manchester city council item 5 planning and highways … · 2011-12-14 · manchester city council...

Manchester City Council Item 5 Planning and Highways Committee 22 December 2011

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Manchester City Council Report for Resolution

Committee Planning and Highways – 22 December 2011

Subject 097342/OO/2011/N2 Outline application for development comprising football training facilities, a 7,000-capacity arena and ancillary Offices and Media Centre, 12 full-size and 2 half-size football training pitches, detached building forming accommodation for Youth Development and First Teams and incorporating two full size football pitches, a grounds maintenance building, energy centre, pedestrian bridge across Ashton New Road linking to the Etihad Stadium, associated parking, landscaping, boundary treatments and other infrastructure works with all matters to be considered: and, Outline application for an Institute for Sports Medicine (a medical assessment, diagnosis and treatment centre, and research and product development facility in the fields of physiotherapy and sports science) and new Sixth Form College in the South West corner of the site with all matters reserved; following the demolition of all existing on site structures

Location Land Bounded By Ashton New Road, Ashton Canal, Clayton Lane, Wilson Street And Alan Turing Way, Openshaw West, Manchester

Applicant Manchester City Football Club Ltd, C/o Agent

Agent Mrs Michelle Steel, Drivers Jonas Deloitte, 2 Hardman Street, Manchester, M3 3HF

Report of HEAD OF PLANNING

Purpose of report To describe the above application for planning permission, the issues involved and to put forward recommendations. Recommendation The Head of Planning recommends that the Committee be Minded to Approve planning application 097342/OO/2011/N2 relating to Outline application for development comprising football training facilities, a 7,000-capacity arena and ancillary Offices and Media Centre, 12 full-size and 2 half-size football training pitches, detached building forming accommodation for Youth Development and First Teams and incorporating two full size football pitches, a grounds maintenance building, energy centre, pedestrian bridge across Ashton New Road/Alan Turing Way


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linking to the Etihad Stadium, associated parking, landscaping, boundary treatments and other infrastructure works with all matters to be considered: and, Outline application for an Institute for Sports Medicine (a medical assessment, diagnosis and treatment centre, and research and product development facility in the fields of physiotherapy and sports science) and new Sixth Form College in the South West corner of the site with all matters reserved; following the demolition of all existing on site structures, subject to the signing of a section 106 agreement relating to the appropriate land uses of the south west corner of the application site; the community use of facilities on the application site; a financial contribution towards community sports facilities; a landscape maintenance and management plan; and, local labour agreement for the reasons set out in this report. Financial Consequences for the Revenue Budget There are no direct consequences for the Revenue budgets in granting planning permission. Financial Consequences for the Capital Budget There are no direct consequences for the Capital budgets in granting planning permission. Contact Officer(s) Derek Jones 0161 234 4522

[email protected] Robert Griffin 0161 234 4527

[email protected] Background Documents The Unitary Development Plan for the City of Manchester (1995) The Emerging Core Strategy (Submission document 2011) PPS1, PPS4, PPS5, PPS9, PPS10, PPG13, PPG17, PPS23, PPG24, PPS25, Draft National Planning Policy Framework (2011). Guide to Development in Manchester Supplementary Planning Document (2007) The East Manchester Regeneration Framework The Eastlands Regeneration Framework The Eastlands Community Plan Wards affected Bradford Ward Ancoats And Clayton Ward Implications for: Anti-poverty Equal Opportunities Environment Employment YES YES YES YES


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Environmental Impact Assessment The Town and Country Planning (Environmental Impact Assessment) Regulations 2011 specify that certain types of development require an Environmental Impact Assessment (EIA) to be undertaken. The applicant has submitted the application with an Environmental Statement voluntarily under schedule 2 of the EIA Regulations. The application has been advertised accordingly. Introduction The Site

1. The site is located in the Openshaw West area of East Manchester and is bounded to the north by Ashton New Road (A662), to the north east by the Ashton Canal, to the south east by Clayton Lane, to the south by Wilson Street and to the west by Alan Turing Way (A6010).

2. The application site extends to approximately 32 hectares and consists of primarily derelict former industrial land including the former CIBA and OMG chemical works which have both been demolished, six commercial units occupied by the following businesses OB Trucks, Mantax, Life Windows, Tyre Save, FW Singletons (on 2 sites) and a number of small buildings/businesses around the perimeter of the site namely the HSBC bank on Ashton New Road, The Bridge Inn public house on Clayton Lane and the Mill Street Medical Centre. The majority of the site was formerly occupied by the Clayton Aniline Chemical Works (CACW), which was demolished around 2006. Other historical land uses have included a chemical works, gasometer, an alkali works, a forge, a refuse/slag heap, railway sidings and other industrial works. The site has also historically been an area subject to both fireclay and coal mining and plans show a number of fireclay and coal seams have been worked on site. There are also records of 13 mine shafts on the site.

3. The area surrounding the site comprises a variety of uses including: residential areas present along Clayton Lane, Wilson Street and on the western side of Alan Turing Way; St Brigid’s Primary School and the East Manchester Academy situated on Grey Mare Lane; Industrial/commercial buildings located on the eastern side of Ashton Canal, and along Clayton Lane and Wilson Street. The Asda superstore is located on the opposite (north) side of Ashton New Road, with the Etihad Stadium located on the (north-west) side of the Ashton New Road / Alan Turing Way Junction.

4. The Ashton Canal is identified as a Site of Biological Importance and runs along the eastern boundary of the site. A European protected plant species, floating water plantain (luronium natans), has been found in the canal at 1.1km distant from the site. The towpath in this location is accessed via steps at the Clayton Lane canal bridge, the existing fence line on this boundary is at the back of the towpath edge. The towpath is identified as a designated route on the national cycle route (NCR60). There are two Grade II Listed Locks (Lock no. 8 and Lock no. 9) in the vicinity of the application site.


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5. The application site is located to the immediate south of the Metrolink extension currently under construction and the associated Velopark stop situated on the northern side of Ashton New Road.

6. Works are currently taking place on part of the application site within the applicant’s ownership. These works were approved under planning reference 09511/FO/2011/N1 on 2 June 2011 and relate to the removal of constraints from the current application site associated with its historical land uses and preparatory ground works to prepare land for future development. The Proposals

7. The current proposals are for the redevelopment of the application site to provide a training and development centre for Manchester City Football Club in order that they can consolidate their existing Academy, First Team training facilities and Headquarters on to one site. The facilities for first team training and the youth training Academy require high levels of privacy.

8. The current application is in outline with matters relating to access, landscaping, appearance, layout and scale to be considered now for those elements of the application site comprising the following: - A new Football Academy for up to 400 young players - Learning facility for 200 Academy players - Accommodation for 40 Academy players - 1st Team building with changing room, gym, refectory, injury and rehabilitation

centre and 32 on site bedrooms - 11 full size plus one half size football pitches for use by the youth team - 4 full size and one half size football pitches for use by the 1st Team - A 7,000 capacity arena for youth matches and community use - Office space for Manchester City Football Club - A dedicated media centre - A new foot-bridge across Ashton New Road/Alan Turing Way junction linking the

application proposals to the Etihad Stadium - A Combined Heat and Power (CHP) Energy Centre to serve the site - A total of 655 car parking spaces including 67disabled parking bays - On site cycle parking spaces - Facilities Maintenance building - Boundary treatments incorporating extensive tree and hedge planting

9. The proposals for the ‘south west corner’ of the application site have also been submitted as outline proposals but with all matters reserved for future consideration. This part of the application site extends to 2.2 hectares and comprises a 600-place Sixth Form College and an Institute for Sports Medicine (‘The Institute’). The applicant has provided indicative proposals for this part of the application site that indicate the development parameters (amount of floorspace and maximum heights) for future reserved matter applications. It is intended that the College will have the use of the synthetic turf pitch within the wider application proposals. The Arena


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10. The Arena is located within the north western corner of the site adjacent to the Alan

Turing Way and Ashton New Road junction. The Arena is proposed to have a maximum capacity of 7,000 and combines all of the publicly accessible components of the overall complex including MCFC Headquarter offices and the Media Centre. These elements of the proposal are situated within the eastern portion of the Arena building.

11. The western elevation of the Arena has been designed to provide active frontage to the new public space created adjacent to Alan Turing Way. In addition the application submission indicates the use of the north elevations as an area for additional visual interest through the creation of a ‘Community Wall’.

12. The public plaza adjacent to the Arena leads towards the proposed pedestrian footbridge across the road junction and links to the Etihad Stadium. This public plaza includes soft and hard landscaping treatments and provides the public face of the development proposals. The Central Training Facility

13. The Central Training Facility includes the provision of a covered synthetic turf pitch for use by the Youth Development Academy and an open grass pitch for use by the MCFC first team. The facility also provides living accommodation and social and dining space for both the first team and youth development elements (44 single ensuite and 10 double en-suites for the Youth Development Team and 32 single ensuites for the first team). These facilities are contained over three floors of space within the Central Training Facility.

14. Also within this facility is the central laundry and the site wide energy centre. All of the facilities within the Central Training Facility are enclosed by a consistent external treatment which extends to a maximum height of 13 metres.

15. All of these facilities will be for the private and restricted use by the Football Club. The pedestrian footbridge

16. The proposals incorporate a pedestrian footbridge linking the Etihad Stadium with the Arena. The bridge crosses the Alan Turing Way/Ashton New Road junction diagonally.

17. The bridge has been designed to be an iconic structure and comprises two crossing arches that are inclined to support the bridge with a suspended steel composite bridge deck. The arches span 90 metres and reach a maximum elevation of approximately 37 metres. The angle at which the arch and supporting cables sit has been slightly altered during the consideration of the application, this is a result of additional design work and ensuring the most efficient load bearing structure. The applicant is continuing to refine specific aspects of the bridge due to the ongoing engineering design of the bridge structure. These changes do not alter the overall height, span or overall visual appearance of the bridge structure.


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18. Access onto the bridge is provided by steps and ramps on both the Arena and the Etihad Stadium landing areas. The ramp on the Etihad Stadium side is a single ramp with an amendment step arrangement repositioned to sit centrally within the ramp walkway on this side of the bridge. The landing on the Etihad Stadium side of the bridge will result in alternations to existing fence lines to enable public access.

19. The bridge deck on the Arena side splits into two with one side leading to a curved ramp to enable movement southwards whilst the second leads to a stepped access to the northern side of the Arena’s public plaza and street level.

20. There are no proposed changes to the existing pedestrian crossings available at street level on the Ashton New Road/Alan Turing Way junction as a result of the proposed bridge; however, there will be a requirement to revise the street lighting in this location to facilitate the implementation of the bridge. Grounds Maintenance Facility building

21. The grounds maintenance building is situated within the south eastern corner of the site nearest to Clayton Lane. The location of the facility allows good access to the Central Training facility and all of the external training pitches.

22. The building extends to a maximum height of 5.5 metres and will provide storage and workshop space, offices for grounds staff, a mess and shower facilities.

23. There is also the provision of an external maintenance yard which is separated from Clayton Lane by a 4 metre high wall.

24. The proposals also incorporate the provision of a new sub station on Wilson Street measuring 3.1 metres in height, 8.9 metres in length and 3.8 metres in depth. It is proposed that this is finished in facing brick. External Appearance of buildings

25. The application submission indicates a consistent approach to the use of materials across the site. The buildings are typically formed by profiled metal cladding and glazing with internal elevations reflecting these materials but also including architectural masonry and flat metal panels.

26. The metal panels are intended to neatly articulate corners and curves of the buildings. The cladding will have a low maintenance, long life finish. External pitches

27. Alongside the pitches contained within the Central Training Facility and Arena a further 12 full size pitches and two half pitches are proposed. The MCFC first team training pitches are located to the east of the application site; these pitches will only be lit by security lighting with one pitch adjacent Alan Turing Way and the south west corner of the application site being a synthetic turf pitch. The youth development pitches are located to the north, south and west of the application site and all of these pitches are to be floodlit. All pitches are screened by landscaping and secure fencing.


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28. In addition to the training pitches there are a number of other external training areas

on the eastern side of the site these are indicated for cycling and running areas for both the MCFC first team and Academy players. Access

29. As part of the development five new vehicular accesses are proposed these are: - Ashton New Road: vehicles can access via this location to a 149 space car

park, which will be available for predominantly office staff. A further car park comprising 105 spaces is located centrally within the site can also be accessed from this entrance.

- Alan Turing Way: a new access will be located to allow vehicles travelling southbound only along Alan Turing Way to access the site, whilst vehicles will only be permitted to exit left only onto Alan Turing Way southbound. A car park comprising 190 spaces will be accessible from this location, whilst the central car park comprising 105 spaces will also be accessible here.

- Clayton Lane: two accesses will be constructed off Clayton Lane. The southern access will be used by the first and reserve players, coaches and associated staff. A car parking comprising approximately 119 spaces will be accessible off Clayton Lane via this entrance. The northern access will be used primarily by maintenance vehicles servicing the site.

- A small secondary entrance into the secondary maintenance/storage area is proposed from Wilson Street.

30. The access for the Sixth Form College and Sports Medical Centre at the South West

corner is not currently being applied for and will be brought forward under separate reserved matters applications. The indicative drawings show that access would be gained from Wilson Street at or close to the current Mill Street junction. Public Realm

31. The proposed public plaza and public realm around the Arena includes the provision of seating plinths, individual seats, semi-mature trees and lighting. The application submission indicates that high quality, robust materials are to be used to withstand general wear and tear. The applicant has also indicated that as part of the scheme the pavements on the application sites side of Clayton Lane and Wilson will be resurfaced. Landscaping and Boundary Treatments

32. The application site extends to approximately 32 hectares and has significant boundaries on Ashton New Road, Alan Turing Way, Wilson Street, Clayton Lane and along the Ashton Canal.

33. The application proposals include boundary treatments and landscaping around the application site. The submission indicates that the boundary treatments and landscaping provide a significant degree of privacy and an enhanced landscaped setting for the proposed users of the site but have also been designed to support and encourage biodiversity and local wildlife of significance. The proposals have also


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been designed to provide an environmental uplift in the area and provide a green interface with the neighbouring community.

34. The landscape proposals include the planting of extensive numbers of trees either as woodland zones, formal boulevards, focal trees or perimeter screening. The majority of tree species are proposed to be native and will be planted as semi-mature specimens providing an instant mature landscape setting. Due to the nature of the proposed use of the site all year round screening is required therefore the proposals also include the use of evergreen trees and hedges. Included within the planting scheme are also significant lengths of yew and beech hedging to provide screening to the site and support wildlife.

35. Alongside the provision of trees, hedge and other planting to provide a natural screening barrier, the application proposals also incorporate secure fence lines around the site. This fencing is proposed to be a 2.8 metre high paladin type with the Arena in the north western corner forming the secure building line. ‘South West Corner’

36. The south west corner of the application site is reserved for development of a 6th Form College and Institute of Sporting Medicine. This element of the application has been submitted in outline with all matters (i.e access, landscaping, appearance, layout and scale) reserved for future consideration. The applicant has provided an indicative layout plan for these facilities and the parameters for the amount of development proposed for this area of the application site. These indicate buildings of a total of 12,000 sqm and a maximum three storeys in height.

37. The 6th Form College would provide educational facilities for students aged 16-19 free of charge to those graduating from secondary schools in the City of Manchester. The 6th Form will have 600 students providing opportunities for 500 school-leavers and around 100 scholars from the Manchester City Youth Academy. As part of the proposals the College would have use of the adjacent synthetic turf pitch within the wider application site.

38. The objective of the Manchester Institute facility is to provide a world class environment for specialists to investigate and integrate research evidence into cutting edge, applied medical support for elite footballers, national sportsmen and women and the local high performance sports community.

39. The applicant has submitted a design code for the proposed 6th Form College and Institute building. It is indicated that they are to be designed to provide a unified form with a similar approach to the form, massing and materials and will include:

- A common frontage/building line. - Should have significant areas of glazing facing the public realm/arrival piazza

with more solid treatment to the side and rear elevations. - Up to three storeys in height excluding roof top plant and other roof mounted

structures. - Designed to incorporate sustainable features. - Have a consistent landscaping and boundary treatment to the wider

application site.


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- A dedicated servicing access route will be provided into the site.

40. The proposals provide for the retention of the existing Doctors’ Surgery on Mill Street.

41. The applicant has indicated that an interim landscaping scheme of the south west corner would be implemented if its development was later than the remainder of the application site. Planning history

42. Full Planning Permission was granted on 2 June 2011 (Ref: 095911/FO/2011/N2) for constraints removal works and preparatory ground works across the whole of the current application site, in order to prepare land for future development. These works have recently commenced on site.

43. Manchester City Council resolved to grant outline Planning Permission (Ref: 084082/OO/2007/N2) in April 2008, subject to the signing of a Section 106 agreement for the development of up to 1,100 residential units and 279 sqm of Class A1, A2, A3, A4 and A5 floorspace, 450 sq.m of Class D1 floorspace with associated means of access and open space (with Layout, Scale, Appearance and Landscaping reserved). The application related to the part of the site historically occupied by the CIBA chemical plant, amounting to circa 17 hectares. This application was subsequently withdrawn. Other Matters

44. The current application has been submitted with an Environmental Statement which considers the following issues:

- Socio Economic Impact - Transport and Traffic - Air Quality - Landscaping and Visual - Ecology and Nature Conservation - Heritage - Water Resource and Flood Risk - Ground Conditions - Noise and Vibration - Impact on Humans

45. The application information indicates that the applicant owns and controls a majority

of the application site. However, there are current occupiers and owners of a number of individual plots within the site. The applicant has confirmed that the requisite notifications have been given to the relevant owners advising them of the current application.

46. Members of Committee are advised that the City Council has an interest in this application as land owner. However, Committee must disregard these interests and discharge its duty as local planning authority only.


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47. The application was advertised as a: Major Development; affecting the setting of a listed building, affecting a right of way and as accompanied by an Environmental Statement by way of notice within the Manchester Evening News, site notices posted around the site and through the distribution of notification letters to local residents and businesses. Responses of:

48. Local Residents and businesses – No responses received.

49. New East Manchester - NEM fully support this planning application which is consistent with the recently approved Eastlands Regeneration Framework and the Strategic Regeneration Framework 2008 – 2018 and will contribute to the overall ambitions and economic restructuring of Eastlands and the wider East Manchester area by:

• confirming and expanding the area’s role as a national and international destination

• strengthening East Manchester’s focus on sports and recreation

• increasing community access to health and sports facilities

• providing and helping to enable the provision of new employment opportunities; and

• supporting Manchester’s Green City programme.

50. The scheme will bring both social and economic benefits to East Manchester by providing access to employment, sports facilities and new education and institutional facilities ensuring a lasting sporting legacy in the area. The scheme’s environmental impact will be mitigated by an on site Combined Heat and Power facility and will strengthen pedestrian and cycling connections in the area. The development will vastly improve the physical environment with its proposals for high quality design and landscaping which will benefit surrounding residential areas and the visual appearance of Openshaw West. In line with the collaboration agreement entered into on the 18th April 2011, New East Manchester Ltd confirms its view that the scheme will benefit Manchester in social, economic and environmental terms.

51. Strategic Area and Citywide Support Manager (Environmental Health) – Raise no objections to the proposal and recommend conditions be attached to any approval in relation to hours of use of certain parts of the application proposals, and that the development is undertaken in accordance with the submitted waste management strategy and lighting strategy. Recommendations are made regarding the hours of working for the construction phase and a condition relating to this should also be attached to an approval. It is also recommended that a condition is attached relating to the submission and agreement of a scheme to acoustically insulate any externally mounted equipment including the energy centre. It is also recommended that conditions are attached to any approval relating to contaminated land issues, the submission of verification reports relating to the works current taking place on parts of the application site and the submission of remediation strategy for the phases of development on the site.


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52. United Utilities – Have no objection to the proposal providing that conditions are attached to any approval relating to: the surface water connection of the scheme so that it does not directly or indirectly to the combined sewer network; this site must be drained on a separate system, with only foul drainage connected into the foul sewer; surface water should discharge to a soakaway; land drainage or subsoil drainage water must not be connected into the public sewer system directly or by way of private drainage pipes.

53. Highways Authority – The Highways Authority have submitted comments on the application, these state that it is anticipated that the day to day operation of the proposed MCFA development will not have a significant impact upon the local highway network. It is stated within the response that it is considered preferable that provision is made for upgrading the existing signalised ASDA access / Ashton New Road junction in the vicinity of the proposed MCFA stadium to include a pedestrian phase across Ashton New Road.

54. The Highways Authority indicate that principal impact will come on the occasions

when capacity crowds are experienced on the mini match days, however with the proposed and recommended measures in place these impacts can be managed and in the context of the operation of the main stadium the impacts on the highway are manageable and acceptable to the LHA. The 6th Form College for which outline permission is being sought with all matters reserved will generate significant footfall and will require improvements to the Grey Mare Lane / Alan Turing Way junction. However with the proposed and recommended measures in place the proposals are acceptable in terms of highways subject to the application of appropriate controls.

55. The Highways Authority recommend that the following matters be required as conditions to any approval:

• Mini-match days and matches at the main stadium are coordinated by the Sport City Event Manager to manage any conflicts between fixtures so that mini-matches and main events do not occur at the same time.

• An Events Management Strategy is submitted to include the following: • A commitment to monitor on-street parking with view to the applicant

addressing issues should there prove to be significant on-street parking issues.

• Temporary re-routing of vehicles at the end of matches at the main stadium so that they exit the site via Alan Turing Way rather than Ashton New Road.

• Travel Plan is required to be maintained and monitored in consultation with the Travel Change Team.

• An offsite highway works condition to enable the necessary amendments to made to the highway.

56. British Waterways (BW) – Have provided two responses to the current application.

The first response indicated they had no in principle objections to the proposal although requested that certain improvements to the adjacent canal tow path form part of the section 106 agreement. Further correspondence has been received; this indicates that in the absence of the requested improvements being forthcoming BW object to the application.


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BW is concerned that the proposed development does not fully recognise the potential of the Ashton Canal as a multi-functional Green Infrastructure asset and sustainable transport route, and does not meet the aspirations for the canal corridor set out in the Eastlands Regeneration Framework or the policies of the Unitary Development Plan and Emerging Core Strategy.

57. In summary BW say: - In the role as statutory consultee on planning applications, BW has sought to

secure improvements to the Ashton Canal towpath in the vicinity of the development site in line with the relevant regulations.

- The applicant has stated that they do not believe improvements to the canal infrastructure are necessary and has stated that such works “would be implemented at the cost of other genuine benefits that could be delivered by the scheme”. This includes a contribution to an off site swimming pool.

- The local planning authority have not set out why they cannot agree to a section 106 agreement as requested by British Waterways.

58. In light of the above British Waterways object to the proposed development for the

reasons set out below. For the avoidance of doubt British Waterways also provides further information below in relation to the measures and improvements that would address our objections. i) Detrimental Impact on Canal Infrastructure

59. The Transport Assessment prepared in support of the planning application states “cycle ways around the site are already well established, with segregated cycle lanes on Alan Turing Way and key off-road networks on the adjacent canal towpath to the eastern site boundary. Improvements to the setting and usability of the canal towpath are proposed as part of the clubs commitment to enhancing the sustainable travel and general environment for the neighbours, users and stakeholders of the development.” Nosuch measures are in fact proposed to improve the usability of the towpath.

60. BW believe the proposed football academy development will result in significant additional use of the towpath in the vicinity of the site. They also note that the proposed sixth-form college and Institute for Sports Medicine will generate significant additional pedestrian and cycle use of the towpath and it is essential that the necessary improvements are secured.

61. BW indicate that the canal towpath is not suitable, in its present form, to cope with the increased usage resulting from a development of this scale, particularly between Clayton Lane and Crabtree Lane. Any further degradation will make the towpath less attractive for all users and place an additional maintenance burden on the waterway infrastructure. Usage will therefore reduce the quality of the towpath to the detriment of all users over time. Such an outcome would clearly not assist in achieving the Council’s aims in relation to the canal corridor.

62. From April 2012, responsibility for the maintenance and management of the inland waterways of England and Wales is due to be transferred to a new charity called the Canal & River Trust. British Waterways believes it is fundamentally unacceptable


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that the new charity should effectively be required to subsidise a commercial development of this scale and nature by covering the cost of the necessary improvements to the waterway infrastructure. ii) Site boundary with Canal

63. The Ashton Canal lies immediately adjacent to the north-east of the development site, with a boundary of approximately 350 metres in length. The surfaced towpath is currently between 1.5 and 2 metres in width, with a grassed verge to the canal edge. The applicant states that “the application proposals significantly enhance the setting of the canal towpath”, through the provision of a 2 metre wide grass verge adjacent to the towpath, with large deciduous trees planted 10 metres apart.

64. BW do not agree that the proposed treatment of this strip of land would be the most

beneficial to users of the towpath and the canal corridor itself. iii) Ecology

65. The Environmental Statement acknowledges that the Ashton Canal is a Site of Biological Importance and that records exist for both the European Protected Species Floating Water Plantain and Grass Wrack Pond Weed. The presence of the European Protected Species would result in the need for an appropriate assessment to be carried out in accordance with the Habitats Regulations. Reference is made to an aquatic macrophyte survey that did not record the presence of either plant. In order to determine the validity of this conclusion, BW will require full details of the survey method, the time of year the survey was undertaken and the details and Natural England Licence Number of the surveyor.

66. The canal is designated an SBI for its assemblage of aquatic plants, and any

deterioration of water quality would have a negative impact. Due to the nature of the development it is likely that the area will be regularly treated with fertilisers and herbicides, and the discharge of any surface water into the canal would therefore require appropriate measures to prevent any negative impact on water quality. BW will also require full details of measures to prevent the run-off of any water from the irrigation system towards the canal.

67. It appears that the applicant proposes to install bat boxes on the strip adjacent to the

towpath and BW would be grateful for full details of the specification and location. As stated above, the introduction of towpath lighting should take account of the impact on bats using the canal corridor and this may require further surveys and mitigation measures. iv) Policy Support

68. The canal infrastructure improvements sought by British Waterways are supported by the development plan policies; including policies E3.4, EM1 of the adopted Unitary Development Plan; policies EN9, PA1 and EC7 of the emerging Core Strategy.

69. In addition, the Eastlands Regeneration Framework (ERF) (adopted July 2011), has

been prepared by a “Joint-Development Board” consisting of New East Manchester,


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Manchester City Council and Manchester City Football Club, and is a material consideration in the determination of planning applications. The ERF recognises the opportunity to build on the legacy of the Commonwealth Games and states that development in Eastlands will:

• reinforce health and fitness by facilitating pedestrian and cycle movement and community access to sport and recreation;

• Use valleys and canals as green infrastructure; • Celebrate natural heritage and local amenities such as Philips Park, Ashton

Canal, Clayton Vale, and the Medlock Valley; • Reinforce linkages to the city centre and surrounding neighbourhoods, such

as Holt Town, Clayton, Beswick, Openshaw and Miles Platting. The framework recognises that “The Eastlands area of influence extends well beyond its current boundaries. Great potential exists to embrace the natural landscape of the Medlock Valley, the listed Philips Park and the industrial heritage of viaducts and canals to build a network for cycling, walking and running. This potential is significant in Clayton Vale, but also exists throughout East Manchester and should be explored to extend opportunities and to better integrate Eastlands into the fabric of the community” (para 5.1).

70. BW indicate that two previous planning permissions along the Ashton Canal have set

a precedent for seeking improvements to the canal towpath through section 106 contributions. The first application relates to part of the current application site, however, this application was subsequently withdrawn with no decision having ever been issued by the local planning authority. The second relates to outline planning permission for the Holt Town Waterfront site, this permission has not been implemented but is for the creation of a mixed use community the core elements of which are identified as green spaces including the canal and river.

71. To overcome the objection BW have indicated the need for the following

amendments and requirements: • The red edge of the application site should be extended to include the towpath

up to the canal edge to enable the best treatment of the whole strip to be achieved;

• The width of the proposed grassed verge should be reduced to enable the provision of a wider hard-surfaced towpath of at least 3 metres wide, to a specification appropriate to withstand heavy use;

• The proposed large trees should be replaced with a native hedgerow of 2 to 2.5 metres high;

• The former mooring inlet should be in-filled, the towpath swing bridge removed and the canal edge appropriately restored, allowing the boundary fence and widened towpath to continue to run parallel to the canal in this area;

• Full details of the appropriate maintenance arrangements specifically for the towpath and canal-side landscaping should be provided and agreed.

• The provision of a financial contribution to cover the cost of re-surfacing the canal towpath for the length of approximately 750 metres between Clayton Lane and Crabtree Lane.

• The provision of a financial contribution to cover the cost of providing appropriate access to the towpath at Ashton New Road (Bridge 10).


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72. A full consideration of the matters raised by BW is set out elsewhere within this

report. 73. Greater Manchester Police (Design for Security) - Have reviewed the plans and wish

to support the application, subject to the recommendations set out within the Crime Impact Statement regarding these and other points, and if these concerns can be addressed, as well as the other physical security measures being incorporated, I would be happy to support the development. It is recommended that Secured by Design accreditation should be sought for the built scheme.

74. Natural England (NE) – Have considered the proposal against the full range of Natural England’s interests in the natural environment. They indicate that site is not within or in close proximity to a national or international designated site. The closest local Nature Reserve is at Clayton Vale. They do not consider there to be any direct or indirect impacts as a result of the proposed development as long as appropriate good practice construction site management techniques are employed for the duration of the works.

75. NE note that Greater Manchester Ecology Unit (GMEU) have submitted comments on this application. Overall we would concur with and support these comments and recommendations. NE welcomes the proposal for the creation of the greenspace within the development area, and support the inclusion of features that will enhance biodiversity and help to integrate the development into the wider landscape including the proposed woodland planting, tree screening, hedgerows, wildflower planting, grassland and shrub planting.

76. NE welcome the proposals for drawing up a comprehensive Construction Environment Management Plan, including the Dust Action Plan. It is important that suitable measures to protect the canal from any potential airborne pollution. Overall the CEMP should consider the potential impacts on any biological features in proximity to the development site and ensure that appropriate protection measures are implemented. It is recommended that these environmental measures are secured by a suitably worded and robust planning condition.

77. The Football Association – Raise no objections to the proposals and support in principle the plans although they indicate that there are other schemes (FC United, Oldham Athletic) that could be impacted upon should there be any significant community access as part of the current proposals.

78. Greater Manchester Ecology Unit - Are satisfied with the level of survey work undertaken as part of the proposals and note that the structure of the site will change as the remediation work is completed. No further survey work is required to inform the determination of the application, although some works may be required to ensure that biodiversity interests are protected as the proposal is implemented, should it be granted permission.

79. It is noted that the ecological surveys identified areas where Japanese Knotweed has been treated and the conclusion that this species is not a constraint on the proposals. It is recommended that these stands are monitored during the intervening period


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between the remediation and the commencement of the proposals and that this is secured through an appropriately worded condition.

80. The Environmental Statement indicates that breeding birds including little ringed

plover could potentially represent a constraint on the proposals. However, a number of mechanisms are presented which would reduce the site's suitability for this and other ground nesting species. It is recommended that a condition be attached to any permission if granted to ensure that appropriate measures are designed and implemented to ensure that breeding birds are not disturbed during the works and measures to protect them should they establish breeding sites within the application area.

81. The submitted information recognises that it would not be possible to mitigate or

compensate for the loss of the bare ground habitat. However, it suggests that there may be some possibilities that areas could be used as sacrificial sites for ground nesting birds prior to them coming forward for development. Consideration of this is set out within the issues section of this report.

82. GMEU concur with the submitted assessments that the Ashton Canal Site of Biological Importance is unlikely to be impacted by the proposals. It is recommended that the canal frontage is adequately fenced during the construction work and that this be implemented via a condition.

83. The commitment to the preparation of an Ecological Management Plan which covers

the construction of the proposal is welcomed, supported by an Ecological Clerk of Works and the provision of monthly reports. GMEU recommend that these measures are implemented via a condition.

84. The landscape proposals include a number of elements that are beneficial to the wildlife functioning of the site including targeting features along the Ashton Canal SBI boundary. Following revisions to the mix of tree species and bulb planting by the applicant, GMEU are content with the landscaping scheme as currently proposed.

85. The scheme proposes a number of bat and bird boxes are also erected within the site and on the 5m high standards that are to be planted. GMEU note that boxes specifically designed for house sparrows. GMEU welcome the inclusion of boxes for this UK Biodiversity Action Plan Species and recommend that the specification and erection of the bat and bird boxes are required via a condition attached to any permission if granted.

86. GMEU conclude that there are no known ecological reasons why this application cannot be taken forward for determination.

87. Coal Authority (CA) – The CA confirm that the application site falls within the defined Coal Mining Development Referral Area; therefore within the application site and surrounding area there are coal mining features and hazards which need to be considered in relation to the determination of this planning application.

88. The Coal Authority is satisfied that the remedial measures proposed for the

application site, as set out in the works previously approved under planning consent


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095911/FO/2011/N2, are appropriate to address the coal mining legacy issues present on the application site. The Coal Authority therefore recommends that, if planning permission is granted for the proposed development, the local planning authority should impose a planning condition to ensure that the site is remediated in accordance with the approved works prior to the commencement of development, and that the proposed structures incorporate any necessary mitigation measures following completion of the additional gas monitoring. Subject to the imposition of the above condition, The Coal Authority does not object to this planning application. It is recommended that an appropriately worded condition be attached to any approval to ensure the previous approved remediation works (095911/FO/2011/N2) are carried out prior to the commencement of any development related to the current proposals.

89. The Environment Agency – Do not object to the application. It is recommended that conditions are attached to any approval relating to: the submission and agreement of a surface water drainage scheme for the site based upon the principles for sustainable drainage scheme set out within submitted flood risk assessment; the submission of a validation/verification report be submitted to ensure that the works have been carried out as required for the remediation of the site and in an appropriate manner; protection measures to protect the Ashton Canal during construction works.

90. Additional comments have been submitted in relation to the proposed surface water drainage connection following additional comments from United Utilities, the EA are content with the proposal as set out within the planning application.

91. Transport for Greater Manchester – Agree with the applicant that the site is well located in relation to public transport and is within reasonable walking distances of bus stops on Ashton New Road, Grey Mare Lane and Clayton Lane. They consider that the impact on the public transport of the proposals is unlikely to be significant but there may be some additional demand for evening bus services on limited occasions. TfGM recommend that a revised Framework Travel Plan is submitted for the proposed 6th Form College and Medical Institute. Whilst it is not possible at this stage to determine if the development would require dedicated school bus services, TfGM recommend that the detail design of the 6th Form College allows for the inclusion of an on site bus drop off and turning facility.

92. Sport England – The application proposals represent a potential significant

investment into new sports facilities and are considered to accord with Sport England’s planning policy objectives.

93. The Streetscape Manager – Does not object to the removal of trees to allow the

development proceed but ask that a full replacement programme is provided which complies with City Council policy.

94. Greater Manchester Policy Crime Reduction Officer – No objections.

Third Party Consultations:

95. A total of 3013 addresses were notified of the proposals a plan indicating the extent of those addresses notified is set out at Appendix A to this report.


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Policy Unitary Development Plan for the City of Manchester (UDP)

96. All of the UDP policies listed below are saved by the Secretary of State on the 27th September 2007, until the Unitary Development Plan policies are replaced by the Core Strategy or other development plan documents.

97. Part 1 of the UDP sets out the strategic city wide planning policies, there are a number of relevant policies to the consideration of the planning application, the policies are:

98. Policy H2.2 states 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. Consideration of the proposal in terms of residential amenity, noise, visual impacts and traffic generation are all considered in greater detail within the issues section of the report.

99. Policy E1.1 states the Council wishes to see substantial reductions in the level of air pollution much of which is caused by vehicles fumes. 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 time trips to the City Centre and other major employment areas; c) require all major new development to be located where it can be easily served by public transport. The application site is well located in relation to existing and planned public transport infrastructure, and the application proposals include improved conditions for pedestrians through pavement widening and resurfacing. The proposals are therefore considered to accord with this policy.

100. Policy E1.3 states the Council will promote measures to decrease the level of pollution in the City's watercourses including rivers and canals, and groundwater sources. The proposals relate to the development of a site that is currently being remediated to deal with historic contamination issues, the conclusion of these works alongside the current proposals will seek to reduce the amount of surface water runoff from the site.

101. Policy E2.2 states permission will not normally be granted for development which would adversely affect designated sites of special scientific interest, sites of biological importance and geological interest and ancient woodlands. Consideration of ecology matters is set out within the Issues section of this report, however, the proposals are not considered to adversely affect a designated site of biological importance and are therefore in accordance with this policy.

102. Policy E2.4 states the Council will ensure that the effects upon wildlife are taken fully into account when considering development proposals. Consideration of ecology


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matters is set out within the Issues section of this report, however the applicant has submitted an Environmental Statement that fully assesses the application proposals in relation to Ecology. The proposals are considered to accord with this policy..

103. Policy E2.6 states the Council will prevent wherever possible the loss of existing trees and, in addition, will encourage extensive broadleaved tree planting schemes especially as a means to enhance informal recreational areas and to improve the appearance of built up areas. Consideration of the proposals impacts on trees is set out within the issues section of the report. This concludes that the proposals are in accordance with policy E2.6.

104. Policy E3.1 states that the reclamation of derelict land will be encouraged with a view to its early re-use for economic uses or open space. The proposals relate to the reuse of land currently being remediated by the applicant. The proposals are considered to be in full accordance with this policy.

105. Policy E3.3 states the Council will upgrade the appearance of the City's major radial 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 that landscape schemes are designed to minimise litter problems. The proposals will significantly enhance the appearance of the land adjacent to major radial routes and are in accordance with policy E3.3.

106. Policy E3.4 states the Council will create a network of safe and attractive major linear recreational open spaces by linking and making better use of river valleys, canals, disused railways and other appropriate areas of open space. The application proposals include the setting back of the secure fence line from its current position and provision of the creation of a grass verge alongside the existing towpath. Full consideration of these matters is set out within the issues section of this report, but the proposals are considered to accord with this policy.

107. Policy E3.5 states the Council will promote measures, which will lead to a safer environment for all people living in and using the City. These measures will include:- a) ensuring that the layout of new development is designed with safety in mind and does not lead to the creation of isolated areas; b) designing landscaping schemes so as to minimise the risk of attack; c) that community facilities are located where they are easy and safe to get to; d) providing safe places for children to play. The applicant has submitted a Crime Impact Statement alongside the application. This raises no significant concerns relating to the layout of the scheme, the proposed landscaping scheme or the creation of isolated areas. The proposals are considered to be in full accordance with this policy.

108. Policy L1.1 states the Council will work with the private sector and other institutions to facilitate the provision of a range of high quality multi-purpose indoor sporting facilities, which meet the needs of all people in the City. These should be located to provide a distribution which is accessible by public transport to all the communities of Manchester.


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109. Policy L1.2 states existing outdoor sporting facilities and recreational areas will be protected from development unless appropriate replacement facilities can be provided in advance or it can be shown that adequate facilities exist within the local area. Opportunities will be taken to improve the range and quality of facilities, especially in inner areas of the city. The provision of all-weather pitches will be encouraged as a means to both extend and improve the quality of provision so long as this is consistent with the protection of residential amenity. New facilities should be located where they can be easily served by public transport. The application proposals include the provision of a synthetic turf football pitch which will be made available for use by the proposed 6th Form College. The proposals will improve the range and quality of facilities within the area.

110. Policy T2.4 states that the City Council will expect developments to make adequate provision for their car parking requirements. In deciding whether the level of car parking associated with any development is acceptable, the Council will have regard to the environmental capacity of the site both in terms of the physical appearance of the car parking and its effect on neighbouring activities and also the ability of the local road network to accommodate the traffic generated by the proposed development. The application proposals are considered to provide an adequate level of car parking and therefore accord with policy T2.4.

111. Policy T2.6 states the Council will expect adequate car parking provision to be made for disabled people so that they can get easy access both to existing and new facilities in the City. The application proposals include the provision of 67 disabled car parking spaces and is considered to be an adequate level of provision.

112. Policy T3.1 states that the Council will ensure that the particular needs of both pedestrians and cyclists are catered for in new development schemes. The proposals incorporate provision for the improvement and upgrading of footpaths along Clayton Lane, Wilson Street and Alan Turing Way. In addition a new footbridge is proposed across the Ashton New Road/Alan Turing Way road junction and cycle parking facilities are proposed within the development subject to the provision of additional Cycle Parking facilities it is considered that the application accords with policy T3.1.

113. Policy T3.7 states the Council will encourage the provision of secure cycle parking facilities especially in the City Centre, local centres, bus and railway stations and park and ride facilities, major areas of employment and close to recreational and leisure facilities and educational establishments. The Council will expect major new developments to make adequate provision for secure cycle parking. The application submission includes provision for cycle parking subject to the provision of additional Cycle Parking facilities it is considered that the application accords with policy T3.7.

114. Policy R1.1 indicates 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 in the City Centre for all who use it. The proposals are considered to accord with the regeneration strategy for East Manchester and the Eastlands area and therefore accord with this policy.


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115. The Unitary Development Plan also contains specific area based policies, these are

set out within Part 2 of the plan. The application site falls within the East Manchester Section (Area 4).The East Manchester section of the UDP contains the following relevant policies:

116. Policy EM1 recognises that East Manchester forms part of a major regeneration area within Manchester and represents an integrated approach to regeneration, combining social, economic and environmental considerations where land use planning can be used to positively influence outcomes. The issues section of the report sets out consideration of a range of matters which set out how the application proposals accord with the principles of policy EM1.

117. Policy EM2 recognises that the renaissance of East Manchester will be dependent on creating regeneration that is sustainable and increases the demand to live, work and visit the area, now and in the future. The policy goes on to state that the reuse of previously developed and underused land and buildings is recognised as being central to regeneration in East Manchester. The proposals form part of a wider package of works that are facilitating the remediation of the site in order that it is prepared for its redevelopment. The application proposals are considered to accord with the principles set out in policy EM2 through the bringing back into productive use a majority of the site which has been derelict and vacant from some time.

118. The site falls within the area covered by Policy EM16 ‘Lower and Higher Openshaw’. The policy indicates that the area is suitable a mix of uses including residential, industrial, community facilities and mixed use development. In addition to the above polices a number of Citywide Development Control policies are relevant. These are:

119. Policy DC22.1 states that in considering development proposals, the Council will have regard to the effect on existing pedestrian routes and will not normally allow development which would result in unacceptable inconvenience to local pedestrian movement. The proposals will result in the closure of a number of roads and associated pavements that are currently within the application site boundary. The application proposals will not result in unacceptable inconvenience to local pedestrian movements and through the provision of a new pedestrian footbridge and enhanced public realm works will improve the overall pedestrian experience. The proposals are therefore considered to accord with policy DC22.1.

120. Policy DC26.1 The Council intends to use the development control process to reduce the impact of noise on people living and working in, or visiting, the City. In giving effect to this intention, the Council will consider both: a. the effect of new development proposals which are likely to be generators of noise; and b. the implications of new development being exposed to existing noise sources which are effectively outside planning control. A noise assessment has been submitted as part of the Environmental Statement and is considered in more detail within the issues section of this report.


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121. DC26.3 Developments likely to result in unacceptably high levels of noises will not be permitted: a. in residential areas; b. near schools, hospitals, nursing homes and similar institutions; c. near open land used frequently for recreational purposes. A noise assessment has been submitted as part of the Environmental Statement and is considered in more detail within the issues section of this report. Regional Strategy

122. The Secretary of State has announced the intention to abolish Regional Strategies following Royal Assent of the Localism Bill. Until this time RSS still forms part of the development plan.

123. The RS was adopted in September 2008 and replaces the previously published Regional Planning Guidance. The RS provides a framework for development and investment in the region over the next fifteen to twenty years. It contains policies that address core principles of development, including environmental issues associated with derelict land and contaminated land, air and water quality, and waste management. The relevant policies to the current proposals within RSS are:

124. Policy DP1 'Spatial Principles' outlines the main principles that underpin the RS to which all other regional, sub-regional and local plans and strategies and all individual proposals, schemes and investment decisions should adhere to. These include to promote sustainable communities, promote sustainable economic development, make the best use of existing resources and infrastructure, manage travel demand, reduce the need to travel, and increase accessibility, marry opportunity and need, promote environmental quality, mainstreaming rural issues, and to reduce emissions and adapt to climate change.

125. Policy DP2 'Promote Sustainable Communities' states that building sustainable communities are places where people want to live and work. This is a regional priority in both urban and rural areas. Sustainable Communities should meet the diverse needs of existing and future residents, promote community cohesion and equality and diversity, be sensitive to the environment, and contribute to a high quality of life. In particular to this scheme, development should promote physical exercise through opportunities for sport and formal / informal recreation, walking and cycling.

123. Policy DP4 'Make the Best Use of Existing Resources and Infrastructure' explains that priority should be given to developments in locations consistent with the regional and sub-regional spatial frameworks, which include building upon existing concentrations of activities and existing infrastructure, and sites that do not require major investment in new infrastructure, including transport, water supply and sewerage.

124. Policy DP5 ‘Manage Travel Demand; Reduce the Need to Travel and Increase Accessibility’ describes how development should be located so as to reduce the need to travel, especially by car, and to enable people as far as possible to meet their needs locally. A shift to more sustainable modes of transport for people should be


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secured, an integrated approach to managing travel demand should be encouraged, and road safety improved. It goes on to state that safe and sustainable access for all by public transport and to a range of services and facilities such as leisure facilities should be promoted. All new development should be genuinely accessible by public transport, walking and cycling, and priority will be given to locations where such access is already available.

125. Policy EM 3 states strategies, proposals and schemes should aim to deliver wider spatial outcomes that incorporate environmental and socio-economic benefits by: - conserving and managing existing green infrastructure; - creating new green infrastructure; - enhancing its functionality, quality, connectivity and accessibility.

126. Policy RT9 requires local authorities to ensure that proposals and schemes for new development incorporate high quality pedestrian and cycle facilities.

127. Policy MCR 1 states Plans and strategies in the Manchester City Region should:

support interventions necessary to achieve a significant improvement in the sub-region’s economic performance by encouraging investment and sustainable development in the Regional Centre, surrounding inner areas, and focus environmental improvements where they are most needed and will have the greatest benefit to facilitate the sustainable development of the Regional Centre and Inner Areas. This includes integrated flood management works, the remediation of contaminated land, and provision of high quality green infrastructure as part of comprehensive regeneration schemes.

128. It is considered that as detailed in this report the application proposals are in compliance with the principles outlined as set out in the RSS by virtue of the application sites location within the Manchester Inner Area, close to existing infrastructure including public transport and highway network, is in an accessible Location; and will enable the development of previously developed land currently undergoing remediation. Other Material policy considerations Guide to Development in Manchester SPD (2007)

129. This Supplementary Planning Document seeks appropriate design, quality of public realm, facilities for; disabled users in accordance with the City Council’s Design for Access 2 guidance, pedestrians, and cyclists. It also promotes a safer environment through Secure by Design principles, appropriate waste management measures, and environmental sustainability evidenced under BREEAM or other standards. Sections of relevance are:

130. Paragraph 2.7 states that encouragement for "the most appropriate form of development to enliven neighbourhoods and sustain local facilities. The layout of the scheme and the design, scale, massing and orientation of its buildings should achieve a unified urban form which blends in with, and links to, adjacent areas.


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131. Paragraph 2.8 suggests that in areas of significant change or regeneration, the future role of the area will determine the character and design of both new development and open spaces. It will be important to ensure that the development of new buildings and surrounding landscape relates well to, and helps to enhance, areas that are likely to be retained and contributes to the creation of a positive identity.

132. Paragraph 2.12 advises that buildings should front onto streets and areas of car

parking and servicing should be situated to the rear, side of, or beneath the building with clear safe accessible footways leading to the main door.

133. Paragraph 2.14 advises that new developments should have an appropriate height

having regard to the location, character of the area and specific site circumstances. 134. The proposals are considered to be in general accordance with the principles

contained within the Guide to Development. Emerging Core Strategy

135. On the 18th July Manchester City Council submitted its Core Strategy Development Plan Document to the Secretary of State for independent examination, following the Publication consultation stage in February and March this year. A hearing to examine the Core Strategy together with some changes as a result of consultation responses was held from the 22nd to 25th November 2011. It is considered that the policies contained within the submitted Core Strategy have undergone significant consultation and give a clear indication of the Councils future planning policy intentions; they therefore have some weight in the consideration of this planning application.

136. The Core Strategy Vision indicates that by 2027 Manchester will be: an international destination for tourism and culture with the Eastlands area of the Regional Centre a national attraction for sport, leisure and recreation.

137. Policy EC 5 states within East Manchester development will be promoted which ensures major employment opportunities are connected via non- car modes to residential neighbourhoods within East Manchester and North Manchester, these include the City Centre, Central Park, Eastlands and railway stations in the City centre; takes advantage of key transport infrastructure such as the arterial roads (Oldham Road, Ashton New Road, Ashton Old Road and Hyde Road) and public transport networks, such as bus routes and the proposed extension to Metrolink including two new lines and new stops.

138. Policy EC7 indicates that Eastlands lies within East Manchester, the heart of which is the City of Manchester Stadium, the Eastlands District Centre and the Velodrome but also includes the Openshaw West site and surrounding environs. This location is suitable for a major sports and leisure visitor destination with complementary commercial, retail and hotels. Proposals will be expected to show how development of the area will: -Support the continued social, economic and physical regeneration of East Manchester; - Place design at the heart of any scheme delivering a flagship design;


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- Consider wider design and layout objectives, taking advantage of important frontages such as Alan Turing Way and Ashton New Road; - Set out the scale of land uses proposed as part of the comprehensive development of the proposal; - Ensure the site is accessible to the East/North Manchester communities by a choice of sustainable and public transport provision; - Ensure opportunities to employ residents from the local community are established with key partners; - Use waterways and canals such as the Ashton Canalto create a sense of place and attracting investment in line with policy EN1; and have regard to flood risk through the Manchester- Salford - Trafford SFRA.

139. Openshaw West site is suitable for the development of a large facility incorporating football and community uses, linked to the operation of Manchester City Football Club. Community access will be provided by a combination of use of the some of the sporting facilities and a contribution to off site sports or leisure facilities. It will also include some ancillary commercial activity, the location of which should create links with the surrounding Eastlands location.

140. Developments which support the overall vision for this major regeneration initiative on sites within the general environs of Eastlands will be appropriate, provided they do not prejudice other policies within the plan.

141. Policy EN1 identifies the application site within the Central Arc Character area. The

policy indicates the opportunity exists for development on a large scale using innovative urban design solutions. These should use District Centres and key nodes of public transport as focal points and involve existing communities. The opportunity should also be taken to use the canals to create a distinctive urban environment and enhance access through the City.

142. Policy EN 9 relates to Green Infrastructure this states that new development will be

expected to maintain existing green infrastructure in terms of its quantity, quality and multiple function. Where the opportunity arises and in accordance with current Green Infrastructure Strategies the Council will expect developers to enhance the quality and quantity of green infrastructure, improve the performance of its functions and create and improve linkages to and between areas of green infrastructure.

143. The current application proposals would result in the development of a significant site within Eastlands the majority of which currently lies vacant and derelict. The proposals will deliver a high quality development and improve pedestrian accesses across a major road junction through an iconic bridge structure. The proposals do not result in the loss of any green infrastructure and include significant tree planting proposals and other landscaping to enhance biodiversity across the site and the wider area including provisions to enhance the setting of the Ashton Canal and its tow path through the setting back of the secure site boundary, and the provision of extensive planting and the inclusion of a grass buffer strip to the edge of the canal towpath. The proposals will provide a major sports facility parts of which will attract sports and leisure facilities. The proposals will support the continued social regeneration by providing for community access and off site community sports and


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leisure facilities. The proposals are considered to accord with the policies contained within the emerging Core Strategy development plan document. East Manchester Strategic Regeneration Framework 2008 -2018

144. The East Manchester Strategic Regeneration Framework (SRF) was revised in November 2007. It identifies the progress made in East Manchester since 2001 but also sets out the strategic direction for the next 10 years in order to continue the holistic regeneration of the area. Eastlands Regeneration Framework (July 2011)

145. This document is intended to supplement the 2008–2018 East Manchester Strategic Regeneration Framework, particularly in relation to Eastlands and its immediate environs. Following consultation, the revised final version of this document was considered for endorsement by Manchester City Council as a material consideration for development control purposes.

146. It represents guidance for the next generation of private and public investment that will realise the following overall ambitions for Eastlands and the wider East Manchester area:

-To confirm and expand the area’s role as a national and international destination. -To strengthen the area’s focus on sports and recreation. - To increase community access to sports facilities. - To develop the area’s accompanying leisure and entertainment provision. - To build on opportunities presented by the opening of Metrolink in 2012 and its further expansion across the conurbation that will expand the local catchment area and linkages to employment. - To strengthen the pedestrian and cycle connections of the area with the rest of the city. - To undertake the regeneration in a way that supports Manchester’s Green City programme. - Deliver improved social and economic outcomes.

National Planning Policies PPS 1 ‘Delivering Sustainable Development

147. This document sets out the overarching planning policies on the delivery of sustainable development through the planning system.

148. Planning should facilitate and promote sustainable and inclusive patterns of urban

and rural development. The statement indicates that regeneration of the built environment alone cannot deal with poverty, inequality and social exclusion and that these issues can only be addressed through better integration of all strategies and programmes, partnership working and effective community involvement.

149. Good design ensures attractive usable, durable and adaptable places and is a key

element in achieving sustainable development.


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150. The proposal is considered to generally accord with PPS1.

PPS 9 ‘Biodiversity and Geological Conservation’

151. PPS 9 sets out planning policies on protection of biodiversity and geological conservation through the planning system.

152. The statement sets out the key principles that local planning authorities should

adhere to ensure that the potential impacts of planning decisions on biodiversity and geological conservation are fully considered.

153. The applicant has submitted an Environmental Statement which includes a chapter

on Ecology and Nature Conservation, the proposal is considered to be acceptable in relation Ecology and accords with PPS9. Matters relating to ecology are also discussed in the issues section of this report. PPG13 ‘Transport’

154. The objectives of this guidance are to integrate planning and transport at the national, regional, strategic and local level to: - promote more sustainable transport choices for both people and for moving freight; - promote accessibility to jobs, shopping, leisure facilities and services by public transport, walking and cycling, and - reduce the need to travel, especially by car.

155. The applicant has submitted a Transport Assessment within the Environmental Statement and these matters are discussed in more detail elsewhere in the report. PPG17 'Planning for Open Space, Sport and Recreation'

156. This document outlines how the planning system can help deliver: accessible, high quality and sustainable open spaces and sport and recreation facilities which meet local needs and prevent the erosion of such facilities from insensitive development or the incremental loss of sites. In considering planning applications - either within or adjoining open space, Local Authorities should weigh any benefits being offered to the community against the loss of open space that will occur.

157. In relation to stadia and other major developments, PPG17 states that planning permission for stadia and major sports developments which will accommodate large numbers of spectators, or which will also function as a facility for community based sports and recreation, should only be granted when they are to be located in areas with good access to public transport. As is evidenced in this report the application site is located in a highly accessible location, public transport links will be further enhanced following the completion of the Metrolink extension which has a stop to the immediate north of the application site. Planning Policy Statement No.23 Planning and Pollution Control


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158. This note provides advice on the relationship between controls over development under planning law and pollution control legislation. It is particularly relevant to the redevelopment of contaminated land and lays particular emphasis on developments, which would have significant environmental benefits through the regeneration of land and the recycling of brownfield sites for new sustainable development. PPG 24 ‘Planning and Noise’

159. This PPG gives guidance to local authorities in England on the use of their planning powers to minimise the adverse impact of noise. It outlines the considerations to be taken into account in determining planning applications both for noise-sensitive developments and for those activities, which will generate noise.

160. The applicant has submitted a Noise Assessment report with the application and this

matter is discussed in more detail elsewhere in the issues section of this report, however it is considered that the proposals comply with the guidance contained within PPG24. PPS 25 ‘Flood Risk’

161. This guidance looks at how flood risk should be considered at all stages of the planning and development process. It details the importance of the management and reduction of flood risk in planning, acting on a precautionary basis and taking account of climate change.

162. This site is not located within a flood zone area, however, it is now required for all

development on sites over 1 hectare in size to include a Flood Risk Assessment as part of the planning application. The proposals are considered to accord with the guidance with PPS25. National Planning Policy Framework

163. Members are aware that government are in the process of introducing a new National Planning Policy Framewor (NPPF). Whilst not yet formally issued, regard has been had to this draft document which informs that there ought to be a presumption in favour of sustainable development and that proposals should be considered in the context of an up to date plan. These are matters which are covered in this report and it is believed that sufficient weight has been given to the NPPF. Issues Principle of Development

164. The existing and emerging planning policy framework supports the principle of development which strengthens the areas focus on sport and recreation, enhances community access to sport facilities, helps deliver wider leisure opportunities and delivers regeneration benefits.

165. The proposal is considered to be in full accordance with the policy framework.


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Regeneration

166. The choice of the current application site followed an assessment of alternatives by the applicant. The current application site was chosen as the preferred location as it was perceived to offer the greatest regeneration benefits, would further enable the clustering of sporting facilities within this area of East Manchester and would enable the applicant to integrate their operations into one place and support sports tourism.

167. The applicant has submitted a Regeneration Statement alongside the application. This outlines the benefits of the proposal in terms of the direct and indirect job creation that can be attributed to the construction of the proposal and its on-going operation following completion. This statement indicates that the proposals are anticipated to create a total of 93 additional full time equivalent and that these jobs will be wide ranging in nature, appropriate for individuals of a variety of skill levels including apprentice and entry level positions through to some technical, skilled and managerial roles. In addition to these jobs created from the developments operation that the equivalent of 155 full time equivalent jobs will be generated through the construction phase, these figures exclude the development of the south west corner of the site.

168. The applicant has indicated that they are committed to using local labour and contractors where appropriate through the implementation of its local procurement and employment policy. They are willing to include within a s106 an obligation to encourage and facilitate access to employment for local people.

169. The proposals also incorporate the provision of a 6th Form College the provision of

the land in the South West corner of the application site for this type of facility will also be subject of a section 106 agreement. The provision of such a college will fill a gap in improving the educational offer in East Manchester where there is an identified opportunity for a 6th Form College able to offer a comprehensive A Level curriculum, with an academic focus.

170. The proposals provide for the comprehensive regeneration of the application site to provide high quality private facilities for Manchester City Football Club. The applicant controls approximately 94% of the application site however, a number of businesses remain on the site. The applicant has indicated that they are working in conjunction with New East Manchester to ensure remaining businesses and landowners are able to find suitable and improved premises elsewhere in the City (and East Manchester in the first instance). A Relocation Strategy has also been submitted alongside this application, this confirms that a scheme for the relocation of one occupier has been given planning approval for a site on Wolverton Street in East Manchester and that the applicant has been in contact with all other remaining businesses to discuss their requirements.

171. The proposals will bring back into productive use a significant previously developed site in a prominent location in East Manchester and which has been largely vacant for a considerable amount of time. Previous proposals for part of the site have not come to fruition. It is considered that the current proposals will lead to significant levels of investment in new high quality facilities and further add to the sporting facilities located within this area of East Manchester. It is considered, therefore that


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the application accords with policies EM1, EM2 and R1.1 of the adopted Unitary Development Plan and policies EC5 and EC7 of the emerging Core Strategy Development Plan Document. Community cohesion

172. The proposals are considered to fully integrate in physical, visual and social terms with the wider East Manchester area, surrounding residential areas and the sporting hub within the Eastlands area.

173. The proposals will increase the provision of high quality sporting facilities within East Manchester and the city. Limited community access to the football facilities has been agreed in the light of the need for privacy and unrestricted access by the club to professional training facilities. The limited community access is therefore extended by a proposed section 106 contribution for the provision of accessible sporting or leisure facilities in the vicinity of the application site. The proposals will provide job opportunities for residents of East Manchester through both the construction and operation phase of the proposals and provide an improved environment in terms of the way the site has an interface with surrounding residential areas. Community Use

174. The applicant has provided information relating to the formation of the Club and its historical and current community focus and its value of social responsibility and engagement of local people, especially young people.

175. The applicant indicates that community remains a key focus in the current proposals for the Manchester City Football Academy. This focus is indicated as including:

- the choice of locating the proposed facilities in close proximity to the Etihad Stadium in East Manchester against the prevailing trend of Premiership Football Clubs to locate outside of Urban areas.

- The assembling and the remediation of land for the proposals and the development of Educational facilities.

- A section 106 contribution towards the provision of other local sporting facilities.

- Access to the Synthetic pitch for the proposed 6th Form College facility within a structured programme following the delivery of College.

- Improved pedestrian linkages across Ashton New Road/Alan Turing Way junction as a result of the proposed bridge.

- Availability of the Arena for annual schools’ programmes and the hosting of summer tournaments and community cups.

- Local schools and amateur clubs would be invited to open days, invitational events and showcase matches.

- The Arena programme would be agreed annually with continuous review that the local community can access some of the facilities.

- The proposals will enable City In The Community to enhance their current interaction with local communities and schools, as well as supporting participation in disability sports and football more widely.


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176. The applicant has indicated that a majority of the facilities within the proposal will be

for the private use of MCFC and its Academy. However, they have indicated, as set out above, the benefits of the proposals in terms of Community Access and those relating to the use of the Arena, the land in the ‘South west corner’ of the application site and the contribution towards local sporting facilities which are to be secured through a section 106 agreement and is considered below. Section 106 Agreement

177. The applicant have agreed to enter into a section 106 legal agreement with the City Council in relation to a number of matters already discussed in detail in this report.

178. Regulation 122 of the Community Infrastructure Levy Regulations 2010 provides that a S106 obligation may only constitute a reason for granting planning permission for the development if the obligation is:

a) necessary to make the application acceptable in planning terms b) directly related to the development and c) fairly and reasonably related in scale and kind to the development

179. The obligations for the current application include: - A restriction on development of the ‘South West Corner’ of the site for the

purposes identified in the planning application. This is considered necessary to make the application acceptable in planning terms as these uses form integral part of the overall development, having a functional relationship with the football academy. The regeneration benefits of the uses have been taken into account in the assessment of this application in accordance with PPS1, RSS policy DP2 and UDP policy EM1. The 6th Form College also provides a benefit to the community in terms of covering an identified and complementary educational need for such provision within East Manchester which is directly, fairly and reasonably related and is reasonable in scale and kind

- Community Use provision: The applicant has agreed that parts of the development will provide some use by the community, including local clubs and schools, subject to the needs of the applicant. This will be linked to an annual agreement to review the use. In addition the applicant has offered a financial contribution of £3m towards the funding of a community swimming pool or other community leisure facility in the vicinity. UDP and emerging Core Strategy policies relevant to this development aim to achieve holistic regeneration including access to community facilities. Given the scale of the proposed development, without a significant degree of community access, the provision of private sporting facilities would not be acceptable in planning terms. This accords with PPS1, UDP policies L1.1, EM1, EM2 and EM16, emerging core strategy policy EC7and RSS policy DP2 and with the Eastlands Regeneration Framework.

- Local Labour Agreement: This would enable job creation opportunities to the benefit of local people. East Manchester is an area of high multiple deprivation and relatively high unemployment. The social and economic regeneration benefits of the uses have been taken into account in the assessment of this application in accordance with PPS1, RSS DP2 and UDP policy EM1


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- Landscape Maintenance: This would ensure that the landscaping proposals, necessary to both provide an environmental benefit to the area and set a positive interface with the neighbouring community is maintained in accordance with a management plan. This type and amount of landscaping would not be acceptable in planning terms unless it is maintained to high standard for the life of the development. This accords with UDP policies H2.2 and EM1 and emerging core strategy policy EC7.

Event management

180. The applicant has confirmed that the proposed Arena would not be used at the same time as matches were being played at the Etihad Stadium although matches may take place on the same day. Due to the location of the application site the surrounding area and its associated infrastructure already experiences and deals with frequent large scale events i.e. Premiership football matches, national and international cycling events.

181. However, the proposed Arena will introduce another facility where large spectator/visitor numbers to the area would occur. The submitted Transport Assessment also confirms that the applicant already liaises closely with the other venues in the area (Velodrome and BMX centre) to co-ordinate events and avoid unnecessary clashes.

182. In order to ensure that events taking place at the application site are undertaken in a co-ordinated manner with the other venues in the locality of the application site and do not give rise to unacceptable impacts on residential amenity it is considered necessary that a condition be attached to any approval relating to the submission and agreement of an Events Management Strategy to avoid clashes of events or where this does occur that it is appropriately managed to deal with the resulting numbers of visitors/spectators into the area. Air Quality

183. The submitted Environmental Statement provides an assessment of the likely effects of the construction and operation phase of the development in terms of Air Quality.

184. This assessment indicates that there are likely to be significant effects as a result of the construction phase of development although these are predicted to be temporary and short term whilst construction works are taking place. In order to mitigate against these impacts to an acceptable level a number of measures are proposed along with best practice techniques these include: the development of a Site Waste management Plan, a Construction Environmental Management Plan to include a series of specific method statements identifying methods of working and controls to address the air quality and are expected to include a Dust Action Plan (DAP). The Construction Environmental Management Plan would then be implemented during the construction phase. It is considered appropriate that the submission and approval of these documents to the City Council as local planning authority be made a condition of any approval.


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185. The assessment also takes into account the Air quality effects associated with the operational phase of the proposed development. The impacts arising from the operational phase are generally associated with road vehicle traffic and are considered to be neutral. Mitigation measures are proposed and the impacts of the development would remain neutral. The following mitigation is proposed: - Use of low emission, high efficiency boilers. ·- Sustainable ventilation systems. ·- Carefully located flues of sufficient height so as to allow adequate dispersion · Inclusion of appropriate design features to achieve a BREEAM rating of ‘Excellent’.

186. Whilst the assessment of road traffic exhaust emissions within the Environmental Statement did not predict any significant impacts, the applicant is proposing the development of a Travel Plan to reduce the number of vehicle trips to and from the site.

187. It is considered reasonable to attach conditions to any approval relating to: the achievement of the expected BREEAM rating and the development of a site wide Travel Plan. Lighting

188. The application proposals include a Lighting Strategy for the site which indicates details of the lighting proposed to the external pitches, and other areas within the application site.

189. Proposed floodlighting to those external pitches located on the northern and eastern parts of the application site is indicated within the application submission. Floodlight columns will generally be provided in each corner of each pitch, where pitches are next to each other columns will be shared. The applicant’s information indicates that these columns will be 27metres in height. In addition security lighting will be provided to every external pitch will lighting columns at 22 metres in height. Details of the lux levels of all floodlighting including to the Arena, security lighting, car parking areas, access roads, the footbridge and external areas has been provided within the submitted Lighting Strategy for the proposal. In addition the applicant has provided indicative drawings which show proposed feature lighting of the footbridge.

190. It is considered that the lighting strategy provided for the development is acceptable and provides an indication of the lighting levels proposed across the site. The Head of Regulatory and Enforcement Services has no adverse comments to make on the submitted Lighting Strategy if this is implemented in full. It is considered appropriate to attached conditions to any approval relating to the timing of floodlights and the submission and approval of the full details and specifications of the lighting proposed across the site including the pedestrian footbridge.

191. Based on the information provided and necessary assessments, the lighting aspects of the proposals should not give rise to any undue impacts on residential amenity and therefore accord with policy H2.2 of the adopted Unitary Development Plan and policy DM1 of the emerging Core Strategy Development Plan Document. Design


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192. The proposals have been supported by a Design and Access Statement that sets out

the design principles and concepts that have been applied to the amount, layout, scale, landscaping and appearance of the proposals.

193. The applicant has undertaken a site analysis and context appraisal and has also undertaken research into elite sports developments around the world which has helped to set out the rationale for the proposed. All of these aspects have been taken into account to guide the development of the current proposals along with a series of design iterations.

194. The proposals layout ensures that impacts on adjoining residential areas is minimised through the location of structures of greatest visual and amenity impacts such as the Arena and Central Training Facility either centrally within the site or adjacent to major arterial roads. In addition the grounds maintenance facility is of a scale consistent with other existing commercial units on the opposite side of Clayton Lane and is set back behind a secure boundary wall and landscaping. Buildings on the site cover approximately 15% of the entire application site.

195. The submitted information indicates that the arrangements of the facilities on the site are along a structured diagonal axis upon which the three buildings proposed sit, this runs from the Arena in the north west corner through the Central Training Facility through to the Maintenance building. The football facilities have also been designed and arranged in order to display a career progression for youth development players from the Central Training Facility to the Arena and finally to the first team players experience in the Etihad Stadium.

196. The buildings on the site have been designed to reflect their function. The choice of materials for both the Arena and Central Training Facility is consistent and is intended to utilise a ‘MCFC blue’ coloured profiled metal cladding system with glazing.

197. The design proposal deals with the minor level changes across the site in a series of stepped embankments. These embankments have provided opportunity for enhanced landscaping with the introduction of a tree planting. Whilst there are minor changes to the internal ground modelling of the site, the applicant confirms that all perimeter levels tie in with existing levels of adjacent highways.

198. It is considered that the proposed layout and design of the proposals is acceptable in this location and will provide a significant enhancement to a key gateway location within East Manchester. Bridge

199. The proposed pedestrian footbridge across Alan Turing Way and Ashton New Road has been designed to be an iconic design with a unique architectural and structural appearance. The bridge is formed by a butterfly arch structure and extends to a maximum height of 37 metres. There are some minor elements that may require re-designing for engineering purposes; this includes the parapet walls, the pillar columns and the handrails. It is not considered that these changes would alter the


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overall height, span or design parameters set out within the application submission but it is considered necessary that a condition be attached to any approval relating to the submission and agreement of these specific details.

200. By virtue of the position and design of the bridge there is no doubt this will have an impact on the visual character of the area; the applicant has undertaken a landscape and visual assessment as part of the submitted Environmental Statement. This assessment concludes that the significance of the impact of the bridge would be a beneficial one.

201. The submitted Design and Access statement sets out the design concept and constraints that have guided the bridges design and location. As a result of this concept whilst ramped access is provided on both sides of the bridge the gradients of the ramps achieved is 1:16.5 with single intermediate landings on each side of Ashton new Road and Alan Turing Way. These gradients have been dictated by the height of the bridge deck above the road in order to achieve the required height clearances underneath; easements for utilities; and, site levels on either side of the road junction. The accessibility of the ramps given the constraints and requirements for the bridges operation is in this instance considered to be acceptable.

202. The applicant has also confirmed that the bridge will remain open to the public at all times and the bridge will land outside of the secure boundary which currently surrounds the Etihad Stadium.

203. It is intended that the bridge will include an element of feature lighting this is considered as part of the overall lighting strategy for the site as set out elsewhere in this report. In addition the bridge provides opportunities for the applicant to include signage as part of the structure to identify the iconic nature of the bridge as an identifiable feature within the area.

204. The proposed pedestrian footbridge is considered to provide an enhanced and additional crossing facility of a major road junction between the existing Etihad Stadium and the application site. This will provide a safe route for those visiting the Etihad Stadium and Arena for events. The iconic design will provide a landmark feature at a key gateway within East Manchester further contributing to the visual enhancements the proposals will deliver to the area. It is considered that the proposed bridge will have positive visual impacts and provides an accessible alternative crossing of a major road junction and therefore accords with policies H2.2, E3.3 and EM2 of the adopted Unitary Development Plan Boundary Treatments and Perimeter Planting

205. The application site has a considerable boundary with significant stretches of these being along two of the City’s major arterial roads (Alan Turing Way and Ashton New Road).

206. As a result of the applicant’s requirement for screening and security of the proposed facilities within the site a substantial amount of perimeter planting is proposed along with a secure fence line.


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207. The strategy for planting around the site perimeter has been developed to serve three main objectives and is designed in coordination with the boundary security strategy. The first of these objectives is to provide visibility screening from the areas outside the site to ensure that players and coaching staff can train in privacy and security. The second objective is stated as providing an attractive and mature green setting for the proposals and the last objective is to enhance the potential of the site as a habitat.

208. In addition to these stated objectives it is also considered that the proposed boundary treatments will provide an enhanced and improved visual interface with the wider Community.

209. The boundary treatments also provide an enhanced setting for the Ashton Canal Site of Biological Importance through the provision of a secure fenceline on this boundary set back from its current position by 2 metres with the creation of a landscape buffer

210. The applicant has also provided a landscape management plan to ensure that all landscape elements establish and mature successfully within the existing landscape framework, that existing planting is retained and managed appropriately and that the design intent of the landscaping is achieved. The applicant has indicated within the submitted draft head of terms that such a management plan be included within a section 106 agreement.

211. In addition to the use of hedging and trees around the perimeter of the majority of the site, the proposals also include for the provision of a 2.8 metre high paladin fence to be erected to secure the site. In the north western corner of the site the Arena building will form the secure building line. This secure fenceline is set back off the surrounding footpaths and Canal towpath with additional landscaping to soften the impacts of the fencing.

212. The submitted Crime Impact Statement notes that “the proposed perimeter security plan with its robust fencing, sterile zone and landscaping offers security as well as privacy and environmental awareness appropriate to the location and use of the site”. GMP Secure by Design raise no objections to the proposal.

213. It is considered that the proposed boundary treatments and perimeter planting scheme are acceptable, they will enhance the visual aspect of the site providing a naturalised boundary treatment and alongside the secure fenceline will secure the site. The proposals therefore accord with policies E3.5, E2.6, E2.4, H2.2, E3.3 and E3.4 of the adopted Unitary Development Plan Privacy Issues

214. Due to the nature of the development, the applicant requires a high degree of security/privacy, particularly around first team training.

215. The site lends itself to a degree to this as it is physically separated from neighbouring

developments by highways and the Ashton Canal. Additionally, the extensive landscaping /public realm areas necessary to provide an environmental uplift and a green interface with the community would secure additional privacy.


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216. The principles set out in the existing Eastlands Regeneration Framework are largely

consistent with the applicant’s requirement for privacy, in that development along Wilson Street, Clayton Lane and to the north of the Ashton Canal is seen as low density development.

217. However, there may be future development opportunities around the site which impact on the required privacy which would benefit from consideration at this time. The most likely scenario to present a privacy issue would be from developments of height. Realistically this would be restricted to the north and north east of the site towards the new Clayton Metrolink stop and Ashton New Road as developments of height elsewhere would naturally be limited due to the relationships with other developments (for example existing housing) and for urban design reasons.

218. There are some limited areas in and around Croft Street and the line of the Metrolink to the Clayton Hall tram stop, where development that is consistent with the Eastlands Regeneration Framework could potentially affect the privacy required by the applicant. They have indicated that through landscaping and other reasonable screening measures to ensure that this issue does not compromise their privacy requirements or the regeneration priorities of the City Council. The applicant anticipates the support of and full regard of the City Council in this respect if the Planning Committee are minded to approve the application and the significant benefits that would be derived from it and as set out within this report.

219. The applicant has also itself suggested the potential mitigation in the form of additional planting if this issue presents itself, but the City Council would also be expected to be mindful of the concern in its determination of future planning proposals. Trees

220. The applicant has submitted a Tree Survey and an Arboricultural Implications report alongside the application. This indicates that the proposed site layout will require the removal of 163 individually surveyed trees and seven groups of trees and shrubs. These include 55 trees of moderate quality and value, and 87 trees and seven groups of trees and shrubs of low quality and value. The proposal will also require the removal of 21 trees of poor quality and value.

221. In addition to the trees required to be removed to accommodate the development proposal, it is proposed to fell a further 18 individual trees and three group of shrubs due to their condition. Of these, seven are trees of poor quality and value. The remainder are trees and shrubs of low quality and value, where their removal would allow the development of adjacent higher quality trees or provide opportunities for landscaping.

222. The City Council’s Arboricultural Officer has no objections to the removal of the trees subject to a full replacement programme that complies with City Council policy.

223. The landscape proposals for the site incorporate the planting of 1,514 trees across the site; in addition to this 2,273 linear metres of formal hedge planting are proposed.


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This scheme substantially replaces those trees to be removed and is in clear accordance with the City Councils policy of seeking at least 10% additional trees to those being displaced.

224. The applicant has amended the planting scheme as a result of comments from the Greater Manchester Ecology Unit to include an enhanced number of native species within the overall mix. This mix ensures that the all year round screening is provided to the proposed facilities to provide the applicant the privacy they require whilst ensuring that the necessary biodiversity enhancements are delivered around the site.

225. It is considered that the proposed tree removals and replacement programme are acceptable and are in accordance with policy E2.4 and E2.6 of the adopted Unitary Development Plan and the Guide to Development in Manchester Supplementary Planning Document and policies EN9 and EN15 of the emerging Core Strategy Development Plan Document. Residential Amenity

226. The closest residential properties to the application site are located along Wilson Street, Clayton Lane and Emily Beevan Close to the south of the site and Sledmere and Howarth Close on the opposite side of Alan Turing Way.

227. The previous and current uses of the site would and do give rise to a variety of vehicular movements including HGVs, cars and light goods vehicles. The current proposals rationalise vehicular accesses to five distinct points around the site. The application site is located adjacent to major arterial roads that carry significant volumes of traffic. The applicant has also submitted a Transport Assessment which indicates that the proposed accesses onto Clayton Lane would generate a 5% increase in the total daily traffic flow on Clayton Lane.

228. The proposed Arena when in use for events will give rise to increase in flows of people moving to, from and around the application site. However, the location of the site and those elements that will be publically accessible enable the dispersal of people in a variety of directions and by different modes of transport as currently occurs for those larger scale events that currently take place at the Etihad Stadium.

229. The proposals are therefore not considered to give rise to unacceptable levels of disamenity in terms of traffic, noise, lighting and visually. Whilst there are likely to be impacts, these are capable of being mitigated against and need to be weighed against the overall benefits derived from the proposal. Construction Phase

230. Consideration of the impacts of Construction traffic arising from the proposed development is set out within the applicants Environmental Statement. This indicates the production of a Site Transport Management Plan which will include information on how construction traffic will be managed, the allocation of parking for construction workers and the logistics of deliveries. The applicant has confirmed they would agree to the attaching of an appropriately worded condition to any approval of the current application.


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The Strategic Area and Citywide Support Manager (Environmental Health) have assessed the information submitted with the application in relation to the proposed mitigation measures in terms of any noise/vibration and dust emissions during the construction period and are satisfied with this providing the working methods and associated mitigation measures are implemented throughout the construction period when/where necessary. Sustainability

231. The Developer has commissioned a Preliminary BREEAM Communities Assessment under the BREEAM 2008 scheme. Based on the estimated pre-assessment criteria, and based on credits which are assumed as likely to be achievable, it is anticipated that the development will achieve a BREEAM ‘EXCELLENT’ rating.

232. The applicant has also commissioned a Preliminary LEED New Construction 2009 Assessment of the proposals. LEED is an international recognised assessment for environmental performance. The submitted information indicates an anticipated LEED ‘GOLD’ rating will be achieved, with an aspirational ‘Platinum’ rating sought.

233. It is considered reasonable that a condition relating to the submission of a post construction certification that confirms the development has achieved this rating is attached to any approval.

234. The applicant’s supporting information indicates that the design of the buildings and landscape elements aims to create a high-quality and distinctive development which has a high-level of sustainability performance ensuring enhancement of the landscape character and ecology, minimised carbon emissions, water use, waste production and other environmental impacts.

235. In addition it is intended to minimise the environmental impact of the materials used within the design by incorporating materials that are environmentally friendly, of low embodied energy, locally sourced, and can be recycled or reclaimed when the building comes to the end of its life, and avoiding materials that contain environmentally damaging chemicals. A condition relating to the submission and agreement of the final materials used through the development is to be attached to any approval of the proposals. Flood Risk Assessment and Drainage

236. Due to the size of the application site a Flood Risk Assessment has been submitted. The FRA confirms that considerable rainwater storage and recycling facilities will be incorporated into the proposals drainage scheme, mainly to supply the sports pitch irrigation system. These facilities will mean that - under normal climatic conditions - off site discharge of surface water will be virtually eliminated.

237. Notwithstanding this the assessments of the existing and proposed surface water drainage regimes have confirmed that - even when ignoring the beneficial effects of the extensive water recycling and storage facilities – the development will reduce flood risk both within the site itself and to the surrounding area. The Environment


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Agency have confirmed that they have no objections to the proposals with regards to the submitted Flood Risk Assessment.

238. The submitted information indicates that the proposals seek to utilise the principles of Sustainable Urban Drainage Systems (SuDS). This states that the creation of extensive grassed pitch, planting and soft landscaped areas will reduce the rate and volume of surface water runoff from the site. The proposed site wide surface water drainage infrastructure is to use extensive water storage facilities, the rainwater retained will be recycled for re-use on site, primarily to supply the pitch irrigation requirements, but also to meet the irrigation requirements of the soft landscaping / planted areas and the grey water requirements of the proposed buildings. The applicant indicates that as a result of these measures, it is considered that there will be little or no surface water discharge from the site to the adjacent adopted sewer network, except during extreme rainfall events.

239. United Utilities in responses to the application have requested that the site drainage scheme should be designed to discharge to the surface water sewers rather than the combined sewers as currently indicated in the submitted drainage proposals. The applicant has demonstrated that the proposals can reduce the level of surface water draining from the site, however to ensure that a suitable connection can be made to the public sewer network it is considered acceptable in this instance to attach an appropriately worded condition requiring the submission of a detailed drainage scheme and associated infrastructure for approval.

240. Further discussions are taking place with United Utilities and any further updates will

be reported to Committee. Ashton Canal Tow Path

241. British Waterways following their initial response indicating no principle objections to the proposals have as noted subsequently submitted an objection to the application. This objection relates to the belief that there would be a detrimental impact on Ashton Canal towpath as a result of the proposals. British Waterways do not currently believe the canal towpath is suitable, in its present form, to cope with the increased usage by pedestrians and cyclists resulting from a development of this scale, particularly between Clayton Lane and Crabtree Lane.

242. British Waterways concerns include: with the proposed treatment of the strip of land adjacent to the canal tow path within the application site; the Landscape Management and Maintenance Strategy does not include adequate arrangements specifically in relation to this strip of land; the strip of land will not significantly enhance the experience of canal and towpath users and will result in an additional maintenance burden on the towpath and canal in terms of the removal of litter and leaves; the proposed trees could overhang the towpath and would require maintenance and management beyond the initial 15 year period; the restricted width of the swing bridge carrying the towpath over the entrance to the former mooring inlet would create a bottleneck for towpath users.; the triangular corner adjacent to the inlet would not be visible to approaching towpath users and may raise suspicions of anti-social behaviour.


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243. British Waterways have therefore requested a number of improvements be sought for:

- resurfacing of the full towpath along the application site boundary; - The width of the proposed grassed verge should be reduced to enable the provision of a wider hard-surfaced towpath of at least 3 metres wide; - The proposed large trees should be replaced with a native hedgerow of 2 to 2.5 metres high; - The former mooring inlet should be in-filled, the towpath swing bridge removed and the canal edge appropriately restored, allowing the boundary fence and widened towpath to continue to run parallel to the canal in this area; - Full details of the appropriate maintenance arrangements specifically for the towpath and canal-side landscaping should be provided and agreed.

244. Most notably British Waterways are seeking a financial contribution towards:

- the resurfacing of an additional 750 metre stretch of tow path beyond the boundary of the application site stretching from Clayton Lane to Crabtree Lane to the east along the Ashton Canal. - The provision of a financial contribution to cover the cost of providing appropriate access to the towpath at Ashton New Road (Bridge 10), to take the form of a ramped or stepped access, the details of which should be agreed with British Waterways.

245. It is recognised that the Ashton Canal Towpath is identified as part of the National

Cycle Network route NC 60 which provides a link along the Ashton Canal and to other on road and off road cycle links to the south east and north west. In addition to this British Waterways administer a cycle permit regime for the use of canal tow paths throughout England, information from British Waterways states that there is no public right of way for cyclists on canal towpaths.

246. British Waterways have not provided within their response an indication of the likely extent of works required to the tow path given its age or any maintenance regime that they may have implemented in this location. In addition they have requested that a new ramped or stepped access is provided to Ashton New Road. No details of whether this could be practically achieved within the confines of the towpath and existing bridge structure have been provided. Provision of such a facility would be complicated by virtue of the lock structures in the vicinity being Grade II Listed.

247. British Waterways state that the proposals will increase the pressure on the Canal towpath network by virtue of increased usage by both pedestrians and cyclists accessing the proposed development and that the financial contributions sought are necessary to make the development acceptable, are directly related to the development and fairly and reasonably related in scale and kind to the proposed development.

248. In considering the objection of British Waterways regard has been made to the proposals, the benefits that the scheme is bringing to East Manchester as detailed throughout this report, and the information provided within the planning application and supporting documents.


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249. The current proposals include significant environmental enhancements to the setting of the canal and the tow path through extensive boundary treatments along the boundary of the canal which include tree and hedge planting and the setting back of the existing fence line by approximately 2 metres. The applicant has confirmed that all those elements beyond the secure fence line with be publically accessible and this area will be maintained by them to be secured as a s106 obligation. These improvements will benefit existing and future users of the canal towpath and open up the setting of the tow path.

250. The current proposals do not include any access into the application site from the Canal Towpath, the main access to those publically accessible parts of the proposals are situated in the north western corner of the application site close to the key public transport routes and services. Other access into the proposals closer to the canal towpath along Clayton Lane will have more restricted access and are unlikely to generate significant pedestrian and cycle movements. The applicants submitted Transport Assessment indicates the existing modal split and expected modal split of staff accessing the proposals. This assessment is based upon a staff travel survey undertaken in April 2011. This confirms that for staff accessing the proposed development the number of those travelling to work by bicycle would rise from the current 8 to 14, whilst those walking to work would increase from 3 to 8. In terms of the 6th Form College the submitted information indicates that 230 people will access the site as pedestrians with 20 accessing the site as cyclists. These increases in numbers would not be confined to increases of pedestrians and cyclists solely on the canal towpath and would be spread around the wider road, cycle and footpath networks around the application site. It is therefore considered that any increases in the use of the canal to access the proposals is not significant particularly as the Canal towpath is already identified on the national cycle route network.

251. The applicants Transport Consultants have also confirmed that the submitted

Transport Assessment recognises the existing links on the Ashton Canal between the Etihad Stadium and the City Centre which is currently used for main matchdays. The towpath to the east of the application site is not on any particular desire line; It will not be connected into the site due to the eastern side of the site being used for the private pitches for First Team training; and, the towpath does not connect to any significant population areas within 800-1000m of the site or provide a more direct route than existing road infrastructure. The towpath does not provide a direct route to any of the key community centres/facilities that can't be more readily (and safely) reached via normal highway/footway. In addition, the applicant has agreed to the provision of footway widening on Alan Turing Way to specifically respond to the anticipated pedestrian flow from the Metrolink stop to the south west corner of the application site.

252. BW do not appear to have acknowledged that the proposals include enhancements to the canal corridor and whilst the development may lead to some additional use it is not believed this would be significant, not only is there no direct access to the site from the towpath but that part of the site adjoining the corridor is very much an area which is subject to a high degree of privacy. Following a careful consideration of the issues raised by British Waterways the proposed development is not considered to give rise to such an increase in pedestrian and cycle movements to warrant refusal of the application due to any harm that may be caused.


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Ecology

253. The application has been submitted with an Environmental Statement that includes consideration of the impacts of the proposal on Ecology and Nature Conservation. The application site is adjacent to the Ashton Canal Site of Biological Importance and consideration of this local designation has been taken into account as part of the assessment and design of the proposals.

254. The site is about 1.1 km away from an area where a European Protected plant

species (water plantain) has been found in the canal and the canal provides a potential habitat into which the species may spread. The Conservation of Habitats and Species Regulations 2010 require that the local planning authority shall have regard to the Habitats Directive (92/43/EEC) in the exercise of all their functions. Article 13 of the Directive requires the UK to establish a system for of strict protection for the plant species including water plantain, prohibiting the deliberate picking, collecting, cutting, uprooting or destruction of such plants in their natural range in the wild at all stages of the biological cycle of the plants.

255. The proposals have been considered by GMEU and Natural England who have not

raised any objection relating to risks to water plantain. The submitted Environmental Statement concluded that no significant impacts are anticipated for water plantain populations.

256. It is recognised that the proposals will remove a habitat identified as ‘bare ground’ within the Environmental Statement which provides opportunities for ground nesting birds presently. This habitat is identified as only being of local value and only supports a limited range of species. The proposals will provide for an overall enhancement in terms of ecology and biodiversity through the extensive landscaping proposals. In addition the proposed 2.4 hectares of wildflower meadow adjacent to the canal will experience less intense levels of use and will provide habitats for ground nesting species of birds which may use for rearing and feeding their young. It is considered that the loss of the existing bare ground habitat is acceptable in this instance given the overall ecological and biodiversity benefits derived from the proposals.

257. The City Council’s specialist Ecological advisors -the Greater Manchester Ecology Unit – have assessed the application and are content with the level of survey work undertaken. They make a number of recommendations relating to conditions that they believe should be attached to any approval to ensure biodiversity is enhanced on the site and these are set out within the consultation responses section of this report. GMEU did make further comments regarding the proposed planting mix for the scheme particularly in relation to the inclusion of native species of Rowan and Native Alder. The applicant has undertaken revisions to the planting mix of the landscape scheme to take into account GMEUs comments who are now satisfied with the proposal in this respect.

258. British Waterways have asked for clarification that the proposals will not increase surface water run off from the proposed development which given the proposed development may contain fertilizers and herbicides into the adjacent canal.


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The applicant has confirmed that mitigation measures to prevent surface water run off are set out within the submitted Environmental Statement. This clarifies that due to the extensive rainwater recycling to be incorporated, the proposed development is to have little or no surface water discharge off site, except during extreme storm events. During such events the excess surface water runoff is likely to result from the latter part of the storm event, and is likely therefore to be carrying with it a smaller proportion of the nutrients and fertilizers washed from the pitches. Any excess surface water runoff from the site is to discharge to the existing adopted combined sewer network adjacent to the site. This is an improvement from the previous and existing position where large quantities of surface water would run off the site or enter the surrounding sewer system in larger volumes.

259. It is considered that the proposals will not have unacceptable impacts on protected species or on any designated sites of ecological value, the proposals therefore accord with policies E2.2, E2.3, E2.4 and E2.6 of the adopted Unitary Development Plan. Traffic, Highways and Car Parking

260. The application site previously contained are large amount of industrial businesses and still does contain a number of business which did and still do generate a wide variety of vehicular movements including HGVs, LGVs, vans, and private motor vehicles. The current proposals whilst generating vehicular movements these will not be significant and will be through fully designed revised access points. The Highways Authority (HA) considers that any impacts of the proposals on the highway network can be managed and in the context of the operation of the main stadium the impacts on the highway are manageable and are acceptable.

261. The proposals provide an adequate level of car parking for the proposed development. The applicant has confirmed that the car parking on site will not used for public car parking provision as part of the use of the Etihad Stadium for main match day events.

262. The HA have requested that additional cycle parking provision is provided on site above that currently proposed. It is considered reasonable, given the aims set out within the supporting documents to reduce the reliance of vehicular movements to and from the site, to attach an appropriate condition relating to the submission and agreement of these details prior to the first use of the development.

263. It is noted that the HA would prefer that an upgrade to the existing crossing facility at Ashton new Road/Asda service access be made part of a condition of any approval. However, there are existing crossing facilities in close proximity to the publically accessible elements of the application proposals which also include a new proposed pedestrian footbridge across the Ashton New Road/Alan Turin Way road junction. In addition to this a new replacement crossing has been provided as part of the wider Metrolink works further east along Ashton New Road. It is therefore not considered that these ‘preferred’ upgrades to the crossing are necessary to mitigate any harm from the current application proposals.


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264. It is recommended by the local HA that the exit from the proposed vehicular access onto Ashton New Road be closed following the conclusion of main matches at the Etihad Stadium and traffic diverted to other alternative exits as part of the main match-day management plan. There are existing accesses to the application site which are capable of being used after a match event. It is considered appropriate that a scheme for the management of this vehicular access following main match day events be made part of an Events Management Strategy to be required to be submitted and agreed as part of a condition of any approval.

265. The HA have indicated that they are satisfied that there is sufficient parking proposed on site for the day to day demands of the Academy and that on arena match days there is sufficient parking through a combination of the proposed and existing parking provision to meet the associated demand. Despite this provision the HA recognises that there is the potential that on-street parking may still occur. It is recommended that a condition is attached to any permission that requires the monitoring of on-street parking as part of an Events Management Strategy. Should levels of on-street parking become significant there should remain the option of activating neighbouring zones of the existing CPZ to reduce any on-street parking generated by the development.

266. The Highways Authority have confirmed that a section 278 agreement will be required in order that a number of highway works can be undertaken, notwithstanding consideration of the preference for upgrades to a crossing on Ashton New Road/Asda as set out above the following should be made a condition of any approval:

• Increasing the width of the eastern footway along Alan Turing Way • Improvement of the Alan Turing Way/Grey Mare Lane pedestrian crossing

facilities. • Localised widening of the footway near the players' access to minimise the

potential for pedestrians spilling over into the carriageway along this section of the highway.

• Promoting Traffic Regulations for Clayton Lane and Wilson Street, to ensure access is feasible into the service areas and to control on-street parking in this area.

• Modification of the CPZ to omit sections of the existing CPZ contained within the site boundary.

267. It is considered that the proposals are acceptable on highways grounds subject to the

attaching of conditions to any approval as set out above. Noise

268. The applicant has clarified the arena’s anticipated use which will comprise evening matches involving the youth team or Elite Development Squad (Reserves), typically, on 2 days per week. These will be likely to have in the region of 1500-2000 spectators, although there could be up to 5000-7000 for particular fixtures on about six to eight occasions per year. Saturday morning games will be held, involving crowds in the region of 1500. Matches with up to 200 spectators may be played during daytime, up to five days per week, similar to current practice at Platt Lane. MCFC have confirmed that matches will not generally be at the same time as those


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at the main Etihad Stadium. MCFC have confirmed that the arena will be operational all year between 09.00 to 23.00 hours with matches played at given times that will be either mid-morning or mid-afternoon starts. The City wide Strategic Area and Citywide Support Manager (Environmental Health) is satisfied that the impacts from the arena are within an acceptable range.

269. The City wide Strategic Area and Citywide Support Manager (Environmental Health) has raised some concerns with the use of three first team training pitches closest to Wilson Street. However, these pitches are for First team use only, are not floodlit and are approximately 26 metres from the rear of the closest properties on Clayton Lane, separated by Clayton Lane itself and the proposed landscaping. It is considered that these pitches will not give rise to any unacceptable noise impacts on the nearest properties. Consultations Third Party Representations

270. None Received. Human Rights Act 1998 considerations

271. 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 a right to a fair hearing and to this end the Committee must give full consideration to their comments.

272. 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 interference is in accordance with the law and justified by being in the public interest and on the basis of the planning merits of the development proposal. She believes that any restriction on these rights posed by the 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. Conclusion and recommendation

273. The proposed development will contribute towards the continuing integrated approach to regeneration of East Manchester combining social, economic and environmental benefits through the provision of a comprehensive package which includes football training facilities and infrastructure on a prominent site, the majority of which has been vacant and derelict for some time. The proposals will form a positive visual landmark within this part of East Manchester and provide additional employment opportunities both through the developments construction and operation phases.


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274. Although the proposals provide a large scale private sporting facility which will not be available to meet the needs of existing residents, by a combination of on site community access and a contribution to off site leisure facilities, the proposals will contribute to a high quality of life and promote physical exercise and have a positive influence on making East Manchester a place where people want to live and work. The proposals will also enable enhanced community access to sporting and leisure facilities and through the use of a naturalised landscaped treatment to the site’s perimeter of the site will provide an environmental uplift to the surrounding neighbourhoods and provide biodiversity benefits.

275. The Head of Planning has taken into account environmental information relating to the application. The proposal is considered to accord with the following policies of the Unitary Development Plan for the City of Manchester:

- H2.2 seeks to protect residential areas, the proposals are considered to not give rise to unacceptable impacts in terms of noise, vibration, air quality and road safety as set out within this report. - E2.2 seeks to ensure that development does not have adverse effects on designated sites including sites of biological importance. The proposals as set out within the report will have no adverse impacts on any designated sites. - E2.3 states the Council will protect important wildlife sites. The proposals include significant ecological and biodiversity enhancements and are considered to accord with this policy. - E2.4 seeks to ensure the effects on wildlife are taken fully into account in the consideration of proposals. The application was supported by an Environmental Statement and as set out within this report the effects on wildlife have been fully considered. - E2.6 seeks to protect trees and encourage additional tree planting. The proposals include both the removal of existing trees but an extensive replanting scheme. - E3.3 seeks an upgrade in appearance of the major radial and orbital roads. The proposals will significant enhance the appearance of all of the boundaries of the site including those to Ashton New Road and Alan Turing Way. - E3.4 seeks the creation of a network of attractive linear open spaces. The proposals will enhance the setting and appearance of the Ashton Canal through the relocation of the site boundary fence and the inclusion of boundary landscaping. - E3.5 seeks to ensure that proposals lead to a safer environment for all. The proposals will introduce significant activity to a site and issues of reducing crime and opportunities for crime have been fully integrated into the design of the proposals as outlined within the submitted Crime Impact Statement. -L1.1 provides that the Council will work with the private sector to facilitate the provision of a range of high quality multi-purpose indoor sporting facilities which meet the needs of all people in the City. The comprehensive package in this application meets this aspiration. - L1.2 looks for opportunities to be taken to encourage the provision of all-weather pitches consistent with the protection of residential amenity. The proposals incorporate the use of a synthetic turf pitch will be available for use by the proposed 6th Form College.


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- T2.4 relates to the adequate provision of car parking. As set out within the report the proposals do incorporate adequate car parking. - T3.1 seeks that the needs of pedestrians and cyclists are catered for in new developments. The proposal incorporates provision for improved and enhanced footpaths around the site and includes provision of cycle parking. -R1.1 indicates that an area based approach to regeneration is to be pursued to achieve a holistic approach to regeneration. The proposed development accords with the regeneration frameworks for East Manchester and Eastlands. - EM1 recognises that East Manchester forms part of a major regeneration area within Manchester and represents an integrated approach to regeneration, combining social, economic and environmental considerations. The proposals form an important element in the ongoing regeneration of East Manchester through the provision of educational facilities, and maintaining and enhancing the nature conservation resource of the canals. - EM2 seeks to achieve a holistic approach to regeneration in East Manchester to create a sustainable pattern of development. The proposals re-use previously developed land, provides a design of a landmark development that enhances the built environment and its prominent position, is laid out to maximise personal safety and security, enhances the pedestrian network through the provision of a new footbridge and upgrades to footpaths to the west and south of the application site, and provides development that will not increase the flood risk. - DC22.1 states the full effect on existing pedestrian routes is considered. The proposals include the improvement and enhancement of footpaths to the west and south of the site and also incorporate the provision of a new foot bridge across Ashton New Road/Alan Turing Way. - DC26.1 relates to the control of noise and its impacts on people. The proposal will not lead to any undue impact of noise.

276. And the following policies within the Regional Strategy: - DP1 ‘Spatial Principles’ sets out the main principles of RS and include to

promote sustainable communities, promote sustainable economic development, make the best use of existing resources and infrastructure, manage travel demand, reduce the need to travel, and increase accessibility, marry opportunity and need, promote environmental quality, mainstreaming rural issues, and to reduce emissions and adapt to climate change.

- DP2 states that the regional priority is building sustainable communities where people want to live and work. The proposals make the best use of existing resources and infrastructure, will manage travel demand, and promote environmental quality.

- DP4 explains that priority should be given to developments in locations consistent with the regional and sub-regional spatial frameworks. The application site is in an accessible location and is previously developed land.

- DP5 ‘Manage Travel Demand; Reduce the Need to Travel and Increase Accessibility’ describes how development should be located so as to reduce the need to travel, especially by car. The proposals are well related to planned and existing public transport networks and will be covered by a Travel Plan.

- EM3 relates to the conserving and managing, creation and enhancement of Green Infrastructure. The proposals incorporate enhancements to the setting


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of the Ashton Canal Towpath and provide ecological and biodiversity enhancements through the proposed landscaping scheme.

- MCR1 states that interventions that are necessary to achieve a significant improvement in the sub-region’s economic performance by encouraging investment and sustainable development in the Regional Centre, surrounding inner areas, and focus environmental improvements where they are most needed. The proposals will provide for a significant investment within the Inner Area, lead to the creation of additional job opportunities and provide significant environmental improvements in the area.

277. And the following national Planning policy statements and guidance: Planning Policy

Statement 1 (PPS1), Planning Policy Statement 9 (PPS9), Planning Policy Guidance 13 (PPG13), Planning Policy Statement 23 (PPS23), Planning Policy Statement 25 (PPS25), and the North West of England Plan - Regional Spatial Strategy to 2021) which are summarised in the body of the report, and there are no material considerations which outweigh the benefits of the proposal.

278. The Head of Planning therefore recommends that the Committee are minded to approve application 097342/OO/2011/N2 subject to the signing of a section 106 agreement relating to the appropriate land uses of the south west corner of the application site; the community use of facilities on the application site; a financial contribution towards community sports facilities; a landscape maintenance and management plan; and, local labour agreement. Conditions: 1) a) Applications for approval of reserved matters for the development of Zone 2 as

identified on drawing reference A030.06.PL Rev A ‘Development Zone Plan’, date stamped as received by the local planning authority on the 19th September 2011, must be made not later than the expiration of three years beginning with the date of this permission. The development must be begun not later than the expiration of two years from the final approval of the reserved matters or, in the case of approval on different dates, the final approval of the last such matters to be approved.

b) The development of Zone 1 as identified on drawing reference A030.06.PL Rev A ‘Development Zone Plan’, 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 92 of the Town and Country Planning Act 1990.

2) Approval of the details of the access, appearance, landscaping, layout, and

scale of the building or buildings (hereinafter called "the Reserved Matters") of the development within Zone 2 as identified on drawing reference A030.06.PL Rev A ‘Development Zone Plan’, date stamped as received by the local planning authority on the 19th September 2011, and (where relevant) other matters as are required under condition numbered 3 to 49 inclusive shall be obtained from the local planning authority in writing before any development is commenced.


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Plans and particulars of the Reserved Matters shall be submitted in writing to the local planning authority and shall be carried out as approved in writing by the local planning authoirty. Reason - To ensure the satisfactory development of the site and because this application is in outline only, and to ensure that the conditions attached to the consent are complied with for each Phase or Part Phase related to the implementation to which they are relevant.

3) Prior to the commencement of development, a detailed phasing plan of the

development of each Zone hereby approved shall be submitted to and agreed in writing by the City Council as local planning authority. The phasing plan shall include: a) A plan indicating the extent of each phase of development; b) The scope of development relevant to that phase; c) The timings and timescales for the implementation of works relevant to

that phase; d) The area of the works relevant to that phase.

The development hereby approved shall be subsequently carried out in accordance with the agreed phasing plan, unless otherwise agreed in writing by the local planning authority. Reason – To ensure that the development is undertaken in a satisfactory manner and to ensure that the conditions attached to the consent are complied with for each phase.

4) The development hereby approved within Zone 2 as identified on drawing

reference A030.06.PL Rev A ‘Development Zone Plan’, date stamped as received by the local planning authority on the 19th September 2011 shall not exceed: - 12,000 square metres (gross internal floorspace) and, - 3 storeys in height.

Reason - To ensure the development does not exceed the parameters disclosed in the planning application.

5) No development shall take place on any phase of the development until the

remediation measures required for that phase (as defined by the Constraints Removal Strategy approved under planning permission reference 095911/FO/2011/N2) has been completed and a Completion/Verification report has been submitted to and approved in writing by the City Council as local planning authority.

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 policies E1.2 and E3.2 of the Unitary Development Plan for the City of Manchester.


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6) No development shall take place on any phase of the development until a phase specific Remediation Strategy has been submitted to and approved in writing by the City Council as local planning authority. The Remediation Strategy shall include the following:

- A phase specific ground gas risk assessment including recommended mitigation measures; and - A plan illustrating the capping measures to be employed within the phase.

Where ground gas exclusion and/or landscape capping measures are required by the Remediation Strategy, a Completion/Verification Report stating whether the measures identified in the Remediation Strategy have been completed shall be submitted to and approved in writing by the City Council as local planning authority. The Completion/Verification report shall include results of sampling and monitoring carried out in accordance with the approved Remediation Strategy to demonstrate that the site remediation criteria have been met. If applicable and subject to the remediation methods adopted, it shall also include any plan (a "long-term monitoring and maintenance plan") for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the Remediation Strategy, and for the reporting of this to the local planning authority. Any long-term monitoring and maintenance plan shall be implemented as approved. 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 policies E1.2 and E3.2; of the Unitary Development Plan for the City of Manchester.

7) 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: A030.01.PL Revision A - Site Context Plan A030.02.PL Revision A - Site Location Plan A030.04.PL Revision A - EXISTING SITE PLAN A030.06.PL Revision A - DEVELOPMENT ZONE PLAN A030.07.PL Revision B - PROPOSED SITE PLAN - LAND OWNERSHIP OVERLAID A030.11.PL Revision A - SECURITY ZONE PLAN A041.00.B.PL Revision A - SITE PLAN - ZONE B


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A041.00.C.PL Revision A - SITE PLAN - ZONE C A041.00.D.PL Revision A - SITE PLAN - ZONE D A041.00.E.PL Revision A - SITE PLAN - ZONE E A041.00.F.PL Revision A - SITE PLAN - ZONE F A041.00.G.PL Revision A - SITE PLAN - ZONE G A041.00.H.PL Revision A - SITE PLAN - ZONE H A041.00.J.PL Revision A - SITE PLAN - ZONE J A045.05.PL Revision A - SITE COMPONENTS - HV/LV SWITCHGEAR A080.00.PL Revision A - OVERVIEW - MASTER PLAN A110.00.PL Revision A - KEY BUILDING PLAN - GROUND LEVEL A110.01.PL Revision A - KEY BUILDING PLAN - LEVEL 01 A110.02.PL Revision A - KEY BUILDING PLAN - LEVEL 02 A110.03.PL Revision A - KEY BUILDING PLAN - LEVEL 03 A111.00.A.PL Revision A - OVERALL BUILDING PLAN - GROUND LEVEL - ZONE A A111.00.E.PL Revision A - OVERALL BUILDING PLAN - GROUND LEVEL - ZONE E A111.01.A.PL Revision A - OVERALL BUILDING PLAN - LEVEL 01 -ZONE A A111.01.E.PL Revision A - OVERALL BUILDING PLAN - LEVEL 01 -ZONE E A111.02.A.PL Revision A - OVERALL BUILDING PLAN - LEVEL 02 -ZONE A A111.02.E.PL Revision A - OVERALL BUILDING PLAN - LEVEL 02 -ZONE E A111.03.A.PL Revision A - OVERALL BUILDING PLAN - ROOF LEVEL - ZONE A A111.03.E.PL Revision A - OVERALL BUILDING PLAN - ROOF LEVEL - ZONE A112.B1.E3 E4.PL Revision A - BUILDING PLAN - BASEMENT LEVEL - ZONE E3 E4 A112.00.A1.PL Revision A - BUILDING PLAN - GROUND LEVEL - ZONE A1 A112.00.A2.PL Revision A - BUILDING PLAN - GROUND LEVEL - ZONE A2 A112.00.A3.PL Revision A - BUILDING PLAN - GROUND LEVEL - ZONE A3 A112.00.A4.PL Revision A - BUILDING PLAN - GROUND LEVEL - ZONE A4 A112.00.A5.PL Revision A - BUILDING PLAN - GROUND LEVEL - ZONE A5 A112.00.A6.PL Revision A - BUILDING PLAN - GROUND LEVEL - ZONE A6 A112.00.E1.PL Revision A -BUILDING PLAN - GROUND LEVEL - ZONE E1 A112.00.E2.PL Revision A - BUILDING PLAN - GROUND LEVEL - ZONE E2 A112.00.E3.PL Revision A - BUILDING PLAN - GROUND LEVEL - ZONE E3 A112.00.E4.PL Revision A - BUILDING PLAN - GROUND LEVEL - ZONE E4 A112.00.E5.PL Revision A - BUILDING PLAN - GROUND LEVEL - ZONE E5 A112.00.E6.PL Revision A - BUILDING PLAN - GROUND LEVEL - ZONE E6 A112.00.J1.PL Revision A - BUILDING PLAN - GROUND LEVEL - ZONE J1 A112.01.A1.PL Revision A - BUILDING PLAN - LEVEL 01 - ZONE A1 A112.01.A2.PL Revision A - BUILDING PLAN - LEVEL 01 - ZONE A2 A112.01.A3.PL Revision A - BUILDING PLAN - LEVEL 01 - ZONE A3 A112.01.A4.PL Revision A - BUILDING PLAN - LEVEL 01 - ZONE A4 A112.01.E1.PL Revision A - BUILDING PLAN - LEVEL 01 - ZONE E1 A112.01.E2.PL Revision A - BUILDING PLAN - LEVEL 01 - ZONE E2 A112.01.E3.PL Revision A - BUILDING PLAN - LEVEL 01 - ZONE E3 A112.01.E4.PL Revision A - BUILDING PLAN - LEVEL 01 - ZONE E4 A112.01.E5.PL Revision A - BUILDING PLAN - LEVEL 01 - ZONE E5 A112.01.E6.PL Revision A - BUILDING PLAN - ROOF LEVEL - ZONE E6


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A112.02.A3.PL Revision A - BUILDING PLAN - LEVEL 02 - ZONE A3 A112.02.A4.PL Revision A - BUILDING PLAN - LEVEL 02 - ZONE A4 A112.02.A5.PL Revision A - BUILDING PLAN - ROOF LEVEL - ZONE A5 A112.02.A6.PL Revision A - BUILDING PLAN - ROOF LEVEL - ZONE A6 A112.02.E1.PL Revision A - BUILDING PLAN - LEVEL 02 - ZONE E1 A112.02.E2.PL Revision A - BUILDING PLAN - LEVEL 02 - ZONE E2 A112.02.E3.PL Revision A - BUILDING PLAN - LEVEL 02 - ZONE E3 A112.02.E4.PL Revision A - BUILDING PLAN - LEVEL 02 - ZONE E4 A112.02.E5.PL Revision A - BUILDING PLAN - ROOF LEVEL - ZONE E5 A112.02.E6.PL Revision A - BUILDING PLAN - ROOF LEVEL - ZONE E6 A112.02.J1.PL Revision A - BUILDING PLAN - ROOF LEVEL - ZONE J1 A112.03.A1.PL Revision A - BUILDING PLAN - ROOF LEVEL - ZONE A1 A112.03.A2.PL Revision A - BUILDING PLAN - ROOF LEVEL - ZONE A2 A112.03.A3.PL Revision A - BUILDING PLAN - ROOF LEVEL - ZONE A3 A112.03.A4.PL Revision A - BUILDING PLAN - ROOF LEVEL - ZONE A4 A112.03.E1.PL Revision A - BUILDING PLAN - ROOF LEVEL - ZONE E1 A112.03.E2.PL Revision A - BUILDING PLAN - ROOF LEVEL - ZONE E2 A112.03.E3.PL Revision A - BUILDING PLAN - ROOF LEVEL - ZONE E3 A112.03.E4.PL Revision A - BUILDING PLAN - ROOF LEVEL - ZONE E4 A201.103.E.PL Revision A - OVERALL ELEVATIONS - ZONE E - CENTRAL TRAINING FACILITY (INTERIOR) A202.101.E7.E8.PL Revision A - ENLARGED ELEVATIONS - ZONE E6 - CENTRAL TRAINING FACILITY - TEMPLE A202.102.E7.E8.PL Revision A - ENLARGED ELEVATIONS - ZONE E6 - CENTRAL TRAINING FACILITY - TEMPLE A202.103.E7.E8.PL Revision A - ENLARGED ELEVATIONS - ZONE E6 - CENTRAL TRAINING FACILITY - TEMPLE A202.104.E7.E8.PL Revision A - ENLARGED ELEVATIONS - ZONE E6 - CENTRAL TRAINING FACILITY - TEMPLE A202.105.E7.E8.PL Revision A - ENLARGED ELEVATIONS - ZONE E6 - CENTRAL TRAINING FACILITY - TEMPLE A202.101.J1.PL Revision A - ENLARGED ELEVATIONS-ZONE J - FACILITIES MAINTENANCE BUILDING A302.101.J1.PL Revision B - ENLARGED SECTIONS - ZONE J - FACILITIES MAINTENANCE BUILDING L110.00 Revision F - KEY LANDSCAPE PLAN - GROUND LEVEL L130.01 Revision F - KEY HARD LANDSCAPE PLAN - GROUND LEVEL L130.03 Revision G - PERIMETER PLANTING STRATEGY L130.04 Revision E - LANDSCAPE IRRIGATION PLAN L130.05 Revision E - LANDSCAPE DRAINAGE PLAN L130.06 Revision D - LANDSCAPE LEVELS PLAN L130.07 Revision D - PERIMETER STREET SCENE STRATEGY L130.08 Revision C - TREE RETENTION AND REMOVAL L130.09 Revision G - SECURE BOUNDARY STRATEGY L130.10 SITE IMPACT SECTIONS L130.11 Revision BPEDESTRIAN MOVEMENT L130.12 LEVELS CONSTRAINTS PLAN L111.00.AA Revision D - OVERALL SOFT LANDSCAPE PLAN - GROUND LEVEL - ZONE AA L111.01.E - OVERALL SOFT LANDSCAPE PLAN - LEVEL 01 - ZONE E


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L111.02.E - OVERALL SOFT LANDSCAPE PLAN - LEVEL 02 - ZONE E L112.00.A Revision A - OVERALL HARD LANDSCAPE PLAN - GROUND LEVEL - ZONE A L112.00.B Revision B - OVERALL HARD LANDSCAPE PLAN - GROUND LEVEL - ZONE B L112.00.C - OVERALL HARD LANDSCAPE PLAN -GROUND LEVEL -ZONE C L112.00.D - OVERALL HARD LANDSCAPE PLAN -GROUND LEVEL -ZONE D L112.00.E - OVERALL HARD LANDSCAPE PLAN- GROUND LEVEL- ZONE E L112.00.F - OVERALL HARD LANDSCAPE PLAN -GROUND LEVEL -ZONE F L112.00.G - OVERALL HARD LANDSCAPE PLAN -GROUND LEVEL-ZONE G L112.00.H - OVERALL HARD LANDSCAPE PLAN-GROUND LEVEL - ZONE H L112.00.J - OVERALL HARD LANDSCAPE PLAN - GROUND LEVEL -ZONE J L112.01.E - OVERALL HARD LANDSCAPE PLAN - LEVEL 01 - ZONE E L112.02.E - OVERALL HARD LANDSCAPE PLAN - LEVEL 02 - ZONE E L301.101.A Revision D - OVERALL SECTIONS - ZONE A - NORTHWEST DEVELOPMENT L301.101.B & D Revision E - OVERALL SECTIONS - ZONE B & D - NORTHWEST DEVELOPMENT L301.101.E Revision D - OVERALL SECTIONS - ZONE E - CENTRAL TRAINING FACILITY L301.101.F Revision D - OVERALL SECTIONS - ZONE F - CENTRAL TRAINING FACILITY L301.101.J Revision E - OVERALL SECTIONS - ZONE J - GROUNDS MAINTENANCE L301.102.A Revision B - CONCRETE EDGINGS PLAN - ZONE A - NORTHWEST DEVELOPMENT L302.101.A1 - ENLARGED SECTIONS - ZONE A - NORTHWEST DEVELOPMENT L302.101.A2 - ENLARGED SECTIONS - ZONE A - NORTHWEST DEVELOPMENT L302.101.L3 - ENLARGED SECTIONS - ZONE A - NORTHWEST DEVELOPMENT L302.101.A4 - ENLARGED SECTIONS - ZONE A - NORTHWEST DEVELOPMENT L302.101.E1 - ENLARGED SECTIONS - ZONE E - CENTRAL TRAINING FACILITY L302.101.E2 - ENLARGED SECTIONS - ZONE E - CENTRAL TRAINING FACILITY L302.101.E3 - ENLARGED SECTIONS - ZONE E - CENTRAL TRAINING FACILITY L302.101.E4 - ENLARGED SECTIONS - ZONE E - CENTRAL TRAINING FACILITY L302.101.J1 - ENLARGED SECTIONS - ZONE J - GROUNDS MAINTENANCE L302.101.J2 - ENLARGED SECTIONS - ZONE J -GROUNDS MAINTENANCE L302.101 Revision D - ENLARGED PERIMETER SECTIONS - SHEET 01 L302.102 Revision D - ENLARGED PERIMETER SECTIONS - SHEET 02 L302.103 Revision A - ENLARGED PERIMETER SECTIONS - SHEET 03 L702.101 Revision B - FURNITURE SCHEDULE 00(SK)A082 B – Illustrative Layout Plan 00(SK)A083 C – Parameters Plan


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All date stamped as received by the local planning authority on the 19th September 2011. A030.05.PL Revision B - LAND OWNERSHIP PLAN Date stamped as received by the local planning authority on the 14th October 2011.

A302.101.E4.PL Revision B - ENLARGED SECTIONS - ZONE E - CENTRAL TRAINING FACILITY A302.101.E1.PL Revision B - ENLARGED SECTIONS - ZONE E - CENTRAL TRAINING FACILITY A302.101.E3.PL Revision B - ENLARGED SECTIONS - ZONE E - CENTRAL TRAINING FACILITY A302.101.E2.PL Revision B - ENLARGED SECTIONS - ZONE E - CENTRAL TRAINING FACILITY A302.101.A3.PL Revision B - ENLARGED SECTIONS - ZONE A - NORTHWEST DEVELOPMENT A302.101.A2.PL Revision B - ENLARGED SECTIONS - ZONE A - NORTHWEST DEVELOPMENT A302.101.A1.PL Revision B - ENLARGED SECTIONS - ZONE A - NORTHWEST DEVELOPMENT A301.101.E.PL Revision B - OVERALL SECTIONS - ZONE E - CENTRAL TRAINING FACILITY A301.101.A.PL Revision B - OVERALL SECTIONS - ZONE A - NORTHWEST DEVELOPMENT A202.102.A6.PL Revision B - ENLARGED ELEVATIONS - ZONE A6 - NORTHWEST DEVELOPMENT - SOUTH STAND A202.102.A5.PL Revision B - ENLARGED ELEVATIONS - ZONE A5 - NORTHWEST DEVELOPMENT - NORTH STAND A202.101.A1.A2.PL Revision B - ENLARGED ELEVATIONS - ZONE A1.A2 - NORTHWEST DEVELOPMENT - WEST STAND A202.101.A6.PL Revision B - ENLARGED ELEVATIONS - ZONE A6 - NORTHWEST DEVELOPMENT - SOUTH STAND A202.101.A5.PL Revision B - ENLARGED ELEVATIONS - ZONE A5 - NORTHWEST DEVELOPMENT - NORTH STAND A202.101.A3.A4.PL Revision B - ENLARGED ELEVATIONS - ZONE A3.A4 - NORTHWEST DEVELOPMENT - HQ BUILDING A202.102.A1.A2.PL Revision B - ENLARGED ELEVATIONS - ZONE A1.A2 - NORTHWEST DEVELOPMENT - WEST STAND A202.104.E3.E4.PL Revision B - ENLARGED ELEVATIONS - ZONE E6 - CENTRAL TRAINING FACILITY - TEMPLE A202.104.E1.E2.PL Revision B - ENLARGED ELEVATIONS - ZONE E1.E2 - CENTRAL TRAINING FACILITY - ACADEMY BUILDING A202.103.E3.E4.PL Revision B - ENLARGED ELEVATIONS - ZONE E3.E4 - CENTRAL TRAINING FACILITY - 1ST TEAM A202.103.E1.E2.PL Revision B - ENLARGED ELEVATIONS - ZONE E1.E2 - CENTRAL TRAINING FACILITY - ACADEMY BUILDING


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A202.102.E6.PL Revision B - ENLARGED ELEVATIONS - ZONE E6 - CENTRAL TRAINING FACILITY - ENERGY CENTRE A202.102.E3.E4.PL Revision B - ENLARGED ELEVATIONS - ZONE E3.E4 - CENTRAL TRAINING FACILITY - 1ST TEAM A202.102.E1.E2 Revision B - ENLARGED ELEVATIONS - ZONE E1.E2 - CENTRAL TRAINING FACILITY - ACADEMY BUILDING A202.101.E6.PL Revision B - ENLARGED ELEVATIONS - ZONE E6 - CENTRAL TRAINING FACILITY - ENERGY CENTRE A202.101.E5.PL Revision B - ENLARGED ELEVATIONS - ZONE E5 - CENTRAL TRAINING FACILITY - CENTRAL LAUNDRY A202.101.E3.E4.PL Revision B - ENLARGED ELEVATIONS - ZONE E3.E4 - CENTRAL TRAINING FACILITY - 1ST TEAM A202.101.E1.E2.PL Revision B - ENLARGED ELEVATIONS - ZONE E1.E2 - CENTRAL TRAINING FACILITY - ACADEMY BUILDING A202.102.A3.A4.PL Revision B - ENLARGED ELEVATIONS - ZONE A3.A4 - NORTHWEST DEVELOPMENT - HQ BUILDING A201.102.E.PL Revision B - OVERALL ELEVATIONS - ZONE E - CENTRAL TRAINING FACILITY (INTERIOR) A201.101.E.PL Revision B - OVERALL ELEVATIONS - ZONE E - CENTRAL TRAINING FACILITY A201.102.A.PL Revision B - OVERALL ELEVATIONS - ZONE A - NORTHWEST DEVELOPMENT (INTERIOR) A201.101.A.PL Revision B - OVERALL ELEVATIONS - ZONE A - NORTHWEST DEVELOPMENT All date stamped as received by the local planning authority on the 17th November 2011.

L111.00. F Revision F - OVERALL SOFT LANDSCAPE PLAN - GROUND LEVEL - ZONE F L111.00.G Revision G - OVERALL SOFT LANDSCAPE PLAN - GROUND LEVEL - ZONE G L111.00.H Revision F - OVERALL SOFT LANDSCAPE PLAN - GROUND LEVEL - ZONE H L111.00.J Revison F - OVERALL SOFT LANDSCAPE PLAN - GROUND LEVEL - ZONE J L111.00.E Revision G - OVERALL SOFT LANDSCAPE PLAN - GROUND LEVEL - ZONE E L111.00.D Revision F- OVERALL SOFT LANDSCAPE PLAN - GROUND LEVEL - ZONE D L111.00.C Revision F - OVERALL SOFT LANDSCAPE PLAN - GROUND LEVEL - ZONE C L111.00.B Revision F - OVERALL SOFT LANDSCAPE PLAN - GROUND LEVEL - ZONE B L111.00.A Revision G - OVERALL SOFT LANDSCAPE PLAN - GROUND LEVEL - ZONE A L701.101 Revision D - PLANTING SCHEDULE L130.02 Revision G - KEY SOFT LANDSCAPE PLAN - GROUND LEVEL


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All date stamped as received by the local planning authority on the 7th December 2011.

A040.00.PL Revision B - SITE PLAN - GROUND LEVEL A040.04.PL Revision B - SITE PLAN - ROOF LEVEL A041.00.A.PL Revision B - SITE PLAN - ZONE A A080.45.PL Revision B - OVERVIEW - BRIDGE A810.00.PL Revision B - BRIDGE - GROUND LEVEL PLAN A810.01.PL Revision B - BRIDGE - LEVEL 01 PLAN A810.10.PL Revision B - BRIDGE - REFLECTED CEILING PLAN - GROUND LEVEL A820.00.PL Revision B - BRIDGE - ELEVATIONS A830.00.PL Revision B - BRIDGE – SECTIONS A830.05.PL Revision B - BRIDGE - SECTIONS A850.00.PLRevision B - BRIDGE – DETAILS All date stamped as received by the local planning authority on the 24th November 2011.

Documents: Design and Access Statement, produced by Rafael Vinoly Architects; Landscape Design Report, produced by Planit; Landscape Management and Maintenance Report, produced by Planit; Planning Statement, prepared by Drivers Jonas Deloitte (DJD); Planning Policy Statement 4: ‘Planning For Sustainable Economic Growth’ Statement, prepared by DJD; Statement of Community Consultation, prepared by DJD; Community Access Statement, prepared by Manchester City Football Club; Local Labour Agreement, prepared by Manchester City Football Club; Transport Assessment including Car Parking Strategy, prepared by Aecom; Framework Travel Plan for the MCFA Development, prepared by Aecom; Framework Travel Plan for the SW Corner site, prepared by Aecom; Sustainability Statement (Environmental Standards Statement), prepared by BDP; Economic and Regeneration Assessment, prepared by ekosgen; Relocation Strategy, prepared by Manchester City Football Club; Flood Risk Assessment, prepared by Capita; Crime Impact Statement, prepared by Greater Manchester Police; Waste Management Strategy, prepared by BDP; Tree Survey, prepared by WYG; Arboricultural Implications Assessment, prepared by WYG; Lighting Strategy, prepared by BDP; Utilities Statement, prepared by BDP; Outline Approval In Principle (AIP) for proposed pedestrian bridge, prepared by Capita; Environmental Statement; and, Non-Technical Summary of the Environmental Statement.

All date stamped as received by the local planning authority on the 19th September 2011.


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Reason - To ensure that the development is carried out in accordance with the approved plans, pursuant to policies H2.2 of the Unitary Development Plan for the City of Manchester. 8) Prior to the commencement of the development hereby approved, details of the

measures to be incorporated into the development (or phase thereof) to demonstrate how secure by design accreditation will be achieved shall be 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".

9) No development shall take place until details of any necessary off site highways

works and/or traffic regulation orders considered to be necessary by the local planning authority have been approved in writing by the City Council as local planning authority. The development shall not be occupied until the works have been constructed in accordance with the approved details.

Reason - In the interests of highway safety, pursuant to Policies E3.5 and H2.2 of the Unitary Development Plan.

10) Prior to the first use of the hereby approved development (or any phase thereof)

a detailed Travel Plan consistent with the principles set out in the Framework Travel Plan for Proposed MCFA Development date stamped as received by the local planning authority on the 19th September 2011, shall be submitted to and approved in writing by the City Council as local planning authority. The strategy shall outline procedures and policies that the occupants of the site will adopt to secure the objectives of the Travel Plan Strategy. Additionally, the Travel Plan Strategy shall outline the monitoring procedures and review mechanisms that are to be put in place to ensure that the Travel Plan Strategy and its implementation remain effective. The results of the monitoring and review processes shall be submitted annually (or at such other intervals as may be agreed) in writing to the local planning authority and any measures that are identified to improve the effectiveness of the Travel Plan Strategy shall be adopted and implemented.

Reason - In accordance with the provisions contained within Planning Policy Guidance Note 13.

11) No development (or part phase thereof) shall commence until a Surface Water

Drainage Scheme for the site, based on sustainable drainage principles and the Flood Risk Assessment (FRA) prepared by Capita Symonds (Ref SS017978-MCFA-FRA Issue 4 dated 15/09/11) has been submitted to and approved in writing by the local planning authority. The Surface Water Drainage Scheme


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shall subsequently be implemented in accordance with the approved details before the development is completed. The scheme shall also include: • details of exceedence event up to a 1 in 100 year including climate change allowance • details of how the scheme shall be maintained and managed after completion • full details, plans and technical specifications of any above ground structure that may be required in association with the drainage scheme.

The Surface Water Drainage Scheme shall be fully implemented and subsequently maintained, in accordance with the timing / phasing arrangements embodied within the Scheme, or within any other period as may subsequently be agreed, in writing, by the local planning authority. Reason - To prevent the increased risk of flooding, to improve and protect water quality and ensure future maintenance of the surface water drainage system.

12) No building within the development hereby approved shall be occupied until

space and facilities for bicycle parking have been provided in accordance with details to be submitted to and approved in writing by the City Council as local planning authority. The approved space and facilities shall then be retained and permanently reserved for bicycle parking.

Reason - To ensure that adequate provision is made for bicycle parking so that persons occupying or visiting the development have a range of options in relation to mode of transport in order to comply with Policies T3.1, T3.6 and T3.7 of the Unitary Development Plan for the City of Manchester.

13) In this condition "retained tree" means an existing tree, shrub or hedge which is

to be as shown as retained on the drawing numbered L130.08 Rev B date stamped as received by the local planning authority on the 19th September 2011 and particulars; and paragraphs (a) and (b) below shall have effect until the expiration of 5 years from the date of the use or occupation of the phase of development within which the retained tree is located 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


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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.

14) Prior to the commencement of the development hereby approved (or any phase

thereof), full technical details, specifications and light spillage drawings of a scheme for all external lighting, including lighting: on all buildings, within a building's curtilage, and lighting units within the public realm works; and all security lighting to the outdoor pitches shall be submitted to, and approved in writing by, the City Council as local planning authority. The approved scheme shall be implemented in full before the development becomes operational unless otherwise agreed in writing by the local planning authority and shall remain in operation for so long as the development is occupied.

Reason - In the interests of amenity, crime reduction and the personal safety of those using the proposed development in order to comply with the requirements of government guidance in Planning Policy Statement 1 and Policies H2.2, E3.3 and E3.5 of the Unitary Development Plan for the City of Manchester.

15) Any externally mounted ancillary equipment 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 site. Externally mounted ancillary plant, equipment and servicing shall be acoustically treated in accordance with a scheme designed so as to achieve a noise level of 5dB below the existing background (LA90) in each octave band at the nearest noise sensitive location. Reason - To safeguard the amenities of the occupiers of nearby accommodation, pursuant to policy H2.2 of the Manchester Unitary Development Plan.

16) The details of an emergency telephone contact number for the site contractor shall be displayed in a publicly accessible location on the site from the commencement of development until construction works are complete unless otherwise agreed in writing by the City Council as local planning authority.

Reason - To prevent detrimental impact on the amenity of nearby residents and in the interests of local amenity in order to comply with Policy H2.2 of the Unitary Development Plan for the City of Manchester.

17) Prior to the commencement of works hereby approved a Construction Traffic

Management Plan shall be submitted to and approved in writing by the City Council as local planning authority. The development shall be implemented in


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accordance with the agreed Construction Traffic Management Plan unless otherwise agreed in writing by the City Council as local planning authority and shall include: - The routing of construction traffic; - the identification of the vehicular access points into the site for all construction traffic, staff vehicles and Heavy Goods Vehicles; - Identify measures to control dust and mud on the surrounding public highway including: details of how the wheels of contractor’s vehicles are to be cleaned; and the sheeting of vehicles entering and leaving the site during the construction period; - Specify the working hours for the site; - The management of on site construction vehicles and plant machinery inorder to reduce emissions; - Identify advisory routes to and from the site for staff and HGVs.

Reason - In the interest of pedestrian and highway safety, and to ensure that the proposed development is not prejudicial or a nuisance to adjacent dwellings, as specified in policy H2.2 of the Unitary Development Plan for the City of Manchester.

18) Deliveries and collections, including waste collections shall not take place

outside the following hours unless otherwise agreed in writing by the City Council as local planning authority:

07:30hrs to 20:00hrs - Monday to Saturday No deliveries, collections or waste collections Sundays and Bank Holidays.

Reason - To safeguard the amenities of the occupiers of nearby residential accommodation.

19) Prior to the commencement of development (or part phase thereof) samples

and specifications of all materials to be used on all external elevations for that phase, shall be 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 policies H2.2, E3.3 and I3.1 of the Unitary Development Plan for the City of Manchester.

20) The development (or any phase thereof) hereby approved shall achieve a post

construction Building Research Establishment Environmental Assessment Method (BREEAM), or an equivalent Assessment rating to be agreed in writing by the City Council as the local planning authority, of at least 'Excellent'. A post construction review certificate shall be submitted to and approved in writing by the City Council as local planning authority before each building hereby approved is first occupied, unless otherwise agreed in writing by the local planning authority.


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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, and the principles contained within The Guide to Development in Manchester 2 SPD and national Planning Policy Statement 1.

21) The car parking indicated on the approved plans shall be surfaced, demarcated

and made available for use prior to any part of the site or the buildings hereby approved being occupied, unless otherwise agreed in writing with the City Council as Local Planning Authority. The car park shall then be available at all times whilst the site is occupied. Reason - To ensure that there is adequate parking for the development proposed when the building is occupied in order to comply with Policies H2.2, T2.4 and T2.6 of the Unitary Development Plan for the City of Manchester.

22) Prior to the first use of the Arena, a full detailed Events Management Strategy shall be submitted and approved in writing by the Local Planning Authority. The Events Management Strategy shall set out the arrangements for sporting and non-sporting events including: - a car parking strategy and particulars of the implementation of the strategy, monitoring of its effectiveness and a review mechanism. - a scheme for the monitoring of any on-street parking resulting from the use of the Arena and including a mechanism for the identification and implementation of any remedial measures that may be agreed as required. - a strategy for the management and control of vehicles entering and exiting the development prior to, and following events at the Arena and adjacent Etihad Stadium. - a scheme for the collection, storage and disposal of litter. The management of the events at the site shall be fully implemented in accordance with the approved Events Management Strategy, unless otherwise agreed in writing by the City Council as Local Planning Authority. Reason - In order to minimise the peak traffic demand and to ensure the availability of adequate car parks within the area, to ensure that suitable arrangements are in place to facilitate the safe movement of pedestrians and motor vehicles, and to ensure adequate arrangements are in place for the collection of litter and waste following events at the development pursuant to Policies H2.2, E1.1, E3.5, T2.4 and T2.6 of the Unitary Development Plan for the City of Manchester.

23) Details of the materials and the extent of the resurfacing of the pedestrian

footway on the northern side of Wilson Street and Clayton Lane and any necessary reinstatement works to redundant vehicle crossovers around the application site shall be submitted to and approved in writing by the City Council as local planning authority. The approved works shall be implemented in full before any part of the development is first occupied, unless otherwise agreed in writing by the local planning authority.


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Reason - In the interests of amenity and to ensure that materials used are consistent with use of these areas as pedestrian routes pursuant to policy E3.5 of the adopted Unitary Development Plan for the City of Manchester.

24) All tree work carried out during the construction of the development hereby

approved should be carried out in accordance with British Standard BS 3998 "Recommendations for Tree Work", unless otherwise agreed in writing by the City Council as 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, pursuant to Policies E2.6 of the adopted UDP for the City of Manchester.

25) No tree felling or pruning works or vegetation clearance should take place

during the optimum period for bird nesting (March to July inclusive) unless nesting birds have been shown to be absent by a suitably qualified person.

Reason - In order to protect wildlife from works that may impact on their habitats, pursuant to policy E2.4 of the Unitary Development Plan for the City of Manchester.

26) Prior to the commencement of development of the Ashton New Road/Alan

Turing Way pedestrian footbridge, full technical details, specifications and light spillage drawings of all the lighting proposed to the footbridge hereby approved shall be submitted to and agreed in writing by the City Council as local planning authority. The details shall also include the lighting required to ensure the safe operation of the adjacent public highways and pedestrian footbridge. The approved scheme shall be implemented in full before the development is first used unless otherwise agreed in writing by the local planning authority and shall remain in operation for so long as the development is occupied. Reason - In the interests of amenity, crime reduction and the personal safety of those using the proposed development in order to comply with the requirements of government guidance in Planning Policy Statement 1 and Policies H2.2, E3.3 and E3.5 of the Unitary Development Plan for the City of Manchester.

27) The mast mounted floodlights for Pitch numbers 8 to 14 inclusive as identified

on drawing referenceL130.02 Rev F titled ‘Key Soft Landscaping Plan Ground Level’ date stamped as received by the local planning authority on the 7th December 2011 and the submitted Lighting Strategy ‘September 2011’ date stamped as received by the City Council as local planning authority on the 19th September 2011 shall be switched off unless the Pitches are in use or they are required to be switched on for the purpose of maintenance.

Reason - To keep the impact of the floodlighting on the amenity of the occupiers of nearby properties to a minimum pursuant to policy H2.2 of the Unitary Development Plan for the City of Manchester.

28) The development (or any phase thereof) hereby approved shall implement the

agreed scheme for waste management as contained within the Manchester City


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Football Academy Waste Management Strategy ‘September 2011’ document date stamped as received by the local planning authority on the 19th September 2011 shall be implemented as part of the development and shall remain in situ whilst the use or development is in operation, unless otherwise agreed in writing by the local planning authority.

Reason - In the interests of the amenity and public health of the occupiers of nearby properties in order to comply with Policy H2.2; of the Unitary Development Plan for the City of Manchester

29) No development of the relevant phase of development shall commence until full

details of the design and layout of the artificial grass pitch hereby approved (referred to as ‘Pitch number 9’ on drawing number L130.02 Rev F titled Key Soft Landscaping Plan Ground Level) date stamped as received by the local planning authority on the 7th December 2011, including details of the surface, have been submitted to and approved in writing by the Local Planning Authority. The artificial grass pitch shall be constructed in accordance with the approved details.

Reason - In the interests of providing a high quality recreational facility, pursuant to Policy L1.2 of the Unitary Development Plan and the guidance outlined within Planning Policy Guidance Note 17.

30) Prior to the first use of development (or any phase thereof) details of a strategy

for all signage and advertisements to be displayed on the site shall be submitted to and agreed in writing by the local planning authority.

Reason - In the interests of visual amenity and highway safety pursuant to policies H2.2 and E3.5 of the adopted Unitary Development Plan for the City of Manchester.

31) Notwithstanding the submitted details, prior to the commencement of

development samples and specifications of the materials and planting scheme for the Perimeter wall to Clayton Lane (as identified on drawing reference L130.09 ‘Secure Boundary Strategy’ date stamped as received by the local planning authority on the 19th September 2011) shall be submitted to and agreed in writing by the local planning authority. The development shall be carried out in accordance with the approved details and shall thereafter be retained.

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

32) No development shall take place until there has been submitted to and

approved in writing by the local planning authority a plan indicating the positions, design, materials and type of boundary treatment to be erected. The boundary treatment shall be completed before the first use of the development, unless otherwise agreed in writing by the City Council as local planning


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authority. Development shall be carried out in accordance with the approved details and shall thereafter be retained. 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 development 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

33) Prior to the commencement of development, full details of all ecological

mitigation measures required in order to protect the adjacent Ashton Canal Site of Biological Important from any potential pollution event during the construction phase of development, shall be submitted to and agreed in writing by the local planning authority. The construction of the approved development shall be carried out in accordance with the agreed details.

Reason - In the interest of the ecology of the site and the adjacent Ashton Canal Site of Biological importance pursuant to policies E2.4 of the adopted Unitary Development Plan for the City of Manchester.

34) Prior to commencement of development (or any phase thereof) details of a

scheme for the monitoring for the presence of Japanese Knotweed within the application site shall be submitted to and agreed in writing by the local planning authority. Monitoring of the site for the presence of Japanese Knotweed shall be undertaken in accordance with the agreed scheme and the results of the monitoring scheme shall be reported in writing to the City Council as local planning authority. If the results of the monitoring identify the continued presence of Japanese Knotweed on the application site, full details of a scheme for the management, destruction and /or disposal of Japanese Knotweed, to be carried out by the developer, shall be submitted to and approved in writing by the City Council as Local Planning Authority. This plan shall include a timetable for implementation. Should a delay of more than one year occur between the date of approval of the management scheme and either the date of implementation of the management scheme or the date of development commencing, a further site survey must be undertaken and submitted to the Local Planning Authority for approval in order to ensure that the agreed scheme is still applicable.

Reason - To prevent the spread of Japanese Knotweed which has previously been found on part of the site in accordance with the Wildlife and Countryside Act 1981.

35) Prior to the commencement of development (or any phase thereof) full details of

the measures to ensure that breeding birds are not disturbed during the construction works shall be submitted to and agreed in writing by the City Council as local planning authority. The submitted details shall also include those measures to be taken to protect breeding birds should they establish breeding sites within the application site. The construction of the approved development shall be carried out in accordance with the agreed details.


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Reason - To ensure the protection of habitat of species that are protected under the Wildlife and Countryside Act 1981 or as subsequently amended in order to comply with Policies E2.2, E2.3 and E2.4 of the adopted Manchester Unitary Development Plan.

36) Prior to the commencement of the works hereby approved an Environmental

Management Plan shall be submitted to and approved in writing by the City Council as local planning authority. The development shall be implemented in accordance with the agreed Environmental Management Plan which shall include: - The identification of a suitably qualified and experienced ecologist approved in writing by the local planning authority to supervise the implementation of the ecological mitigation measures; - Full details of all ecological mitigation measures to be implemented during the construction phase including those required to protect the adjacent Ashton Canal Site of Biological Important to prevent any potential pollution event from the construction works reaching the canal; and, - details of the frequency and type of reporting procedures to be used by the applicant to inform the local planning authority of the progress of construction works in respect of the ecological interests on the site and the adjacent Ashton Canal Site of Biological importance.

Reason - In the interest of the ecology of the site and the adjacent Ashton Canal Site of Biological importance pursuant to policies E2.4 of the adopted Unitary Development Plan for the City of Manchester.

37) Prior to the commencement of development full details including types,

locations and the numbers of bird and bat boxes to be erected on the application site shall be submitted to and agreed in writing by the local planning authority. The development shall be carried out in accordance with the agreed details and the boxes shall thereafter be retained unless otherwise agreed in writing by the City Council as local planning authority.

Reason – In the interest of the ecology of the site pursuant to policy E2.4 of the adopted Unitary Development Plan for the City of Manchester.

38) Prior to the first use of the Ashton New Road pedestrian footbridge hereby

approved the full details of any dampers or other mechanism that may be required to minimise any bridge sway shall be submitted to and agreed in writing by the City Council as local planning authority. The development shall be carried out in accordance with the agreed details prior to its first use 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 development 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


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39) Notwithstanding the approved plans full details of the parapet system, structural deck support design, and handrails to the concrete abutment elements of the Ashton New Road pedestrian footbridge hereby approved, shall be submitted to and agreed in writing by the local planning authority prior to the construction of that bridge. The agreed details shall be implemented in full prior to the first use of the bridge unless otherwise agreed in writing by the City Council 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 development 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

40) Prior to the commencement of development of Zone 2 as identified on drawing

reference A030.06.PL Rev A ‘Development Zone Plan’, date stamped as received by the local planning authority on the 19th September 2011, details of access to the development for mobility impaired persons, including route widths, levels and gradients, shall be submitted to and approved in writing by the City Council as local planning authority. The approved details shall be implemented before any building within Zone 2 is first brought into use, unless otherwise agreed in writing with the local planning authority.

Reason: To ensure that satisfactory disabled access is provided by reference to the provisions of the Unitary Development Plan for the City of Manchester and the Disability Discrimination Act 1995. However, in approving the relevant drawings the City Council as local planning authority does not hereby give any warranty that the provisions of the Disability Discrimination Act 1995 have been complied with.

41) Prior to the commencement of any works hereby approved a Construction

Management Plan shall be submitted to and approved in writing by the City Council as local planning authority. The development shall be implemented in accordance with the agreed Construction Management Plan which shall include: - Dust management and monitoring method statement; - Noise management and monitoring method statement; - Management of construction vehicles and plant.

Reason - To ensure that the development is not prejudicial or a nuisance to adjacent dwellings, and in the interests of, public health and amenity, pursuant to policies H2.2 and E2.4 of the Unitary Development Plan for the City of Manchester.

42) The development within Zone 2 as identified on drawing reference A030.06.PL

Rev A ‘Development Zone Plan’, date stamped as received by the local planning authority on the 19th September 2011 hereby approved shall not be occupied until the permitted hours of operation for the building or buildings have been submitted to and agreed in writing by the City Council as Local Planning


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Authority. The development hereby approved shall only operate within the hours as agreed under this condition.

Reason - To safeguard the amenities of the occupiers of nearby residential accommodation when the development is complete, pursuant to H2.2 of the Unitary Development Plan for the City of Manchester.

43) The development within Zone 2 as identified on drawing reference A030.06.PL

Rev A ‘Development Zone Plan’, date stamped as received by the local planning authority on the 19th September 2011 hereby approved shall not be occupied until the permitted hours for deliveries, servicing and collections, including waste collections have been submitted to and agreed in writing by the City Council as Local Planning Authority. The development hereby approved shall only operate within the hours as agreed under this condition.

Reason - To safeguard the amenities of the occupiers of nearby residential accommodation when the development is complete, pursuant to H2.2 of the Unitary Development Plan for the City of Manchester.

44) Before the commencement of the development within Zone 2 as identified on

drawing reference A030.06.PL Rev A ‘Development Zone Plan’, date stamped as received by the local planning authority on the 19th September 2011, a scheme for the extraction of any fumes, vapours and odours from the building or buildings hereby approved, shall be submitted to, and approved in writing by, the City Council as local planning authority. The approved scheme shall be implemented prior to occupancy and shall remain operational thereafter, unless otherwise agreed in writing by the local planning authority.

Reason - In the interests of the amenities of the occupiers nearby properties in order to comply with Policy H2.2; of the Unitary Development Plan for the City of Manchester.

45) No development of Zone 2 as identified on drawing reference A030.06.PL Rev

A ‘Development Zone Plan’, date stamped as received by the local planning authority on the 19th September 2011 shall commence unless or until a full detailed scheme for off site highway improvements to the Grey Mare Lane/Wilson Street/Alan Turing Way junction have been submitted to and agreed in writing by the City Council as local planning authority.

Reason – In the interest of pedestrian and highway safety, pursuant to policies H2.2 and E3.5 of the Unitary Development Plan for the City of Manchester.

46) Notwithstanding the approved plans no development shall commence until a

hard and soft landscaping treatment scheme has been submitted to and approved in writing by the City Council as local planning authority. The approved scheme shall be implemented within a timescale to be agreed in writing by the City Council as local planning authority. 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


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damaged or defective, another tree or shrub of the same species and size as that originally planted shall be planted at the same place, unless otherwise agreed in writing by the City Council as local planning authority.

Reason - To ensure that a satisfactory landscaping scheme for the development is carried out that respects the character and visual amenities of the area, in accordance with policies H2.2, E2.6 and E3.5 of the Unitary Development Plan for the City of Manchester.

47) Notwithstanding the approved plans, no development shall commence unless

and until a scheme for the widening of the footpath on the eastern side of Alan Turing Way between the left turn in and left turn out vehicular access into the proposed development and the northern boundary of Zone 2 as identified on drawing reference A030.06.PL Rev A ‘Development Zone Plan’, date stamped as received by the local planning authority on the 19th September 2011, has been submitted to and agreed in writing by the City Council as local planning authority. The agreed scheme shall be implemented in full prior to the first use of the hereby approved development and be retained thereafter.

Reason – To ensure there is adequate pedestrian provision connecting the development with surrounding residential areas pursuant to policy E3.5 and T3.1 of the Unitary Development Plan for the City of Manchester.

48) Notwithstanding the approved plans, prior to the commencement of development of the Arena hereby approved the full details of the ‘Community Walls’ to the north elevation and the ‘MCFC Graphics Wall’ as identified on drawing references A202.101.A5.PL Revision A and A202.101.A6.PL Revision A shall be submitted to and agreed in writing by the City Council local planning authority. The agreed details shall be implemented in full prior to the first use of the Arena and be retained thereafter unless otherwise agreed in writing by the City Council as local planning authority.

Reason – In the interests of the visual amenity pursuant to policy E3.3 of the

adopted Unitary Development Plan for the City of Manchester. 49) No part of the development hereby permitted shall commence until fully detailed

cross section plans of the existing and proposed external ground levels have been submitted to and approved in writing by the City Council as Local Planning Authority. The development shall be implemented in accordance with the approved details, unless otherwise agreed with the City Council as the Local Planning Authority.

Reason - To ensure that a satisfactory development is carried out, in accordance with policy H2.2 of the Unitary Development Plan for the City of Manchester.

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: 097342/OO/2011/N2 held by Planning or are City


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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 all held by the Planning Division. Equal Opportunities The proposal will be accessible to all members of the public, including those with mobility impairments. Environmental Improvements The proposal with redevelop a significant area of vacant and derelict land, and includes a substantial amount of tree, hedge and shrub planting to improve the biodiversity of the site and wider area. Employment Implications The proposal will create jobs both during its construction and operational phase, and will result in additional local employment opportunities in East Manchester. HEAD OF PLANNING

Manchester City Council Appendix A - Item 5 Planning and Highways Committee 22 December 2011

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APPENDIX A: Plan showing extent of distributed neighbour notification letters

Manchester City Council Appendix B - Item 5 Planning and Highways Committee 22 December 2011

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APPENDIX B: Draft Heads of Terms for section 106 agreement


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PROPOSED HEAD OF TERMS – SECTION 106 1 SW Corner Development The use of the land is to be restricted as follows:

• A Sixth Form Education Institution for students aged 16 to 19 which is free of charge to those graduating from secondary schools in the City of Manchester

• A Medical Assessment, Diagnosis and Treatment Centre; and research

and product development facility in the fields of physiotherapy and Sports Science

• The remainder of the land not occupied by the Sixth Form College or

Institute as car parking and landscaping for the use and amenity of the Sixth Form College and Institute

In addition, the Club is providing the Sixth Form College with use of the 3G pitch, subject to availability.

2 Financial contribution towards the development of a Community Pool

(off-site) £3m Contribution to be used for the development of an off-site Community

Swimming Pool within East Manchester. MCC, in agreement with MCFC, to consider other leisure or sporting facility

options for the commuted sum should the funding to realise a pool not be forthcoming within ten (10) years.

Full repayment to be made if the community leisure facility is not achieved in

ten (10) years. 3 Community Use Agreement Use of the Youth Arena for cup finals and prominent fixtures for local clubs

and schools providing a minimum of three uses per year to a maximum of ten (10).

The use of the Youth Arena by an MCFC approved Amateur/Community Club

for specific matches MCFC and MCC to work for the development of an active community sports

programme in and around East Manchester as part of an annual plan (with half year review) in order to maximise participation across the campus.


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During College and/or Academy holidays, or when there is identified capacity in the annual programme, the Club and Council, will agree a programme of structured activity.

In all events above, MCFC to promote use of MCFC facilities where

appropriate at cost. 4 Local Labour Agreement

The Club will pursue the opportunity of local recruitment for all operational posts within MCFC, based on its aspiration to achieve recruitment initially within a 30 minute walk time of the Etihad Campus, secondly within 30 minutes drive time and then open to all. The Club is seeking to achieve 70% local recruitment and support training and skills development in this respect. The Club shall seek local labour agreements from it contractors and suppliers taking into account the above statement.

4 Landscape Maintenance Agreement

MCFC to maintain the perimeter open spaces to agreed standards to be reviewed every three (3) years, so as to ensure that the areas enhance the visual amenity of the area and are kept free of litter, graffiti and evidence of vandalism insofar as this is practicable.

Manchester City Council Appendix C - Item 5 Planning and Highways Committee 22 December 2011

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APPENDIX C: SITE PLANS

PIC

JULIE ROSCOE HEAD OF PLANNING

CHIEF EXECUTIVES DEPARTMENT

© Crown copyright and database rights 2011.

Ordnance Survey 100019568.

Reference: 097342/OO/2011/N2 Location: Land Bounded By Ashton New Road, Score Street, Ashton Canal, Clayton Lane, Wilson Street And Alan Turing Way Openshaw West Manchester Proposal: Outline application for development comprising football training facilities, a 7,000-capacity Arena and ancillary Offices and Media Centre, 12 full-size and 2 half-size football training pitches, detached building forming accommodation for Youth Development and First Teams and incorporating two full size football pitches, a grounds maintenance building, Energy centre, pedestrian bridge across Ashton New Road linking to the Etihad Stadium, associated parking, landscaping, boundary treatments and other infrastructure works with all matters to be considered: and, Outline application for an Institute for Sports Medicine (a medical assessment, diagnosis and treatment centre, and research and product development facility in the fields of physiotherapy and sports

Scale: 1:9248

PLANNING APPLICATION COMMITTEE PLAN – 097342/OO/2011/N2

Manchester City Council Planning and Highways Committee

Appendix C - Item 5 22 December 2011

Manchester City Council Planning and Highways Committee

Appendix C - Item 5 22 December 2011