application number date of appln 094935/fo/2010/s2

Manchester City Council List No.4 Wythenshawe Area Committee 24 February 2011

Application Number 094935/FO/2010/S2

Date of Appln6th Dec 2010

Committee Date 24th Feb 2011

Ward Brooklands Ward

Proposal Erection of class A1 food store (1406sqm gross floor space) together

with associated landscaping and car parking

Location Former Petrol Station, And Part Of Adjacent Car Park, Altrincham Road, Manchester, M23 9LD,

Applicant Linkhaven Altrincham Road Ltd/Suffolk House Developments Ltd, 68 Derby Street, Manchester, M8 8AT

Agent Mrs Deborah Smith, Turley Associates, 1 New York Street, Manchester, M1 4HD

Description The application site is approximately 0.58 ha and is the site of the former petrol filling station and some of the existing car parking associated with the Brookway Retail Park. There is limited trees within the site and the topography is relatively flat. The site fronts Altrincham Road to the South. This is a major road running through the Wythenshawe Area. A Tesco Extra foodstore and its associated car parking sit opposite the site. To the east of the site is Brookway Retail Park. This consists of large retail units (A1 Use Class) occupied by B&M, Wickes, Pets at Home and Matalan, mainly selling comparison goods. These units are single storey in height and are accompanied by a large area of car parking. To the north and west of the site are residential properties along Gateacre Road and Arden Lodge Road. The rear gardens of the properties along Gateacre Road, which are two storey in height, abut the northern part of the site. A three storey flat development abuts the site to the west along Arden Lodge Road. The applicants are seeking planning permission for a foodstore (Use Class A1) (1406 sqm gross floor space) together with associated landscaping and car parking. It is intended that the foodstore will be operated by Aldi. Consultations Local Residents/neighbours No representation received. Wythenshawe Regeneration Team Wythenshawe Regeneration Team support the application in principle. The site is situated within an area which has been identified in the Wythenshawe SRF and LDF Core Strategy as a future District Centre. The site is also identified in the West Wythenshawe Local Plan as a potential development opportunity. The development of this site for food retail will begin to contribute to the development of a range of


District Centre type uses that will support the ongoing development of the District Centre. The West Wythenshawe Local Plan identifies the Altrincham Road/Brookway Retail Park/Tesco as a junction requiring management measures to improve its operation and the Wythenshawe Regeneration Team would welcome any contributions the proposed development could make towards achieving these. Head of Highway Services There is no objection from a highway perspective. Notwithstanding this, a financial highway contribution is required in relation to the reinstatement of two redundant vehicular footway crossings to footway and cycle track. Head of Environmental Health Deliveries, servicing and collections should take placed 07:30 to 20:00 Monday to Saturday with no deliveries on Sundays. Details of fume extraction should also be submitted. No details relating to the insulation of the building are required provided that servicing is restricted to one HGV per day, with the times specified above and that all reversing warning sounds and radios are switched off. Further information is required on the external plant at the development. The refuse arrangement proposed are considered to be acceptable. Head of Environmental Health (Contaminated Land) The site is a derelict petrol filling station. The site investigation study and risk assessment have been assessed. Further information is required to be submitted in respect of ground contamination before commencement of the development. In addition, a remediation strategy should be submitted. On completion of the development a verification report should be submitted. City Arborist There are no trees of significance within the grounds of the former petrol station. There are a number of trees in good condition and of amenity value adjacent to the site. Any construction work within the site should take trees into account and no mechanical digging should be implemented within the root protection areas of the trees. All work should be implemented in accordance with British Standard “Trees in Relation to Construction”. Design for Security at Greater Manchester Police


The application is accompanied by a Crime Impact Statement. The proposal is supported subject to a number of issues being addressed which would make the development more secure. This includes:

Installation of bollards to the building perimeter and general vehicles mitigation measures;

Reconfiguration of delivery bay; Upgrading of sub standard boundary types; External lighting; Trolley bay.

If the Local Planning Authority are minded to approve the application, a condition requiring the development meet Secured by Design accreditation should be included. Greater Manchester Ecology Unit No objections to the proposal on nature conservation grounds. Environment Agency The Environment Agency considers that the controlled waters at this site are of low environmental sensitively, therefore it is not necessary to provide detailed site specific advice or comments with regards to land contamination issues for this site. It is recommended that the requirements of PPS23 and the Environment Agency guidance ‘Guiding Principles for Land Contamination’ should be followed. Health and Safety Executive The application site is within consultation distance of a major gas pipeline. The proposal has been assessed using the PADHI+ process. Consequently, Health and Safety Executive does not advise, on safety grounds, against the granting of the planning permission in this case. As the proposed development is within the consultation distance of a major hazard pipeline consideration should be given to contacting the pipeline operator. United Utilities No objection subject to the applicant discussing the full details of the site drainage proposals. Trafford Council The Council have been involved in pre-application discussions about this proposal. The impact of the proposed development on Timperley District Centre and on Sale Moor District Centre should be carefully considered. Issues


Major Development The proposal, by virtue of the size of the site and floor space created, has been classified as a large scale major development. As such, the proposal has been advertised in the local press as a major development. Environmental Impact Assessment The Town and Country Planning (Environmental Impact Assessment) Regulations 1999 specifies that certain types of development require an Environmental Impact Assessment (EIA) to be undertaken. Due to the nature of the proposal (“Urban Development Projects”) and the size of the application site (over 0.5 ha), the proposal was the subject of a screening opinion to determine if an assessment was necessary and to determine whether the proposed development was likely to give rise to significant environmental effects. It was concluded that this level of assessment was not necessary as impacts are likely to be of a localised nature only. The Development Plan The Development Plan consists of:

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

The Unitary Development Plan for the City of Manchester (1995).

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

The relevant policies contained within the RSS are as follows: Policy DP1 'Regional Development Principles' states that proposals and schemes should be located so as to make effective use of land, buildings and infrastructure and a sequential approach to development should be adopted to meet development needs. Policy DP2 ‘Promote Sustainable Communities’ seeks to create places where people want to live and work. Policy DP4 states that a sequential approach should be given to the development site selection. Existing buildings and previously developed land should be used first. Secondly, suitable infill within settlements should be utilised. Finally, land should be well located to other services and infrastructure. Policy DP7 ‘Promote Environmental Quality’ - states that environmental quality should be protected and enhanced, especially by:

o Understanding and respecting the character and distinctiveness of places and landscapes;


o Promoting good quality design in new developments and ensuring that development respect its setting;

o Maximising opportunities for regeneration of derelict or dilapidated areas

Policy MCR3 ‘Southern Part of the Manchester City Region’ - states that plans and strategies in the southern area should sustain and promote economic prosperity consistent with the environmental character of the area and the creation of attractive and sustainable communities. This should be achieved by focusing employment development on sites which accord with spatial principles (DP1-DP9) to meet local needs and regeneration requirements and to address worklessness. Unitary Development Plan (UDP) for the City of Manchester (Adopted 1995) The relevant policies contained within the UDP are as follows: Policy H2.2 states that the Council will not allow development which will have an unacceptable impact on residential areas. The matters which the Council will consider in coming to such decisions will include the scale and appearance of the development and its impact in terms of noise, vibration, traffic generation, road safety and air pollution. Policy E1.1 outlines the Council’s aspirations to reduce the levels of air pollution caused by vehicle fumes. In order to achieve this the Council will:

a) Promote public transport and cycling and improve conditions for pedestrians;

b) Discourage the use of the private car for peak times trips to the City Centre and other manor areas;

c) Require all major new development to be located where it can be easily served by public transport.

In addition, to sustainable travel patterns, policy E1.5 states that the Council will contribute towards energy conservation by:

a) Ensuring where practicable that new major development is located where it can be easily served by public transport; and

b) Encouraging high standards of energy efficiency in new developments. Building materials for new developments will also need to be environmentally friendly (Policy E1.6). Policy E2.3 states that the Council will protect important wildlife habitats, and where appropriate, will designate areas as local nature reserves. Policy E2.4 states that the Council will ensure that the effects upon wildlife are taken fully into account when considering development proposals. Furthermore, should development be allowed, the Council will seek to protect existing features of ecological value by requiring then to be incorporated into the development wherever


this is possible. The Council will also encourage developers to create new features which will sustain wildlife. Policy E2.6 states that the Council will prevent wherever possible the loss of existing trees, and encourage extensive planting schemes especially as a means to enhance informal recreational areas and to improve the appearance of built up areas. R1.1 states that the Council will pursue an area based regeneration strategy working with the local communities, public sector agencies, the private and voluntary sectors and Central Government in order to achieve a holistic approach to dealing with economic, social and environmental problems. The Council will ensure that regeneration programmes maintain and create sustainable communities and that they improve the quality and range of facilities. Policy S2.5 states that new shopping development will be expected to be of a high standard of design with adequate parking provision and provide a safe and attractive environment for all shoppers. Policy E3.3 the Council will upgrade the appearance of the City’s major radial routes and orbital roads and rail routes. This will include improvements to the appearance of adjacent premises; encouraging new development of the highest quality and ensuring landscape scheme are designed to minimise litter problems. Policy E3.5 states that new development should promote measures which lead to a safer environment for all people living in and using the City measures which include:

o Ensuring the layout of new development is designed with safety in mind and does not lead to the creation of isolated areas;

o Designing landscaping schemes so as to minimise the risk of attack. o Improving road safety.

Policy I3.1 states that all new commercial development will be expected to be of a good standard of design and, where appropriate, include suitable landscaping treatment. The Council will expect new developments to make adequate provision for their car parking requirements. In deciding appropriate levels of provision, regard will be had for the sites environmental capacity, physical appearance and effect on neighbouring activities. In addition, consideration will also be given to the local road networks ability to accommodate the traffic generated (Policy T2.4). Policy DC16 states that in considering development proposals for any site, the retention of existing trees and the planting of new trees will be encouraged. DC26 states that the Council intends to use the development control process to reduce the impact of noise on people living and working in the City. In particular, consideration will be given to the effect of new development proposals which are likely to be generators of noise. The proposal is considered to be in accordance with the UDP policies for the reasons


outlined further in this report. Local Development Framework – Core Strategy Pre consultation on the draft Core Strategy ended in September 2010. As such, a considerable amount of consultation has taken place on the contents of this document and the future aspiration of the City Council. The publication stage consultation will take place on the 7 February 2011 for a period of 6 weeks. Whilst not formally adopted, weight should be given to its policies. Policy C1, ‘Centre Hierarchy’, outlines the City Council’s centre hierarchy. Within this hierarchy a new District Centre at Baguley is proposed. Policy C2, ‘District Centres’, supports the development of District Centres to provide a good range of accessible public services, retail, leisure, health and other local facilities. Policy C7, ‘Wythenshawe District centres’, states that Baguley would benefit from design improvements which give the area a sense of place creating a character and feeling similar to a traditional centre through the provision of smaller retail units to complement the anchor role of the large foodstore. It is also a key priority to improve the range of services available in Baguley. The Guide to Development in Manchester Supplementary Planning Document and Planning Guidance (Adopted 2007) This document provides guidance to help develop and enhance Manchester. The following chapters are relevant to this appeal.

Chapter 2 ‘Design’ – outlines the City Council’s expectations that all new developments should have a high standard of design making a positive contribution to the City’s environment;

Chapter 6 ‘Parking Guidelines’ – provides guidance on how to prioritise pedestrians, disabled people, and cyclists above the needs of the car. In particular, it provides detail of matters which must be taken into consideration in designing the location and design of parking facilities;

Chapter 8 ‘Community Safety and Crime Prevention’ – The aim of this charter is that to ensure that developments design out crime and adopt the standards of Secured by Design;

Chapter 11 ‘The City’s Character Areas’ – the aim of this chapter is to ensure that new developments fit comfortably into, and enhance the character of area of the City, particularly adding to and enhancing the sense of place. Reference will be made to what is required from developments proposal to ensure they contribute and enhance the character and quality of District Centres and the image and sense of place.

West Wythenshawe Local Plan (2009) The West Wythenshawe Local Plan provides the vision for West Wythenshawe for the next 10 – 15 years. Whilst the document does not form part of the Development


Plan, it outlines the most up to date aspirations for the area including defining areas for specific types of development. The application site is identified as a development opportunity to complement the existing retail offer in the immediate area. Wythenshawe Strategic Regeneration Framework (Adopted 2004) This document provides the most up-to-date guidance for the Wythenshawe Area:

Part 4 section (12) ‘ Shopping and Local Facilities’ - seeks to ensure that Wythenshawe Town Centre remains a key Manchester shopping location through significantly improving the retail offer and Town Centre environment;

Part 4 section (20) ‘Neighbourhood Character’ – seeks to promote community pride through the development of high quality public space and landmarks of distinction and incorporate good design into every aspect of development in Wythenshawe.

Manchester Quantitative Retail Needs Study (GVA Grimley 2006) GVA Grimley have undertaken a retail capacity study on behalf of the City Council. This was a comprehensive study of the current retail climate in Manchester and provided a robust analysis of the current performance of the City Centre and the District Centres. The report also outlines forecasts of capacity for additional retail floor space up to 2021. The study will assist in developing the future policy surrounding retail development in the Local Development Framework as well as informing major planning applications for retail development. Wythenshawe forms part of the ‘Southern Area’ in the report, incorporating the wider Wythenshawe area and Northenden. It is expected that an additional 2,878 sqm in 2009, rising to 3,338 sqm in 2021, of convenience goods and 1,113 sqm, rising to 7,522 sqm in 2021, of comparison goods can be accommodated in the Wythenshawe area. This would suggest that there is sufficient retail capacity to further expand the retail offer in the wider Wythenshawe area. Design for Access 2 Design for Access provides guidance on ensuring that new development are accessible to all Manchester residents and visitors to the City. The guidance places particular emphasis on land to which the City Council has or previously had an ownership interest meeting accessible standards. Other relevant guidance PPS1 ‘Delivering Sustainable Development’ sets the overarching planning policies on the delivery of sustainable development through the planning system. There are four aims identified in the statement to deliver sustainable development which should be a priority for the planning process:

Social progress which recognises the needs of everyone;


Effective protection of the environment; The prudent use of natural resources; and The maintenance of high and stable levels of economic growth and

employment. PPS4 ‘Planning for Sustainable Economic Growth’ outlines the Government’s objectives in respect of creating prosperous communities in relation to economic development projects. In respect of retail development, new economic growth and development of main Town Centre uses be focused in existing centres, with the aim of offering a wide range of services to communities in an attractive and safe environment. Policy EC10 of the policy statement states that LPAs should adopt a positive and constructive approach towards planning applications for economic development and planning applications that secure sustainable economic growth should be treated favourably. Policy EC10 provides a criteria for which economic development projects. This states that the following impacts must be considered:

a) Minimise carbon emissions and resilience to climate change; b) The accessibility of the proposal by a choice of means of transport; c) Whether the proposal secures a high quality and inclusive design; d) The impact on economic and physical regeneration; e) The impact on local employment.

Policy EC14 states that a sequential assessment is required for planning applications for main Town Centre uses that are not in an existing centre and are not in accordance with an up to date development plan. Policy EC15 states that in considering a sequential assessment required under policy EC14, LPAs should:

a) ensure that sites are assessed for their availability, suitability and viability; b) ensure that all in centre options have been thoroughly assessed before less

central sites are considered; c) ensure that it has been demonstrated that there are no Town Centre site to

accommodate a proposed development, preference is given to edge of centre location which are well connected to the centre by means of easy pedestrian access;

d) in considering sites in or on the edge of existing centres, developers and operators must demonstrate flexibility.

Policy EC16 states that planning applications for main Town Centre uses that are not in a centre and not in accordance with an up to date development plan should be assessed against the following impacts on centres;

a) the impact of the proposal on existing, committed and planned public and private investment in a centre or centres in the catchment area of the proposal;

b) the impact of the proposal on Town Centre vitality and viability;


c) the impact of the proposal on allocated sites outside Town Centres being developed in accordance with the development plan;

d) the impact of the proposal on in-centre trade/turnover and on trade in the wider catchment taking account of current and future consumer expenditure capacity in the catchement area up to five years from the time the application is made;

e) whether the proposal is of an appropriate scale in relation to the size of the centre and its role in the hierarchy of centres.

PPS9 ‘Biodiversity and Geological Conservation’ sets out the planning policies on protection of biodiversity and geological conservation through the planning system. Sustainable development should be promoted by ensuring that biological and geological diversity are conserved and enhanced as an integral part of social, environmental and economic development. One of the key principles of PPS9 states that the aim of planning decisions should be to prevent harm to biodiversity and geological conservation interests. “Local Planning Authorities (LPAs) will need to be satisfied that the development cannot reasonably be located on any alternative site that would result in less or no harm. In the absence of any such alternatives, LPA should ensure that, before planning permission is granted, adequate mitigation measures are put in place. Where a planning decision would result in significant harm to biodiversity and geological interest which cannot be prevented or adequately mitigated against, appropriate compensation measures should be sought. If that significant harm cannot be prevented, adequately mitigated against, or compensated for, then planning permission should be refused” PPG13 ‘Transport’ provides general guidance of transport related matters including car parking and travel planning. PPS25 ‘Development and Flood Risk’ requires sites over 1ha to undertake a full flood risk assessment. Relevant Planning History 083721/OO/2007/S2: OUTLINE APPLICATION for the erection of 2 Class A1 retail units with a combined floorspace of 1022sqm (11000 sq ft) and associated parking FINALLY DISPOSED OF 1 June 2009 Principle The proposal seeks to create a ClassA1 foodstore of 1,406 sqm (gross) with a net sales area of 900 sqm to be operated by Aldi. PPS4 states that whilst a positive approach should be given to the consideration of new economic growth and development projects, such as new retail developments, they should be focused in existing centres, with the aim of offering a wide range of services to communities in an attractive and safe environment. The application site is not allocated for any purpose as indicated on the Proposals


Map contained within the Unitary Development Plan for the City of Manchester. In addition, the site is not within or on the edge of a defined District or Town Centre. As such, the application site is ‘out of centre’ for the purposes of PPS4. PPS4 states that evidence in support of applications outside of a defined centre is set out within policy EC14 of that document. This requires a sequential test to be carried out to ensure that all in centre sites, then edge of centre options must be considered before less central site. In considering more central sites, operators must demonstrate flexibility. The applicant’s agents have carried out a sequential text of sites within the catchement area to the application site. These tend to be within 5 minutes drive as this is the average time that shoppers will travel to the nearest food store. This has resulted in sites being considered within Northenden District Centre, Wythenshawe Town Centre, Timperley (Trafford Council) and Sale Moor (Trafford Council). The applicant’s agent has indicated that they require a site of a minimum of 0.4 ha (application site is 0.58 ha) and Aldi’s business model cannot be disaggregated as their convenience offer dominates their sales with only a limited comparison offer. The applicant’s agent has assessed a number of sites within these centres but none were found to be available, suitable and/or viable for Aldi’s foodstore. A review of the results of the sequential test has confirmed that there are no realistic sequentially preferable sites within any of the existing centre within the Manchester or Trafford Authorities. Whilst there may be no sequential preferable sites within the centres within local catchments area, PPS4 requires an Impact Assessment to be undertaken for planning applications for main Town Centres uses that are not in a centre and not in accordance with an up to date development plan. Policies EC10 and EC16 outline a series of tests which must be satisfied. In terms of the tests of policy EC10, It is considered that the proposal will satisfy climate change objectives as it will seek to achieve a ‘very good’ rating under the BREEAM assessment criteria (a). The proposal is also served well by public transport as Altrincham Road provides good bus links and there will also be a proposed Metrolink stop along Moor Road which is within a short walk of the site (b). In addition, the applicant has provided a high quality scheme in terms of design and layout and responded to many of the objectives of the Guide to Development in Manchester SPD (c). The scheme will also contribute to widening the food offer in the local Baguley area and will contribute towards the objectives of the West Wythenshawe Local Plan (d). It is anticipated that the proposal will generate local employment. The applicant has indicated that they intend to employ between 12-14 people (e).


The above considerations will be considered in greater details within the main body of this report. In terms of the test of policy EC16, there is no committed or planned public and private investment in a defined centre within the catchments area (a). In terms of the impact of the proposal on defined centres vitality and viability, including consumer choice, the applicant has carried out ‘health checks’ on all of the centres identified for the sequential test. All of the centres were deemed to be relatively healthy and could withstand any impacts associated with the proposed Aldi due to their low void rate and their offer of other service uses and top up shopping. As such, shoppers are still likely to be attracted to these centres for that reason (b). There are no sites allocated for retail use within the catchement area (c). In terms of the proposals impact on in centre trade/turnover and on trade in the wider area, the applicants agent believes that the largest impact of the proposal on trade drawn will be from the large national multiple retailers that offer some element of discount goods offer. Smaller stores within the defined centres, for example Co-op and Iceland in Timperley and Farmfoods and Iceland in Wythenshawe Town Centre, have much lower trade draw and thus will continue to offer top-up shopping. The applicants agent believes that for a healthy centre to be impacted upon by an out of centre development, a impact of 10% would have to be reached before vitality and viability becomes affected. No store or centre within the catchement area is predicted to feel an impact above 3.9% with the largest impact being felt by Tesco Baguley which could experience a small amount of trade diversion. However, this is so small that it will not impact on the vitality and viability of this store (d). The test with criterion (e) is not applicable to this application as it is within an out of centre location. There are no locally important impacts that could affect this development (f). On balance, whilst there will be some impacts of a new Class A1 retail development in this location, this will be marginal and will only affect major retailers, in this instance Tesco Baguley. Smaller retailers who offer top up shopping with the locally defined centres will still continue to draw local trade from within the catchment area. In addition, it is a material consideration that the City Council has aspirations to allocate a defined District Centre at Baguley within the Local Development Framework – Core Strategy. Whilst this document is only draft, and thus has limited weight, it demonstrates the wider aspirations and needs for this area of Wythenshawe. This also reflects the objectives of the West Wythenshawe Local Plan and thus support has been given to the proposal by Wythenshawe Regeneration Team. Taking account of the PPS4 statement, submitted by the applicant’s agent, and the current policy framework for the area, it is considered that the provision of a Class A1 retail food store is acceptable in this location in principle. Matters which require


consideration are whether the siting/layout, scale/mass, design/appearance is acceptable. In addition, the proposal’s impact on existing tree coverage, proposed landscape strategy, ecology, boundary treatment, highway and car parking, ground conditions, noise and disturbance, waste management, designing out crime, sustainability, disabled access and residential amenity implications will also be considered. Each matter will be addressed in turn. Siting/layout The Guide to Development in Manchester SPD places strong emphasis on ensuring that buildings have presence and relate well to the street scene. This is also crucial in terms of creating the greater sense of place desire by Policy C7 of the Core Strategy. The proposed development will have a clear frontage with Altrincham Road and will sit approximately 6 metres from the footpath, sharing a building line with Pets at Home. An area of car parking for 69 cars will be created on the same location as existing car parking area on Brookway Retail Park. Access to the site will be via the existing junction into Brookway Retail Park. A service yard will be positioned behind the building to minimise the impact from the road. The service yard will be in close proximity to residential properties and the implications of this will be considered later on in the report. The main entrance to the building will front the new car parking area. However, it will be positioned on the south eastern part of the building which will mean it will be highly visible from Altrincham Road. It is considered that the layout and the siting of the building maximise the potential of the site and creates a logical relationship with the road. Scale and Mass The building will be single storey in height and will measure 5.5 metres in height. The building will have a parapet roof which means that the building is slightly smaller than those at Brookway Retail Park and the surrounding residential properties. As such, it is not considered that the proposed foodstore will look out of context in the surrounding area nor should it have an overbearing or overshadowing impact on the surrounding residential properties. Design and Appearance Policy S2.5 of the UDP states that new retail development should be of a high quality this is also reflected within the City Council’s Guide to Development in Manchester SPD and PPS4. The building is considered to be of a high quality design in terms of its appearance, with a contemporary feel, which will contrast with the more traditional architecture at


Brookway Retail Park. The building is largely white render with full height glazing panels to highlight the main entrance to the building. Given the Altrincham Road frontage is the most highly visible frontage, high level glazing panels and the creation of a central glazing ‘dummy’ panel have been used to break up the extent of render on this elevation. In addition, the main entrance is further highlighted on the Altrincham Road elevation by the full height glazing panel wrapping around from the front entrance to the Altrincham Road elevation. This accentuates the corner of the building and provides a view into the store and its activities from Altrincham Road. In addition, an overhanging canopy will accentuate this further. It is considered that the building is of sufficient quality in terms of its design and will satisfy the aspirations outlined within policy E3.3 for a major road route such as Altrincham Road. Impact on Trees A full tree survey has been carried out at the application site. This has surveyed 11 individual trees and 5 group trees. There are no category “A” (Trees of high quality and value), 5 category “B” (Trees of moderate quality and value) and 6 category “C” (Trees of low quality and value) trees at the application site. In terms of the group trees, all are category “C”. A total of 9 individual trees will be removed as part of the development proposals. Six of the trees are category “C” with the other three being category “B”. The development proposal will also require the removal of two of the group trees at the site. Two category ‘B’ trees will be retained. The City Arborist has raised no objection to the removal of these trees as the majority are low quality but has asked for the retained trees and those on the adjacent site to be protected from mechanical digging. In mitigation of the trees to be lost, the applicant proposes to replace the lost trees with 12 semi-mature trees (25-30/30-35 cm girth). In addition, there will be a variety of low level planting and hedgerows to increase the diversity at the site. The proposal is considered to comply with the City Council’s Tree Strategy which seeks to encourage a 10% net gain in trees that at lost. The proposal also complies with policy E2.6. Impact on Ecology and habitats A bat survey has been carried out at the application site to identify whether any of the existing tree coverage has the potential to provide opportunity for bat roosts. No bats or evidence of bats was found during the survey works. Furthermore, the trees on the site were not considered to have the potential for roosting bats as they


were situated along a main road which is floodlit throughout the night. The Greater Manchester Ecology Unit concurs with the assessment undertaken at the site and accordingly have not raised any objections on nature conservation grounds. On that basis, a best practice approach to the removal of the trees should be taken to ensure that there are no presence of bat at the time of felling. In addition, the trees should not be felled during bird nesting season. Landscaping Strategy The landscaping strategy has been formulated around maximising views of the building from Altrincham Road whilst providing a certain element of screening to the car parking. Trees and hedging will also be used to provide a buffer between the residential properties and the service yard. A low level hedging and bollards will be used along the Altrincham Road frontage will help provide views of the building and create desire lines from the footpath. Further hedging and trees will be provided along the edge of the car parking into the site. A total of 12 new trees will be planted at the site which will mitigate against those lost and will satisfy the City Council’s Tree Strategy. It is considered that the type of planting and the manner in which it has been used to inform the layout is acceptable. Boundary treatments Timber fencing will be used to the north and western perimeters of the site in order to provide screening of the site from the residential properties and to provide acoustic attenuation. A 2 metre high manual sliding gate will be installed to the entrance of the service yard. Final details of this gate will be agreed by means of planning condition. Traffic, highways and car parking Access to the proposed store will be via the existing signalised controlled junction, to Brookway Retail Park, off Altrincham Road. It is not proposed to make any alterations to the junction as capacity assessments have demonstrated that the junction will operate slightly above its capacity with the proposed development in place. This will result in only a small amount of queuing of vehicles (from 33 to 44 during weekdays and 74 to 77 during Saturday peak). This would not be detrimental to the highway network as a whole and the Head of Highway Services concurs with this view. The main servicing area will be from a loading area to the north of the site along the


rear elevation of the proposed foodstore. There will be one Heavy Goods Vehicle (HGV) delivery per day. The HGV will enter the Retail Park via the existing signalised junction from Altrincham Road. The vehicles will reverse into the loading area and dock into the delivery bay to allow all deliveries to take place within the building. This will allow the HGV to manoeuvre out of the loading area in a forward gear. The Head of Highway Services has raised no objections to the servicing arrangements from a highway safety perspective. The residential amenity impacts of the proposal will be considered below. Policies T2.4 require consideration to be given to the car parking requirements of new developments. Brookway Retail Park currently provides 290 car parking spaces. Surveys provided within the applicants Transport Statement shows that during the survey period there was an accumulation of 106 vehicles within the car park during the weekday and on Saturday there were 225. The existing car park currently has sufficient capacity to accommodate further demand for car parking. The proposed new foodstore, will be positioned entirely on the former Petrol Filling station site, the new car parking area will be on the site of existing car parking associated with the retail park. A total of 66 car parking spaces will be removed and replaced with 69 spaces (a net increase of 3 spaces) including 4 disabled and 3 parent and child spaces. On completion of the foodstore a total of 293 car parking spaces will be available at Brookway Retail Park. For an Aldi store of this size, they have an average accumulation of car parking on a weekday and Saturday of 54 and 58 respectively. When these figures are added to the existing parking demand of the Brookway Retail Park, the total parking requirement would be 169 in a typical weekday and 283 on a Saturday, leaving 133 and 10 spaces (weekday and Saturday) vacant during the peak demand. The proposed parking provision is considered to be acceptable as it has been demonstrate that anticipated parking demand associated with the existing Retail Park and the proposed foodstore can be accommodated across the site. The car parking spaces and layout meet the space standards and will allow for easy manoeuvrability from within the car park. The Head of Highway Services has not raised any objection to the level of car parking provision for the foodstore nor the servicing arrangements. The site also lies within close proximity to the local bus network and within walking distance to the surrounding residential area. There are also opportunities for linked trips with the other units at Brookway Retail Park and Tesco. The proposal will make provision for up to 8 bicycles at 4 Sheffield stands to encourage staff and shoppers to travel using alternative forms of transport. Staff will be provided with changing rooms and lockers.


The applicant has also indicated that they are willing to produce a Travel Plan framework, developing to a full Travel Plan, in an effort to reduce travel to the site by the private car. This should be a condition of the planning approval. Ground Conditions The previous use of the site, as a petrol filling station, means that there is evidence of previous contamination at the site which requires investigation. A contaminated land report, including site investigation work, has been submitted with this planning application. The Head of Environmental Health requires further information to be submitted in respect of the site investigation and remediation works. It is therefore recommended that a condition of the planning approval is that this information is agreed to the satisfaction of the Head of Environmental Health prior to the commencement of development. On completion of the works, a verification report should be submitted. Noise, vibrations and servicing There are a number of potential noise sources from a development of this nature. These include noise from associated plant and refrigeration equipment, servicing and the general comings and goings from the site throughout the day creating noise from both within and outside the building. A full noise survey of the building and external plant equipment has been carried out. These reports have been examined by the Head of Environmental Health. It is proposed that external plant and refrigeration units will be installed in the north west corner of the site. This will consist of 1 refrigeration pack and condenser and 2 cold room condenser units. The plant will operate on a 24 hours basis 7 days a week. This plant area will be approximately 19.2 metres from the nearest property along Gateacre Walk and between 15.2 – 16.8 metres to those along Arden Lodge Road and will be enclosed by an acoustic timber fence. There will also be existing and proposed planting along this boundary. The Head of Environmental Health has considered that insufficient information has been submitted in respect of external plant. As such, given the close proximity of the surrounding residential properties, and due to the fact that it will operate on a 24 hour basis, it is recommended that any planning approval seeks further information, prior to the commencement of the development, to ensure that there are no unacceptable impacts on the surrounding residential properties. The applicants have applied for the following opening hours: Monday to Friday 08:00 to 22:00 Saturday 08:30 to 22:00 Sunday 10:00 to 17:00


These have been considered acceptable to the Head of Environmental Health and are consistent with the other traders at Brookway Retail Park. As detailed above, the servicing yard for the development will be positioned at the north of the site, along the rear elevation of the proposed building. The applicants have applied for the following hours within which to serve the retail unit: Monday to Sunday 07:00 to 23:00 The Head Environmental Health has requested that the servicing is restricted to the following: Monday to Saturday 07:30 to 20:00 No deliveries on Sundays unless needed and these should be confined to 10:00 to 18:00 It is noted that the service yard is in close proximity to the rear gardens/properties of those along Gateacre Walk and thus could cause some disamenity to these properties if careful restrictions are not placed on how and when deliveries take place. The applicant has indicated that no more than one HGV delivery will take place per day within the rear servicing yard. These deliveries are to bring in perishable goods and bulky items. In addition to this, two small van delivery will take place within the store car park. The HGV delivery will dock straight into the building and takes on average 20-30 minutes. As such, there will be no movement of trolleys external to the building in this area. Drivers turn off engines and reversing warning sound during deliveries and this should minimise any associated impacts from the rear servicing yard. The smaller van deliveries will take place during the day from the car park. As such, there will be some trolley movement across the front forecourt. However, the background noise levels from Altrincham Road will drown out the sound. In light of the above circumstances, and those of other Aldi stores elsewhere within the City, it is considered that the servicing should take place during the following hours: Monday to Saturday 07:00 to 20:00 Sunday 08:00 to 18:00 This would give the operators an extra half an hour in the morning weekdays and Saturday with an extra two hours on Sundays. Given the low frequency of the servicing by HGV in the rear yard, it is not considered that this is unacceptable. Following the advice of the Head of Environmental Health, it is recommended that a condition is placed on any planning permission restricting the servicing of HGV’s to one per day within the hours specified, no revving of engines, radios playing, the


turning off of reversing warning sounds, no loud voices and that the smaller vehicles to deliver from the car park. Waste Management The applicant has calculated that 2 x 1100 litre bins will be required to serve the development. These will be stored to the north of the service yard. It is anticipated that there will be a total of 1- 4 refuse collections per week. The refuse vehicles will use the service area to pick up the refuse with the bins being wheeled to the rear of the refuse vehicle. The Head of Environmental Health is happy with this approach and the refuse collection should take place within the hours of servicing indicated above. Surface water and flood risk The application site is within Flood Zone 1 i.e. low risk of fluvial flooding. PPS25 only requires a flood risk assessment to be prepared where development sites are over 1 ha. The application site is below this threshold. The Environment Agency has raised no objection to the proposal. Sustainability

Policies E1.5 and E1.6 of the UDP and the Guide to Development in Manchester SPD, seek to ensure that new developments are designed in a sustainable manner and incorporate renewable energy. The proposal has been assessed against the BREEAM pre-assessment criteria, which has indicated that the proposal should achieve a ‘very good’ rating.

Disabled Access There is level access around the perimeter of the building and into the foodstore for disabled shoppers. In addition, four disabled parking spaces are located at the main entrance to allow ease of access. The external entrance to the store is above the minimum 1 metre clearance as specified within Design for Access 2. Designing out crime A Crime Impact Statement has been prepared in respect of this planning application. Overall the Design for Security at Greater Manchester Police believes that the proposal can achieve Secured by Design accreditation. However, they have made a series of recommendations to make the site more secure, particularly the service yard. Bollards will be used around the outer edges of the building to provide protection. An external lighting scheme should also be put in place to provide security, the details of which should be agree prior to the first occupation of the building.


In terms of the service yard, the Design for Security Consultants has recommended gating the service yard. The applicant has amended their scheme to include a 2 metre high manual retracting sliding gate to the entrance to the serve yard. The service yard is and the site perimeters are now considered to be secure and there is no reason that Secured by Design accreditation cannot be achieved. Residential amenity There are residential properties in close proximity to the site. Given the previous use of the site as a petrol filling station, it is likely that surrounding residential properties would have experienced a level of disamenity from its operations. It is considered that the main sources of disturbance to the residential properties are from the servicing, the external plant and the operating hours resulting in comings and goings. Whilst no representations from residents have been received, its recommended that conditions are used to control the effects of the servicing and operations to the store which will protect amenity. In addition, further information is required in terms of the external plant to ensure that it does not generate any unacceptable impacts. There will be no fume discharge from the development. The effects of the building lighting scheme on residential amenity should be considered and this should be secured by means of planning condition. Pipeline/Sewer easement The application site lies within close proximity to a major gas pipeline. The proposal has been assessed through the PADHI+ system supplied by the Health and Safety Executive. The Health and Safety Executive does not advise, on safety grounds, against the granting of the planning permission in this case. Furthermore, the application site is within close proximity to a sewer easement. United Utilities have not raised any objections to the proposal, subject to the applicant contacting them to discuss full details of their drainage proposals. It is recommended that an informative be attached to this planning permission requesting that the applicant contacts the relevant pipeline operator and United Utilities about the respective impacts of the proposal on the pipeline and sewer easement. Human Rights Act 1998 considerations – This application needs to be considered against the provisions of the Human Rights Act 1998. Under Article 6, the applicants (and those third parties, including local residents, who have made representations) have the right to a fair hearing and to this end the Committee must give full consideration to their comments. Protocol 1 Article 1, and Article 8 where appropriate, confer(s) a right of respect for a person’s home, other land and business assets. In taking account of all material


considerations, including Council policy as set out in the Unitary Development Plan, the Head of Planning has concluded that some rights conferred by these articles on the applicant(s)/objector(s)/resident(s) and other occupiers and owners of nearby land that might be affected may be interfered with but that that interference is in accordance with the law and justified by being in the public interest and on the basis of the planning merits of the development proposal. He believes that any restriction on these rights posed by the approval of the application is proportionate to the wider benefits of approval and that such a decision falls within the margin of discretion afforded to the Council under the Town and Country Planning Acts. Recommendation APPROVE subject to conditions

on the basis that the proposal is in accordance with the City Council's Unitary Development Plan, in particular the following policies and there are no material considerations of sufficient weight to indicate otherwise. In coming to this conclusion the Head of Planning has taken into account the Information provided with the application. Policy H2.2 states that the Council will not allow development which will have an unacceptable impact on residential areas. Consideration has been given to the potential for noise generation from servicing, traffic and general comings and goings from the site. It is not considered that there will be any unacceptable impacts, Policy E1.1 outlines the Council’s aspirations to reduce the levels of air pollution caused by vehicle fumes. The site is well served by public transport and will benefit from being in close proximity to the proposed Metrolink stop at Moor Road. A travel plan will be put in place at the development to encourage staff to travel in a sustainable manner. Policy E1.5 states that the City Council will contribute towards energy conservation. The proposal is seeking to achieve a ‘Very Good’ rating under the BREEAM form of assessment. Policy E1.6 states that building materials for new developments will also need to be environmentally friendly. This will be given due consideration through the BREEAM assessment. Policy E2.3 the Council will protect important wildlife habitats, and where appropriate, will designate areas as local nature reserves. There are no protected species at the site. However, a precautionary approach to tree felling should take place.


Policy E2.4 the Council will ensure that the effects upon wildlife are taken fully into account when considering development proposals. There are no protected species at the site. However, a precautionary approach to tree felling should take place. Policy E2.6 the Council will prevent wherever possible the loss of existing trees, and encourage extensive planting. The development will result in the loss of some low quality trees. However, this will be mitigated against through the planting of new trees at the site plus a net gain. Policy S2.5 provides that new shopping development will be expected to be of a high standard of design with adequate parking provision and provide a safe and attractive environment for all shoppers. The building will be modern in appearance and will improve the quality of the built form in the local area. The layout of the development maximise views of the building from Altrincham Road whilst reducing the impact of car parking. Policy E3.3 the Council will upgrade the appearance of the City’s major radial routes and orbital roads and rail routes. It is considered that the proposed building will have a positive impact on the area in contrast to the current vacant status of the site. In addition, the design quality of the buildings in the area will also be greatly improved. Policy E3.5 - states that new development should promote measures which lead to a safer environment for all people living in and using the City. The development is expected to achieve Secured by Design accreditation and includes many of the recommendations of the Design for Security Consultants. Policy T2.4 states that the Council will expect new developments to make adequate provision for their car parking requirements. The transport assessment submitted with the application includes a comprehensive study of the car parking requirements of a development of this nature. There is sufficient parking available for this development. Policy DC16 states that in considering development proposals for any site, the retention of existing trees and the planting of new trees will be encouraged. Some of the existing tree coverage will be retained and new trees are being planted to replace those that are to be lost. The proposal will comply also with the City Council’s Tree Strategy.


DC26 states that the Council intends to use the development control process to reduce the impact of noise on people living and working in the City. Conditions will be used to control the operations of the premises particularly in respect of servicing and external plant equipment.

Conditions and/or Reasons 1) The development must be begun not later than the expiration of three years beginning with the date of this permission. Reason - Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990. The development hereby approved shall be carried out in accordance with the following drawings and documents unless otherwise agreed in writing by the City Council as Local Planning Authority: Drawings 11169-103 REV B, 11169-102 REV A, 11169-002 REV A, 01 and V11169 L01 REV A stamped as received by the City Council, as Local Planning Authority, on the 30 November 2010. Drawing 11169-101 REV D stamped as received by the City Council, as Local Planning Authority, on the 8 February 2011 Supporting Information Crime Impact Statement prepared by Design for Security at Greater Manchester Police REV A, BREEAM pre-assessment, Transport Assessment prepared by Axis (JW/1105-01r.001, Tree Survey Report prepared by TPM landscape, Tree Inspection and Assessment in relation to Bats prepared by The Tyrer Partnership and stamped as received by the City Council, as Local Planning Authority, 30 November 2010. Planning and Retail Statement prepared by Turley Associates and waste management strategy stamped as received by the City Council, as Local Planning Authority, on the 8 February 2011. Reason - To ensure that the development is carried out in accordance with the approved plans. Pursuant to policy H2.2; of the Manchester Unitary Development Plan. 3) No development that is hereby approved shall commence unless and until samples and specifications of all materials to be used on all external elevations, boundary walls and driveways of the development have been submitted to and approved in writing by the City Council as local planning authority. The development


shall be constructed only using the approved materials unless otherwise agreed in writing by the City Council as local planning authority. Reason - To ensure that the appearance of the development is acceptable to the City Council as local planning authority in the interests of the visual amenity of the area within which the site is located, as specified in policy H2.2 of the Unitary Development Plan for the City of Manchester. 4) No development shall commence until details of the measures to be incorporated into the development (or phase thereof) to demonstrate how secured by Design accreditation will be achieved have been submitted to and approved in writing by the City Council as local planning authority. The development shall only be carried out in accordance with these approved details. The development hereby approved shall not be occupied or used until the Council as local planning authority has acknowledged in writing that it has received written confirmation of a Secure by Design accreditation. Reason - To reduce the risk of crime pursuant to Policy E3.5 of the Unitary Development Plan of the City of Manchester and to reflect the guidance contained in Planning Policy Statement "Delivering Sustainable Development". 5) The development shall be carried out in accordance with the BREEAM Assessment Method pre-assessment rating in order to achieve a ‘Very Good’ or better. A post construction review shall be submitted in writing by the City Council as local planning authority within 6 weeks of the building hereby approved being first occupied. Reason - In order to minimise the environmental impact of the development pursuant to policies E1.5 and E1.6 in the Unitary Development Plan for the City of Manchester, the principles contained within The Guide to Development in Manchester SPD and Planning Policy Statement 1. 6) Notwithstanding drawing 111 69-101 rev D stamped as received by the City Council, as Local Planning Authority, on the 8 February 2011, prior to the commencement of the development, detailed elevations and specification (including colour) of the boundary treatment (including the manual sliding gate to the service yard and the timber fence), shall be submitted and approved in writing by the City Council, as Local Planning Authority. The approved details shall then be implemented prior to the first use of the development hereby approved and remain in situ for as long as the development is in use. Reason - To ensure that the appearance of the development is acceptable to the City Council as local planning authority in the interests of the visual amenity of the area within which the site is located in order to comply with Policies H2.2, E3.3 and E3.5 of the Unitary Development Plan for the City of Manchester. 7) The bin storage area and waste management strategy, stamped as received by the City Council, as Local Planning Authority, on the 31 January 2011 and 8


February 2011 (respectively) shall be implemented as part of the development and available prior to the first occupation of the residential properties hereby approved. The bin storage area shall remain in place thereafter. Reason – To ensure adequate refuse arrangement pursuant to policy S2.5 of the Unitary Development Plan for the City of Manchester (1995). 8) The hard and soft landscaping scheme approved by the City Council as local planning authority shown on drawing ref V11169 L01 rev A stamped as received by the City Council as Local Planning Authority on the 30 November 2011, shall be implemented not later than 12 months from the date of commencement of works. If within a period of 5 years from the date of the planting of any tree or shrub, that tree or shrub or any tree or shrub planted in replacement for it, is removed, uprooted or destroyed or dies, or becomes, in the opinion of the local planning authority, seriously damaged or defective, another tree or shrub of the same species and size as that originally planted shall be planted at the same place, unless otherwise agreed in writing by the City Council as local planning authority. Reason - To ensure that a satisfactory landscaping scheme for the development is carried out that respects the character and visual amenities of the area, in accordance with policy H2.2; of the Unitary Development Plan for the City of Manchester. 9) Notwithstanding the Phase II Geo-Environmental Site Investigation report prepared by REC Consultants (43940p1r0) stamped as received by the City Council, as Local Planning Authority, on the 3rd December 2010, a) Before the development hereby approved commences, a report (the Preliminary Risk Assessment) to identify and evaluate all potential sources and impacts of any ground contamination, groundwater contamination and/or ground gas relevant to the site shall be submitted to and approved in writing by the City Council as local planning authority. The Preliminary Risk Assessment shall conform to City Council's current guidance document (Planning Guidance in Relation to Ground Contamination). In the event of the Preliminary Risk Assessment identifying risks which in the written opinion of the Local Planning Authority require further investigation, the development shall not commence until a scheme for the investigation of the site and the identification of remediation measures (the Site Investigation Proposal) has been submitted to and approved in writing by the City Council as local planning authority. The measures for investigating the site identified in the Site Investigation Proposal shall be carried out, before the development commences and a report prepared outlining what measures, if any, are required to remediate the land (the Site Investigation Report and/or Remediation Strategy) which shall be submitted to and approved in writing by the City Council as local planning authority. b) When the development commences, the development shall be carried out in accordance with the previously agreed Remediation Strategy and a


Completion/Verification Report shall be submitted to and approved in writing by the City Council as local planning authority. In the event that ground contamination, groundwater contamination and/or ground gas, not previously identified, are found to be present on the site at any time before the development is occupied, then development shall cease and/or the development shall not be occupied until, a report outlining what measures, if any, are required to remediate the land (the Revised Remediation Strategy) is submitted to and approved in writing by the City Council as local planning authority and the development shall be carried out in accordance with the Revised Remediation Strategy, which shall take precedence over any Remediation Strategy or earlier Revised Remediation Strategy. Reason - To ensure that the presence of or the potential for any contaminated land and/or groundwater is detected and appropriate remedial action is taken in the interests of public safety, pursuant to H2.2; of the Unitary Development Plan for the City of Manchester. 10) Prior to the commencement of development, a construction management plan outlining working practices during development shall be submitted to and approved in writing by the local planning authority, which for the avoidance of doubt should include; i) Hours of working; ii) Dust suppression measures; iii) Compound locations where relevant; iv) Parking of construction vehicles; v) Sheeting over of construction vehicles; vi) Wheel Washing. Development shall be carried out in accordance with the approved construction management plan unless otherwise agreed in writing by the local planning authority. Reason - To safeguard the amenities of nearby residents, pursuant to policy H2.2of the Unitary Development Plan for the City of Manchester (1995). 11) The car parking and bicycle stands indicated on the approved plans shall be surfaced, demarcated and made available for use prior to the building hereby approved being occupied. The car park shall then be available at all times whilst the site is occupied. Reason - To ensure that there is adequate car and cycle parking for the development proposed when the building is occupied in order to comply with Policies H2.2; and T2.6 of the Unitary Development Plan for the City of Manchester. 12) The premises shall not be open outside the following hours, unless otherwise agreed in writing by the City Council as local planning authority:- Monday to Friday 08:00 to 22:00 Saturday 08:30 to 22:00 Sunday 10:00 to 17:00


Reason - In interests of residential amenity in order to reduce noise and general disturbance in accordance with Policies H2.2 and DC26 and the Unitary Development Plan for the City of Manchester. 13) The servicing of the development hereby approved shall be carried out in accordance with the servicing strategy outlined with Transport Assessment prepared by Axis (JW/1105-01r.001) stamped as received by the City Council, as Local Planning Authority, on the 30 November 2010 and the waste management strategy statement as received by the City Council, as Local Planning Authority, on the 8 February 2011. Fort the avoidance of doubt this shall mean:

1. No more than one delivery by Heavy Goods Vehicles (HGV) per day; 2. No more than 4 refuse collections per week; 3. No reversing warning sounds, radios or revving of engines within the service

yard; 4. All other servicing, other than by HGV and refuse collection, must be carried

out within the curtilage of the store car park. No loading or unloading, within both the service yard and at the front entrance of the store, shall be carried out on the site outside the hours: Monday to Saturday 07:00 to 20:00 Sunday 08:00 to 18:00 Reason - In order to protect the amenity of local residents and in accordance with Policies H2.2 and DC26 in accordance with the Unitary Development plan for the City of Manchester. 14) Notwithstanding the noise report submitted by Hepworth Acoustics (20893.01v1 stamped as received by the City Council, as Local Panning Authority, on the 30 November 2010, before first occupation of the development the externally ancillary equipment (as indicated on drawing 11169-002 rev A), shall be acoustically insulated in accordance with a scheme submitted to and approved in writing by the City Council as local planning authority in order to secure a reduction in the level of noise emanating from the equipment. Reason - To safeguard the amenities of the occupiers of nearby residential accommodation, pursuant to policies H2.2 and DC26 of the Manchester Unitary Development Plan. 15) Prior to the occupation of the development hereby approved, the applicant shall fund and undertake the following footpath and environmental improvements on Altrincham Road as indicated on drawing 1105-01/GA-01 stamped as received by the City Council, as Local Planning Authority, on the 31 January 2011: (a) Footway resurfacing and reinstatement; (b) Relocation of cycle route along Altrincham Road.


Detailed design plans and particulars of these works shall be submitted to and approved in writing by the City Council as local planning authority prior to the development commencing. Reason - To facilitate the provision of on-highway parking spaces and the visual appearance of the area and provide a safe traffic environment for residents and visitors pursuant to policy T2.2 of the Unitary Development Plan of the City of Manchester. 16) In this condition "retained tree" means an existing tree, shrub or hedge which is to be as shown as retained on the approved plans and particulars; and paragraphs (a) and (b) below shall have effect until the expiration of 5 years from the date of the occupation of the building for its permitted use. (a) No retained tree shall be cut down, uprooted or destroyed, nor shall any retained tree be topped or lopped other than in accordance with the approved plans and particulars, without the written approval of the local planning authority. Any topping or lopping approved shall be carried out in accordance with British Standard 5387 (Trees in relation to construction) (b) If any retained tree is removed, uprooted or destroyed or dies, another tree shall be planted at the same place and that tree shall be of such size and species, and shall be planted at such time, as may be specified in writing by the local planning authority. (c) The erection of fencing for the protection of any retained tree shall be undertaken in accordance with the approved plans and particulars before any equipment, machinery or materials are brought on to the site for the purposes of the development, and shall be maintained until all equipment, machinery and surplus materials have been removed from the site. Nothing shall be stored or placed in any area fenced in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavation be made, without the written consent of the local planning authority. Reason - In order avoid damage to trees/shrubs adjacent to and within the site which are of important amenity value to the area and in order to protect the character of the area, in accordance with Policies E2.4 and E2.6 of the Unitary Development Plan for the City of Manchester. 17) All tree work should be carried out by a competent contractor in accordance with British Standard BS 3998 "Recommendations for Tree Work". Reason - In order avoid damage to trees/shrubs adjacent to and within the site which are of important amenity value to the area and in order to protect the character of the area, in accordance with Policies E2.4 and E2.6 of the Unitary Development Plan for the City of Manchester. 18) Should the presence of bats be found following commencement of development, all works at the site should cease and notification should be made to the City Council as Local Planning Authority. A licensed bat consultant and/or ecologist should


undertake a survey of the site and buildings and report any finding to the City Council and methods of mitigation agreed, by the City Council, as Local Planning Authority, prior to the progression of any further works. Reason - To protect bats should they be found at the application site pursuant to policy E2.4 of the Unitary Development Plan for the City of Manchester and PPS9. 19) No clearance of vegetation or trees from the site should be carried out in the bird nesting season (March to July). If clearance during the nesting season is unavoidable then a survey for nesting birds must be undertaken prior to work commencing and submitted to and approved in writing by the City Council as Local Planning Authority. If nesting birds are found by the survey and are likely to be disturbed by clearance works then clearance should be delayed until after the young have fledged. Reason - To protect existing habitats, pursuant PPS9. 20) Before the development hereby approved is first occupied a Travel Plan shall be submitted to and agreed in writing by the City Council as Local Planning Authority. In this condition a Travel Plan means a document which includes: i) the measures proposed to be taken to reduce dependency on the private car by those [attending or] employed in the development ii) a commitment to surveying the travel patterns of staff during the first three months of use of the development as a foodstore and thereafter from time to time iii) mechanisms for the implementation of the measures to reduce dependency on the private car iv) measures for the delivery of specified travel plan services v) measures to monitor and review the effectiveness of the Travel Plan in achieving the objective of reducing dependency on the private car Within six months of the first use of the development as a foodstore, a revised Travel Plan which takes into account the information about travel patterns gathered pursuant to item (ii) above shall be submitted to and approved in writing by the City Council as local planning authority. Any Travel Plan which has been approved by the City Council as local planning authority shall be implemented in full at all times when the development hereby approved is in use. Reason - To assist promoting the use of sustainable forms of travel to the foodstore, pursuant to policies T1.1 and T3.4 of the Unitary Development Plan for the City of Manchester, the Guide to Development in Manchester SPD and PPG13. 21) If any lighting at the development hereby approved, when illuminated, causes glare or light spillage which in the opinion of the Council as local planning authority causes detriment to adjoining and nearby residential properties, within 14 days of a written request, a scheme for the elimination of such glare or light spillage shall be submitted to the Council as local planning authority and once approved shall thereafter be retained in accordance with details which have received prior written approval of the City Council as Local Planning Authority.


Reason - In order to minimise the impact of the illumination of the lights on the occupiers of nearby residential accommodation, pursuant to policy H2.2 of the Unitary Development Plan for the City of Manchester. 22) Works to the retained trees at the site, as indicated on drawing number 11169-1001 rev D stamped as received by the City Council, as Local Planning Authority, on the 8 February 2011 shall be undertaken by a hand dig method only. A written method of works shall be submitted to and agreed in writing by the City Council, as Local Planning Authority, prior to the commencement of the development and thereafter implemented as part of the construction works. Reason - To protect the trees from damage during construction works, pursuant to policies E2.6 and DC16 of the Unitary Development Plan for the City of Manchester (1995) and the Guide to Development in Manchester SPD. Informatives The application site is within consultation distance of a major hazard pipeline. Notwithstanding this planning permission, contact should be made with the relevant pipeline operator to discuss any construction work within close proximity to the pipeline. The application site is within close proximity to a sewer easement. Notwithstanding this panning permission, contact should be made with United Utilise to discuss full details of the site drainage proposal. Local Government (Access to Information) Act 1985 The documents referred to in the course of this report are either contained in the file(s) relating to application ref: 094935/FO/2010/S2 held by planning or are City Council planning policies, the Unitary Development Plan for the City of Manchester, national planning guidance documents, or relevant decisions on other applications or appeals, copies of which are held by the Planning Division. The following residents, businesses and other third parties in the area were consulted/notified on the application: Wythenshawe Regeneration Team Environment Agency Greater Manchester Police United Utilities Water PLC Greater Manchester Ecology Unit Trafford MBC 13 Arden Lodge Road, Manchester, M23 9AF 15 Arden Lodge Road, Manchester, M23 9AF 51 Arden Lodge Road, Manchester, M23 9AF 93 Gateacre Walk, Manchester, M23 9BA Tesco Stores Ltd, Altrincham Road, Manchester, M23 9TJ 2 Churchstoke Walk, Manchester, M23 9AD 21 Arden Lodge Road, Manchester, M23 9AF


27 Arden Lodge Road, Manchester, M23 9AF 41 Arden Lodge Road, Manchester, M23 9AF 45 Arden Lodge Road, Manchester, M23 9AF 53 Arden Lodge Road, Manchester, M23 9AF 95 Gateacre Walk, Manchester, M23 9BA 68 Gateacre Walk, Manchester, M23 9BA 753 Altrincham Road, Manchester, M23 9BD 25 Arden Lodge Road, Manchester, M23 9AF 31 Arden Lodge Road, Manchester, M23 9AF 43 Arden Lodge Road, Manchester, M23 9AF 55 Arden Lodge Road, Manchester, M23 9AF 97 Gateacre Walk, Manchester, M23 9BA 755 Altrincham Road, Manchester, M23 9BD 66 Gateacre Walk, Manchester, M23 9BA 757 Altrincham Road, Manchester, M23 9BD Wickes Building Supplies Ltd, 456 Altrincham Road, Manchester, M23 9BL Pets At Home, 454 Altrincham Road, Manchester, M23 9BL Wythenshawe Town Football Club, Timpson Road, Manchester, M23 9LL 49 Arden Lodge Road, Manchester, M23 9AF 101 Gateacre Walk, Manchester, M23 9BA 11 Arden Lodge Road, Manchester, M23 9AF 17 Arden Lodge Road, Manchester, M23 9AF 19 Arden Lodge Road, Manchester, M23 9AF 23 Arden Lodge Road, Manchester, M23 9AF 33 Arden Lodge Road, Manchester, M23 9AF 35 Arden Lodge Road, Manchester, M23 9AF 64 Gateacre Walk, Manchester, M23 9BA 450 Altrincham Road, Manchester, M23 9BL 29 Arden Lodge Road, Manchester, M23 9AF 37 Arden Lodge Road, Manchester, M23 9AF 39 Arden Lodge Road, Manchester, M23 9AF 47 Arden Lodge Road, Manchester, M23 9AF 9 Arden Lodge Road, Manchester, M23 9AF 99 Gateacre Walk, Manchester, M23 9BA Matalan Retail Ltd, 452 Altrincham Road, Manchester, M23 9BL Representations were received from the following third parties: Wythenshawe Regeneration Greater Manchester Ecology Unit Environment Agency United Utilities Trafford Council Relevant Contact Officer : Jennifer Atkinson Telephone number : 0161 234 4517 Email : [email protected]

application number date of appln 094935/fo/2010/s2

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