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APPLICATION No: 21/77363/FUL

APPLICANT: Mr Mark Steele

LOCATION: !Audacious Church, Trinity Way, Salford, M2 7BD

PROPOSAL: Erection of a 5 storey extension to the south west and a 2 storey

extension to the north east of the of the existing steel portal

frame building to provide new and enhanced facilities for the

Church (Use Class F.1), together with the construction of a multi-

storey (7 storeys) car park with associated access and

landscaping.

WARD: Blackfriars and Trinity

Description of Site and Surrounding Area

The application site (0.98ha) comprises a large steel framed building occupied since 2011 as the Manchester base for the Audacious Church. The church is serviced by two car parks, one accessed via Bury Street and the

other connecting to Trinity Way via a shared access road with the Deva Centre. The site is located to the east of Trinity Way (A6042) and within the regional centre. Bury Street and an established

grassed verge vegetated with shrubs and trees forms the site’s north/eastern boundary with the recently completed mixed use residential development at Blackfriars lying beyond. A swath of Bury Street is currently being used as a contractor’s compound for a nearby residential development. The south/south -eastern

boundaries form the Deva Centre office park which comprises a series of business units and commercial premises within the setting of the former Chesters Brewery (Grade II listed). The access road to the Deva Centre forms the site’s south western boundary, beyond which lies is the Alto apartments. To the north-west lies Trinity Way and

low-rise residential apartments and terraced properties along Nathan Drive and Frederick Street.

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Background Information The application site previously benefited from

planning permission (17/69359/FUL) for the construction a of seven storey extension to facilitate the expansion of the Church’s

facilities, alongside a multi-storey car park over six floors providing 391 car parking spaces. The proposals would have also

delivered public realm works to Bury Street/William Street which included hard and soft landscaping together with complementary

tree planting.

The proposals now brought before Panel members have been revised from the 2017 consent ed scheme in response to the COVID pandemic, fundraising efforts and a revised monetary budget which have ultimately shaped the current ambitions of the Church over the next 5 to 10 years.

Description of Proposal

Permission is sought for the redevelopment of the existing surface car park to create improved community facilities for the Audacious Church. This will be in the form of a five storey ‘link’ extension to the south-west of the existing

building (Use Class F.1), together with the construction of a multistorey car park constructed over seven storeys with associated access arrangements onto the shared access road with the Deva Centre. A two storey extension is also proposed on the north-eastern elevation of the existing building with the reconfiguration of the secondary

surface car park accessed from Bury Street. The extensions to increase the size of the Church will provide 4,519 sqm of gross external floorspace whilst the

multi-storey car park will provide 364 car parking spaces compared to the 153 spaces as existing. It is envisaged that the extension will provide the following amenities for the general public:

Ground floor - main reception area with W.C and kitchen facilities;

First floor – Open breakout/lounge area with café;

Second floor – Two general use and teaching spaces;

Third floor – Void over double height general use/teaching space; and

Fourth floor – Office space and facilities associated with the staffing and management of the Audacious Church

The internal layout of the existing building will not change, maintaining a congregation of 1400 people. The two

storey extension to the north-eastern elevation of the existing building will, however, provide storage for the auditorium and potentially allow flexibility for the future reconfiguration opportunities to achieve an increased overall capacity.

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. In addition, it is envisaged that the multi-purpose spaces within the building would be available for hire

for a range of events. Materiality

The proposed development has been broken into three distinct elements; the existing auditorium building, the ‘link’ extension and the multi-storey car park.

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Figure 1: Proposed Front Elevation

Figure 2: Proposed Side (Western) Elevation

Figure 3: Proposed Rear Elevation

Figure 4: Proposed Side (Eastern) Elevation

The existing auditorium building will be retained in situ, however painted black with the two storey storage extension faced in corrugated metal cladding. The ‘link’ extension will be characterised by red multi -brick with

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Corten type cladding and glazed curtain walling. The multi-storey car park will also be constructed from red multi-

brick detailing with expanded mesh panelling and solid aluminium cladding to the elevational treatment. An indicative materials palette has been submitted to provide an indication of the type of the materials the architect

is seeking to use and is shown below:

Figures 5: Proposed Materials and CGI’s

Access and Movement As proposed, the five storey ‘link’ extension will provide principal access into the Church from a landscaped public

square fronting onto Bury Street/William Street. A secondary entranceway will also be created to the rear, adjacent to the shared access road into the Deva Centre.

The vehicular access to the car park would be sited on the south eastern elevation facing the Deva Centre, with pedestrian access via two entranceways, one to the east of the vehicular access point and the other opposite the Alto apartments. 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

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The application seeks to deliver public realm works adjacent to Bury Street/William Street which forms the setting

for the building’s principal elevation onto Trinity Way. The works lie within the applicant’s area of ownership and include comprehensive landscaping together with tree planting. The site’s south western elevation fronting the Deva Centre access road would also be subject to soft landscape improvement works.

Figure 7: Proposed Site Plan

Publicity Site Notice: Non HH Article 15 Posted 24 May 2021

Reason: Wider Publicity Site Notice: Non HH setting of listed building Posted 24 May 2021

Reason: Affecting setting of Listed Building Press Advert: Manchester Weekly News Salford Edition Date Published: 29 April 2021

Reason: Article 15 Standard Press Notice and Affecting setting of Listed Building Neighbour Notification

308 neighbouring occupiers have been notified of the application by letter dated 20 April 2021.

Representations

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76 letters of representation have been received in response to then application publicity. This includes 41 letters

of objection and 35 letters of support. 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.

C – comment received R – officer response

C Loss of Amenity

Loss of daylight/sunlight through overshadowing;

Noise during construction works

Increased noise at night

Loud generators

24hr lighting of the car park affecting neighbouring occupants

Loss of outlook

Light pollution from car lights/headlights

With more people working from home, this development will have mental health implications for adjacent properties

R The concerns raised above will be discussed within the ‘Amenity’ section of this report.

C Need

No evidence of need for car park given the existing car parking provision within the area.

The existing car park is largely empty during the day.

R There is no policy requirement for the applicant to demonstrate need for car parking.

C Air Pollution

It will increase air pollution and go against policy to encourage public transport;

The modelled annual mean No2 concentrations were within 25% of the measured concentrations – is this really good enough.

Concerns around the air quality assessment methodology and risk to human health

This proposal does not accord with the strategic alignment to reduced

concentrations of No2 through lower emissions

R The concerns raised above will be discussed within the ’Air Quality’ section of this report.

C Traffic Generation

Will encourage increased levels of traffic

The ring road is already very busy, particularly at peak times

No indication of how the car park will be managed

R The concerns raised above will be discussed within the ‘Highways, accessibility and parking’ section of this report.

A condition has been recommended for the submission of a Car Park Management Plan to be submitted to and approved by the Local Planning Authority.

C Design

The design and material finish is questionable, alongside the reflectivity of the finishes

Results in overdevelopment

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Is a visual eyesore

R The concerns raised above will be discussed within the ‘Design’ section of this report.

C Miscellaneous

Reduce the value of properties

R The impact of development upon property prices is not a material consideration in the

determination of a planning application.

In addition, expressions of support have been received from thirty five 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; and

The development will greatly enhance the ability of the church to improve and extend the services which are offered to the local community.

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. 17/69359/FUL - 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. Approve – 7 December 2017

Consultations Design For Security – No objection.

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Air Quality, Noise, Contaminated Land - No objection subject to conditions relating to land contamination, EV charging points and the submission of a Construction Method Statement.

Senior Drainage Engineer - No objection subject to a condition relating to surface water drainage. Environment Agency - No objection.

United Utilities Water Ltd - No objection.

Highways - No objection to the principle of development however requesting further alterations to the layout of the multi-storey car park and conditions relating to EV charging points and the submission of a Construction Method Statement.

Landscape Design - No objection.

Greater Manchester Archaeological Advisory Service - No objection subject to the attachment of an archaeological condition.

Planning Policy Development Plan Policy

Unitary Development Plan ST1 - Sustainable Urban Neighbourhoods Unitary Development Plan ST5 - Transport Networks

Unitary Development Plan ST9 - Retail, Leisure, Social and Community Provision Unitary Development Plan ST13 - Natural Environmental Assets Unitary Development Plan ST14 - Global Environment

Unitary Development Plan MX1 - Development in Mixed-use Areas Unitary Development Plan DES1 - Respecting Context Unitary Development Plan DES2 - Circulation and Movement

Unitary Development Plan DES3 - Design of Public Space Unitary Development Plan DES4 - Relationship of Development to Public Space Unitary Development Plan DES7 - Amenity of Users and Neighbours

Unitary Development Plan DES8 - Alterations and Extensions Unitary Development Plan DES9 - Landscaping Unitary Development Plan DES10 - Design and Crime

Unitary Development Plan EHC3 - Provision and Improvement of Health and Community Facilities Unitary Development Plan A2 - Cyclists, Pedestrians and the Disabled Unitary Development Plan A8 - Impact of Development on Highway Network

Unitary Development Plan A10 - Provision of Car, Cycle and Motorcycle Parking in New Developments Unitary Development Plan EN12 - Important Landscape Features Unitary Development Plan EN17 - Pollution Control

Unitary Development Plan EN18 - Protection of Water Resources Unitary Development Plan EN19 - Flood Risk and Surface Water Unitary Development Plan EN22 - Resource Conservation

Unitary Development Plan EN23 - Environmental Improvement Corridors Unitary Development Plan CH2 - Development Affecting the Setting of a Listed Building Unitary Development Plan DEV2 - Advertisements

Unitary Development Plan DEV5 - Planning Conditions and Obligations Other Material Planning Considerations

National Planning Policy

National Planning Policy Framework Planning Practice Guidance

Local Planning Policy

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Supplementary Planning Document - Sustainable Design and Construction

Supplementary Planning Document - Design Supplementary Planning Document - Nature Conservation and Biodiversity Supplementary Planning Document - Design and Crime

Supplementary Planning Document - Trees and Development Supplementary Planning Document - Planning Obligations Planning Guidance - Flood Risk and Development

The Revised Draft Greater Manchester Spatial Framework (‘GMSF’) was subject to public consultation at the start of 2019. In accordance with paragraph 48 of the National Planning Policy Framework it is considered that very

limited weight can be given to the policies in the GMSF. The Publication Salford Local Plan: Development Management Policies and Designations (‘Local Plan’) was

published on 27 January 2020 and comments were invited until 20 March 2020. This is the version of the document that the city council would like to adopt and has been subject to a significant amount of public consultation in previous stages of its production. However, in accordance with paragraph 48 of t he National

Planning Policy Framework the weight that can be given to the Local Plan overall is currently limited. The city council is in the process of considering the comments made to determine the extent to which there are unresolved objections to the policies in the Plan. Those policies with less significant (or no) objections will be capable of

carrying more weight than those with significant unresolved objections. In addition, following the publication of the National Planning Policy Framework (NPPF) it is necessary to consider

the weight which can be afforded to the policies of the Council's adopted Unitary Development Plan (paragraph 213 NPPF February 2019).

In terms of this application it is considered that the relevant policies of the UDP can be afforded due weight for the purposes of decision making as the relevant criteria within the UDP policies applicable to the proposed development are consistent with the policies contained in the NPPF.

Appraisal

The key issues for consideration in the determination of this application are:

Principle of Development

Design o Design and Crime

o Trees and Landscaping

Heritage

Amenity

Highways, accessibility and parking

Environmental Protection o Air Quality o Noise and

o Land contamination

Flood risk and drainage

Biodiversity

Planning obligations

Principle of Development

The Audacious Church has operated from the building on the application site since 2011 (with this use having been permitted via a change of use application from the building’s former retail use 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.

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In addition to the above, planning permission was granted in 2017 (17/69359/FUL) for a scheme of similar

character and purpose to the one proposed in this current application. The local planning authority at that time considered that the redevelopment of the existing surface car park represented an efficient use of land within the regional centre, recognising that the proposal would deliver substantive community regeneration benefits and

contribute towards the wider aspirations of this mixed use area as prescribed through Policies EHC3 and MX1 of the UDP.

Whilst the previous permission has now lapsed, it was extant up until May 2021 and therefore represents a material consideration in the determination of this application.

In this context, it is considered that the application proposals remain in full accordance with the requirements of policies EHC3 and MX1 of the UDP and the requirements of the NPPF.

Design Section 12 of the NPPF seeks to achieve well-designed places which are visually attractive as a result of good

architecture, layout and appropriate and effective landscaping works. Proposals should also be sympathetic to local character, including the surrounding built environment and landscape setting.

Policy DES1 of the adopted UDP states that developments should respect the character of the area within which they are set and contribute to the local character and distinctiveness. This is supported by the Shaping Salford Supplementary Planning Document which recognizes that within the regional centre development should

incorporate innovative architectural responses and landmark buildings which complement and contrast to create a harmonious environment.

Site Layout The proposed development has been designed to effectively address Trinity Way and therefore creates a strong,

legible and prominent street frontage onto this key arterial route within the city. The main entrance to the building would be located centrally within this frontage to Bury Street/William Street and thus creates an intelligible entrance which gives access to a central foyer. The legibility of the building would be further enhanced through

the integration of a comprehensive landscaping scheme, creating enhanced public realm improvements and drawing your eye to this community facility.

In acknowledging that the mulit-storey car park maintains a prominent position in the street-scene, it is nonetheless set slightly back from the building’s frontage and would be softened through the landscaping works identified above. Its siting also allows for further soft landscaping to be incorporated into the scheme along the

shared access road to the south-west elevation, adjacent to the Alto residences. 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 theirappearance, and better integrate the development within the surrounding urban grain.

Scale and Massing

In respect to scale and massing it is considered that the proposal would sit comfortably within the surrounding built form which largely comprises residential development in excess of eight storeys in height and the Grade II listed brewery tower rising to eight/nine storeys. The application site also lies within the regional centre with tall

buildings forming the visual backdrop to the development to the east.

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Figure 8: Proposed Relationship w ith Surrounding Area

It is therefore considered that, contextually, the scale and massing of the proposed development sits comfortably within it’s immediate setting and subject to an appropriate design, is complementary within this part of the regional

centre. Detailed Design and Appearance

The proposal seeks the construction of an imposing five storey contemporary extension projecting across the existing surface car park which will be constructed in a red multi-brick and forms the principal entrance into the

church. The solidity of the extension will be moderated by the incorporation of recessed glazed elements and interconnecting Corten styled cladding which corresponds to the materiality of the surrounding area and as the applicant has advised within the supporting documentation, would be clearly recognizable as a public building.

This feature is also replicated (to a lesser degree) to the newly created ‘rear’ access fac ing onto the Deva Centre to promote activation and visual interest.

Figure 9: CGI of Proposed Front Elevation

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With regards to the multi-storey car park, this element of the scheme remains sufficiently subordinate to the ‘link’

building and will be set back behind extensive landscaping. Whilst it would still represent a prominent feature, the improved use of alternating cladding creates visual integration, yet still helps to break up the massing and solidity of the development from public vantage points given the use of expanded meshwork to the elevational treatment.

As such, the projecting church entranceway would correctly retain its prominence as viewed along Trinity Way.

Figure 10: Proposed Model

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 significant 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, which both complements the character of the surrounding buildings and

provides a high-quality design in its own right. The applicant has provided an indicative materials palette which is principally supported; however no further

detailed information has been submitted in respect to the manufacturer’s details or samples. Given that the success of the scheme is dependent upon the quality of the materials in preserving the architectural integrity of the development, it is recommended that a condition be attached to any grant of permission requesting the exact

palette of materials to be used which demonstrates that the elevational treatment is not only high quality, but is also durable and easily maintained.

On the attachment of the aforementioned condition, the proposal is considered to contribute towards the local distinctiveness of the area and satisfies policies DES1 and DES8 of the UDP.

Trees and Landscaping Policies DES9 and EN12 of the UDP seek to ensure the provision of soft and hard landscaping works which reflect

and enhance the character of an area and retain important landscape features. Where a development cannot reasonably make provision for the retention of landscape features, a replacement of at least equivalent size and quality will be required.

Trees

A BS5837:2012 Arboricultural Impact Assessment (AIA) Report with an Arboricultural Method Statement (AMS) and Tree Protection Plan (TPP) has been submitted as a means of satisfying policy TD1 of the Trees and Development Supplementary Planning Document (SPD).

The Council’s Arboricultural Advisor confirms that the report contains a fair and accurate appraisal of the trees at the site whereby twenty individual trees and one hedgerow has been included in the survey.

In order to facilitate the proposed development the application seeks the removal of sixteen trees. Eight of these trees are category ‘B’ (T2, T3, T4, T6, T8, T10, T11 and T12), seven category ‘C’ (T1, T5, T11, T13, T14, T15, and T16) and one category ‘U’ (T18). Category ‘C’ and ‘U’ trees are those which are identified as either not suitable

for retention or are of comparatively low quality and therefore their removal should not constrain the development of the site.

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The removal of eight category ‘B’ trees is regrettable, however unavoidable due to either the rerouting of the

sewerage infrastructure or the development’s encroachment into the root protection areas. The Council’s Arborcultural Advisor has therefore accepted the loss of the trees however notes the requirements of Policy EN12 which seeks a replacement scheme of at least equivalent size and quality and Policy TD6 of the SPD which

requests a 2:1 replacement. The applicant has provided an indicative landscaping plan which demonstrates that a 2:1 replacement will take place, however such replacements appear to be saplings and not of an equivalent size and quality. To this end it is recommended that a condition be attached to any grant of permission requesting

the submission of a tree replacement scheme in accordance with the provisions of Policy EN12 of the UDP and TD6 of the SPD.

In addition to the above, it has been outlined that the removal of existing hard surfaces within the Root Protection Area (RPA) of the retained tree T9 has been recorded in section 4.7 of the AIA report and on the TPP at Appendix 4. In this regard the tree is likely to tolerate this work with no loss of amenity value or condition, provided that

these operations are carried out as specified in the report and under the supervision of the project arboriculturist.

Tree protection fencing and temporary ground protection measures have been detailed at section 4.6 of the report and at Appendix 4, and the location of this is shown on the TPP. The fencing and ground protection specification

provided should adequately protect the trees and these can be secured by condition.

Landscaping

In accordance with Policy DES9 of the UDP the applicant has provided a landscaping scheme to be read in conjunction with the proposed development. As outlined by the Council’s Landscape Architect, the proposed soft landscape plan and specification are very comprehensive and include a good variety of trees and planting

which, in their opinion, will greatly enhance the wildlife value of the site, despite some loss of mature trees. The general arrangement plan is provided below:

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Figure 11: Proposed Landscaping Scheme

Notwithstanding this, further details are necessary in respect to:

The surfacing materials which are requested to be high quality, yet low maintenance;

Further details on the Corten fins artwork which demonstrates how the feature will be prevented from excessive corrosion and associated run-off;

A lighting and street furniture plan as it is not clear on the general arrangement plan;

SuDS arrangement which provide details in line with how the rain gardens will be worked into the proposals; and

The use of plants , in particular whether wildflowers have bene considered for inclusion to further enhance biodiversity net gain.

Subject to conditions requiring submission of full details of both hard and soft landscaping works 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. 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.

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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. 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.

Heritage The application site is located within close proximity of Grade II listed buildings (Chesters Salford Brewery, Cook

Street) which now form part of the Deva Centre complex, and comprise 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”. It is recognised that the brewery tower and chimney are prominent landmarks within the surrounding area given

its scale, rising to 8/9 storeys. However, 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 and rise to between eight to seventeen storeys

within close proximity of the heritage asset. It is therefore supposed that where the brewery tower was previously

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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. 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 it, 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.

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 which is commensurate with its regional centre location. It is also recognised that the proposal will increase levels of activity within the area through the wider community regeneration benefits that the facility would create.

As such, 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.

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. Relationship to neighbouring properties

The nearest neighbouring residential properties to the proposed extension are the 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 (multi-storey car park), across the Deva Centre access road. Whilst acknowledging the concerns raised by neighbouring occupants, a minimum distance of approximately 22m would be maintained between the car park and the facing habitable room windows within the apartments. In the context

of the urban city centre, these separation distances are considered to be acceptable and exceed the separation distances which exist between inward facing windows in other blocks 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

22m from the facing principal habitable room windows of the apartments within Block C of the Alto development, increasing to approximately 25m at its widest point. This represents a betterment over the previously approved scheme which previously only allowed for a 19m distance at the scheme’s widest point.

Notwithstanding the above, the applicant has undertaken a daylight and sunlight assessment t o quantify the impact on light. In this regard the lowest floor of residential accommodation within Block C sits on a 1.5 storey

podium base 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 results demonstrate that the post-development scenario would exceed the minimum recommended values for

habitable rooms. It is also recongised that the light levels to the lower floors of accommodation within Block C are restricted by the existing large trees which line the building’s frontage to the Deva Centre access road. This in turn restricts the availability of light entering these windows.

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Figure 12: Sunlight/Daylight Study and Tree Coverage to Alto Building

Whilst noting that the apartments facing the Church currently have no buildings to affect their daylight, consideration must be given the existing surface car park representing an inefficient use of land within a prominent regional centre. As such, there would be a reasonable expectation that the site would come forward for

redevelopment in the not so distant future. It is therefore summarized that whilst there might be a slight reduction in light and outlook from some of the residential apartments within Block C of the Alto development, 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. 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. The distances maintained are considered acceptable with no directly facing windows at close proximity which would be affected in terms of outlook or a loss of light. It is also recognised 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 impact upon the amenities afforded to other adjacent

residential properties given the distances maintained and therefore the proposal is considered to be in accordance with Policy DES7 of the UDP.

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). The NPPF is supplemented by Policies A8 and A10 of the UDP. These policies seek to ensure that development

will not be permitted where it would have an unacceptable impact upon highway safety or cause an unacceptable restriction to the movement of heavy goods vehicles along Abnormal Load Routes . The policies also require the provision of car parking/cycling and pedestrian access consistent with the provision and maintenance of adequate

standards of safety and security. As part of the application, A Transport Statement and Framework Travel Plan has been prepared in line with

relevant local and national guidance. The Statement includes a thorough assessment of the potential for the

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proposed development to impact on the highway network which has been informed by attendance data provided

by the Church (covering June 2019 to December 2019) and car park count data for the same period. In the consideration of this application the Council’s Highways Engineer has taken into account the previously

approved application which benefited from a multi-storey car park for 391 cars, plus 50 secure cycle parking spaces and 12 motorcycle spaces.

In contrast, the current application seeks permission for 364 car parking spaces (10 as disabled, alongside 6 for EV charging) with associated access and cycle and motorcycle provision. The exact number of cycle storage has not been confirmed, however it is proposed that 13 motorcycle spaces will be provided on the sixth floor.

In making this comparison, it is acknowledged that 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.

In reviewing the Transport Assessment the Council’s Highways Engineer is confident that subject to the securing of the previously approved mitigation measures identified under 17/69359/FUL, 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.

For ease of reference, the following mitigation measures are to be secured by way of an appropriately worded condition include:

1. Installation of pedestrian crossing facility at the access road approach to the Trinity Way junction;

2. Extension of the right-hand turning lane on Trinity Way (S) by 15 – 20m; 3. Relocation of the existing SCOOT loop on the access road; and 4. Provision of electronic signage on the Trinity Way frontage to alert drivers when the MSCP is full.

It is also important to note that at the present time the car parking layout for the multi-storey car park is currently under review in consultation with the Council’s Highways Officer due to a number of outstanding technical matters

which are yet to be resolved. It is intended that the car parking layout will be finalised prior to the Planning and Transportation Regulatory Panel meeting and will be presented to Members through the Additional Information Report.

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.

In the context of the site’s highly sustainable location within the regional centre 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 is broadly supported by the Council’s

Sustainable Transport Coordinator subject to further amendments which are outlined within the consultation response. As such, it will be necessary to attach a condition requesting the amended Travel Plan be submitted to and approved by the Local Planning Authority.

Environmental Protection

Policy EN17 of the UDP 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. Air Quality

The application site lies 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. It is

also advised that whilst the development proposal itself is not classed as a sensitive receptor, the proposals do involve the erection of a new multi-storey car park and a net increase of 222 car parking spaces. As such there

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is potential for the increase in local vehicle emissions to have a negative impact on the AQMA including at nearby

residential receptors. Air pollution is known to have a detrimental impact on human health. In the UK, air quality limit values have been

set for a number of pollutants based on their health impact. Where concentrations fall below the limit values it is considered there is no health impact (in the ‘ordinary’ population). The exception to this is for particulate matter (PM10 and PM2.5), where research has shown there is no “safe threshold”.

The limit values are only of concern where there are relevant receptors (i.e. where someone is likely to be exposed to the pollution for the relevant period of time). For nitrogen dioxide (NO2) and particulates (the main pollutants from road traffic) the limit values are set out in table 1 below;

Table 1: UK Air Quality Limit Values

Pollutant Limit Value (µg/m3 ) Averaging Period

NO2

40 Annual Mean

200

1-hour mean not to be exceeded more

than 18 times per year

PM10

40 Annual Mean

50

24-hour mean not to be exceeded more

than 35 times per year

In support of this application an air quality assessment has been submitted. The assessment includes the results

of an atmospheric dispersion model, verified against local monitoring data, to predict the impact of increased emissions on local air quality. The model compares three scenarios; Baseline, future without the development (“do minimum”) and the future with the development (“do something”). The difference between the do minimum

and do something scenarios is the predicted impact of the development. The model uses inputs including traffic volumes and speeds, meteorological data and emissions data to calculate

concentrations of pollutants at sensitive receptors. The model input parameters have been reviewed by the Council’s Envirommental Consultant and are considered to be realistic.

The significance of the impact of pollution is determined using guidance from the Institute for Air Quality Management / Environmental Protection UK “Land-Use Planning & Development Control: Planning for Air Quality”. Based on the model output the biggest change in concentrations as a result of the development is < 0.1

µg/m3 which is considered negligible. The construction phase has also been assessed and, with appropriate mitigation (in the form of best practice dust control measures) the impact on neighbours will be minimised. This can be controlled by the Local Planning Authority through the attachment of a condition requesting the submission

of a Construction Method Statement. The report also concludes that, despite the result of the modelling, seven electric vehicle charging spaces should

be provided with passive infrastructure for future growth. However, the Council’s Environmental Consultant considers that in line with the Greater Manchester Air Quality Action Plan, and with consideration of the cumulative impact of development within the City region, it is recommended that the baseline mitigation measures are in line

with the Principles of Good Practice from the EPUK / IAQM Guidance (Land-Use Planning and Development Control: Planning for Air Quality). As such, it is recommended that a condition be attached to any grant of planning permission requesting the submission of a scheme to provide, as a minimum, seven electric vehicle charging

points, together with the cabling infrastructure for a further fifteen. Subject to the attachment of the aforementioned conditions, the proposal is considered to accord with the

provisions of Policy EN17 of the UDP and the relevant sections of the NPPF in relation to residential amenity, public health and quality of life.

Noise The proposals have the potential to have an adverse impact on existing residential receptors in the vicinity due to

breakout noise from the venue, road traffic noise and/or plant noise.

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A noise impact assessment has therefore been submitted. In this regard noise monitoring undert aken in 2016 has been utilised to determine the existing background noise level at existing sensitive receptors. A detailed noise model has then been used to determine the impact of the above noise sources, and design any required

mitigation. The report confirms that noise from the car park will not have an adverse impact on any noise sensitive premises which is agreed by the Council’s Environmental Consultant.

In addition to the above, breakout noise from the auditorium is not considered to be significant at the nearest noise sensitive premises, however it is noted the ventilation system from the auditorium is likely to require acoustic attenuation to prevent the breakout of music noise. Given detailed designs are not known at this stage, it is

considered reasonable to attach a condition for the submission of a scheme for acoustic attenuation to be submitted and approved prior to first use of the premises.

Finally, it is advised that plant noise limits from externally mounted plant and equipment associated with the development should be designed so as not to exceed the following noise rating levels;

o 07:00 – 23:00 - 44 dB LAr,Tr

o 23:00 – 07:00 – 44 dB Lar,Tr Measured 1m from the nearest noise sensitive premises, in accordance with BS 4142: 2014+A1:2019 with corrections applied for any plant emitting noise of a tonal or irregular quality .

This can be requested through the attachment of compliance condition.

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, alongside a phase 2 site investigation report. The reports identify the potential for contamination from the made ground

across the site and historic industrial land uses with the investigation concluding that six window samples and four cable percussion boreholes were made. The results from chemical soil sampling has been presented and ground gas monitoring undertaken.

Soil analysis results have been assessed against UK generic acceptance criteria (GAC) based on commercial end use. The sampling results confirmed no contaminants of concern exceeded the GAC across the site. Ground

gas monitoring initially suggests CS2 protection measures, however following additional monitoring this has been downgraded to CS1 (no protection required).

The Council’s Environmental Consultant therefore raises no objection to the proposed development, subject to conditions requesting that a watching brief be undertaken during the course of construction, and that any soil forming materials to be brought to site for use in garden areas or soft landscaping to be tested for contamination

and suitability prior to importation to site. 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

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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. In this regard the applicant has submitted a drainage strategy with accompanying plans and calucations. The

strategy identifies that surface water discharge will be connected to the public surface water sewer with flow restricted to 17l/s, suitable attenuation storage and the inclusion of soakaways subject to suitable percolation test results. This is considered acceptable to the Council’s Drainage Engineer who raises no objection to the proposed

development subject to the attachment of a compliance condition relating to the submitted drainage strategy. As such, it is considered that the proposed development would comply with UDP Policies EN18 and EN19 and the relevant parts of the NPPF.

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 landscaped public realm works.

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 which will provide the setting for the building’s principal

elevation fronting Trinity Way. As confirmed by the Council’s S106 Officer, 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 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 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.

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).

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

Location Plan Dwg. 1953 1.1 Rev C Ground Floor Plan Proposed – Overall Dwg. 1953 2.1 Rev i

First Floor Plan Proposed – Overall Dwg. 1953 2.2 Rev h Ground Floor Plan Proposed – Link Building Dwg. 1953 2.3 Rev j First Floor Plan Proposed – Link Building Dwg. 1953 2.4 Rev i

Second Floor Plan Proposed – Link Building Dwg. 1953 2.5 Rev L Third Floor Plan Proposed – Link Building Dwg. 1953 2.6 Rev k Fourth Floor Plan Proposed – Link Building Dwg. 1953 2.7 Rev L

Primary Elevations – Proposed – Link Building Dwg. 1953 2.14 Rev f Rear Entrance and Rear Car Park Proposed Elevations Dwg. 1953 2.15 rev f Roof Plan – Proposed – Link Building Dwg. 1953 2.12 rev f

Section Y-01 through Building Link – proposed Dwg. 1953 2.13 rev G Reason: For the avoidance of doubt and in the interest of proper planning.

3. Notwithstanding any description of materials in the application no above ground construction works shall take

place until samples or full details of materials to be used externally on the building(s) have been submitted to

and approved in writing by the Local Planning Authority. Such details shall include the type, colour and texture of the materials. Only the materials so approved shall be used, in accordance with any terms of such approval.

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

4. (a) Notwithstanding the details shown on the approved plans, the development hereby permitted shall not be

occupied until full details 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, 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.

(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 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. 5. No development shall be started until all the retained trees as shown at URBAN GREEN Tree Protection Plan

(TPP) Drawing No: UG_575_ARB_TPP_01 Rev 3 dated June 2021 within (or overhanging) the site, have been protected using temporary protective fencing or ground protection. Such protection shall be installed in accordance with Drawing No: UG_575_ARB_TPP_01 Rev 03 dated June 2021 and the description contained

at section 4.6 of the URBAN GREEN report Ref: UG575 Rev 03 in the locations as shown at TPP Drawing No: UG_575_ARB_TPP_01 Rev 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 protection. Reason: In accordance with Policy EN12 of the City of Salford Unitary Development Plan and the Trees and

Development Supplementary Planning Document. Reason for Pre-Commencement Condition: It is essential that any trees to be retained are protected prior to

commencement of works.

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6. The development hereby approved shall be carried out in accordance with section 4 of the URBAN GREEN

Arboricultural Impact Assessment Ref: UG575 Rev 03.

Reason: In accordance with Policy EN12 of the City of Salford Unitary Development Plan and the Trees and Development Supplementary Planning Document.

7. The felled trees shall be replaced in accordance with a tree replacement scheme which shall be submitted to

and approved in writing by the Local Planning Authority. The scheme shall be submitted prior to first use of

the development hereby permitted and shall include details of: tree species; tree sizes including the height and circumference of stem at 1m from the ground level (a minimum height of 4.0m and circumference of 14cm to 16cm); plan indicating the location of the replacement trees; a timetable for tree planting and details of

aftercare. Reason: In accordance with Policy EN12 of the City of Salford Unitary Development Plan and Policy TD6the

Trees and Development Supplementary Planning Document. 8. During the period of construction, should contamination be found on site that has not been previously

identified, no further works shall be undertaken in the affected area. Prior to further works being carried out in the affected area, the contamination shall be reported to the Local Planning Authority within a maximum of 5 days from the discovery, a contaminated land assessment shall be carried out, appropriate mitigation

identified and agreed in writing by the Local Planning Authority. The development shall be undertaken in accordance with the agreed mitigation scheme.

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.

9. Any soil or soil forming materials to be brought to site for use in garden areas or soft landscaping shall be

tested for contamination and suitability for use prior to importation to site. Prior to occupation, the appl icant

shall submit and agree with the local planning authority a verification report confirming that all imported material is suitable for the intended end use with respect to contamination.

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.

10. 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) the spaces for and management of the parking of site operatives and visitors vehicles; (iii) the storage and management of plant and materials (including loading and unloading activities);

(iv) the erection and maintenance of security hoardings including decorative displays and facili ties for public viewing, where appropriate;

(v) measures to prevent the deposition of dirt on the public highway;

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

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

the construction process, key milestones, and how they can report to the site manager or other appropriate representative of the developer, instances of unneighbourly behaviour from construction operatives. The statement shall also detail the steps that will be taken when

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unneighbourly behaviour has been reported. A log of all reported instances shall be kept on

record and made available for inspection by the local a planning authority upon request; and (xi) an intended date for the commencement of development and, following commencement,

evidence of the material start on site.

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.

Reason for pre-commencement condition: Any works on site could harm the amenity of neighbouring occupiers if not properly managed so details of the matters set out above must be submitted and agreed

in advance of works starting. 11. Notwithstanding the details shown on the drawings hereby approved, details and elevational drawings of

secure cycle parking shall be submitted to and approved in writing by the Local Planning Authority. The approved cycle parking shall be implemented and made available for its intended use prior to the occupation of the development hereby approved and shall be retained thereafter.

Reason: To encourage more sustainable modes of travel in accordance with policies ST14, A2 and A10 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

12. The mutli-storey car park hereby approved shall not come into first use 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. The works shall be implemented in accordance with the approved details and retained thereafter. 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) iii) Provision of electronic signage on the Trinity Way frontage to alert drivers when the MSCP is full.

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.

13. 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. 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. 14. 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.

15. Prior to first use of the development hereby approved, a scheme to 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.

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16. Prior to first use of the multi-storey car park hereby permitted, a Car Park Management Plan shall be submitted

to and approved by the Local Planning Authority. The Car Park Management Plan shall be retained as such thereafter, unless otherwise first agreed in writing

by 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. 17. Prior to first occupation of the development the applicant shall submit to and agree in writing with the local

planning authority a scheme for the provision of electric vehicle charging infrastructure. The infrastructure

shall as a minimum include provision for "fast" charging (7kv) of electric vehicles. The agreed scheme shall be implemented prior to first occupation of the development and maintained

thereafter. Reason: In accordance with paragraph 105, 110, 170 and 181 of the NPPF, to encourage the uptake of ultra-

low emission vehicles and ensure the development is sustainable.

18. The Surface water drainage scheme shall be constructed in accordance with the document provided ‘4/5969 Drainage Strategy & SUDS Assessment for Audacious Church‘ dated 12/03/2021 Rev.05.

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.

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 Plan

o 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

guidance o Environment Agency Pollution Prevention Guidelines (now withdrawn) o Flood Risk Assessment/SuDS Requirements for new developments (Salford's SuDS Checklist)

19. 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. 20. The site shall be drained on a separate system, with only foul drainage connected into the foul sewer..

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. 21. Any externally mounted plant and equipment (with the exception of plant required for emergency situations

such as standby generators, smoke extract equipment etc) associated with the development shall be designed so as not to exceed the following noise rating levels;

o 07:00 – 23:00 - 44 dB LAr,Tr o 23:00 – 07:00 – 44 dB Lar,Tr

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Measured 1m from the nearest noise sensitive premises, in accordance with BS 4142:2014+A1:2019 with

corrections applied for any plant emitting noise of a tonal or irregular quality Reason: To safeguard the amenities of adjacent residential occupants in accordance with Policy EN17 of the

City of Salford Unitary Development Plan and the National Planning Policy Framework.

22. A scheme of acoustic attenuation is to be incorporated into the auditorium ventilation system. The scheme

shall be submitted and agreed with the Local Planning Authority and shall be designed to ensure that music noise does not exceed 39dB(A) LEQ (1-hour) at any time. The agreed scheme shall be implemented prior to the first use of the development hereby permitted and retained in perpetuity thereafter.

Reason: To safeguard the amenities of adjacent residential occupants in accordance with Policy EN17 of the City of Salford Unitary Development Plan and the National Planning Policy Framework.

23. No further development works beyond enabling works relating to the removal of the hardstanding to the car

park shall take place until the applicant or their agents or their successors in title has secured the

implementation of a programme of archaeological works in accordance with a Written Scheme of Investigation (WSI) which has been submitted to and approved in writing by the local planning authority. The WSI shall cover the following:

a. A phased programme and methodology to include: - documentary research to elucidate the

development and layout of the former Salford Iron Works; - informed by the above, targeted

archaeological evaluation; - informed by the above, more detailed targeted excavation (subject of a new WSI).

b. A programme for post-investigation assessment to include: - analysis of the site investigation

records and finds; - production of a final report on the significance of the heritage interest recorded.

c. Deposition of the final report with the Greater Manchester Historic Environment Record.

d. Dissemination of the results of the site investigations commensurate with their significance, including the installation of an information panel and a short summary for the annual roundup of fieldwork published in Post Medieval Archaeology.

e. Provision for archive deposition of the report, finds and records of the site investigation. f. Nomination of a competent person or persons/organisation to undertake the works set out within

the approved WSI.

Reason: In the interests of recording and understanding of the significance of any heritage assets to be lost (wholly or in part) and to make this evidence (and any archive generated) publicly accessible in accordance

with Policy CH5 of the City of Salford Unitary Development Plan.

Notes to Applicant

1. Contamination

Any imported soils must be free of contamination. It is strongly recommended the soil is sampled in-situ prior to being imported to the site. Sampling should be undertaken in accordance with the schedule below, by a suitably competent person with analysis performed by a UKAS and MCERTS accredited laboratory. The

verification report needs to include interpretation of the sampling results against suitable assessment criteria depending on the proposed end use.

Type No. Samples Testing Schedule Assessment

Criteria

Virgin Quarried Material

1 or 2 depending on the type of stone utilised to confirm the inert nature of

the material

Standard metals/metalloids (should include as a minimum As,Cd,Cr,CrVI,Cu,Hg,Ni,Pb,Se,Zn)

UK Based assessment criteria (e.g.

SGV’s, LQM or other similarly

Crushed hardcore, stone, brick

Minimum 1 per 1000m3 Standard metals/metalloids(As above) PAH (16 USEPA speciation) Asbestos

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Greenfield soils Minimum 3 or 1 per 250m3 (whichever is greater)

Standard metals/metalloids(As above) PAH (16 USEPA speciation) Asbestos

derived GAC’s)

Brownfield soils Minimum 6 or 1 per 100m3

(whichever is greater)

Standard metals/ metalloids(As above)PAH

(16 USEPA speciation)TPH (CWG banded)Asbestos Any additional analysis dependant on the history of the donor site.

Table 1: Soil verification Matrix, reproduced from Verification Requirements for Cover Systems, (2014),

Yorkshire and Humberside Pollution Advisory Council. The developer and contractor should ensure they are observant during groundwork for any visual or olfactory

sources of ground contamination. This may take the form of (for example); locally discoloured soils, an oily sheen on water standing in puddles / trenches / footings, petroleum, hydrocarbon or chemical type odours. Should such evidence be detected the Local Authority Contaminated Land Officer should be contacted for

specialist advice. The applicant is advised that they have a duty to adhere to the regulations of Part 2A of the Environmental

Protection Act 1990, the National Planning Policy Framework 2018 and the current Building Control Regulations with regards to contaminated land. The responsibility to ensure the safe development of land affected by contamination rests primarily with the developer.

With respect to gas protection measures the applicant’s attention is drawn to BRE 414, Protection Measures for Housing on Gas-Contaminated Sites. In addition the requirements of BS8845:2015+A1:2019 Code of

Practice for the design of protective measures for methane and carbon dioxide ground gases for new buildings should be followed for installation and the verification requirements of CIRIA C735 Good Practice on the Testing and Verification of Protection Systems for Buildings against Hazardous Ground Gasses will need to

be submitted. Verification of gas protection systems needs to be undertaken during the construction process, or the

applicant may not be able to discharge the condition. 2. United Utilities

The applicant’s attention is drawn to the consultation response received by United Utilities dated 7th June 2021 (ref: DC/21/2020).

3. Design For Security

The applicant’s attention is drawn to the recommendations set out in section 4 of the Crime Impact Statement (2916/0218/CIS/02 VA dated 13/07/20) produced by the Greater Manchester Police.

4. 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.

5. STANDING ADVICE - DEVELOPMENT LOW RISK AREA

The proposed development lies within a coal mining area which may contain unrecorded coal mining related

hazards. If any coal mining feature is encountered during development, this should be reported immediately to the Coal Authority on 0345 762 6848.

Further information is also available on the Coal Authority website at: www.gov.uk/government/organisations/the-coal-authority

This Standing Advice is valid from 1st January 2020 until 31st December 2021 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

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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)).