrians and cyclists, and, wherever appropriate, maximise the use of public transport; and the protection and enhancement of rail and water-based infrastructure to support the movement of freight and passengers.

Unitary Development Plan ST9 - Retail, Leisure, Social and Community ProvisionThis policy states that the provision of a comprehensive and accessible range of retail, leisure, social and community facilities will be secured by, protecting and enhancing the vitality and viability of existing town and neighbourhood centres, adopting a sequential approach to the location of new retail and leisure development and facilitating enhanced education, health and community provision that will be maintain and enhanced.

Unitary Development Plan ST13 - Natural Environmental AssetsThis policy states that development that would result in an unacceptable impact on any of the city's natural environmental assets will not be permitted.

Unitary Development Plan ST14 - Global EnvironmentThis policy states that development will be required to minimise its impact on the global environment. Major development proposals will be required to demonstrate how they will minimise greenhouse gas emissions.

Unitary Development Plan MX1 - Development in Mixed-use AreasThis policy states that a wide range of uses and activities (housing, offices, tourism, leisure, culture, education, community facilities, retail, infrastructure, knowledge-based employment) are permitted within the identified mixed use areas (Chapel Street East. Chapel Street West, Salford Quays, Ordsall Lane Riverside Corridor).

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

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

Unitary Development Plan DES3 - Design of Public SpaceThis policy states that development should include the provision of public space; designed to have a clear role and purpose which responds to local needs; reflects and enhances the character and identify of the area; is an integral part of and provide appropriate setting and an appropriate scale for the surrounding development; be attractive and safe; connect to establish pedestrian routes and public spaces and minimise and make provision for maintenance requirements.

Unitary Development Plan DES4 - Relationship of Development to Public SpaceThis policy states that developments that adjoin a public space shall be designed to have a strong and positive relationship with that space by creating clearly defining public and private spaces, promoting natural surveillance and reduce the visual impact of car parking.

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

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Unitary Development Plan DES8 - Alterations and ExtensionsThis policy states that planning permission will only be granted for alterations or extensions to existing buildings that respect the general scale, character, rhythm, proportions, details and materials of the original structure and complement the general character of the surrounding area.

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

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

Unitary Development Plan EHC3 - Provision and Improvement of Health and Community FacilitiesThis policy states that planning permission will be granted for the provision of new, and improved existing, health and community facilities by public, private and voluntary agencies, provided that the development would: not have an unacceptable impact on residential amenity and character; not have an unacceptable impact on environmental quality; be accessible to the community it serves by a range of means of transport; not give rise to unacceptable levels of traffic congestion, or have an adverse impact on highway safety; have the potential to act as a community focus and encourage linked trips wherever possible; and be consistent with other policies and proposals of the UDP.

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

Unitary Development Plan A8 - Impact of Development on Highway NetworkThis policy states that development will not be permitted where it would i) have an unacceptable impact upon highway safety ii) cause an unacceptable restriction to the movement of heavy goods vehicles along Abnormal Load Routes.

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

Unitary Development Plan EN12 - Important Landscape FeaturesThis policy states that development that would have a detrimental impact on, or result in the loss of, any important landscape feature will not be permitted unless the applicant can clearly demonstrate that the importance of the development plainly outweighs the nature conservation and amenity value of the landscape feature and the design and layout of the development cannot reasonably make provision for the retention of the landscape feature. If the removal of an important existing landscape feature is permitted as part of a development, a replacement of at least equivalent size and quality, or other appropriate compensation, will be required either within the site, or elsewhere within the area.

Unitary Development Plan EN17 - Pollution ControlThis policy states that in areas where existing levels of pollution exceed local or national standards, planning permission will only be granted where the development incorporates adequate measures to ensure that there is no unacceptable risk or nuisance to occupiers, and that they are provided with an appropriate and satisfactory level of amenity.

Unitary Development Plan EN18 - Protection of Water ResourcesThis policy states that development will not be permitted where it would have an unacceptable impact on surface or ground water.

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

Unitary Development Plan EN22 - Resource ConservationThis policy states that development proposals for more than 5,000 square metres of floorspace will only be permitted where it can be demonstrated that the impact on the conservation of non-renewable resources and on the local and global environments, has been minimised as far as practicable; and full consideration has been given to the use of realistic renewable energy options, and such measures have been incorporated into the development where practicable.

Unitary Development Plan EN23 - Environmental Improvement CorridorsThis policy states that development along any of the city’s major road, rail and water corridors will be required to preserve, or make a positive contribution to the corridor’s environment and appearance.

Unitary Development Plan CH2 - Development Affecting the Setting of a Listed BuildingThis policy states that development will not be granted that would have an unacceptable impact on the setting of any listed building.

Unitary Development Plan DEV2 - AdvertisementsThis policy states that consent will only be given for display where they would not have an unacceptable impact on amenity or public safety. Advertisements should be of a size and scale consistent with their surroundings; minimise negative impact on residential areas and other sensitive areas; avoid signage clutter; avoid intense or intermittent illumination; incorporate artistic features where appropriate.

Advertisements located on or adjacent to buildings are required to i) appear as an integral feature of the structure/building; ii) not obscure or detract from important architectural features; iii) respect building/structure symmetry iv) not detract from the design or character of the building or structure.

Unitary Development Plan DEV5 - Planning Conditions and ObligationsThis policy states that development that would have an adverse impact on any interests of acknowledged importance, or would result in a material increase in the need or demand for infrastructure, services, facilities and/or maintenance, will only be granted planning permission subject to planning conditions or planning obligations that would ensure adequate mitigation measures are put in place.

Other Material Planning Considerations

National Planning Policy

National Planning Policy FrameworkPlanning Practice Guidance

Local Planning Policy

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

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

Supplementary Planning Document - Nature Conservation and Biodiversity

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This policy document expands on the policies of the Unitary Development Plan relating to the issues of nature conservation and biodiversity, and seeks to ensure that all stakeholders have a clear understanding of how those policies should be implemented and their desired outcome.

Supplementary Planning Document - Design and CrimeThis policy document contains a number policies used to assess and determine planning applications and is intended as a guide in designing out crime.

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

Supplementary Planning Document - Planning ObligationsThis policy document expands on the policies in Salford’s Unitary Development Plan to provide additional guidance on the use of planning obligations within the city. It explains the city council’s overall approach to the use of planning obligations, and sets out detailed advice on the use of obligations in ensuring that developments make an appropriate contribution to: affordable housing, open space, education, transport, public realm, and other infrastructure and services where appropriate.

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

Appraisal

The key issues for consideration in the determination of this application are: Principle Design Amenity Highways, accessibility and parking Heritage Land contamination Flood risk and drainage Trees Biodiversity Planning obligations Sustainability credentials

Principle

The Audacious Church has operated from the existing steel framed portal building on the application site since 2011 (with this D1 non-residential institution use having been permitted via a change of use application from the building’s former retail use, which was approved in February 2011 under planning consent 10/59502/COU). The existing auditorium has a seated capacity of 1,400 and the existing car parks on the site have a combined capacity of 223 spaces (70 spaces within the northern car park, and 153 within the southern car park). The church also presently leases floorspace within the Deva Centre to facilitate the delivery of their programme of activities, and they also lease parking spaces within the Deva Centre’s car park on Sundays to provide additional parking for the church’s congregation. The use of the application site as a church is therefore clearly established.

UDP Policy EHC3 Provision and Improvement of Health and Community Facilities states that planning permission will be granted for improvements to existing community facilities provided that the development would:

i. not have an unacceptable impact on residential amenity and character;ii. not have an unacceptable impact on environmental quality;iii. be accessible to the community it serves by a range of means of transport, particularly foot, cycle,

and public transport, and incorporate adequate provision for disabled access;

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iv. not give rise to unacceptable levels of traffic congestion, or have an adverse impact on highway safety in terms of traffic generation, parking or servicing;

v. have the potential to act as a community focus and encourage linked trips wherever possible; andvi. be consistent with other policies and proposals of the UDP.

In relation to i) and ii), this is addressed within the ‘Amenity’ and ‘Biodiversity’ sections of this appraisal below. In relation to iii) the site occupies a sustainable location within the regional centre, where it is well served by a wide range of public transport connections. Due to the nature of the church’s congregation which is drawn from a wide area across the north west region (including Greater Manchester, Merseyside, Lancashire, and Cheshire), a higher proportion of the congregation travel to services by car than may be the case for other churches where the congregation is drawn from the local area. Given the distances travelled and in the context of reduced public transport service frequencies on Sundays, private car is the only realistic option for some members of the congregation to attend Sunday services. However, the submitted transport assessment does demonstrate high levels of car sharing and multi-occupancy of vehicles. In relation to iii) and iv) this is addressed in more detail within the ‘Highways, accessibility and parking’ section of the appraisal below. In relation to v), given the site’s location within the regional centre, it is considered that the proposed development has significant potential to encourage linked trips with other facilities within and around the city centre.

The application site also lies within the area identified for mixed-use development under UDP Policy MX1 Development in Mixed-use Areas. The site lies within the Chapel Street East area (Policy MX1/1), and the policy identifies that these locations will be developed as vibrant mixed-use areas with a broad rangeof uses and activities, with appropriate uses including housing, offices, tourism, leisure, cultural uses, education, community facilities, retail and food and drink uses (where consistent with the retail and leisure policies of the UDP), essential infrastructure and support facilities, and knowledge-based employment. The policy states that in determining the appropriate mix of uses on individual sites, regard will be had to:

i. the positive impact that the proposed development could have on the regeneration of the wider area;

ii. the use on adjoining sites and the extent to which the proposed development would support the objective of maintaining a mix and balance of uses throughout the mixed-use area;

iii. the contribution that the proposed development would make towards securing activity in the area throughout the day;

iv. the prominence of the location, particularly in relation to key pedestrian and other transport routes;v. the size of the site.

The reasoned justification to the policy identifies that the Chapel Street East area (MX1/1) will be increasingly seen as a key quarter of Manchester city centre, with improved physical and functional connections to the rest of the city centre. It identifies that the large areas of surface commuter car parking constitute an inefficient use of land, and provide significant potential for redevelopment.

The surrounding area comprises a range of uses, with commercial and employment uses within the Deva Centre to the east of the application site, and residential uses to the north and south, and across Trinity Way to the west. The proposed development would introduce greater activity within the area throughout the day and evening, through the increased provision of facilities within the building. Most notably, the café and children’s play centre located at ground floor fronting William Street / Trinity Way would introduce active uses which would spill out on into the public realm and foster increased activity within this area. The other facilities within the building would also generate additional activity during the day and evening, increasing the number of people moving across the area. Similarly, the multi-storey car park would also make a contribution in this regard, by increasing the number of people moving through the area, accessing the facilities within the regional centre. Where the principal levels of activity associated with the church’s existing operation on site are concentrated on Sundays when the church services take place, the increased range of facilities within the proposed extensions would facilitate a greater range of activity on all days throughout the week.

In relation to the impact on the regeneration of the wider area, the proposed development would result in the redevelopment of the existing surface car park (which the reasoned justification to Policy MX1/1 acknowledges to be an inefficient use of land within this area); would deliver a high quality design (recognising that the existing appearance of the steel framed portal building is dated and fails to reflect the regional centre context of the site and the built form of surrounding development); and would deliver substantive community regeneration benefits in terms of the outreach and community engagement work which the church undertakes (including providing support to the homeless, charitable work including working with Macmillan Cancer Support and Safe Families

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for Children, and community education, training, advice and counselling). As such, it is considered that the proposed development would deliver substantive benefits in terms of the regeneration of the wider area.

In this context, it is considered that the application proposal would be fully in accordance with the requirements of UDP Policies EHC3 and MX1 in this regard.

Design

UDP Policy DES1 states that development will be required to respond to its physical context, respect the positive character of the local area in which it is situated, and contribute towards local identity and distinctiveness. The policy advises that in assessing the extent to which any development complies with this policy, regard will be had to a number of factors, including the relationship to existing buildings and landscape, the character, scale and pattern of streets and building plots, and the quality and appropriateness of proposed materials. The NPPF identifies that planning should always seek to secure high quality design and a good standard of amenity for all existing and future occupants of land and buildings (paragraph 17).

Site layout

The proposed development has been designed to effectively address William Street / Trinity Way with this representing the principal frontage to the building. The existing steel framed portal building has its principal frontage facing the surface car parking area to the south, and turns its blank side gable elevation to Trinity Way. In this context, the design of the proposed development represents a substantive improvement in terms of addressing the context of the site, and creating a strong and prominent frontage on to this key arterial route within the city. The main entrance to the building would be located centrally within this frontage to William Street / Trinity Way creating a legible entrance and giving access to a large central foyer from which all elements of the building could be accessed. The development would create active frontage to William Street / Trinity Way at ground floor, with a café and children’s play centre which would be set within a glazed façade and spill out in to the public realm area. The other element of the frontage at ground floor would comprise a breakout / lounge area with extensive glazing providing animation to this ground floor elevation. Projecting canopy features at ground floor level would provide shelter and integrate the public realm with the building’s frontage.

The multi-storey car park has been set behind the main elevation to William Street / Trinity Way so that it is sited within a less prominent part of the site and would principally be viewed in the streetscene from the access road serving the Deva Centre. The vehicular access to the multi-storey car park would be sited on the south west elevation facing the Alto apartment development, and would be via the Deva Centre access road. The vehicular egress from the car park would be sited on the south east elevation, with egress on to the mini roundabout of the Deva Centre access road. The pedestrian access points to the car park would also be from the Deva Centre access road. In addition, the applicant proposes that there would be internal access to the church building from a number of levels within the multi-storey car park (including the ground floor level).

The elevation to Bury Street reflects the former service yard serving the previous retail use of the steel framed portal building, and is presently read as the rear of the building. Whilst this would continue to function as the 'rear’ of the building, a range of improvements to the elevation and boundary treatment to Bury Street are proposed which would improve the appearance of this elevation, and better integrate the development within the surrounding urban grain.

In this context, it is considered that the layout of the proposed development is appropriate having regard to Policies DES1, DES2 and DES4 of the UDP.

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Proposed site layout

Scale and massing

The proposed extension would rise to five storeys fronting William Street / Trinity Way, increasing to 6-7 storeys behind this principal façade. It is considered that this proposed scale would sit comfortably in relation to the scale and massing of surrounding development. Block C of the Alto apartment development which lies directly to the south of the proposed development rises to 8 storeys, with its adjoining block fronting Trinity Way rising to 17 storeys. The residential development which is currently under construction to the north west of the application site will rise to 13 and 17 storeys (application reference 14/65407/FUL). To the north east of the site, the Quebec Building apartments rise to 6-7 storeys. The buildings which form the Deva Centre complex vary in scale, with the Grade II listed brewery tower rising to 8/9 storeys, and the modern commercial units typically being two storeys in scale. The application site lies within the regional centre, with its suite of tall buildings forming the visual backdrop to the development to the east. In this context, it is considered that the scale and massing of the proposed development sits comfortably within the context established by surrounding development and the urban grain of the regional centre context within which the site lies, in accordance with UDP Policy DES1.

Detailed design and appearance

The principal elevation fronting William Street / Trinity Way would comprise two distinct elements. The northern-most half of this elevation would be feature zinc cladding with windows set within copper surround detailing, and a large expanse of glazing providing light in to the central foyer area. The southern-most half of this elevation would be more open in form, reflecting the more public facing elements of the building, comprising of a large expanse of glazing, with a media screen set behind this. This ‘media façade’ would be a transparent glazed surface which would be read as clear glazing when the screen was not illuminated, but would be transformed upon its illumination with the display of static or moving images associated with the building’s use and function. A projecting brick fin wall would divide these two distinct elements of the principal façade, and a projecting canopy would wrap around the façade in a curved form providing additional visual interest.

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The multi-storey car park and part of the side elevation facing the Alto apartment development would be expressed in red clay facing brick, with vertical louvered openings to provide light and ventilation to the car park. The multi-storey car park would also feature externally mounted planting boxes which would facilitate the introduction of climbing and trailing plants supported by tension wires in order to green and soften the appearance of the car park elevations.

The north east elevation of the existing steel framed portal building facing Bury Street would be clad in vertically mounted tubular metal cladding in order to improve this existing elevation to Bury Street and in doing so, unify the steel framed portal building with the contemporary design of the new extensions.

It is considered that the proposed development would achieve a high standard of design that is commensurate with its prominent location fronting Trinity Way, and with the urban grain of its regional centre location. It would represent a substantive improvement in terms of design and appearance compared to the existing appearance of the steel framed portal building which fails to respond to the site’s context. The detailed design and materials would achieve a contemporary design, that both complements the character of the surrounding buildings (with the red clay facing brick referencing the materials of the Grade II listed Former Chesters Brewery buildings which now form part of the Deva Centre, and the brick elevations of the Alto apartment development which lies to the south) and provides a quality contemporary design in its own right through the use of a glazed curtain wall featuring the media façade, and the contemporary form of the projecting canopy which would wrap around the principal façade.

The media façade has the potential to present a visually interesting feature within the streetscene to Trinity Way, that allows the appearance of the building to change through its use, through the nature of the images it is used to display, and in the context of different light conditions through day and evening. Given the scale of the media façade and its prominence, it is considered necessary to condition its use. Conditions designed to protect the amenity of surrounding residential properties are detailed under the ‘Amenity’ section of this appraisal below. In relation to design and appearance however, it is considered important that the media façade is only used for display of images and text that are associated with the use of the building. Given its scale and prominence, it would be inappropriate for the media façade to be used for any advertisement that was not directly associated with the use of the building. As such, a condition is proposed to restrict the use of the media façade in this context.

Subject to this condition, and a condition requiring further approval of proposed materials, it is considered that the proposed development would achieve a high quality standard of design in accordance with UDP Policies DES1 and DES8.

Landscaping

The application proposal would deliver public realm works to William Street which forms the setting for the building’s principal elevation on to William Street / Trinity Way. The majority of these works lie within the adopted highway and would be delivered by a s278 agreement, and would include areas of hard and soft landscaping together with tree planting. The applicant has submitted a plan showing the proposed works. Whilst the principle of this arrangement is acceptable, the proposed works will need to be subject to further detailed refinement and this will be undertaken as part of future negotiations between the applicant and the Highway Authority in relation to the s278 works following any grant of planning consent. An informative has been attached in this regard.

The site’s south western elevation fronting the Deva Centre access road would also be subject to public realm works and tree planting. In addition, the site’s boundary treatment to Bury Street, where the surface car park to the north of the building would be retained, would be subject to improvement through the removal of the existing palisade fencing and its replacement with a low level brick wall topped by railings, and complemented by tree planting.

Subject to conditions requiring submission of full details of both hard and soft landscaping works and requiring the applicant to enter in to a s278 agreement in relation to the public realm works within the adopted highway at William Street, it is considered that the proposed development would achieve a high quality of design with regard to public realm and landscaping treatment, commensurate with its regional centre location, in accordance with UDP Policy DES3.

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Design and crime

UDP Policy DES10 states that development will not be permitted unless it is designed to discourage crime, anti-social behaviour and the fear of crime. This approach is fully in accordance with NPPF paragraphs 58 and 69 which indicate that planning decisions should aim to ensure that developments “create safe and accessible environments where crime and disorder, and the fear of crime, do not undermine quality of life or community cohesion.” Further policy guidance is outlined in the council’s Design and Crime Supplementary Planning Document.

A Crime Impact Statement has been submitted as part of the planning application, prepared by Design for Security which is part of Greater Manchester Police. The Crime Impact Statement identifies that the proposed development will introduce additional activity, overlooking and surveillance to the area, and that the building will present an active frontage to Trinity Way with its main entrance located on this principal elevation. This concludes that the proposed development is acceptable subject to the following issues being addressed: i) that there are no shared stairwells / lifts between the church building and the multi-storey car park, so that the car park operates as a standalone facility throughout the week; ii) that there should be access controls to prevent unauthorised access to the car park between 6pm and 6am; iii) that any access points in to the church building from the multi-storey car park should be limited to those floors where surveillance can be focused (e.g. at ground floor level), and should be of an appropriate physical security standard with security shutters to prevent unauthorised out of hours access to the church building; iv) that there be a staffed reception within the main foyer of the church at ground floor level; v) that the building be capable of being zoned to prevent unauthorised access to parts of the building that are not being used or are staff-only areas; and vi) that the external seating area to the café must be set out and managed effectively to deter crime and anti-social behavior.

In relation to i) and iii) the applicant has confirmed that there would be internal access to the church building from a number of levels within the multi-storey car park (including at ground floor level), with the details to be confirmed at the detailed design stage. Whilst it is not a planning consideration, the applicant has confirmed that these internal access points would be appropriately managed and secured to prevent unauthorised access to the church building. In relation to point ii), again this is not a planning consideration and relates to the detailed operation of the car park. In relation to iv) and v), the applicant has confirmed that there would be a reception within the church foyer space to manage visitors to the building and that the building is capable of being zoned to limit unauthorised access. In relation to vi), this is a point of detailed operation and is not a planning consideration.

Section 4 of the Crime Impact Statement identifies a series of detailed physical security specifications that should be adopted as part of the development. These points of detailed design are considered to be beyond the scope of planning control and therefore it is not appropriate to require the implementation of these measures via condition. The applicant is however strongly encouraged to have regard to these recommendations in the detailed design management of the proposed development.

As such it is considered that the physical design of the proposed development has been designed to discourage crime and anti-social behavior and the fear of crime in accordance with the requirements of UDP Policy DES10 and the Design and Crime SPD.

Amenity

UDP Policy DES7 states that development will not be permitted where it would have an unacceptable impact on the amenity of the occupiers or users of other developments. In addition, UDP Policy EN17 seeks to ensure that development does not have a detrimental impact on environmentally sensitive uses such as housing by way of an increase in pollution to the air (including dust pollution), water or soil, or by reason of noise, odour, artificial light or vibration.

Relationship to neighbouring properties

The nearest neighbouring residential properties to the proposed extension are the residential apartments within Block C of the Alto development. The apartments feature principal habitable room windows which would face the south west elevation of the proposed extension, across the Deva Centre access road. Within the south west elevation of the proposed development, there would be glazed elements at the western extent of this elevation closest to Trinity Way, which would provide a secondary source of light and outlook to those uses located in this corner of the building, including children’s play centre, the business incubator space, and the kids church activity

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rooms. A minimum distance of approximately 19.5m would be maintained between these proposed windows and the facing habitable room windows within the apartments. In the context of the urban city centre context of the surrounding area, these separation distances are considered to be acceptable and exceeds the separation distances which exist between inward facing windows in other blocks of the Alto development. The majority of the south west elevation of the proposed development comprises the multi-storey car park. This elevation comprises louvred openings to provide ventilation to the car park, but would not afford opportunities for overlooking of the facing habitable room windows of the apartments within Block C of the Alto development. In relation to privacy and overlooking, it is not therefore considered that the proposed development would result in any unacceptable impacts.

In relation to light and outlook, the proposed development would maintain a minimum distance of approximately 15m from the facing principal habitable room windows of the apartments within Block C of the Alto development, increasing to approximately 19.5m at its widest point. The applicant has undertaken a daylight and sunlight assessment to quantify the impact on light in this regard. The relationship between the proposed development and the apartments within Block C of the Alto development is illustrated within the diagram below. The lowest floor of residential accommodation within Block C sits on a 1.5 storey podium base (for commercial floorspace, which has remained vacant since the development’s completion) and as such the lowest floor of residential accommodation sits well above ground level. This serves to mitigate the impact of the proposed development in terms of its relationship with the Alto apartments. The submitted daylight and sunlight assessment calculates that the average daylight factor to rooms within Block C in a post-development scenario would exceed the minimum recommended values for both bedrooms and living rooms. The assessment also highlights that light levels to the lower levels of accommodation within Block C are restricted by the existing large trees which line the building’s frontage to the Deva Centre access road and which necessarily impact on internal light levels when the trees are in leaf. The effect of the trees has not been taken into account in the quantitative assessment of average daylight factor levels, however it is clear that this would affect the baseline position in terms of light levels to these apartments when the trees are in leaf.

Relationship between proposed development and apartments within Block C of the Alto development

Large trees which serve to restrict light to lower levels of accommodation within the Alto development

As a surface car park, representing an inefficient use of land within this prominent regional centre location, there would be a reasonable expectation that this site would come forward for redevelopment. As set out above, the scale of the proposed development is considered to be acceptable. Whilst the proposed development will result in a reduction in light and outlook from some of the residential apartments within Block C of the Altodevelopment, having regard to the inner urban context of this area and the scale of surrounding development, it is not considered that the impact would be unacceptable in this regard.

The proposed development would also have a relationship to a number of the commercial premises which form part of the Deva Centre to the south east. A distance of approximately 12m would be maintained between the south east elevation of the proposed multi-storey car park and the side gable elevation of the two storey unit at no. 3 The Malthouse. This unit is presently occupied by the Malt House Specialist Dental Centre. There are four

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windows in its side gable elevation, all of which are obscure glazed affording no outlook. Whilst there will be some reduction in the level of light to these windows as a result of the proposed development, it is not considered that this impact would be unacceptable having regard to the 12m separation distance, and the fact that these windows serve commercial premises and are obscure glazed. A minimum distance of approximately 23m would be maintained between the south east elevation of the proposed multi-storey car park and the two storey unit at no. 1 Brewery Yard. This unit has windows in its rear elevation at both ground and first floor level which would face the proposed extension. Again, in the context of this separation distance, the regional centre context, and recognising that commercial premises do not have the same level of protection as afforded to residential amenity in terms of outlook and light, it is not considered that the proposed development would result in any unacceptable impact in this regard. As such, it is not considered that the proposed development would result in any unacceptable impact in terms of light, privacy or outlook in accordance with UDP Policy DES7.

Media façade

Given the scale and nature of the media façade and its proximity to residential properties (the apartments within Block C of the Alto development, the dwellings to the west of Trinity Way, and the apartment development under construction to the north at the junction of Trinity Way and Blackfriars Road), in the absence of any restrictions regarding its operation, the illuminated screen could result in an unacceptable impact on the amenity of neighbouring residential properties due to disturbance from light and flicker. It also has the potential to impact on highway safety given its large scale and siting fronting Trinity Way. The effect of this would be most pronounced outside of daylight hours, when both light levels and flicker from moving images and associated changes in light levels could result in glare and rapid changes in light levels to surrounding properties.

UDP Policy DEV2 relates to advertisements and states that these will be required to respect the sensitivity of the location and minimize any negative impact on residential areas, and to avoid the use of intermittent illumination where this would have a negative material impact on visual amenity or highway safety.

The applicant has advised that the detailed technical specification of the media façade has yet to be finalised, and as such it is not appropriate to define internal illumination levels at this stage. Notwithstanding this, a number of conditions are recommended to ensure no unacceptable impact in this regard. This includes restricting the hours of operation of the media façade to between 8am and 8pm, and requiring the submission of a detailed specification for the media façade for future approval which specifically details illumination levels and the approach to movement / transition between images to ensure no unacceptable impact as a result of glare and flicker.

Subject to this, it is considered that the media façade would be controlled to ensure no unacceptable impact in accordance with UDP Policies DES7 and DEV2.

Air quality

The application submission is accompanied by an air quality assessment. The application site is within the designated Air Quality Management Area, in which there are elevated levels of nitrogen dioxide, mainly as a consequence of road traffic on Trinity Way and the surrounding road network.

The assessment report considers the existing air quality at the development site and the likely future air quality impacts in 2020 under two scenarios, one with the proposed development, and the other without. The proposed development will involve an approximate doubling of the existing number of car parking spaces from 223 to 461, and the report assesses the consequential impact of this increase in vehicle movements on air quality. Dispersion modelling was undertaken in order to quantify pollutant concentrations at the site and to predict air quality impacts as a result of road vehicle exhaust emissions associated with traffic generated by the development. The report concludes that pollutant levels at sensitive locations within the site were below the relevant air quality standards, and that as such the location is considered suitable for the proposed development without the need for mitigation methods to protect future users from poor air quality. Predicted impacts on nitrogen dioxide and particulate concentrations as a result of exhaust emissions arising from additional vehicle movements arising from the proposed development were predicted to be negligible at all sensitive receptor locations within the vicinity of the site. As such, the report concludes that the overall effect of potential impacts is not significant, in accordance with national guidance.

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The air quality assessment has been reviewed by the Council’s Air and Noise Consultant who considers that it represents an robust assessment. As such, the Council’s Air and Noise Consultant raises no objection on air quality grounds, subject to a condition requiring submission and implementation of a Construction Method Statement to control dust and other environmental issues during the construction phase.

Noise

The application submission is accompanied by a noise assessment. This report has been updated and extended in its scope during the course of the application’s consideration, in the context of initial concerns raised by the Council’s Air and Noise Consultant with regard to its scope. The updated report now takes into account noise arising from internally generated live music, as well as noise from the car park and from plant and machinery. Services at the Audacious Church regularly include the use of live and amplified music.

The report has assessed noise breakout from live music within the auditorium and concludes that the defined noise standards can be satisfied. Noise egress from the proposed multi-storey car park has been assessed and compared against the criteria of BS 4142:2014 which indicates that it is unlikely to have an adverse impact on the surrounding noise sensitive properties. Noise generated by the office space and café were found to be negligible in this assessment. The report defines a plant noise limit of 44 dB LAeq.

The noise assessment has been reviewed by the Council’s Air and Noise Consultant who considers it represents a robust assessment. The Council’s Air and Noise Consultant highlights that the assessment has been undertaken on the basis that live music will not take place beyond 23:00 hours, as this was the information provided by the applicant to their noise consultant who undertook the assessment.

In terms of ventilation, the report states that the detailed design of the auditorium’s requirements is yet to be carried out and that this would be undertaken as part of the detailed design and specification of the works. The Council’s Air and Noise Consultant has identified that in order to control music noise break-out from the auditorium any ventilation openings need to be fitted with attenuators such that the music noise level at the nearest noise sensitive properties does not exceed the noise design target established in the assessment report. The assessment report identifies that this will likely require a mechanical ventilation system fitted with attenuators to the supply and exhaust terminals. The attenuation required will be dependent on the number and area of openings required to ventilate the building. The opening of doors and any windows will enable noise to breakout and so will also need to be taken into account in the detailed design of the building and auditorium.

As such, the Council’s Air and Noise Consultant raises no objection to the proposed development, subject to any grant of planning consent being conditioned to require i) entertainment noise (including amplified music and sound) to be controlled to 10dB below the ‘broadband’ backgrounds sound level without the entertainment noise present at the nearest noise sensitive premises, ii) submission of details of the means of ventilating the auditorium to ensure that the requirement of Condition i) will not be breached, and its subsequent implementation, iii) no live music using amplified sound beyond 23.00 on any day, and iv) that the rating level (LAeq,T) from all fixed plant and machinery associated with the development, when operating simultaneously, shall not exceed the background noise level (LA90,T) by more than -5 dB at any time when measured at the nearest noise sensitive premises.

Highways, accessibility and parking

The NPPF (paragraph 35) identifies that development should be located and designed where practical to accommodate the efficient delivery of goods and supplies; give priority to pedestrian and cycle movements, and have access to high quality public transport facilities; create safe and secure layouts which minimise conflicts between traffic and cyclists or pedestrians, avoiding

street clutter and where appropriate establishing home zones; incorporate facilities for charging plug-in and other ultra-low emission vehicles; and consider the needs of people with disabilities by all modes of transport.

It also confirms that planning decisions should take account of whether the opportunities for sustainable transport modes have been taken up, that safe and suitable access to the site can be achieved for all people, and whether improvements can be undertaken within the transport network that cost effectively limit the significant impacts of the development. It confirms that development should only be prevented or refused on transport grounds where the residual cumulative impacts of development are severe (paragraph 32).

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Updated versions of the accompanying Transport Assessment and Travel Plan have been submitted during the course of the application’s consideration, together with a Car Park Management Plan which details the proposed approach to the operation of the multi-storey car park.

Sustainable access

The site occupies a highly sustainable location within the regional centre, and is accessible via a wide range of public transport options, including rail services at Salford Central, Manchester Victoria, Deansgate, Oxford Road and Piccadilly, together with Metrolink services through the city centre providing connections across the wider conurbation. The area is also served by a wide range of bus services in the context of its central location.

Car, cycle and motorcycle parking provision

The multi-storey car park would accommodate up to 391 car parking spaces, and the surface car park which would be retained to the north of the church building (accessed off Bury Street) would continue to accommodate 70 spaces. As such, there would be up to 461 car parking spaces on the site, of which 23 would be disabled accessible parking spaces. In addition, there would be 50 secure cycle parking spaces and 12 motorcycle spaces. The applicant has identified that the use of these cycle and motorcycle spaces will be monitored, with extra provision being provided where there is additional demand.

The applicant has submitted a Car Park Management Plan (CPMP) as part of the submitted Transport Assessment, the purpose of which is to set out the principles for the operation of the car parking within the site, in terms of both the multi-storey car park and the surface car park accessed from Bury Street, and ensure its effective operation going forward. The CPMP identifies that the top floor of the multi-storey car park would be retained for staff, visitors and users of the building, with the lower ground floor being retained for disabled accessible spaces, parent and child spaces, and for visitors / users of the building (approximately 90 spaces in total). The remainder of the spaces within the multi-storey car park (approximately 300 spaces) would be available to the general public on a first come first served basis (with the potential for some designated contract parking to be retained). The car park would be barrier controlled and utilise Automatic Number Plate Recognition (ANPR) technology. The CPMP confirms that the car park entry barriers will be set back by a minimum of two car lengths within the building in order to prevent vehicles queuing to enter from obstructing the Deva Centre access road. It also identifies that whilst the pricing structure for the public car parking has not been confirmed at this stage, the intention is that it would be in line with the pricing structure for other surrounding car parks. The car park would be free to use for the congregation attending Sunday services. Importantly in terms of the effective operation of the car park, the CPMP confirms that the ANPR system will track the capacity of the car park and provide live updates to electronic signage on the Trinity Way frontage. This will clearly identify to drivers when the car park is full, and thereby discourage vehicles from making abortive attempts to access the car park via the Deva Centre access road in such circumstances, which could otherwise lead to congestion and turning manoeuvres on the access road. The CPMP also confirms that for Sunday services or other special event days, the church will provide traffic marshalls on site to assist with directing vehicles to available spaces and redirecting visitors to alternative car parks in the surrounding area in the event that the on-site parking is full.

The proposal would also incorporate a drop-off area within a layby off the Deva Centre access road, which could accommodate up to five vehicles, in order to facilitate visitors and the congregation being dropped off from cars and minibuses and thereby prevent the access road being blocked by such activity.

Highway impact

The submitted Transport Assessment has undertaken an assessment of the impact of the proposed development in terms of the additional vehicles that would be generated. In this context, it must be recognised that the site is currently used for pay and display surface car parking throughout the week, with the main car parking area to the south of the existing building accommodating 153 car spaces, and the smaller car parking area to the north of the building accommodating 70 car spaces. As part of the submitted Transport Assessment, an assessment of the existing use of these car parking areas has been undertaken which demonstrates that these are used predominantly for commuter car parking on weekdays. In relation to the main car parking area, the assessment identifies that on a weekday this is typically 60% full by 8am, 90% full by 9am, and is full by 10am. Similarly, it identifies that on a weekday this car park is typically 67% empty by 5pm, and 86% empty by 6pm, thereby demonstrating its use as a commuter car park for those working within and around the city centre.

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The proposed multi-storey car park would accommodate up to 391 car spaces, which reflects an uplift of 238 spaces in relation to the existing main car park to the south of the building. The capacity of the smaller car parking area to the north of the building would remain unchanged and therefore no assessment is required in this regard. The submitted Car Park Management Plan confirms that approximately 90 of the spaces within the multi-storey car park would be reserved for staff and visitors to the Audacious Church on weekdays, with the remaining 300 spaces available for public car parking on a pay and display basis (with the potential for some contract parking). The submitted Transport Assessment has therefore undertaken an assessment of the impact of the additional vehicle movement. This has been informed by the existing pattern of vehicle arrivals and departures associated with the existing surface car parking use of the site, factored up proportionally to reflect the proposed increase in spaces. It has also been supplemented by sensitivity testing, to factor in other scenarios which may result in a higher proportion of vehicles arriving and departing within the peak periods than is currently the case. As a worst case scenario, the assessment details the impact of all 90 spaces for Audacious staff / visitors arriving and departing during the AM / PM peak periods, together with the remaining 300 spaces being taken up at the rate of existing take up of the surface car parking spaces (i.e. the majority of spaces would be taken up by 8am, prior to the AM peak period). This results in an additional 187 vehicle arrivals and 6 vehicle departures during the AM peak period as a result of the proposed development. In terms of the PM peak period, it results in an additional 175 vehicle departures and 20 vehicle arrivals. This equates to approximately 3 additional vehicle movements per minute during both the AM and PM peak periods. This is considered to represent a worst case scenario, as it is highly unlikely that all of the 90 spaces allocated for church staff and visitors would arrive during the AM peak and depart during the PM peak. The assessment identifies that this would result in a mean maximum queue of around 3 vehicles queuing in the right hand turning lane on Trinity Way to turn in to the Deva Centre access road during the AM peak, and a mean maximum queue of around 8 vehicles queuing on the Deva Centre access road to turn on to Trinity Way during the PM peak. The assessment finds that the junction would therefore continue to operate within acceptable levels of capacity in this context.

The submitted Transport Assessment has also undertaken an assessment of the impact on Sundays when the use of the car park would be reserved for the church congregation. The assessment identifies that this would result in a mean maximum queue of around 6 vehicles queuing in the right hand turning lane on Trinity Way to turn in to the Deva Centre access road, and a mean maximum queue of around 11 vehicles queuing on the Deva Centre access road to turn on to Trinity Way. In relation to this impact, the assessment finds that the junction would continue to operate within acceptable levels of capacity. Notwithstanding this, the submitted Transport Assessment recognises that whilst the traffic modelling shows the junction will operate within capacity, it acknowledges that the queue length for the right hand turning lane on Trinity Way would be operating at its maximum capacity in terms of the number of vehicles it can currently accommodate. There is however scope for the capacity of this right hand turning lane to be extended by approximately 15 - 20m (from within the existing envelope of the central reservation) to allow additional vehicles to queue and thereby reduce the potential for queuing vehicles to obstruct traffic flow on Trinity Way. The applicant has confirmed that they would make a financial contribution to cover the cost of these works to increase the capacity of the right hand turning lane to accommodate approximately 3 additional vehicles. An indication of the proposed extension to the right hand turning lane is shown in the plan below.

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Proposed extension to the right hand turning lane on Trinity Way (from within the existing envelope of the central reservation)

The submitted Transport Assessment also details special events that have been held at the church over the course of 2017, together with programmed special events for the forthcoming year. These events include both church events (which predominantly take place on weekends) and external conference hire (which predominantly take place during the week, either during the day or evening).

Mitigation measures

Within the Transport Assessment Technical Note (November 2017), a number of mitigation measures are proposed to address the highway impact of the proposed development, and the applicant has confirmed that they would make a financial contribution to cover the cost of these works:i) Installation of a pedestrian crossing facility at the traffic light controlled junction where the Deva Centre

access road meets Trinity Way (to allow pedestrians to safely cross the vehicular access / egress to the Deva Centre access road), recognising that the proposed development will both increase pedestrian footfall along Trinity Way and that the proposed multi-storey car park will increase the number of vehicles using the Deva Centre access road;

ii) Extension of the right hand turning lane on Trinity Way by approximately 15 - 20m (from within the existing envelope of the central reservation) to allow additional vehicles to queue before turning right in to the Deva Centre access road and thereby reducing the potential for queuing vehicles to obstruct traffic flow on Trinity Way; and

iii) Relocating the existing SCOOT loop located on the Deva Centre access road (the sensors sited under the road surface which detect traffic movement and influence traffic light signal timings at the junction with Trinity Way) which will enable the sensors to better identify queuing on the access road and allocate sufficient green time to enable more vehicles to egress on to Trinity Way.

The delivery of measures i) and ii) would be secured via requiring the applicant to enter in to a s278 agreement, to secure funding for their delivery. In relation to iii), there is an existing SCOOT loop beneath the Deva Centre access road which is sited c. 45m back from the junction with Trintiy Way. TfGM consider that to optimise its effective operation in the context of the proposed development, the SCOOT loop should be relocated such that it is sited c. 80m back from the junction with Trinity Way. Given that the Deva Centre access road is not adopted highway, its delivery cannot be secured as part of the s278 highway works. Its delivery will require the agreement of the relevant parties responsible for ownership and management of the access road, which is understood to be the owners of the Deva Centre. As such, a condition is recommended requiring submission of details of the proposed relocation of the SCOOT loop and its implementation prior to first operation of the multi-storey car park. In relation to measures i) and ii), a condition is recommended requiring the applicant to enter in to a s278 agreement to secure provision of the identified works.

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Travel Plan

The applicant has submitted a Travel Plan as part of the application submission. Due to the nature of the church’s congregation which is drawn from a wide area across the north west region (including Greater Manchester, Merseyside, Lancashire, and Cheshire), a higher proportion of the congregation travel to services by car than may be the case for other churches where the congregation is drawn from the local area. Given the distances travelled and in the context of reduced public transport service frequencies on Sundays, private car is the only realistic option for some members of the congregation to attend Sunday services. The travel surveys of existing travel patterns for the church congregation identify that approximately 58% of those attending Sunday services currently car share, with a further 13% of individuals travelling alone by car. 6% travel by dedicated church minibus, and approximately 22% travel by sustainable means including walking, bus and tram.

In the context of the site’s highly sustainable location within the regional centre and served by a wide range of public transport services, the Travel Plan identifies significant potential to increase sustainable transport choices amongst both the church’s congregation and its employees. The Travel Plan identifies five year targets (subject to annual review) for achieving increases in the proportion of the congregation accessing the site by sustainable modes, as set out in the table below:

The Travel Plan also defines similar targets in terms of church employees. The Travel Plan identifies a series of measures to assist in the achievement of the defined targets. These include the requirement for staff car parking on-site to be pre-authorised and booked in advance, the dissemination of travel plan documentation to staff and the congregation encouraging the use of sustainable travel modes, the display of travel information boards within the church building detailing public transport services, regular travel pattern monitoring, the appointment of a Travel Plan co-ordinator, and the active promotion of car sharing initiatives.

Assessment

The submitted Transport Assessment, Travel Plan and Car Park Management Plan have been reviewed by the Council’s Highways Officer. The Highways Officer does not disagree with the overall assessment of the impact of the proposed development and as such raises no objection to the proposed development on highway grounds, subject to the applicant entering into a s278 agreement to provide funding to deliver the identified highway works, and subject to a series of conditions as follows: i) to require submission of a comprehensive traffic management plan as part of the Construction Method Statement; ii) to require submission of a traffic management scheme for the proposed lay-by off the Deva Centre access road to ensure that this operates for drop-off / pick up use only; iii) to require submission of an updated Travel Plan and its annual monitoring and review, iv) to require submission of a scheme to provide continuous footway surrounding the development and make good redundant accesses; v) to require operation of the multi-storey car park to be in accordance with the approach detailed within the submitted Car Park Management Plan; and vi) to require provision of the disabled, cycle and motorcycle parking as detailed within the submitted Travel Plan.

In terms of i) a condition is recommended in this regard which expands the standard Construction Method Statement requirement to specifically detail the requirement for a comprehensive traffic management plan as part of this. In terms of ii), iii), iv), v), and vi) conditions are recommended in this regard.

As part of the objection made by Northwood Investors International Limited on behalf of NW UK (North West) Limited, who are the owners of the Deva Centre office park, Northwood have raised concern with the impact of the proposed multi-storey car park egress on the mini-roundabout which represents the sole means of access /

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egress to the Deva Centre office park. This issue has been considered by the Council’s Highways Officer who considers that in the context of the barrier controlled egress arrangements proposed for the multi-storey car park (as detailed within the Car Park Management Plan), this would necessarily moderate the flow of vehicles leaving the car park at any one time and therefore even during the PM peak period this should not compromise the access / egress arrangements from the Deva Centre office park via the mini-roundabout.

In this context, it is considered that subject to the recommended conditions, the residual cumulative impacts of development would not be severe, and that the proposed development would comply with the requirements of UDP Policies A2, A8 and A10.

Heritage

To the south of the application site there are Grade II listed buildings (Chesters Salford Brewery, Cook Street) which now form part of the Deva Centre complex, and comprises the former boiler house together with the former brewery tower, which is a prominent landmark within the surrounding area. The complex of buildings were built in 1896 and are constructed from pressed red brick with ashlar dressing and a Welsh slate roof.

Section 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990 states that when considering whether to grant planning permission for development which affects a listed building or its setting “special regard” will be given to the “desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses”.

The effect of this section is that decision-makers considering harm to heritage assets cannot simply treat the desirability of preserving the setting of a listed building as a mere material consideration to which they can simply attach the weight they see fit in their judgement. The statutory duty provided by section 66(1) of the Act goes beyond that and treats the preservation of the setting of a listed building as presumptively desirable. The effect of the statutory requirement is to impose a duty on decision-makers to give “considerable importance and weight” or “high priority” to the desirability of preserving listed buildings and their settings.

Paragraph 132 of the NPPF states that when considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation. It then continues to say that significance can be harmed or lost through alteration or destruction of the heritage asset or development within its setting and that as heritage assets are irreplaceable any harm or loss “should require clear and convincing justification”.

Paragraph 133 states that where a proposed development will lead to substantial harm to or total loss of significance of a designated heritage asset, permission should be refused unless it can be demonstrated that substantial harm or loss is outweighed by substantial public benefits. Paragraph 134 states that where a proposal leads to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal.

The significance of a heritage asset relates to the value of the asset because of its heritage interest which may be archaeological, architectural, artistic or historic. However, significance derives not only from an asset’s physical presence but also from its setting. In the annex to the NPPF the setting of a heritage asset is described as “the surroundings in which a heritage asset is experienced. Its extent is not fixed and may change as the asset and its surroundings evolve. Elements of a setting may make a positive or negative contribution to the significance of an asset, may affect the ability to appreciate that significance or may be neutral”.

The brewery tower and chimney is a prominent landmark within the surrounding area given its scale, rising to 8/9 storeys. The setting of the tower has continued to evolve over recent years as a result of the increased scale of development that has come forward across the surrounding area. This includes a series of tall buildings, which reflects the regional centre context. This includes the Alto apartment development which lies to the south west of the Grade II listed buildings and rises to 8 and 17 storeys, the Fresh apartment development which lies to the south and rises to 11 storeys, the HMRC Trinity Bridge office building on Chapel Street which lies to the south east beyond the rail viaduct and rises to 10 storeys. In addition, the Trinity development is under construction at the junction of Trinity Way and Chapel Street to the north west, and will rise to 13 and 17 storeys (application reference 14/65407/FUL). Where the brewery tower was previously read as the dominant feature within a surrounding context of lower rise buildings, its setting has evolved over time such that it is predominantly experienced within glimpsed views across the surrounding townscape. The surface car park lies to the south of the existing steel framed portal building currently affords views of the tower from Trinity Way.

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These views are however limited when the trees which line the site’s frontage to Trinity Way are in leaf, such that the tower only becomes prominently visible between the gap in the trees formed by the Deva Centre access road. The proposed development will clearly result in an additional impact in this regard, with the extension on this part of the site rising to a maximum of 7 storeys. This will block views across the site towards the brewery tower, such that it would only be visible from Trinity Way when viewed along the Deva Centre access road which would form the gap between the proposed development and the Alto apartment block. The effect of this is shown in the images below.

Existing view of brewery tower from Trinity Way Artists impression of view of brewery tower post-development

Given the existing limited visibility of the tower, whilst there would be some harm arising from the proposed development in terms of further restricting views of the tower, it is considered that this harm would be less than substantial. Similarly, the proposed development would result in some impact on the setting of the listed buildings given its scale in relation to the two storey elements of the listed building complex which line Cook Street to the south east of the application site. As set out above, it must however be recognised that the setting of these buildings is necessarily framed by the urban context of larger scale surrounding development, with the 8 storey scale of the Alto apartment block framing the immediate setting in this regard. In this context, whilst the proposed development would result in an additional impact on the setting by enclosing the listed buildings to the north with a greater scale of development, it is considered that this would be less than substantial harm. Paragraph 134 of the NPPF identifies that where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal. In this context, it is considered that the public benefits of the development are substantial, in terms of the redevelopment of this under-utilised surface car parking site with a high quality development fronting Trinity Way that is commensurate with its regional centre location, through increasing levels of activity within the area, and through the wider community regeneration benefits that the facility would deliver, as detailed under ‘Principle’ above. It is considered that these public benefits would clearly outweigh the less than substantial harm to the setting of the Grade II listed Chesters Salford Brewery buildings. In this context, it is considered that the application proposal would comply with the requirements of UDP Policy CH2 and the provisions of the NPPF in this regard.

Land contamination

NPPF paragraph 121 states that planning decisions should ensure that the proposed site is suitable for its new use taking account of ground conditions, including pollution arising from previous uses and any proposals for mitigation including land remediation or impacts on the natural environment arising from that remediation.

As part of the application submission, the applicant has submitted a Phase I Geo-Environmental Desk Study which comprises a review of historical mapping, geology and available environmental data for the site. The report identifies the potential for contamination from the made ground across the site and historic industrial land uses, and as such recommends an intrusive site investigation to assess the potential pollutant linkages further, together with appropriate testing and gas monitoring. The submission documents have been reviewed by the Council’s Contaminated Land Officer who is satisfied with the conclusions and recommendations of the report.

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The Council’s Contamination Land Officer therefore raises no objection to the proposed development, subject to conditions requiring submission of a Phase 2 site investigation report to address the nature, degree and distribution of land contamination on the site, together with the submission of any proposed remedial works and their subsequent implementation, and the submission of a verification report to validate that all remedial works have been undertaken in accordance with the agreed measures.

Flood risk and drainage

NPPF paragraph 103 indicates that local planning authorities, when determining planning applications, should ensure flood risk is not increased elsewhere and only consider development appropriate in areas at risk of flooding where it can be demonstrated that the most vulnerable development is located in areas of lowest flood risk, and where development is appropriately flood resilient and resistant. In addition, UDP Policy EN18 seeks to ensure that development would not have an unacceptable impact on surface or ground water. Salford’s Flood Risk and Development planning guidance expands further on these policies.

The application submission is supported by a Flood Risk Assessment (FRA) and Drainage Strategy. The application site lies within Flood Zone 1 (low risk), and is accompanied by an FRA on the basis that the site exceeds one hectare in size. The application site is a brownfield site within the Core Conurbation Critical Drainage Area. The FRA and Drainage Strategy identify that historical geological information indicates that the underlying ground conditions may limit the use of infiltration systems, but recognise that further intrusive investigations will be required in this regard. Subject to the outcome of this further investigation, sustainable drainage systems such as swales, ponds, permeable paving and tree pits may be suitable together with attenuation tanks to restrict surface water discharge by 50% in accordance with the SFRA requirement.

The submission documents have been reviewed by the Council’s Drainage Engineer who considers that the proposals are acceptable in principle. They identify that the outline drainage strategy will need to be developed in more detail to a final version that has been informed by intrusive investigations, which will require a more rigorous appraisal of viable SuDS attenuation and water quality improvement techniques. The Council’s Drainage Engineer recommends that any grant of consent be conditioned to require submission of a scheme for surface water drainage for the site using sustainable drainage methods, and confirms that in order to satisfy the requirements of this condition, the applicant will need submit the drainage layout together with hydraulic pipe flow calculations to demonstrate that the proposed drainage network will restrict runoff to 50% of the existing, that there will be no flooding in a 1 in 30 year event, and that there will be no internal flooding in a 1 in 100 year plus climate change event.

As such, the Council’s Drainage Engineer raises no objection to the proposed development, subject to any grant of planning consent being conditioned to require i) submission of the detailed design of the drainage strategy for approval, and its subsequent implementation, ii) restriction of surface water discharge to 50% of the existing discharge rate in accordance with the requirements of Salford’s Strategic Flood Risk Assessment, and iii) the car park drainage to pass through a Class 2 bypass oil separator. United Utilities similarly raise no objection to the proposed development subject to conditions regarding foul and surface water drainage, and sustainable drainage.

Conditions are recommended in this regard, and as such it is considered that the proposed development would comply with UDP Policies EN18 and EN19 and the relevant parts of the NPPF.

Trees

There are a number of trees within the application site, which are predominantly located within and around the surface car parking area located to the south of the existing steel framed portal building. These are predominantly London Plane trees which were planted associated with the landscaping of the car park serving the former retail use of the building.

An Arboricultural Report has been submitted as part of the application submission. A total of 12 trees (T4 – T12) and two groups (G1 and G3) are proposed for removal to facilitate the development. All other recorded trees are to be retained. The two groups and several of the individual trees are rated as Category C and as such should not be allowed to constrain development. Of the trees proposed for removal to facilitate the development, 10 trees (T2, T3, T4, T6 – T12) have been rated as Category B.

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The submitted documents have been reviewed by the Council’s Arboricultural Consultant who considers that the Arboricultural Report represents a fair appraisal of the trees on site. The Arboricultural Consultant considers that whilst the loss of the ten Category B trees would be regrettable, it is not possible for them to be retained in the context of the redevelopment of the surface car parking area. The Arboricultural Consultant considers that the loss of trees will have a short to mid-term impact upon the local amenity of the area, but that their loss can be mitigated with replacement planting within the application site.

A Replacement Tree Planting scheme has been submitted as part of the application submission, which details replacement planting across the site, both along the frontage to William Street and Trinity Way, along the building’s side elevation fronting the Deva Centre access road, and around the periphery of the surface car park area which would be retained to the north of the building fronting Bury Street. The submitted scheme exceeds a 2:1 replacement ratio and the Council’s Arboricultural Consultant considers that the scheme is sufficient in this regard.

As such, the Council’s Arboricultural Consultant raises no objection to the proposed development subject to conditions to secure i) implementation of tree protection measures to protect existing trees to be retained, ii) the carrying out of development in accordance with the submitted Arboricultural Method Statement, and iii) replacement of the felled trees in accordance with the submitted tree replacement scheme.

In this context, it is considered that the proposal would not conflict with the requirements of UDP Policy in this regard.

Biodiversity

NPPF paragraph 109 identifies that the planning system should contribute to and enhance the natural and local environment by protecting and enhancing valued landscapes and minimising impacts on biodiversity and providing net gains in biodiversity where possible, contributing to the Government’s commitment to halt the overall decline in biodiversity.

The part of the application site which would be redeveloped comprises predominantly of hard standing associated with its existing surface car park use. Whilst there are small areas of vegetation within verges and a number of trees within the site which would require removal, there is otherwise limited existing biodiversity value to the site in the context of its surface treatment and location within the regional centre. The application proposes replacement tree planting which would offset biodiversity impacts in terms of the loss of existing trees, and the development would deliver other net biodiversity gains through the provision of the rooftop garden and green roofs which would surround the rooftop garden on this part of the roof.

As such, it is considered that the application is in accordance with the requirements of the NPPF in this regard.

Planning obligations

UDP Policy DEV5 provides that where development would have an adverse impact on any interests of acknowledged importance or result in a material increase in the need or demand for infrastructure, services or facilities, then planning conditions or obligations may be sought to ensure adequate mitigation measures are put in place. This is supplemented by the Planning Obligations SPD which provides additional detail on the approach to calculating the appropriate planning obligation requirement.

The Planning Obligations SPD identifies that for developments comprising 1,000 square metres or more of non-residential floorspace, financial contributions may be sought on a case by case basis towards public realm or transport improvements where the development would generate additional impacts in this regard. The applicant is proposing to deliver public realm works to that part of William Street which provides the setting for the building’s principal elevation fronting Trinity Way. This land lies within the application site boundary but comprises adopted highway, and such would be delivered by a s278 agreement. The applicant has developed a scheme of works through liaison with the Council’s Highways Engineer, and the proposed scheme would include areas of hard and soft landscaping together with tree planting. It is considered that these works would deliver substantive improvements to this area through the creation of a new area of public realm that would serve to integrate the building within its setting. In the context of these proposed works, it is not considered that any additional financial contribution is required towards off-site public realm works. Similarly, as identified above, as part of the package of highway mitigation measures, the applicant would be making a financial contribution towards a number of highway works, including the installation of a pedestrian crossing facility at the

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traffic light controlled junction where the Deva Centre access road meets Trinity Way which would enable pedestrians to safely cross this junction. This would represent an improvement on the existing situation where there is currently no pedestrian crossing, and would therefore aid pedestrian movement along the eastern side of Trinity Way.

Sustainability credentials

The Sustainable Design and Construction SPD seeks to ensure that sustainable design and construction measures are integrated into new developments. The application is accompanied by a Sustainability Statement which details the sustainability credentials of the development. This identifies that the building will be designed to achieve the BREEAM 'Very Good' rating, and details a series of sustainability measures that will be incorporated within the proposed development to facilitate this, including: High levels of fabric energy efficiency that significantly exceed the regulatory requirement, including

thermally efficient glazing and opaque elements to minimise heat loss through the building’s thermal envelope, and thermally efficient, 'A' rated, double glazed windows;

High efficiency ‘split system’ heat pumps providing both heating and cooling; 100% low energy and/or LED internal lighting will be incorporated throughout; Energy consumption and demand meters to manage energy consumption, and enable facilities

management to target certain areas of over-use and streamline controls to improve efficiency over time and seasons;

Efficient water fixtures and controls to reduce water consumption and achieve the minimum criteria for theBREEAM 'Very Good' rating;

Use of materials with a low environmental impact throughout their lifecycle; Provision of a rooftop garden and green roof areas surrounding the rooftop garden. Wider use of green

roofs across other parts of the building’s roof was considered but discounted due to structural implications; and

Replacement tree planting and landscaping and public realm works surrounding the development.

In addition, as identified above in relation to drainage, the applicant will explore opportunities for sustainable drainage solutions including swales, ponds, permeable paving and tree pits following on from detailed intrusive site investigations to assess the suitability of the ground for infiltration, and this will be secured via condition.

It is considered that the development would meet the Council's aspirations in terms of sustainability and the requirements of the SPD and is therefore considered to be acceptable in this regard.

Recommendation

Planning permission be granted subject to the following planning conditions:

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

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

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

Location Plan – Drawing No. GA_100_02 Rev A (amended 21 August 2017)Proposed Site Layout Plan – Drawing No. GA_100_06 Rev B (amended 13 August 2017)Lower Ground Floor Plan – Drawing No. GA_100_07Proposed Ground Floor Plan – Drawing No. GA_100_08Proposed First Floor Plan – Drawing No. GA_100_09Proposed Second Floor Plan – Drawing No. GA_100_10Proposed Third Floor Plan – Drawing No. GA_100_11Proposed Fourth Floor Plan – Drawing No. GA_100_12Proposed Fifth Floor Plan – Drawing No. GA_100_13Proposed Roof Plan – Drawing No. GA_100_14Proposed Elevations – Drawing No. GA_100_15

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Proposed Tree Planting – Drawing No GA_100_16 Rev A

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

3 Notwithstanding any information submitted with the application, no development shall take place until an investigation and risk assessment has been submitted to and approved in writing by the Local Planning Authority. The assessment shall investigate the nature and extent of any contamination on the site (whether or not it originates on the site). The assessment shall be undertaken by competent persons and a written report of the findings submitted to and approved in writing by the Local Planning Authority before any development takes place. The submitted report shall include:

i) a site investigation survey of the extent, scale and nature of contamination;

ii) an assessment of the potential risks to:

* human health, * property (existing or proposed) including buildings, crops, livestock, pets, woodland, and service lines and pipes,* adjoining land,* groundwaters and surface waters,* ecological systems, * archaeological sites and ancient monuments;

iii) where unacceptable risks are identified, an appraisal of remedial options and proposal of the preferred option(s) to form a remediation strategy for the site.

The development shall thereafter be carried out in full accordance with the duly approved remediation strategy.

Reason: To prevent pollution of the water environment and to ensure the safe development of the site in the interests of the amenity of future occupiers in accordance with Policy EN17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

4 Pursuant to condition 3; and prior to first use or occupation a verification report, which validates that all remedial works undertaken on site were completed in accordance with those agreed with the Local Planning Authority, shall be submitted to and approved in writing by the Local Planning Authority.

Reason: To prevent pollution of the water environment and to ensure the safe development of the site in the interests of the amenity of future occupiers in accordance with Policy EN17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

5 No development shall take place until the full design and construction details for the highway works listed below have been submitted to and approved in writing by the Local Planning Authority. Prior to the commencement of the development hereby approved, the applicant will enter into an agreement with Salford City Council under S278 of the Highways Act 1980 to secure the required highway works. The works shall be implemented prior to the multi-storey car park hereby approved being brought in to first use. The highway works are:i) Installation of a pedestrian crossing facility at the traffic light controlled junction where the Deva

Centre access road meets Trinity Way (to allow pedestrians to safely cross the vehicular access / egress to the Deva Centre access road); and

ii) Extension of the right hand turning lane on Trinity Way by approximately 15 - 20m (from within the existing envelope of the central reservation) to allow additional vehicles to queue before turning right in to the Deva Centre access road and thereby reducing the potential for queuing vehicles to obstruct traffic flow on Trinity Way.

Reason: To ensure the effective operation of the highway network in accordance with Policies ST5, A2 and A8 of the City of Salford Unitary Development Plan.

6 No development shall take place until the full design and construction details for the public realm

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works to William Street (fronting Trinity Way) have been submitted to and approved in writing by the Local Planning Authority. Prior to the commencement of the development hereby approved, the applicant will enter into an agreement with Salford City Council under S278 of the Highways Act 1980 to secure the required public realm works and a financial contribution towards their ongoing maintenance. The works shall be implemented within six months of the first use of the development hereby permitted.

Reason: To secure an appropriate public realm treatment in accordance with Policies DES3, DES9 and A2 of the City of Salford Unitary Development Plan.

7 Prior to first operation of the multi-storey car park hereby approved, details of the proposed relocation of the SCOOT loop (the sensors sited under the road surface which detect traffic movement and influence traffic light signal timings at the junction with Trinity Way) shall be submitted to and approved in writing by the Local Planning Authority. Unless otherwise agreed in writing by the Local Planning Authority, the multi-storey car park shall not be brought in to operation until the SCOOT loop has been relocated in accordance with the approved details.

Reason: To ensure the effective operation of the highway network in accordance with Policies ST5 and A8 of the City of Salford Unitary Development Plan.

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

(i) the times of construction activities on site which, unless agreed otherwise as part of the approved Statement, shall be limited to between 8am-6pm Monday to Friday and 9am-2pm Saturday only (no working on Sundays or Bank Holidays). Quieter activities which are carried out inside buildings such as electrical works, plumbing and plastering may take place outside of agreed working times so long as they do not result in significant disturbance to neighbouring occupiers;

(ii) a comprehensive traffic management plan that seeks to minimise off-site disruption, ensure no increase in risk to pedestrian and road users during the construction period and detail arrangements for the parking of site operatives and visitors vehicles together with the storage and management of plant and materials (including loading and unloading activities);

(iii) the erection and maintenance of security hoardings including decorative displays and facilities for public viewing, where appropriate;

(iv) measures to prevent the deposition of dirt on the public highway;(v) measures to control the emission of dust and dirt during demolition/construction; (vi) a scheme for recycling/disposing of waste resulting from demolition/construction works;(vii) measures to minimise disturbance to any neighbouring occupiers from noise and vibration,

including from any piling activity;(viii) measures to prevent the pollution of watercourses; and(ix) a community engagement strategy which explains how local neighbours will be kept updated

on the construction process, key milestones, and how they can report to the site manager or other appropriate representative of the developer, instances of unneighbourly behaviour from construction operatives. The statement shall also detail the steps that will be taken when unneighbourly behaviour has been reported. A log of all reported instances shall be kept on record and made available for inspection by the Local Planning Authority upon request.

Reason: In the interests of the amenity of neighbours in accordance with Policies DES7 and EN17 of the Salford Unitary Development Plan and the NPPF.

9 No development shall take place until a scheme for surface water drainage for the site using sustainable drainage methods and which includes details of how water quality will be improved, and how surface water discharge rates would be restricted to 50% of the existing discharge rate, has been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented prior to first occupation or use of the development hereby approved unless alternative timescales have been agreed in writing as part of the strategy.

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Reason: To ensure a satisfactory method of surface water disposal to reduce the risk of flooding elsewhere in accordance with policy EN19 of the City of Salford Unitary Development Plan and seeks to provide betterment in terms of water quality and surface water discharge rates and meets requirements set out in the following documents; o NPPF, o Water Framework Directive and the NW River Basin Management Plano The national Planning Practice Guidance and the Non-Statutory Technical Standards for Sustainable Drainage Systems (March 2015)o Manchester, Salford, Trafford Strategic Flood Risk Assessment (SFRA) (2011) and associated technical guidanceo Environment Agency Pollution Prevention Guidelines (now withdrawn)o Flood Risk Assessment/SuDS Requirements for new developments (Salford's SuDS Checklist)

10 No development shall take place until all the retained trees within (or overhanging) the site (as shown on Tree Protection Plan (TPP) Drawing, No: 16/AIS/Salford/11 03 dated April 2016), have been surrounded by substantial fences. Such fences shall be erected in accordance with the fence specification shown on TPP 16/AIS/Salford/11 03; in the positions as shown on TPP 16/AIS/Salford/11 03 and shall remain until all development is completed and no work, including any form of drainage or storage of materials, earth or topsoil shall take place within the perimeter of such fencing.

Reason: To safeguard trees within the site and to ensure adequate protection is in place in accordance with Policy EN12 of the City of Salford Unitary Development Plan and the National Planning Policy Framework

11 The development hereby approved shall be carried out in accordance with the submitted Arboricultural Method Statement [Appendix 6 AMS, contained within Report No: 16/AIS/Salford/11].

Reason: To safeguard trees within the site and to ensure adequate protection is in place in accordance with Policy EN12 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

12 The felled trees shall be replaced in accordance with the submitted tree replacement scheme hereby approved (Proposed Tree Planting, Drawing No: P1232 GA_100_16 Rev A). This condition shall not be considered to have been complied with until the replacement tree has been established.

Reason: To protect the visual amenity value of the landscape in accordance with Policy EN12 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

13 a) Notwithstanding the details shown on the approved plans, the development hereby permitted shall not be occupied until full details of both hard and soft landscaping works have been submitted to and approved in writing by the Local Planning Authority. The details shall include the formation of any banks, terraces or other earthworks, hard surfaced areas and materials, boundary treatments, external lighting, planting plans, specifications and schedules (including planting size, species and numbers/densities), existing plants / trees to be retained and a scheme for the timing / phasing of implementation works. It shall also include details of the planting, irrigation and maintenance arrangements for the planting boxes mounted on the elevations of the multi-storey car park.

(b) The landscaping works shall be carried out in accordance with the approved scheme for timing / phasing of implementation or within 18 months of first occupation of the development hereby permitted, whichever is the later.

(c) Any trees or shrubs planted or retained in accordance with this condition which are removed, uprooted, destroyed, die or become severely damaged or become seriously diseased within 5 years of planting shall be replaced within the next planting season by trees or shrubs of similar size and species to those originally required to be planted, unless the Local Planning Authority gives its consent in writing to any variation.

Reason: To ensure that the site is satisfactorily landscaped having regard to its location and the

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nature of the proposed development and in accordance with Policies DES1 and DES9 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

14 Entertainment noise, including amplified music and sound, shall not be audible at the nearest noise sensitive premises and for that purpose the noise (LAeq) shall be controlled to 10dB below the ‘broadband’ background sound level (LA90) without the entertainment noise present at the nearest noise sensitive premises.

Reason: To safeguard the amenity of neighbouring residents in accordance with Policy EN17 of the City of Salford Unitary Development Plan and the requirements of the National Planning Policy Framework.

15 Prior to first use of the enlarged capacity auditorium as hereby approved, details of the proposed means of ventilating the auditorium shall be submitted to the Local Planning Authority for approval. The means of ventilation shall be designed so that the doors and windows shall not be opened for ventilation purposes during entertainments and that Condition 14 will not be breached. The use and operation of the building shall be implemented in accordance with the approved scheme and retained as such thereafter.

Reason: To safeguard the amenity of neighbouring residents in accordance with Policy EN17 of the City of Salford Unitary Development Plan and the requirements of the National Planning Policy Framework.

16 Live music utilising amplified sound shall not take place beyond 23:00 hours on any day.

Reason: To safeguard the amenity of neighbouring residents in accordance with Policy EN17 of the City of Salford Unitary Development Plan and the requirements of the National Planning Policy Framework.

17 The rating level (LAeq,T) from all fixed plant and machinery associated with the development, when operating simultaneously, shall not exceed the background noise level (LA90,T) by more than -5 dB at any time when measured at the nearest noise sensitive premises. Noise measurements and assessments shall be carried out according to BS 4142:2014 "Methods for rating and assessing industrial and commercial sound". ‘T’ refers to any 1 hour period between 07.00hrs and 23.00hrs and any 15 minute period between 23.00hrs and 07.00hrs.

Reason: To safeguard the amenity of neighbouring residents in accordance with Policy EN17 of the City of Salford Unitary Development Plan and the requirements of the National Planning Policy Framework.

18 The illuminated media screen within the elevation fronting William Street / Trinity Way shall only be used for the display of images and text that are associated with the use or operation of the building. Reason: To prevent the use of the screen for the display of commercial advertisements which are unrelated to the use or operation of the building, and thereby ensure that the use of the screen respects the character and purpose of the building as a place of worship and community facility in accordance with Policies DES1 and DEV2 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

19 The illuminated media screen within the elevation fronting William Street / Trinity Way shall only operate between the hours of 8am and 8pm on any day. It shall only be used for the display of static images which do not contain any movement, animation or flashing lights.

Reason: To protect the amenity of neighbouring residential properties and to ensure no unacceptable impact on highway safety in accordance with Policies DES7 and DEV2 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

20 Prior to the installation of the media screen within the elevation fronting William Street / Trinity Way, a detailed specification for its operation shall be submitted to and approved in writing by the Local Planning Authority. For the avoidance of doubt this shall specify the maximum internal illumination

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levels which will apply to its operation, and will detail the approach to the movement / transition between static images. The use and operation of the media screen shall be implemented in accordance with the approved scheme and retained as such thereafter.

Reason: To protect the amenity of neighbouring residential properties and to ensure no unacceptable impact on highway safety in accordance with Policies DES7 and DEV2 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

21 All drainage serving the multi-storey car park hereby approved shall pass through a Class 2 bypass oil separator prior to being discharged into any watercourse, surface water sewer or soakaway system.

Reason: To ensure a satisfactory method of surface water disposal and reduce the risk of environmental pollution in accordance with Policies EN17, EN18 and EN19 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

22 The site shall be drained on a separate system, with only foul drainage connected into the foul sewer unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure a satisfactory method of surface water disposal and reduce the risk of flooding in accordance with Policies EN18 and EN19 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

23 The multi-storey car park hereby approved shall be operated in accordance with the details set out within the Car Park Management Plan (RSK, document reference 661459-CPMP1-Rev00, submitted 27 October 2017) and retained as such thereafter, unless otherwise agreed in writing with the Local Planning Authority.

Reason: To ensure the effective operation of the highway network in accordance with Policies ST5 and A8 of the City of Salford Unitary Development Plan.

24 Prior to first use of the development hereby approved, full details of the disabled parking, cycle parking and motorcycle parking provision, in accordance with the provision detailed within Section 2.2 of the submitted Travel Plan (RSK, document reference 661654, submitted 23 November 2017) shall be submitted to and approved by the Local Planning Authority. The cycle parking and motorcycle parking provision shall be provided in accordance with the approved details and retained as such thereafter.

Reason: To ensure that satisfactory car parking, disabled parking, motorcycle parking and cycle parking is provided for the development in accordance with Policy A10 of the City of Salford Unitary Development Plan and the requirements of the National Planning Policy Framework.

25 Within 3 months of first use of the development hereby approved, an updated Travel Plan shall be submitted to and agreed in writing with the Local Planning Authority. The agreed Travel Plan shall be implemented and reviewed in accordance with the timetable embodied therein and reviewed annually thereafter.

Reason: To ensure that the travel arrangements to the development are appropriate and to limit the effects of the increase in travel movements in accordance with Policies ST14 and A8 of the City of Salford Unitary Development Plan.

26 Prior to first use of the development hereby approved, a traffic management scheme for the operation of the lay-by off the Deva Centre access road that demonstrates how its use shall be restricted to short term drop-off / pick-up only shall be submitted to and agreed in writing with the Local Planning Authority. The lay-by shall be provided in accordance with the approved details and retained as such thereafter.

Reason: To ensure the effective operation of the highway network in accordance with Policies ST5 and A8 of the City of Salford Unitary Development Plan.

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27 Prior to first use of the development hereby approved, a scheme to provide continuous footway surrounding the development and make good redundant accesses shall be submitted to and approved in writing by the Local Planning Authority and the development shall be carried out in accordance with the approved details.

Reason: In the interests of highway safety in accordance with Policy A8 of the City of Salford Development Plan.

Notes to Applicant

1. If, during any works on site, contamination is suspected or found, or contamination is caused, the LPA shall be notified immediately. Where required, a suitable risk assessment shall be carried out and/or any remedial action shall be carried out in accordance to an agreed process and within agreed timescales in agreement with the LPA.

2. United Utilities have advised that a public sewer crosses the site and that they may not permit building over it, and would require the provision of a 6m wide access strip (3m either side of the centre line of the sewer). The applicant should discuss the proposed arrangements with Neil O’Brien (Developer Engineer, United Utilities) by email at wastewaterdeveloperservices@uuplc.co.uk

3. United Utilities water mains may need extending to serve the development. The applicant, who may be required to pay a capital contribution, will need to sign an Agreement under Sections 41, 42 & 43 of the Water Industry Act 1991.

Several water mains border the site. As United Utilities need access for operating and maintaining them, they will not permit development in close proximity to the mains. The applicant must comply with its standard conditions for work carried out on, or when crossing aqueducts and easements. This should be taken into account in the final site layout, or a diversion will be necessary, which will be at the applicant's expense. Any necessary disconnection or diversion required as a result of any development will be carried out at the developer's expense. Under the Water Industry Act 1991, Sections 158 & 159, United Utilities has the right to inspect, maintain, adjust, repair or alter its mains. This includes carrying out any works incidental to any of those purposes. Service pipes are not its property and United Utilities has no record of them.

The applicant should undertake a complete soil survey, as and when proposals have progressed to a scheme design, and results submitted to United Utilities along with an application for water, in order to aid in its design of future pipework and materials to eliminate the risk of contamination to the local water supply. United Utilities will require further information before it can determine whether the local network can support any application for water. The applicant should contact United Utilities water fittings section at Warrington North WwTW, Gatewarth Industrial Estate, off Liverpool Road, Sankey Bridges, Warrington, WA5 2DS. For properties over two stories high and commercial properties United Utilities recommends that the developer considers the installation of tanks and pumps.

4. The level of cover to the water mains and sewers must not be compromised either during or after construction. A separate metered supply will be required at the applicant's expense and all internal pipe work must comply with current Water Supply (Water Fittings) Regulations 1999. The applicant should contact United Utilities on 03456 723 723 regarding connection to the water mains or public sewers.

It is the applicant's responsibility to demonstrate the exact relationship between any United Utilities' assets and the proposed development. United Utilities offers a fully supported mapping service and recommends that the applicant contact its Property Searches Team at Property.Searches@uuplc.co.uk to obtain maps of the site. Due to the public sewer transfer, not all sewers are currently shown on the statutory sewer records, if a sewer is discovered during construction, please contact a Building Control Body to discuss the matter further.

5. Any vegetation removal should be undertaken outside of the breeding bird season (generally considered to be March to September inclusive). However, should these works be required within the breeding bird season then it is recommended that a check for breeding birds is undertaken by a suitably experienced surveyor prior (within 24 hours) to works commencing. If a nest (or nest in construction) is found, a suitable stand-off area should be maintained until the young have fledged.

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6. The developer should contact John Horrocks (T: 0161 603 4046) to arrange a full Dilapidation / Condition Survey of all adopted highways surrounding the site prior to works commencing on site. Applications for all forms of highway permits/licenses shall be made in advance of any works being undertaken on the adopted highway and no boundary fencing shall be erected or positioned on any part of the adopted highway without first seeking the relevant permits/licenses from the Local Highway Authority. All requests for general information regarding the adopted highway network shall be directed to the Local Highway Authority (John Horrocks (T: 0161 603 4046)).

7. The applicant will be required to enter into a s50 agreement and to provide funding to facilitate associated highway works for the following:a) Redundant access points reinstated as continuous footway, renewal of footway surrounding the

development and provision of tactile paving;b) Divert drainage and other utility services and relocation of any lighting columns that are affected by the

development; andc) To facilitate new or to modify existing vehicular/pedestrian access approved by the Highway Authority.Any works to the adopted carriageway need to be re-instated using similar materials and the applicant must protect existing services within the footway and the road construction.

8. Any planting within the highway will need to be discussed with UV Highways and this consent is not an indication of approval of the proposals at this stage. The public realm works within the adopted highway at William Street and any works to surrounding adopted highway will require approval from UV Highways. The use of high quality materials other than those normally specified will require a service level agreement with the developer, which involves the developer paying a sum for maintenance.